{ "schema_version": 1, "notice": "Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.", "source": { "sha256": "a268aef1da36cd86437bf52dd21fadf1381f7aff6b2383b5b4824c51a53241e1", "retrieved_at": "2026-09-07T12:06:07+00:00", "snapshot_date": "2026-09-07", "rows": 55043 }, "original": { "as_of": "2026-09-07", "frozen": "2026-09-07T19:58:33+00:00", "snapshot_sha256": "b2e9511f101c79f6232e1a7ce220c89abff721051852ab0d30130878f482836b", "cities": 83, "families": 186, "assets": 744 }, "revision": "r1", "revised_at": "2026-09-08", "status": "superseded original wording is quoted only as correction evidence", "kits": [ { "slug": "aventura", "city": "Aventura", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "segments": { "houses": { "active": 10, "sample_ok": false, "small_sample": false, "pending": 4, "median_list_price": 2195000.0, "cut_count": 3, "cut_pct": 30.0, "raised_count": 0, "median_cut_pct": 6.9, "median_cut_dollars": 150000.0, "cut_last30": 1, "cut_last30_pct": 10.0, "cut_last7": 1, "median_dom": 61.5, "median_cdom": 61.5, "relisted_count": 0, "relisted_pct": 0.0, "over90": 3, "over90_pct": 30.0, "over180": 1, "fresh_held": 4, "fresh_held_pct": 40.0, "stale_uncut": 2, "stale_uncut_pct": 20.0, "dom_buckets": [ { "label": "0-30", "count": 3, "pct": 30.0 }, { "label": "31-60", "count": 2, "pct": 20.0 }, { "label": "61-90", "count": 2, "pct": 20.0 }, { "label": "91-180", "count": 2, "pct": 20.0 }, { "label": "181+", "count": 1, "pct": 10.0 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M to $2M", "active": 4, "cut": 1, "cut_pct": 25.0, "median_cdom": 62.0 }, { "label": "$2M to $5M", "active": 4, "cut": 2, "cut_pct": 50.0, "median_cdom": 34.0 }, { "label": "$5M and up", "active": 2, "cut": 0, "cut_pct": 0.0, "median_cdom": 92.5 } ], "pending_cut_count": 1, "pending_cut_pct": 25.0, "pending_median_cut_pct": 13.2, "pending_median_cdom": 37.5, "series": [] }, "condos": { "active": 1074, "sample_ok": true, "small_sample": false, "pending": 107, "median_list_price": 462000.0, "cut_count": 441, "cut_pct": 41.1, "raised_count": 31, "median_cut_pct": 6.2, "median_cut_dollars": 30000.0, "cut_last30": 142, "cut_last30_pct": 13.2, "cut_last7": 33, "median_dom": 91.5, "median_cdom": 92.0, "relisted_count": 18, "relisted_pct": 1.7, "over90": 544, "over90_pct": 50.7, "over180": 303, "fresh_held": 353, "fresh_held_pct": 32.9, "stale_uncut": 220, "stale_uncut_pct": 20.5, "dom_buckets": [ { "label": "0-30", "count": 297, "pct": 27.7 }, { "label": "31-60", "count": 128, "pct": 11.9 }, { "label": "61-90", "count": 105, "pct": 9.8 }, { "label": "91-180", "count": 241, "pct": 22.4 }, { "label": "181+", "count": 303, "pct": 28.2 } ], "bands": [ { "label": "Under $250K", "active": 149, "cut": 68, "cut_pct": 45.6, "median_cdom": 70 }, { "label": "$250K to $500K", "active": 462, "cut": 195, "cut_pct": 42.2, "median_cdom": 85.5 }, { "label": "$500K to $1M", "active": 314, "cut": 130, "cut_pct": 41.4, "median_cdom": 105.0 }, { "label": "$1M and up", "active": 149, "cut": 48, "cut_pct": 32.2, "median_cdom": 102 } ], "pending_cut_count": 57, "pending_cut_pct": 53.3, "pending_median_cut_pct": 8.8, "pending_median_cdom": 110, "tier": "c3", "series": [ { "date": "2026-09-05", "active": 1049, "cut_pct": 41.0, "median_cdom": 94, "median_list_price": 459000.0 }, { "date": "2026-09-06", "active": 1048, "cut_pct": 40.8, "median_cdom": 92.5, "median_list_price": 459000.0 }, { "date": "2026-09-07", "active": 1074, "cut_pct": 41.1, "median_cdom": 92.0, "median_list_price": 462000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "41.1% of Aventura condominiums for sale have cut their asking price", "Aventura sellers blink faster than the rest of Miami-Dade County as 50.7% of condominiums pass 90 days on the market", "Buying in Aventura? Two in five condominiums have already come down once, by a median $30K" ], "lede": "AVENTURA, Fla., September 7, 2026 - 41.1% of the 1,074 condominiums listed for sale in Aventura have reduced their asking price at least once, by a median 6.2% (about $30K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 10 for sale, too few to report percentages (floor 30).", "quotes": [ "\"41.1 percent of condominiums for sale in Aventura have reduced their asking price at least once, by a median $30K.\"", "\"Counting every relisting, the median Aventura condominium for sale has been waiting 92 days, not the 92 the current listing shows.\"", "\"Of the Aventura condominiums now under contract, 46.7 percent never reduced their asking price; the rest cut by a median 8.8 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Aventura and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 1,074 condominiums, 10 houses, 107 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-aventura/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Aventura versus Miami-Dade County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Aventura condominiums 41.1%, Miami-Dade County condominiums 37.4%. Houses: 10 for sale, too few to report.", "title": "Aventura condominiums are cutting 3.7 points more often than Miami-Dade County" }, { "caption": "Active Aventura listings by cumulative days on market, condominiums, September 7, 2026. 50.7% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 27.7%, 31-60 days 11.9%, 61-90 days 9.8%, 91-180 days 22.4%, 181+ days 28.2%.", "title": "50.7% of Aventura condominiums for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Aventura condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K 45.6% of 149; $250K to $500K 42.2% of 462; $500K to $1M 41.4% of 314; $1M and up 32.2% of 149.", "title": "Under $250K Aventura condominiums have cut most often: 45.6% of 149" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 1195 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 10, "sample_ok": false, "small_sample": false, "pending": 4, "median_list_price": 2195000.0, "cut_count": 3, "cut_pct": 30.0, "raised_count": 0, "valid_price_count": 10, "missing_price_count": 0, "unchanged_count": 7, "not_below_original_count": 7, "cut_sample_ok": false, "cut_small_sample": true, "median_cut_pct": 6.9, "median_cut_dollars": 150000.0, "cut_last30": 1, "cut_last30_pct": 10.0, "cut_last7": 1, "median_dom": 61.5, "median_cdom": 61.5, "dom_n": 10, "cdom_n": 10, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 10, "relisted_count": 0, "relisted_pct": 0.0, "over90": 3, "over90_pct": 30.0, "over180": 1, "fresh_held": 4, "fresh_held_pct": 40.0, "fresh_held_missing_cdom_count": 0, "stale_uncut": 2, "stale_uncut_pct": 20.0, "dom_buckets": [ { "label": "0-30", "count": 3, "pct": 30.0 }, { "label": "31-60", "count": 2, "pct": 20.0 }, { "label": "61-90", "count": 2, "pct": 20.0 }, { "label": "91-180", "count": 2, "pct": 20.0 }, { "label": "181+", "count": 1, "pct": 10.0 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M to $2M", "active": 4, "cut": 1, "cut_pct": 25.0, "median_cdom": 62.0, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 }, { "label": "$2M to $5M", "active": 4, "cut": 2, "cut_pct": 50.0, "median_cdom": 34.0, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 }, { "label": "$5M and up", "active": 2, "cut": 0, "cut_pct": 0.0, "median_cdom": 92.5, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 } ], "pending_cut_count": 1, "pending_cut_pct": 25.0, "pending_valid_price_count": 4, "pending_missing_price_count": 0, "pending_unchanged_count": 3, "pending_raised_count": 0, "pending_not_below_original_count": 3, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 4, "pending_dom_n": 4, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 13.2, "pending_median_cdom": 37.5, "denominators": { "cut_pct": 10, "cut_last30_pct": 10, "relisted_pct": 10, "fresh_held_pct": 10, "stale_uncut_pct": 10, "over90_pct": 10, "dom_bucket_pct": 10, "pending_cut_pct": 4, "median_dom": 10, "median_cdom": 10, "median_cut_pct": 3, "median_cut_dollars": 3, "pending_median_cut_pct": 1, "pending_median_cdom": 4 }, "county_counts": { "Miami-Dade": 10 }, "series": [] }, "condos": { "active": 1074, "sample_ok": true, "small_sample": false, "pending": 107, "median_list_price": 462000.0, "cut_count": 441, "cut_pct": 41.1, "raised_count": 31, "valid_price_count": 1074, "missing_price_count": 0, "unchanged_count": 602, "not_below_original_count": 633, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.2, "median_cut_dollars": 30000.0, "cut_last30": 142, "cut_last30_pct": 13.2, "cut_last7": 33, "median_dom": 91.5, "median_cdom": 92.0, "dom_n": 1074, "cdom_n": 1074, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 1074, "relisted_count": 18, "relisted_pct": 1.7, "over90": 544, "over90_pct": 50.7, "over180": 303, "fresh_held": 353, "fresh_held_pct": 32.9, "fresh_held_missing_cdom_count": 0, "stale_uncut": 220, "stale_uncut_pct": 20.5, "dom_buckets": [ { "label": "0-30", "count": 297, "pct": 27.7 }, { "label": "31-60", "count": 128, "pct": 11.9 }, { "label": "61-90", "count": 105, "pct": 9.8 }, { "label": "91-180", "count": 241, "pct": 22.4 }, { "label": "181+", "count": 303, "pct": 28.2 } ], "bands": [ { "label": "Under $250K", "active": 149, "cut": 68, "cut_pct": 45.6, "median_cdom": 70, "cut_pct_denominator": 149, "cdom_n": 149, "valid_price_count": 149 }, { "label": "$250K to $500K", "active": 462, "cut": 195, "cut_pct": 42.2, "median_cdom": 85.5, "cut_pct_denominator": 462, "cdom_n": 462, "valid_price_count": 462 }, { "label": "$500K to $1M", "active": 314, "cut": 130, "cut_pct": 41.4, "median_cdom": 105.0, "cut_pct_denominator": 314, "cdom_n": 314, "valid_price_count": 314 }, { "label": "$1M and up", "active": 149, "cut": 48, "cut_pct": 32.2, "median_cdom": 102, "cut_pct_denominator": 149, "cdom_n": 149, "valid_price_count": 149 } ], "pending_cut_count": 57, "pending_cut_pct": 53.3, "pending_valid_price_count": 107, "pending_missing_price_count": 0, "pending_unchanged_count": 48, "pending_raised_count": 2, "pending_not_below_original_count": 50, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 107, "pending_dom_n": 107, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 8.8, "pending_median_cdom": 110, "denominators": { "cut_pct": 1074, "cut_last30_pct": 1074, "relisted_pct": 1074, "fresh_held_pct": 1074, "stale_uncut_pct": 1074, "over90_pct": 1074, "dom_bucket_pct": 1074, "pending_cut_pct": 107, "median_dom": 1074, "median_cdom": 1074, "median_cut_pct": 441, "median_cut_dollars": 441, "pending_median_cut_pct": 57, "pending_median_cdom": 107 }, "county_counts": { "Miami-Dade": 1074 }, "tier": "c3", "series": [ { "date": "2026-09-07", "active": 1074, "cut_pct": 41.1, "median_cdom": 92.0, "median_list_price": 462000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "41.1% of Aventura condominiums for sale are asking less than their original list price", "Seller Blink Rate™ in Aventura: 41.1% of condominiums list below original asking, against 37.4% across Miami-Dade County", "Buying in Aventura? 441 of the 1,074 condominiums for sale are asking below their original price, by a median $30K" ], "lede": "AVENTURA, Fla., September 7, 2026 - 41.1% of the 1,074 condominiums listed for sale in Aventura (441 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 441 reduced listings, the median reduction is 6.2% (about $30K). Houses: 10 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"41.1 percent of condominiums for sale in Aventura have a current asking price below their original list price; among those 441 reduced listings the median reduction is $30K.\"", "\"Among active Aventura condominiums, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 92 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 53.3 percent of the 107 Aventura condominiums under contract had a recorded asking price below their original list price; the median reduction among that group was 8.8 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Aventura, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (602 unchanged, 31 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 1,074 condominiums, 10 houses, 107 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/aventura/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-aventura/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Aventura versus Miami-Dade County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Aventura condominiums 41.1%, Miami-Dade County condominiums 37.4%. Houses: 10 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 41.1% of Aventura condominiums for sale are asking below their original price, against 37.4% across Miami-Dade County", "visible_labels": [ "37.4%", "41.1%" ] }, { "caption": "Active Aventura condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 50.7% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 27.7%, 31-60 days 11.9%, 61-90 days 9.8%, 91-180 days 22.4%, 181+ days 28.2%.", "title": "50.7% of Aventura condominiums for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "27.7%", "11.9%", "9.8%", "22.4%", "28.2%", "50.7%" ] }, { "caption": "Share of active Aventura condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 45.6% (68 of 149); $250K to $500K 42.2% (195 of 462); $500K to $1M 41.4% (130 of 314); $1M and up 32.2% (48 of 149).", "title": "Under $250K Aventura condominiums show the highest share asking below original: 45.6% of 149", "visible_labels": [ "32.2%", "48", "149", "41.4%", "130", "314", "42.2%", "195", "462", "45.6%", "68", "149" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 1195, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 149, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 149, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 149, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 462, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 462, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 462, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 314, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 314, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 314, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 149, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 149, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 149, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 1074, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Miami-Dade", "before": null, "after": 1074, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 1074, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 1074, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 1074, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 1074, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 1074, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 441, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 441, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 1074, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 1074, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 107, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 107, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 1074, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 1074, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 1074, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 633, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 1074, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 107, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 107, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 107, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 602, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 1074, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Miami-Dade", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 10, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Aventura condominiums 41.1%, Miami-Dade County condominiums 37.4%. Houses: 10 for sale, too few to report.", "after": "Horizontal bar chart. Aventura condominiums 41.1%, Miami-Dade County condominiums 37.4%. Houses: 10 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Aventura versus Miami-Dade County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Aventura versus Miami-Dade County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Aventura condominiums are cutting 3.7 points more often than Miami-Dade County", "after": "Seller Blink Rate™: 41.1% of Aventura condominiums for sale are asking below their original price, against 37.4% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "37.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "41.1%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 27.7%, 31-60 days 11.9%, 61-90 days 9.8%, 91-180 days 22.4%, 181+ days 28.2%.", "after": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 27.7%, 31-60 days 11.9%, 61-90 days 9.8%, 91-180 days 22.4%, 181+ days 28.2%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Aventura listings by cumulative days on market, condominiums, September 7, 2026. 50.7% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Aventura condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 50.7% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "50.7% of Aventura condominiums for sale have waited more than 90 days, counting every relisting", "after": "50.7% of Aventura condominiums for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "27.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "11.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "9.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "22.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "28.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "50.7%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K 45.6% of 149; $250K to $500K 42.2% of 462; $500K to $1M 41.4% of 314; $1M and up 32.2% of 149.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 45.6% (68 of 149); $250K to $500K 42.2% (195 of 462); $500K to $1M 41.4% (130 of 314); $1M and up 32.2% (48 of 149).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Aventura condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Aventura condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Under $250K Aventura condominiums have cut most often: 45.6% of 149", "after": "Under $250K Aventura condominiums show the highest share asking below original: 45.6% of 149", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "32.2%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "68", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "149", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "48", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "149", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "41.4%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "130", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "314", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "42.2%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "195", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "462", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "45.6%", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "41.1% of Aventura condominiums for sale have cut their asking price", "after": "41.1% of Aventura condominiums for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Aventura sellers blink faster than the rest of Miami-Dade County as 50.7% of condominiums pass 90 days on the market", "after": "Seller Blink Rate™ in Aventura: 41.1% of condominiums list below original asking, against 37.4% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Aventura? Two in five condominiums have already come down once, by a median $30K", "after": "Buying in Aventura? 441 of the 1,074 condominiums for sale are asking below their original price, by a median $30K", "before_present": true, "after_present": true }, { "field": "lede", "before": "AVENTURA, Fla., September 7, 2026 - 41.1% of the 1,074 condominiums listed for sale in Aventura have reduced their asking price at least once, by a median 6.2% (about $30K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 10 for sale, too few to report percentages (floor 30).", "after": "AVENTURA, Fla., September 7, 2026 - 41.1% of the 1,074 condominiums listed for sale in Aventura (441 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 441 reduced listings, the median reduction is 6.2% (about $30K). Houses: 10 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Aventura and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 1,074 condominiums, 10 houses, 107 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-aventura/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Aventura, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (602 unchanged, 31 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 1,074 condominiums, 10 houses, 107 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/aventura/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-aventura/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"41.1 percent of condominiums for sale in Aventura have reduced their asking price at least once, by a median $30K.\"", "after": "\"41.1 percent of condominiums for sale in Aventura have a current asking price below their original list price; among those 441 reduced listings the median reduction is $30K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Aventura condominium for sale has been waiting 92 days, not the 92 the current listing shows.\"", "after": "\"Among active Aventura condominiums, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 92 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Aventura condominiums now under contract, 46.7 percent never reduced their asking price; the rest cut by a median 8.8 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 53.3 percent of the 107 Aventura condominiums under contract had a recorded asking price below their original list price; the median reduction among that group was 8.8 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "7fb536a20cd2b2de005c6353b488d02005866b782febe35eea27039b48d40298", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nAventura price cuts and true days on market\nHEADLINE OPTIONS\n41.1% of Aventura condominiums for sale have cut their asking price\nAventura sellers blink faster than the rest of Miami-Dade County as 50.7% of condominiums pass 90 days\non the market\nBuying in Aventura? Two in five condominiums have already come down once, by a median $30K\nLEDE\nAVENTURA, Fla., September 7, 2026 - 41.1% of the 1,074 condominiums listed for sale in Aventura have\nreduced their asking price at least once, by a median 6.2% (about $30K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Houses: 10 for sale, too few to report percentages (floor 30).\nNUT GRAF\nThe figures point to a market where 53.3% of condominiums reached a contract only after a price cut: of the\n107 Aventura condominiums now under contract, 53.3% reduced before going under contract, with a median\ncut of 8.8% and a median 110 days to contract. Across Miami-Dade County the price-cut share is 37.4% for\ncondominiums and 37.6% for houses, so Aventura condominiums are cutting 3.7 points more often than the\ncounty. Counting every relisting, the median Aventura condominium for sale has been on the market 92 days,\nagainst 92 on its current listing; 1.7% of active condominiums have been withdrawn and relisted at least once.\nFACT BOX\nActive\ncondominium\nlistings,\nAventura\n1,074\nShare with at\nleast one price\nreduction,\ncondominiums\n41.1% (441 of 1,074)\nMedian\nreduction from\noriginal asking,\ncondominiums\n6.2% (about $30K)\n10 (below the 30-listing floor; percentages not reported)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nActive single-\nfamily listings,\nAventura\nMedian\ncumulative days\non market,\ncondominiums\n92 days (92 on current listing)\nCondominiums\non market more\nthan 90 days,\ncumulative\n50.7% (544 of 1,074)\nCondominiums\nunder contract\nthat reduced\nfirst\n53.3% of 107\nMiami-Dade\nCounty price-\ncut share,\ncondominiums /\nhouses\n37.4% / 37.6%\nConditions read\n(PBP rule,\ndisclosed in\nmethod)\nCondominiums: Cutting at peer pace\nPeer group,\ncondominiums\n(median asking\n$350K to\n$600K; peer\ncut share\n41.0%)\nNorth Miami Beach, Hollywood, North Palm Beach, Tequesta, South Palm Beach, Jensen Beach, North Bay Village, D\nQUOTABLE DATA POINTS\n\"41.1 percent of condominiums for sale in Aventura have reduced their asking price at least once, by a\nmedian $30K.\"\n\"Counting every relisting, the median Aventura condominium for sale has been waiting 92 days, not the 92\nthe current listing shows.\"\n\"Of the Aventura condominiums now under contract, 46.7 percent never reduced their asking price; the\nrest cut by a median 8.8 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nShare of active listings with at least one price reduction, Aventura versus Miami-Dade County, condominiums, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nActive Aventura listings by cumulative days on market, condominiums, September 7, 2026. 50.7% of condominiums have passed 90 days.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nShare of active Aventura condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Aventura and Miami-Dade County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 1,074 condominiums, 10 houses, 107 condominiums\nunder contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every\nfigure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-aventura/ .\nConditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price\nfalls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced\ncities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut.\nCutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four\ncities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets.\nA read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "c16d4cd65f958f83abbca2f49f51b5af1c62d7683cfa5287e70778b67190bb59", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nAventura asking-price reductions and recorded days on\nmarket\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/aventura/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n41.1% of Aventura condominiums for sale are asking less than their original list price\nSeller Blink Rate™ in Aventura: 41.1% of condominiums list below original asking, against 37.4% across\nMiami-Dade County\nBuying in Aventura? 441 of the 1,074 condominiums for sale are asking below their original price, by a\nmedian $30K\nLEDE\nAVENTURA, Fla., September 7, 2026 - 41.1% of the 1,074 condominiums listed for sale in Aventura (441\nlistings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 441 reduced listings, the median reduction is\n6.2% (about $30K). Houses: 10 for sale, below the 30-listing floor, so no percentages are reported for them.\nNUT GRAF\nFor active Aventura condominiums, the median recorded CumulativeDaysOnMarket and DaysOnMarket values\nare both 92 days (from 1,074 and 1,074 listings with a value in each field). Equal medians describe the\nrecorded fields only; they do not establish anything about individual listing histories. 1.7% of all active\ncondominiums have both fields recorded and a cumulative value greater than their DaysOnMarket value; this\ncomparison does not establish a relisting event. Of the 107 Aventura condominiums under contract (Pending\nor Active Under Contract), 57 (53.3%) have a recorded asking price below their original list price; the median\nreduction among that group is 8.8%. The remainder are not recorded as below their original list price, which is\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nnot a price history. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade\nCounty the shares asking below original are 37.4% for condominiums and 37.6% for houses; Aventura\ncondominiums are 3.7 points above the county share.\nFACT BOX\nActive condominium listings, Aventura 1,074\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n41.1% (441 of 1,074)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\ncondominiums\n1,074 / 0; 602 / 31\nSeptember 7, 2026\nMedian reduction among the 441\nreduced condominiums\n6.2% (about $30K)\nSeptember 7, 2026\nActive single-family listings, Aventura\n10 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, condominiums\n92 / 92 days (from 1,074 / 1,074 recorded values)\nSeptember 7, 2026\nCondominiums with recorded\nCumulativeDaysOnMarket over 90\ndays\n50.7% (544 of 1,074 with a recorded value)\nSeptember 7, 2026\nCondominiums under contract asking\nbelow original list price\n53.3% (57 of 107)\nSeptember 7, 2026\nMiami-Dade County share asking\nbelow original, condominiums /\nhouses\n37.4% / 37.6%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nCondominiums: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, condominiums (median\nasking $350K to $600K; peer share\n41%)\nNorth Miami Beach, Hollywood, North Palm Beach,\nTequesta, South Palm Beach, Jensen Beach, North Bay\nVillage, Doral, Wellington, Fort Lauderdale, Miami,\nLauderdale By The Sea, Hutchinson Island, Miami Beach,\nJupiter\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"41.1 percent of condominiums for sale in Aventura have a current asking price below their original list\nprice; among those 441 reduced listings the median reduction is $30K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"Among active Aventura condominiums, the median recorded CumulativeDaysOnMarket and\nDaysOnMarket values are both 92 days. These are MLS-recorded fields, not an independently\nreconstructed listing history.\"\n\"At the snapshot, 53.3 percent of the 107 Aventura condominiums under contract had a recorded asking\nprice below their original list price; the median reduction among that group was 8.8 percent. The\nremainder were not recorded as below their original list price, which is not a price history. Agreed contract\nprices are not inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Aventura versus Miami-Dade\nCounty, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nChart data (aggregate): Horizontal bar chart. Aventura condominiums 41.1%, Miami-Dade County\ncondominiums 37.4%. Houses: 10 for sale, count only. Share of active listings asking below their original list\nprice, September 7, 2026.\nActive Aventura condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a\nrecorded value in that field; 50.7% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Condominiums: 0-30 days\n27.7%, 31-60 days 11.9%, 61-90 days 9.8%, 91-180 days 22.4%, 181+ days 28.2%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Aventura condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands\nwith 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\ncondominiums: Under $250K 45.6% (68 of 149); $250K to $500K 42.2% (195 of 462); $500K to $1M 41.4%\n(130 of 314); $1M and up 32.2% (48 of 149).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Aventura,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (602 unchanged, 31 above original, 0 without both prices among condominiums). The median reduction is the\nmiddle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced.\nDays on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the\nlistings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded\nCumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or\nhow often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT\nasking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands\nunder 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nshared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype\n(townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment\nwhen the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified\nas condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining\nSingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-\ncontract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39\nis marked small. Houses are below the floor and appear as a count only. Sample sizes: 1,074 condominiums, 10 houses, 107\ncondominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings\nwhose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking\nbelow their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read\nworks: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and\ncondominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of\nunder-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-\nprice records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between\nthe rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active\nlistings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source\ntable behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/aventura/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-aventura/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "d932ccba6c8e1f5bb326e0a3291a3943eb335bc900ed734139ea4535ab4c9b16", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - AVENTURA PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 41.1% of Aventura condominiums for sale are asking less than their original list price\n2. Seller Blink Rate™ in Aventura: 41.1% of condominiums list below original asking, against 37.4% across Miami-Dade County\n3. Buying in Aventura? 441 of the 1,074 condominiums for sale are asking below their original price, by a median $30K\n\nLEDE\nAVENTURA, Fla., September 7, 2026 - 41.1% of the 1,074 condominiums listed for sale in Aventura (441 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 441 reduced listings, the median reduction is 6.2% (about $30K). Houses: 10 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active Aventura condominiums, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 92 days (from 1,074 and 1,074 listings with a value in each field). Equal medians describe the recorded fields only; they do not establish anything about individual listing histories. 1.7% of all active condominiums have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 107 Aventura condominiums under contract (Pending or Active Under Contract), 57 (53.3%) have a recorded asking price below their original list price; the median reduction among that group is 8.8%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.4% for condominiums and 37.6% for houses; Aventura condominiums are 3.7 points above the county share.\n\nFACT BOX (exact figures)\n- Active condominium listings, Aventura: 1,074 [September 7, 2026]\n- Share asking below original list price, condominiums: 41.1% (441 of 1,074) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, condominiums: 1,074 / 0; 602 / 31 [September 7, 2026]\n- Median reduction among the 441 reduced condominiums: 6.2% (about $30K) [September 7, 2026]\n- Active single-family listings, Aventura: 10 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, condominiums: 92 / 92 days (from 1,074 / 1,074 recorded values) [September 7, 2026]\n- Condominiums with recorded CumulativeDaysOnMarket over 90 days: 50.7% (544 of 1,074 with a recorded value) [September 7, 2026]\n- Condominiums under contract asking below original list price: 53.3% (57 of 107) [September 7, 2026]\n- Miami-Dade County share asking below original, condominiums / houses: 37.4% / 37.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, condominiums (median asking $350K to $600K; peer share 41%): North Miami Beach, Hollywood, North Palm Beach, Tequesta, South Palm Beach, Jensen Beach, North Bay Village, Doral, Wellington, Fort Lauderdale, Miami, Lauderdale By The Sea, Hutchinson Island, Miami Beach, Jupiter [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"41.1 percent of condominiums for sale in Aventura have a current asking price below their original list price; among those 441 reduced listings the median reduction is $30K.\"\n- \"Among active Aventura condominiums, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 92 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 53.3 percent of the 107 Aventura condominiums under contract had a recorded asking price below their original list price; the median reduction among that group was 8.8 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- aventura-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Aventura versus Miami-Dade County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Aventura condominiums 41.1%, Miami-Dade County condominiums 37.4%. Houses: 10 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- aventura-true-days-on-market-r1-2026-09-07.png\n Caption: Active Aventura condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 50.7% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Condominiums: 0-30 days 27.7%, 31-60 days 11.9%, 61-90 days 9.8%, 91-180 days 22.4%, 181+ days 28.2%.\n- aventura-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Aventura condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 45.6% (68 of 149); $250K to $500K 42.2% (195 of 462); $500K to $1M 41.4% (130 of 314); $1M and up 32.2% (48 of 149).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Aventura, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (602 unchanged, 31 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 1,074 condominiums, 10 houses, 107 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/aventura/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-aventura/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-1245a0228a92103fe7c7" }, { "slug": "aventura", "city": "Aventura", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "active": 1074, "with_fee": 1070, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 1074, "cut_count": 441, "cut_pct": 41.1, "median_cut_pct": 6.2, "median_cut_dollars": 30000 }, "outliers_dropped": 20, "n": 1050, "median": 1216, "p10": 772, "p25": 972, "p75": 1747, "p90": 2667, "min": 195, "max": 5453, "median_sqft": 0.95, "n_sqft": 1045, "median_pct_price": 3.2, "median_list_price": 457250, "median_year_built": 1989, "median_sqft_area": 1313, "over_1000": 749, "over_1000_pct": 71.3, "under_500": 29, "under_500_pct": 2.8, "hi_thr": 1000, "lo_thr": 500, "over_hi": 749, "over_hi_pct": 71.3, "under_lo": 29, "under_lo_pct": 2.8, "types": { "Condominium": { "count": 1027, "pct": 97.8 }, "Townhouse": { "count": 21, "pct": 2.0 }, "StockCooperative": { "count": 1, "pct": 0.1 }, "Villa": { "count": 1, "pct": 0.1 } }, "regime": { "COA": { "count": 1024, "pct": 97.5 }, "not_recorded": { "count": 25, "pct": 2.4 }, "HOA": { "count": 1, "pct": 0.1 } }, "villa_median": 1368, "townhouse_median": 1238, "cadence": { "Monthly": { "count": 1036, "pct": 98.7 }, "Quarterly": { "count": 13, "pct": 1.2 }, "Annually": { "count": 1, "pct": 0.1 } }, "stacked": { "count": 5, "pct": 0.5, "median_total": 1733, "median_master": 195 }, "bins": [ { "label": "Under $250", "count": 8, "pct": 0.8 }, { "label": "$250 to $500", "count": 21, "pct": 2.0 }, { "label": "$500 to $750", "count": 63, "pct": 6.0 }, { "label": "$750 to $1,000", "count": 209, "pct": 19.9 }, { "label": "$1,000 to $1,500", "count": 393, "pct": 37.4 }, { "label": "$1,500 to $2,000", "count": 154, "pct": 14.7 }, { "label": "$2,000 and up", "count": 202, "pct": 19.2 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 39, "median": 540, "median_sqft": 0.63 }, { "label": "1970s", "n": 303, "median": 1007, "median_sqft": 0.88 }, { "label": "1980s", "n": 199, "median": 1289, "median_sqft": 0.97 }, { "label": "1990s", "n": 222, "median": 1280, "median_sqft": 1.03 }, { "label": "2000s", "n": 253, "median": 1600, "median_sqft": 1.01 }, { "label": "2010s", "n": 34, "median": 3181, "median_sqft": 1.4 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 148, "median": 806, "median_pct_price": 4.86 }, { "label": "$250K to $500K", "n": 457, "median": 1078, "median_pct_price": 3.45 }, { "label": "$500K to $1M", "n": 308, "median": 1622, "median_pct_price": 2.84 }, { "label": "$1M and up", "n": 137, "median": 2980, "median_pct_price": 2.01 } ], "pre1995": { "n": 702, "median": 1100 }, "post2005": { "n": 203, "median": 1611 }, "includes": [ { "key": "Water", "label": "Water", "count": 673, "pct": 70.5 }, { "key": "CableTv", "label": "Cable TV", "count": 658, "pct": 68.9 }, { "key": "Trash", "label": "Trash", "count": 616, "pct": 64.5 }, { "key": "Security", "label": "Security", "count": 589, "pct": 61.7 }, { "key": "CommonAreas", "label": "Common areas", "count": 577, "pct": 60.4 }, { "key": "Sewer", "label": "Sewer", "count": 526, "pct": 55.1 }, { "key": "Pools", "label": "Pool", "count": 489, "pct": 51.2 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 470, "pct": 49.2 }, { "key": "Internet", "label": "Internet", "count": 444, "pct": 46.5 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 406, "pct": 42.5 }, { "key": "HotWater", "label": "Hot water", "count": 312, "pct": 32.7 }, { "key": "Insurance", "label": "Building insurance", "count": 299, "pct": 31.3 }, { "key": "PestControl", "label": "Pest control", "count": 269, "pct": 28.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 224, "pct": 23.5 } ], "includes_n": 955, "flags": { "sa_mentioned": { "count": 111, "pct": 10.6 }, "sa_none_or_paid": { "count": 74, "pct": 7.0 }, "sa_pending": { "count": 16, "pct": 1.5 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 2, "pct": 0.2 }, "milestone": { "count": 62, "pct": 5.9 }, "reserves": { "count": 11, "pct": 1.0 }, "land_lease": { "count": 2, "pct": 0.2 }, "remarks_n": 1049 }, "developments": [ { "name": "Coronado Tower Ii", "master": null, "n": 51, "anecdotal": false, "median": 1007, "median_sqft": 0.87, "year_built": 1975, "median_list_price": 329000, "sa_mentioned": 10, "sa_pending": 4, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Commodore Plaza", "master": null, "n": 48, "anecdotal": false, "median": 1000, "median_sqft": 0.95, "year_built": 1971, "median_list_price": 222500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Del Prado Marina", "master": null, "n": 45, "anecdotal": false, "median": 1283, "median_sqft": 0.86, "year_built": 1971, "median_list_price": 295000, "sa_mentioned": 10, "sa_pending": 1, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Waterview", "master": null, "n": 35, "anecdotal": false, "median": 1300, "median_sqft": 1.15, "year_built": 1982, "median_list_price": 444000, "sa_mentioned": 7, "sa_pending": 4, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "100 Hidden Bay", "master": null, "n": 22, "anecdotal": false, "median": 1656, "median_sqft": 0.93, "year_built": 2000, "median_list_price": 948250, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Admirals Port West Bldg", "master": null, "n": 22, "anecdotal": false, "median": 970, "median_sqft": 0.71, "year_built": 1974, "median_list_price": 315000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Parc Central Aventura East", "master": null, "n": 22, "anecdotal": false, "median": 1094, "median_sqft": 1.03, "year_built": 1990, "median_list_price": 354500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ensenada Ii", "master": null, "n": 21, "anecdotal": false, "median": 762, "median_sqft": 0.94, "year_built": 1971, "median_list_price": 218000, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hamptons West", "master": null, "n": 21, "anecdotal": false, "median": 2065, "median_sqft": 1.29, "year_built": 1984, "median_list_price": 645000, "sa_mentioned": 9, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Aventura Eldorado", "master": null, "n": 20, "anecdotal": false, "median": 1100, "median_sqft": 1.11, "year_built": 1974, "median_list_price": 295450, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Aventura Marina Num", "master": null, "n": 20, "anecdotal": false, "median": 1702, "median_sqft": 0.94, "year_built": 2006, "median_list_price": 742000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Echo", "master": null, "n": 20, "anecdotal": false, "median": 3382, "median_sqft": 1.4, "year_built": 2015, "median_list_price": 1872500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mystic Pointe Tower 500 C", "master": null, "n": 20, "anecdotal": false, "median": 1258, "median_sqft": 0.99, "year_built": 1991, "median_list_price": 544500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "1000 Isl Blvd Williams Is", "master": null, "n": 18, "anecdotal": false, "median": 1702, "median_sqft": 1.23, "year_built": 1990, "median_list_price": 532000, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Turnberry Vlg No Tower Co", "master": null, "n": 18, "anecdotal": false, "median": 1458, "median_sqft": 0.91, "year_built": 2006, "median_list_price": 547500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Yacht Club at Aventura", "master": "Aventur", "n": 16, "anecdotal": false, "median": 832, "median_sqft": 0.71, "year_built": 1994, "median_list_price": 437000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Venture at Aventura West", "master": "Aventura West", "n": 16, "anecdotal": false, "median": 1104, "median_sqft": 1.03, "year_built": 2005, "median_list_price": 415000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Village By the Bay", "master": null, "n": 16, "anecdotal": false, "median": 882, "median_sqft": 0.86, "year_built": 1997, "median_list_price": 434000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Flamenco Tower I", "master": null, "n": 15, "anecdotal": false, "median": 972, "median_sqft": 0.89, "year_built": 1980, "median_list_price": 369900, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Venture at Aventura East", "master": "Aventura East", "n": 15, "anecdotal": false, "median": 856, "median_sqft": 0.81, "year_built": 2005, "median_list_price": 422000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Point East Sec Ii", "master": null, "n": 14, "anecdotal": false, "median": 478, "median_sqft": 0.62, "year_built": 1968, "median_list_price": 182000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Alaqua", "master": null, "n": 13, "anecdotal": false, "median": 1300, "median_sqft": 1.07, "year_built": 2007, "median_list_price": 499000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mystic Pointe Tower 400 C", "master": null, "n": 13, "anecdotal": false, "median": 1245, "median_sqft": 0.85, "year_built": 1990, "median_list_price": 580000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mystic Pointe Tower 600 C", "master": null, "n": 13, "anecdotal": false, "median": 1200, "median_sqft": 1.0, "year_built": 1991, "median_list_price": 375000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Terraces North Turnberry", "master": null, "n": 13, "anecdotal": false, "median": 1483, "median_sqft": 0.91, "year_built": 1983, "median_list_price": 624900, "sa_mentioned": 5, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Atrium at Aventura Co", "master": "Aventura Co", "n": 13, "anecdotal": false, "median": 1570, "median_sqft": 0.96, "year_built": 2007, "median_list_price": 798000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Turnberry On the Green Con", "master": null, "n": 13, "anecdotal": false, "median": 1191, "median_sqft": 1.04, "year_built": 2002, "median_list_price": 449000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Turnberry Village So Towe", "master": null, "n": 13, "anecdotal": false, "median": 1631, "median_sqft": 1.24, "year_built": 2007, "median_list_price": 620000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "2000 Isl Blvd Williams Isl", "master": null, "n": 12, "anecdotal": false, "median": 2256, "median_sqft": 1.36, "year_built": 1995, "median_list_price": 624000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Artech Residences at Aven", "master": null, "n": 12, "anecdotal": false, "median": 1936, "median_sqft": 1.19, "year_built": 2008, "median_list_price": 772950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Parc Central Aventura Sou", "master": null, "n": 12, "anecdotal": false, "median": 1058, "median_sqft": 0.84, "year_built": 1990, "median_list_price": 362450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Landmark", "master": null, "n": 12, "anecdotal": false, "median": 1954, "median_sqft": 1.2, "year_built": 1990, "median_list_price": 511795, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Turnberry Isle South Cond", "master": null, "n": 12, "anecdotal": false, "median": 1810, "median_sqft": 1.09, "year_built": 1980, "median_list_price": 622500, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Uptown Marina Lofts", "master": null, "n": 12, "anecdotal": false, "median": 1335, "median_sqft": 1.11, "year_built": 2006, "median_list_price": 577500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Williams Island", "master": null, "n": 12, "anecdotal": false, "median": 2432, "median_sqft": 1.35, "year_built": 1990, "median_list_price": 1019500, "sa_mentioned": 2, "sa_pending": 0, "membership": 1, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mystic Pointe No Th", "master": null, "n": 11, "anecdotal": false, "median": 1256, "median_sqft": 0.87, "year_built": 1989, "median_list_price": 510000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Peninsula Ii", "master": null, "n": 11, "anecdotal": false, "median": 2915, "median_sqft": 0.95, "year_built": 2007, "median_list_price": 1820000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Turnberry Isle", "master": null, "n": 11, "anecdotal": false, "median": 1886, "median_sqft": 1.05, "year_built": 1979, "median_list_price": 799000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Atlantic Iii at the Point", "master": "The Point", "n": 10, "anecdotal": false, "median": 3278, "median_sqft": 1.25, "year_built": 2000, "median_list_price": 1149500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "North Tower at the Point", "master": "The Point", "n": 10, "anecdotal": false, "median": 2016, "median_sqft": 1.18, "year_built": 1997, "median_list_price": 770000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "South Tower at the Point", "master": "The Point", "n": 10, "anecdotal": false, "median": 2116, "median_sqft": 1.28, "year_built": 2002, "median_list_price": 844000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Clipper at Bisc Cove", "master": "Bisc Cove", "n": 10, "anecdotal": false, "median": 1060, "median_sqft": 0.9, "year_built": 1981, "median_list_price": 347500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "3000 Isl Blvd Williams Is", "master": null, "n": 9, "anecdotal": true, "median": 2680, "median_sqft": 1.4, "year_built": 1988, "median_list_price": 749000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bonavida", "master": null, "n": 9, "anecdotal": true, "median": 1136, "median_sqft": 1.0, "year_built": 1973, "median_list_price": 242000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coronado Tower I", "master": null, "n": 9, "anecdotal": true, "median": 1007, "median_sqft": 0.88, "year_built": 1975, "median_list_price": 299000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mystic Pointe No One", "master": null, "n": 9, "anecdotal": true, "median": 1226, "median_sqft": 0.92, "year_built": 1988, "median_list_price": 420000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 }, { "name": "Atlantic Ii at the Point", "master": "The Point", "n": 8, "anecdotal": true, "median": 2957, "median_sqft": 1.35, "year_built": 1996, "median_list_price": 905000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Biscaya Iii", "master": null, "n": 8, "anecdotal": true, "median": 808, "median_sqft": 0.84, "year_built": 1972, "median_list_price": 205000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Delvista Towers", "master": null, "n": 8, "anecdotal": true, "median": 903, "median_sqft": 0.82, "year_built": 1982, "median_list_price": 373500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Harbor Tws at the Waterway", "master": "The Waterwa", "n": 8, "anecdotal": true, "median": 1825, "median_sqft": 1.1, "year_built": 1993, "median_list_price": 665000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Portsview the Waterways", "master": null, "n": 8, "anecdotal": true, "median": 1212, "median_sqft": 1.02, "year_built": 1988, "median_list_price": 489500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Peninsula", "master": null, "n": 8, "anecdotal": true, "median": 3216, "median_sqft": 0.99, "year_built": 2003, "median_list_price": 2400000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Villa Dorada", "master": null, "n": 8, "anecdotal": true, "median": 712, "median_sqft": 0.52, "year_built": 1973, "median_list_price": 445000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Aventi at Aventura", "master": "Aventura Condo", "n": 7, "anecdotal": true, "median": 1200, "median_sqft": 0.87, "year_built": 2001, "median_list_price": 496000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Aventura Parksquare Residences", "master": null, "n": 7, "anecdotal": true, "median": 1076, "median_sqft": 1.17, "year_built": 2018, "median_list_price": 625000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coronado Tower Iii", "master": null, "n": 7, "anecdotal": true, "median": 1074, "median_sqft": 0.85, "year_built": 1975, "median_list_price": 369000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mystic Pointe No Tw", "master": null, "n": 7, "anecdotal": true, "median": 1208, "median_sqft": 0.88, "year_built": 1989, "median_list_price": 499000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Point East", "master": null, "n": 7, "anecdotal": true, "median": 615, "median_sqft": 0.59, "year_built": 1968, "median_list_price": 249000, "sa_mentioned": 3, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Point East One Bldg", "master": null, "n": 7, "anecdotal": true, "median": 497, "median_sqft": 0.66, "year_built": 1966, "median_list_price": 179900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Del Prado", "master": null, "n": 6, "anecdotal": true, "median": 1284, "median_sqft": 0.66, "year_built": 1971, "median_list_price": 475500, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "The Point", "n": 38, "median": 2315, "enclaves": 4, "stacked_pct": 0.0 }, { "name": "Aventura West", "n": 16, "median": 1104, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Aventura East", "n": 15, "median": 856, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Aventur", "n": 13, "median": 830, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Aventura Co", "n": 12, "median": 1635, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Bisc Cove", "n": 10, "median": 1060, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "The Waterwa", "n": 9, "median": 1770, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Aventura", "n": 7, "median": 1050, "enclaves": 4, "stacked_pct": 0.0 }, { "name": "Aventura Condo", "n": 6, "median": 1208, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "The Point C", "n": 5, "median": 3974, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Harbor Vil", "n": 5, "median": 1101, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Biscayne Cove Co", "n": 5, "median": 1164, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 1216, "p25": 972, "p75": 1761, "n": 1026, "median_sqft": 0.96, "sa_pending_pct": 1.5 }, { "date": "2026-09-07", "median": 1216, "p25": 972, "p75": 1747, "n": 1050, "median_sqft": 0.95, "sa_pending_pct": 1.5 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Aventura condo for sale carries a $1,216-a-month association fee, 52% above the South Florida median", "71.3% of Aventura condos on the market ask $1,000 or more a month in fees; 2.8% stay under $500", "Aventura condos built since 2005 carry fees 46% higher than buildings from before 1995" ], "lede": "AVENTURA, Fla., September 7, 2026 - The median monthly association fee across the 1,050 condominiums listed for sale in Aventura is $1,216, with half of the listings between $972 and $1,747 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 52% above the five-county South Florida median of $800, and ranks Aventura 15 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Aventura carries a monthly association fee of $1,216, 52% above the five-county South Florida median of $800.\"", "\"71.3 percent of Aventura condos on the market ask $1,000 or more a month in association fees; only 2.8 percent stay under $500.\"", "\"In Aventura, a condo completed since 2005 carries a median fee of $1,611 a month, against $1,100 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Aventura permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (20 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-aventura/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Aventura against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Aventura median $1,216 a month, South Florida median $800; Aventura ranks 15 of 69 cities.", "title": "Aventura condo fees sit 52% above the South Florida median" }, { "caption": "Share of active Aventura condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0.8% (8 listings); $250 to $500 2% (21 listings); $500 to $750 6% (63 listings); $750 to $1,000 19.9% (209 listings); $1,000 to $1,500 37.4% (393 listings); $1,500 to $2,000 14.7% (154 listings); $2,000 and up 19.2% (202 listings).", "title": "37.4% of Aventura condos for sale carry a fee of $1,000 to $1,500 a month" }, { "caption": "Median monthly-equivalent association fee for active Aventura condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s $540 (39 listings); 1970s $1,007 (303 listings); 1980s $1,289 (199 listings); 1990s $1,280 (222 listings); 2000s $1,600 (253 listings); 2010s $3,181 (34 listings).", "title": "Aventura condos built since 2005 ask 46% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 1074 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 1074, "with_fee": 1070, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 1070, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 4, "n": 1050, "retained_n": 1050, "outliers_dropped": 20, "trim_applied": true, "cuts": { "active": 1074, "cut_count": 441, "cut_pct": 41.1, "median_cut_pct": 6.2, "median_cut_dollars": 30000, "valid_price_count": 1074, "missing_price_count": 0, "unchanged_count": 602, "raised_count": 31, "not_below_original_count": 633, "cut_pct_denominator": 1074, "cut_sample_ok": true, "median_cut_n": 441 }, "trim_bounds": { "p1": 195.0, "p99": 5487.099999999994 }, "retained_small_sample": false, "retained_below_30": false, "median": 1216, "p10": 772, "p25": 972, "p75": 1747, "p90": 2667, "min": 195, "max": 5453, "median_sqft": 0.95, "n_sqft": 1045, "median_pct_price": 3.2, "n_pct_price": 1050, "median_list_price": 457250, "median_year_built": 1989, "median_sqft_area": 1313, "over_1000": 749, "over_1000_pct": 71.3, "under_500": 29, "under_500_pct": 2.8, "hi_thr": 1000, "lo_thr": 500, "over_hi": 749, "over_hi_pct": 71.3, "under_lo": 29, "under_lo_pct": 2.8, "types": { "Condominium": { "count": 1027, "pct": 97.8 }, "Townhouse": { "count": 21, "pct": 2.0 }, "StockCooperative": { "count": 1, "pct": 0.1 }, "Villa": { "count": 1, "pct": 0.1 } }, "regime": { "COA": { "count": 1024, "pct": 97.5 }, "not_recorded": { "count": 25, "pct": 2.4 }, "HOA": { "count": 1, "pct": 0.1 } }, "villa_median": 1368, "townhouse_median": 1238, "cadence": { "Monthly": { "count": 1036, "pct": 98.7 }, "Quarterly": { "count": 13, "pct": 1.2 }, "Annually": { "count": 1, "pct": 0.1 } }, "stacked": { "count": 5, "pct": 0.5, "median_total": 1733, "median_master": 195 }, "bins": [ { "label": "Under $250", "count": 8, "pct": 0.8 }, { "label": "$250 to $500", "count": 21, "pct": 2.0 }, { "label": "$500 to $750", "count": 63, "pct": 6.0 }, { "label": "$750 to $1,000", "count": 209, "pct": 19.9 }, { "label": "$1,000 to $1,500", "count": 393, "pct": 37.4 }, { "label": "$1,500 to $2,000", "count": 154, "pct": 14.7 }, { "label": "$2,000 and up", "count": 202, "pct": 19.2 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 39, "median": 540, "median_sqft": 0.63 }, { "label": "1970s", "n": 303, "median": 1007, "median_sqft": 0.88 }, { "label": "1980s", "n": 199, "median": 1289, "median_sqft": 0.97 }, { "label": "1990s", "n": 222, "median": 1280, "median_sqft": 1.03 }, { "label": "2000s", "n": 253, "median": 1600, "median_sqft": 1.01 }, { "label": "2010s", "n": 34, "median": 3181, "median_sqft": 1.4 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 148, "median": 806, "median_pct_price": 4.86 }, { "label": "$250K to $500K", "n": 457, "median": 1078, "median_pct_price": 3.45 }, { "label": "$500K to $1M", "n": 308, "median": 1622, "median_pct_price": 2.84 }, { "label": "$1M and up", "n": 137, "median": 2980, "median_pct_price": 2.01 } ], "pre1995": { "n": 702, "median": 1100 }, "post2005": { "n": 203, "median": 1611 }, "includes": [ { "key": "Water", "label": "Water", "count": 673, "pct": 70.5 }, { "key": "CableTv", "label": "Cable TV", "count": 658, "pct": 68.9 }, { "key": "Trash", "label": "Trash", "count": 616, "pct": 64.5 }, { "key": "Security", "label": "Security", "count": 589, "pct": 61.7 }, { "key": "CommonAreas", "label": "Common areas", "count": 577, "pct": 60.4 }, { "key": "Sewer", "label": "Sewer", "count": 526, "pct": 55.1 }, { "key": "Pools", "label": "Pool", "count": 489, "pct": 51.2 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 470, "pct": 49.2 }, { "key": "Internet", "label": "Internet", "count": 444, "pct": 46.5 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 406, "pct": 42.5 }, { "key": "HotWater", "label": "Hot water", "count": 312, "pct": 32.7 }, { "key": "Insurance", "label": "Building insurance", "count": 299, "pct": 31.3 }, { "key": "PestControl", "label": "Pest control", "count": 269, "pct": 28.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 224, "pct": 23.5 } ], "includes_n": 955, "flags": { "sa_mentioned": { "count": 111, "pct": 10.6 }, "sa_none_or_paid": { "count": 74, "pct": 7.0 }, "sa_pending": { "count": 16, "pct": 1.5 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 2, "pct": 0.2 }, "milestone": { "count": 62, "pct": 5.9 }, "reserves": { "count": 11, "pct": 1.0 }, "land_lease": { "count": 2, "pct": 0.2 }, "remarks_n": 1049 }, "denominators": { "fee_percentages": 1050, "fee_medians_percentiles": 1050, "median_sqft": 1045, "median_pct_price": 1050, "includes_pct": 955, "flags_pct": 1050, "cut_pct": 1074 }, "developments": [ { "name": "Coronado Tower Ii", "master": null, "n": 51, "anecdotal": false, "median": 1007, "median_sqft": 0.87, "year_built": 1975, "median_list_price": 329000, "sa_mentioned": 10, "sa_pending": 4, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Commodore Plaza", "master": null, "n": 48, "anecdotal": false, "median": 1000, "median_sqft": 0.95, "year_built": 1971, "median_list_price": 222500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Del Prado Marina", "master": null, "n": 45, "anecdotal": false, "median": 1283, "median_sqft": 0.86, "year_built": 1971, "median_list_price": 295000, "sa_mentioned": 10, "sa_pending": 1, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Waterview", "master": null, "n": 35, "anecdotal": false, "median": 1300, "median_sqft": 1.15, "year_built": 1982, "median_list_price": 444000, "sa_mentioned": 7, "sa_pending": 4, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "100 Hidden Bay", "master": null, "n": 22, "anecdotal": false, "median": 1656, "median_sqft": 0.93, "year_built": 2000, "median_list_price": 948250, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Admirals Port West Bldg", "master": null, "n": 22, "anecdotal": false, "median": 970, "median_sqft": 0.71, "year_built": 1974, "median_list_price": 315000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Parc Central Aventura East", "master": null, "n": 22, "anecdotal": false, "median": 1094, "median_sqft": 1.03, "year_built": 1990, "median_list_price": 354500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ensenada Ii", "master": null, "n": 21, "anecdotal": false, "median": 762, "median_sqft": 0.94, "year_built": 1971, "median_list_price": 218000, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hamptons West", "master": null, "n": 21, "anecdotal": false, "median": 2065, "median_sqft": 1.29, "year_built": 1984, "median_list_price": 645000, "sa_mentioned": 9, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Aventura Eldorado", "master": null, "n": 20, "anecdotal": false, "median": 1100, "median_sqft": 1.11, "year_built": 1974, "median_list_price": 295450, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Aventura Marina Num", "master": null, "n": 20, "anecdotal": false, "median": 1702, "median_sqft": 0.94, "year_built": 2006, "median_list_price": 742000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Echo", "master": null, "n": 20, "anecdotal": false, "median": 3382, "median_sqft": 1.4, "year_built": 2015, "median_list_price": 1872500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mystic Pointe Tower 500 C", "master": null, "n": 20, "anecdotal": false, "median": 1258, "median_sqft": 0.99, "year_built": 1991, "median_list_price": 544500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "1000 Isl Blvd Williams Is", "master": null, "n": 18, "anecdotal": false, "median": 1702, "median_sqft": 1.23, "year_built": 1990, "median_list_price": 532000, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Turnberry Vlg No Tower Co", "master": null, "n": 18, "anecdotal": false, "median": 1458, "median_sqft": 0.91, "year_built": 2006, "median_list_price": 547500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Yacht Club at Aventura", "master": "Aventur", "n": 16, "anecdotal": false, "median": 832, "median_sqft": 0.71, "year_built": 1994, "median_list_price": 437000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Venture at Aventura West", "master": "Aventura West", "n": 16, "anecdotal": false, "median": 1104, "median_sqft": 1.03, "year_built": 2005, "median_list_price": 415000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Village By the Bay", "master": null, "n": 16, "anecdotal": false, "median": 882, "median_sqft": 0.86, "year_built": 1997, "median_list_price": 434000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Flamenco Tower I", "master": null, "n": 15, "anecdotal": false, "median": 972, "median_sqft": 0.89, "year_built": 1980, "median_list_price": 369900, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Venture at Aventura East", "master": "Aventura East", "n": 15, "anecdotal": false, "median": 856, "median_sqft": 0.81, "year_built": 2005, "median_list_price": 422000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Point East Sec Ii", "master": null, "n": 14, "anecdotal": false, "median": 478, "median_sqft": 0.62, "year_built": 1968, "median_list_price": 182000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Alaqua", "master": null, "n": 13, "anecdotal": false, "median": 1300, "median_sqft": 1.07, "year_built": 2007, "median_list_price": 499000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mystic Pointe Tower 400 C", "master": null, "n": 13, "anecdotal": false, "median": 1245, "median_sqft": 0.85, "year_built": 1990, "median_list_price": 580000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mystic Pointe Tower 600 C", "master": null, "n": 13, "anecdotal": false, "median": 1200, "median_sqft": 1.0, "year_built": 1991, "median_list_price": 375000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Terraces North Turnberry", "master": null, "n": 13, "anecdotal": false, "median": 1483, "median_sqft": 0.91, "year_built": 1983, "median_list_price": 624900, "sa_mentioned": 5, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Atrium at Aventura Co", "master": "Aventura Co", "n": 13, "anecdotal": false, "median": 1570, "median_sqft": 0.96, "year_built": 2007, "median_list_price": 798000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Turnberry On the Green Con", "master": null, "n": 13, "anecdotal": false, "median": 1191, "median_sqft": 1.04, "year_built": 2002, "median_list_price": 449000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Turnberry Village So Towe", "master": null, "n": 13, "anecdotal": false, "median": 1631, "median_sqft": 1.24, "year_built": 2007, "median_list_price": 620000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "2000 Isl Blvd Williams Isl", "master": null, "n": 12, "anecdotal": false, "median": 2256, "median_sqft": 1.36, "year_built": 1995, "median_list_price": 624000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Artech Residences at Aven", "master": null, "n": 12, "anecdotal": false, "median": 1936, "median_sqft": 1.19, "year_built": 2008, "median_list_price": 772950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Parc Central Aventura Sou", "master": null, "n": 12, "anecdotal": false, "median": 1058, "median_sqft": 0.84, "year_built": 1990, "median_list_price": 362450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Landmark", "master": null, "n": 12, "anecdotal": false, "median": 1954, "median_sqft": 1.2, "year_built": 1990, "median_list_price": 511795, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Turnberry Isle South Cond", "master": null, "n": 12, "anecdotal": false, "median": 1810, "median_sqft": 1.09, "year_built": 1980, "median_list_price": 622500, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Uptown Marina Lofts", "master": null, "n": 12, "anecdotal": false, "median": 1335, "median_sqft": 1.11, "year_built": 2006, "median_list_price": 577500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Williams Island", "master": null, "n": 12, "anecdotal": false, "median": 2432, "median_sqft": 1.35, "year_built": 1990, "median_list_price": 1019500, "sa_mentioned": 2, "sa_pending": 0, "membership": 1, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mystic Pointe No Th", "master": null, "n": 11, "anecdotal": false, "median": 1256, "median_sqft": 0.87, "year_built": 1989, "median_list_price": 510000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Peninsula Ii", "master": null, "n": 11, "anecdotal": false, "median": 2915, "median_sqft": 0.95, "year_built": 2007, "median_list_price": 1820000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Turnberry Isle", "master": null, "n": 11, "anecdotal": false, "median": 1886, "median_sqft": 1.05, "year_built": 1979, "median_list_price": 799000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Atlantic Iii at the Point", "master": "The Point", "n": 10, "anecdotal": false, "median": 3278, "median_sqft": 1.25, "year_built": 2000, "median_list_price": 1149500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "North Tower at the Point", "master": "The Point", "n": 10, "anecdotal": false, "median": 2016, "median_sqft": 1.18, "year_built": 1997, "median_list_price": 770000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "South Tower at the Point", "master": "The Point", "n": 10, "anecdotal": false, "median": 2116, "median_sqft": 1.28, "year_built": 2002, "median_list_price": 844000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Clipper at Bisc Cove", "master": "Bisc Cove", "n": 10, "anecdotal": false, "median": 1060, "median_sqft": 0.9, "year_built": 1981, "median_list_price": 347500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "3000 Isl Blvd Williams Is", "master": null, "n": 9, "anecdotal": true, "median": 2680, "median_sqft": 1.4, "year_built": 1988, "median_list_price": 749000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bonavida", "master": null, "n": 9, "anecdotal": true, "median": 1136, "median_sqft": 1.0, "year_built": 1973, "median_list_price": 242000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coronado Tower I", "master": null, "n": 9, "anecdotal": true, "median": 1007, "median_sqft": 0.88, "year_built": 1975, "median_list_price": 299000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mystic Pointe No One", "master": null, "n": 9, "anecdotal": true, "median": 1226, "median_sqft": 0.92, "year_built": 1988, "median_list_price": 420000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 }, { "name": "Atlantic Ii at the Point", "master": "The Point", "n": 8, "anecdotal": true, "median": 2957, "median_sqft": 1.35, "year_built": 1996, "median_list_price": 905000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Biscaya Iii", "master": null, "n": 8, "anecdotal": true, "median": 808, "median_sqft": 0.84, "year_built": 1972, "median_list_price": 205000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Delvista Towers", "master": null, "n": 8, "anecdotal": true, "median": 903, "median_sqft": 0.82, "year_built": 1982, "median_list_price": 373500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Harbor Tws at the Waterway", "master": "The Waterwa", "n": 8, "anecdotal": true, "median": 1825, "median_sqft": 1.1, "year_built": 1993, "median_list_price": 665000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Portsview the Waterways", "master": null, "n": 8, "anecdotal": true, "median": 1212, "median_sqft": 1.02, "year_built": 1988, "median_list_price": 489500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Peninsula", "master": null, "n": 8, "anecdotal": true, "median": 3216, "median_sqft": 0.99, "year_built": 2003, "median_list_price": 2400000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Villa Dorada", "master": null, "n": 8, "anecdotal": true, "median": 712, "median_sqft": 0.52, "year_built": 1973, "median_list_price": 445000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Aventi at Aventura", "master": "Aventura Condo", "n": 7, "anecdotal": true, "median": 1200, "median_sqft": 0.87, "year_built": 2001, "median_list_price": 496000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Aventura Parksquare Residences", "master": null, "n": 7, "anecdotal": true, "median": 1076, "median_sqft": 1.17, "year_built": 2018, "median_list_price": 625000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coronado Tower Iii", "master": null, "n": 7, "anecdotal": true, "median": 1074, "median_sqft": 0.85, "year_built": 1975, "median_list_price": 369000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mystic Pointe No Tw", "master": null, "n": 7, "anecdotal": true, "median": 1208, "median_sqft": 0.88, "year_built": 1989, "median_list_price": 499000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Point East", "master": null, "n": 7, "anecdotal": true, "median": 615, "median_sqft": 0.59, "year_built": 1968, "median_list_price": 249000, "sa_mentioned": 3, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Point East One Bldg", "master": null, "n": 7, "anecdotal": true, "median": 497, "median_sqft": 0.66, "year_built": 1966, "median_list_price": 179900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Del Prado", "master": null, "n": 6, "anecdotal": true, "median": 1284, "median_sqft": 0.66, "year_built": 1971, "median_list_price": 475500, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "The Point", "n": 38, "median": 2315, "enclaves": 4, "stacked_pct": 0.0 }, { "name": "Aventura West", "n": 16, "median": 1104, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Aventura East", "n": 15, "median": 856, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Aventur", "n": 13, "median": 830, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Aventura Co", "n": 12, "median": 1635, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Bisc Cove", "n": 10, "median": 1060, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "The Waterwa", "n": 9, "median": 1770, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Aventura", "n": 7, "median": 1050, "enclaves": 4, "stacked_pct": 0.0 }, { "name": "Aventura Condo", "n": 6, "median": 1208, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "The Point C", "n": 5, "median": 3974, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Harbor Vil", "n": 5, "median": 1101, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Biscayne Cove Co", "n": 5, "median": 1164, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 1216, "p25": 972, "p75": 1747, "n": 1050, "median_sqft": 0.95, "sa_pending_pct": 1.5 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Aventura condo monthly association fees have a median of $1,216 in the retained usable-fee sample of 1,050 listings, 52% above the five-county median", "In Aventura's retained usable-fee sample (1,050 listings after exclusions and percentile trimming), 71.3% have monthly-equivalent fees of $1,000 or more and 2.8% are below $500", "Aventura condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=203) vs pre-1995 (n=702), monthly median 46% higher" ], "lede": "AVENTURA, Fla., September 7, 2026 - Among 1,050 active condominium listings in Aventura retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,216, with the middle half between $972 and $1,747, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 1,074 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 52% above the separately trimmed five-county median of $800 and ranks 15th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Aventura's retained usable-fee sample (n=1,050), after exclusions and percentile trimming, is $1,216, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Aventura condos in the retained usable-fee sample (n=1,050) after exclusions and percentile trimming, 71.3 percent have listed monthly-equivalent fees of $1,000 or more and 2.8 percent are below $500.\"", "\"Among the retained usable-fee listings in Aventura with a recorded construction year, the median monthly-equivalent fee is $1,611 for a recorded year built of 2005 or later (203 listings) and $1,100 for those built before 1995 (702 listings).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Aventura, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (1,070 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (20 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 1,050 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 1,074 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/aventura/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-aventura/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Aventura and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Aventura retained-sample median $1,216 a month (n=1,050); five-county median $800 (n=22,695, region-level trim).", "title": "Aventura condos, retained usable-fee sample (n=1,050): median $1,216/month, 52% above the five-county median of $800", "visible_labels": [ "$1,216", "1,050", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 1,050 active Aventura condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0.8% (8 listings); $250 to $500 2% (21 listings); $500 to $750 6% (63 listings); $750 to $1,000 19.9% (209 listings); $1,000 to $1,500 37.4% (393 listings); $1,500 to $2,000 14.7% (154 listings); $2,000 and up 19.2% (202 listings).", "title": "37.4% of Aventura's retained usable-fee sample (1,050 listings) falls in the $1,000 to $1,500 monthly band", "visible_labels": [ "0.8%", "8", "2%", "21", "6%", "63", "19.9%", "209", "37.4%", "393", "14.7%", "154", "19.2%", "202" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Aventura condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=203; pre-1995 n=702.", "alt": "Column chart of median fee by recorded decade built: 1960s $540 (39 listings); 1970s $1,007 (303 listings); 1980s $1,289 (199 listings); 1990s $1,280 (222 listings); 2000s $1,600 (253 listings); 2010s $3,181 (34 listings). Recorded year built 2005 or later $1,611 (203 listings); before 1995 $1,100 (702 listings).", "title": "Aventura condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=203) vs pre-1995 (n=702), monthly median 46% higher", "visible_labels": [ "$540", "39", "$1,007", "303", "$1,289", "199", "$1,280", "222", "$1,600", "253", "$3,181", "34", "$1,611", "203", "$1,100", "702" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 1074, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 1074, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 441, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 633, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 602, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 1074, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 1074, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 1050, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 1050, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 1050, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 955, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 1050, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 1045, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 1070, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 1050, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 1050, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 195.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 5487.099999999994, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Aventura median $1,216 a month, South Florida median $800; Aventura ranks 15 of 69 cities.", "after": "Dot strip chart in five county lanes. Aventura retained-sample median $1,216 a month (n=1,050); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Aventura against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Aventura and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Aventura condo fees sit 52% above the South Florida median", "after": "Aventura condos, retained usable-fee sample (n=1,050): median $1,216/month, 52% above the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$1,216", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "1,050", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0.8% (8 listings); $250 to $500 2% (21 listings); $500 to $750 6% (63 listings); $750 to $1,000 19.9% (209 listings); $1,000 to $1,500 37.4% (393 listings); $1,500 to $2,000 14.7% (154 listings); $2,000 and up 19.2% (202 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0.8% (8 listings); $250 to $500 2% (21 listings); $500 to $750 6% (63 listings); $750 to $1,000 19.9% (209 listings); $1,000 to $1,500 37.4% (393 listings); $1,500 to $2,000 14.7% (154 listings); $2,000 and up 19.2% (202 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Aventura condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 1,050 active Aventura condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "37.4% of Aventura condos for sale carry a fee of $1,000 to $1,500 a month", "after": "37.4% of Aventura's retained usable-fee sample (1,050 listings) falls in the $1,000 to $1,500 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "14.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "154", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "19.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "202", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "63", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "19.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "209", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "37.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "393", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s $540 (39 listings); 1970s $1,007 (303 listings); 1980s $1,289 (199 listings); 1990s $1,280 (222 listings); 2000s $1,600 (253 listings); 2010s $3,181 (34 listings).", "after": "Column chart of median fee by recorded decade built: 1960s $540 (39 listings); 1970s $1,007 (303 listings); 1980s $1,289 (199 listings); 1990s $1,280 (222 listings); 2000s $1,600 (253 listings); 2010s $3,181 (34 listings). Recorded year built 2005 or later $1,611 (203 listings); before 1995 $1,100 (702 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Aventura condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Aventura condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=203; pre-1995 n=702.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Aventura condos built since 2005 ask 46% more in fees than those built before 1995", "after": "Aventura condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=203) vs pre-1995 (n=702), monthly median 46% higher", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$540", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$3,181", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "34", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "$1,611", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "203", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "$1,100", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[15]", "before": null, "after": "702", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "39", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$1,007", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "303", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$1,289", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "199", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$1,280", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "222", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$1,600", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "253", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Aventura condo for sale carries a $1,216-a-month association fee, 52% above the South Florida median", "after": "Aventura condo monthly association fees have a median of $1,216 in the retained usable-fee sample of 1,050 listings, 52% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "71.3% of Aventura condos on the market ask $1,000 or more a month in fees; 2.8% stay under $500", "after": "In Aventura's retained usable-fee sample (1,050 listings after exclusions and percentile trimming), 71.3% have monthly-equivalent fees of $1,000 or more and 2.8% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Aventura condos built since 2005 carry fees 46% higher than buildings from before 1995", "after": "Aventura condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=203) vs pre-1995 (n=702), monthly median 46% higher", "before_present": true, "after_present": true }, { "field": "lede", "before": "AVENTURA, Fla., September 7, 2026 - The median monthly association fee across the 1,050 condominiums listed for sale in Aventura is $1,216, with half of the listings between $972 and $1,747 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 52% above the five-county South Florida median of $800, and ranks Aventura 15 of 69 cities.", "after": "AVENTURA, Fla., September 7, 2026 - Among 1,050 active condominium listings in Aventura retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,216, with the middle half between $972 and $1,747, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 1,074 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 52% above the separately trimmed five-county median of $800 and ranks 15th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Aventura permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (20 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-aventura/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Aventura, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (1,070 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (20 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 1,050 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 1,074 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/aventura/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-aventura/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Aventura carries a monthly association fee of $1,216, 52% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Aventura's retained usable-fee sample (n=1,050), after exclusions and percentile trimming, is $1,216, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"71.3 percent of Aventura condos on the market ask $1,000 or more a month in association fees; only 2.8 percent stay under $500.\"", "after": "\"Among Aventura condos in the retained usable-fee sample (n=1,050) after exclusions and percentile trimming, 71.3 percent have listed monthly-equivalent fees of $1,000 or more and 2.8 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Aventura, a condo completed since 2005 carries a median fee of $1,611 a month, against $1,100 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Aventura with a recorded construction year, the median monthly-equivalent fee is $1,611 for a recorded year built of 2005 or later (203 listings) and $1,100 for those built before 1995 (702 listings).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "16e2c7588aac2ccbb0f2e37a236c913dba6b2485724f2c294be6eeb75f0f56be", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nAventura condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Aventura condo for sale carries a $1,216-a-month association fee, 52% above the South Florida\nmedian\n71.3% of Aventura condos on the market ask $1,000 or more a month in fees; 2.8% stay under $500\nAventura condos built since 2005 carry fees 46% higher than buildings from before 1995\nLEDE\nAVENTURA, Fla., September 7, 2026 - The median monthly association fee across the 1,050 condominiums\nlisted for sale in Aventura is $1,216, with half of the listings between $972 and $1,747 a month, according to a\ndaily analysis of BeachesMLS listing data by PBP Real Estate. That is 52% above the five-county South Florida\nmedian of $800, and ranks Aventura 15 of 69 cities.\nNUT GRAF\nPer square foot, the median Aventura condo fee is $0.95 a month on a median unit of 1,313 square feet; at the\nmedian asking price of $457K, a year of fees equals 3.2% of the price. 71.3% of listings ask $1,000 or more a\nmonth and 2.8% under $500. 0.5% of listings report two association layers (a master and a sub-association);\n1.2% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 10.6% of listings, describe one as pending or payable by the buyer on 1.5%, and mention a\nmandatory club or membership on 0.2%. Buildings completed since 2005 carry a median fee of $1,611 against\n$1,100 for those completed before 1995.\nFACT BOX\nActive condominium listings, Aventura\n1,074 (1,050 with a usable fee after the\n1% trim)\nSeptember 7, 2026\nMedian monthly association fee\n$1,216\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$972 to $1,747\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.95 (median unit 1,313 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n3.2% (asking $457K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n71.3% / 2.8%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0.5% (5)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n1.2%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n10.6% / 1.5%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0.2%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Aventura ranks 15 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$1,611 (203 listings) / $1,100 (702\nlistings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Aventura carries a monthly association fee of $1,216, 52%\nabove the five-county South Florida median of $800.\"\n\"71.3 percent of Aventura condos on the market ask $1,000 or more a month in association fees; only 2.8\npercent stay under $500.\"\n\"In Aventura, a condo completed since 2005 carries a median fee of $1,611 a month, against $1,100 for a\nbuilding completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Aventura against every South Florida city with 30 or more active condo listings, grouped\nby county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Aventura condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via\nPBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Aventura condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Aventura permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (20 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-aventura/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "6f161197afe6d6a1a834e74314dac28892ca55183d350aaa2e0f2a69d10dd773", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nAventura condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/aventura/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nAventura condo monthly association fees have a median of $1,216 in the retained usable-fee sample of\n1,050 listings, 52% above the five-county median\nIn Aventura's retained usable-fee sample (1,050 listings after exclusions and percentile trimming), 71.3%\nhave monthly-equivalent fees of $1,000 or more and 2.8% are below $500\nAventura condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=203) vs pre-1995 (n=702),\nmonthly median 46% higher\nLEDE\nAVENTURA, Fla., September 7, 2026 - Among 1,050 active condominium listings in Aventura retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly association fee is $1,216, with the middle half between $972 and $1,747,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 1,074\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 52% above the separately trimmed five-county median\nof $800 and ranks 15th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Aventura condo fee is $0.95 a month (1,045\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n3.2% of the listing's current asking price across 1,050 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 71.3% of the retained sample have fees of $1,000 or more a\nmonth and 2.8% are below $500. 0.5% of the retained sample report two association layers (a master and a\nsub-association, summed here); 1.2% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 10.6% of the retained sample, describe one as pending or\npayable by the buyer on 1.5%, and mention a mandatory club or membership on 0.2%; 1,049 retained listings\ncarry remarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $1,611 for a recorded\nyear built of 2005 or later (203 listings) and $1,100 for those built before 1995 (702 listings); construction year\nis a recorded field and this comparison does not explain why fees differ. \nFACT BOX\nActive condominium listings, Aventura (before\nexclusions and trimming)\n1,074\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n1,070 / 1,050 (20 trimmed; 0 fee without\nbilling frequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$1,216\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$972 to $1,747\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.95 (1,045 retained listings with recorded\nliving area of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n3.2% (1,050 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n71.3% (749) / 2.8% (29) of 1,050\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0.5% (5)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n1.2%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n10.6% / 1.5%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0.2%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Aventura ranks 15th\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$1,611 (2005+ n=203) / $1,100 (pre-1995\nn=702)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Aventura's retained usable-fee sample (n=1,050), after\nexclusions and percentile trimming, is $1,216, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Aventura condos in the retained usable-fee sample (n=1,050) after exclusions and percentile\ntrimming, 71.3 percent have listed monthly-equivalent fees of $1,000 or more and 2.8 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Aventura with a recorded construction year, the median\nmonthly-equivalent fee is $1,611 for a recorded year built of 2005 or later (203 listings) and $1,100 for\nthose built before 1995 (702 listings).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Aventura and the\npublished comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses\na separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Aventura retained-sample median $1,216 a month\n(n=1,050); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 1,050 active Aventura condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0.8% (8\nlistings); $250 to $500 2% (21 listings); $500 to $750 6% (63 listings); $750 to $1,000 19.9% (209 listings);\n$1,000 to $1,500 37.4% (393 listings); $1,500 to $2,000 14.7% (154 listings); $2,000 and up 19.2% (202\nlistings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Aventura condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+\nn=203; pre-1995 n=702.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s $540 (39 listings); 1970s\n$1,007 (303 listings); 1980s $1,289 (199 listings); 1990s $1,280 (222 listings); 2000s $1,600 (253 listings);\n2010s $3,181 (34 listings). Recorded year built 2005 or later $1,611 (203 listings); before 1995 $1,100 (702\nlistings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Aventura, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (1,070 here). Fees below the 1st or above the 99th percentile\nare excluded by the stated percentile rule (20 here); these records have not been independently verified as errors. This leaves the\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nretained usable-fee sample of 1,050 listings; every fee median, percentile, band share and percentage in this kit describes that\nretained sample, not all 1,074 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a\nverified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings\nthrough the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate\nsource table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/aventura/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-aventura/; where published, it uses\na separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "7d8956365b3b06fc4fed6e1992c022fb41203a4909234edcba003f5f2b4b22be", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - AVENTURA CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Aventura condo monthly association fees have a median of $1,216 in the retained usable-fee sample of 1,050 listings, 52% above the five-county median\n2. In Aventura's retained usable-fee sample (1,050 listings after exclusions and percentile trimming), 71.3% have monthly-equivalent fees of $1,000 or more and 2.8% are below $500\n3. Aventura condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=203) vs pre-1995 (n=702), monthly median 46% higher\n\nLEDE\nAVENTURA, Fla., September 7, 2026 - Among 1,050 active condominium listings in Aventura retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,216, with the middle half between $972 and $1,747, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 1,074 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 52% above the separately trimmed five-county median of $800 and ranks 15th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Aventura condo fee is $0.95 a month (1,045 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.2% of the listing's current asking price across 1,050 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 71.3% of the retained sample have fees of $1,000 or more a month and 2.8% are below $500. 0.5% of the retained sample report two association layers (a master and a sub-association, summed here); 1.2% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 10.6% of the retained sample, describe one as pending or payable by the buyer on 1.5%, and mention a mandatory club or membership on 0.2%; 1,049 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $1,611 for a recorded year built of 2005 or later (203 listings) and $1,100 for those built before 1995 (702 listings); construction year is a recorded field and this comparison does not explain why fees differ. \n\nFACT BOX (exact figures)\n- Active condominium listings, Aventura (before exclusions and trimming): 1,074 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 1,070 / 1,050 (20 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $1,216 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $972 to $1,747 [September 7, 2026]\n- Median fee per square foot per month: $0.95 (1,045 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 3.2% (1,050 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 71.3% (749) / 2.8% (29) of 1,050 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0.5% (5) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 1.2% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 10.6% / 1.5% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0.2% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Aventura ranks 15th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $1,611 (2005+ n=203) / $1,100 (pre-1995 n=702) [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Aventura's retained usable-fee sample (n=1,050), after exclusions and percentile trimming, is $1,216, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Aventura condos in the retained usable-fee sample (n=1,050) after exclusions and percentile trimming, 71.3 percent have listed monthly-equivalent fees of $1,000 or more and 2.8 percent are below $500.\"\n- \"Among the retained usable-fee listings in Aventura with a recorded construction year, the median monthly-equivalent fee is $1,611 for a recorded year built of 2005 or later (203 listings) and $1,100 for those built before 1995 (702 listings).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- aventura-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Aventura and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Aventura retained-sample median $1,216 a month (n=1,050); five-county median $800 (n=22,695, region-level trim).\n- aventura-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 1,050 active Aventura condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0.8% (8 listings); $250 to $500 2% (21 listings); $500 to $750 6% (63 listings); $750 to $1,000 19.9% (209 listings); $1,000 to $1,500 37.4% (393 listings); $1,500 to $2,000 14.7% (154 listings); $2,000 and up 19.2% (202 listings).\n- aventura-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Aventura condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=203; pre-1995 n=702.\n Alt text: Column chart of median fee by recorded decade built: 1960s $540 (39 listings); 1970s $1,007 (303 listings); 1980s $1,289 (199 listings); 1990s $1,280 (222 listings); 2000s $1,600 (253 listings); 2010s $3,181 (34 listings). Recorded year built 2005 or later $1,611 (203 listings); before 1995 $1,100 (702 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Aventura, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (1,070 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (20 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 1,050 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 1,074 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/aventura/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-aventura/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "bal-harbour", "city": "Bal Harbour", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "segments": { "houses": { "active": 3, "sample_ok": false, "small_sample": false, "pending": 0, "median_list_price": 8500000.0, "cut_count": 0, "cut_pct": 0.0, "raised_count": 0, "median_cut_pct": null, "median_cut_dollars": null, "cut_last30": 0, "cut_last30_pct": 0.0, "cut_last7": 0, "median_dom": 231, "median_cdom": 231, "relisted_count": 0, "relisted_pct": 0.0, "over90": 2, "over90_pct": 66.7, "over180": 2, "fresh_held": 1, "fresh_held_pct": 33.3, "stale_uncut": 2, "stale_uncut_pct": 66.7, "dom_buckets": [ { "label": "0-30", "count": 1, "pct": 33.3 }, { "label": "31-60", "count": 0, "pct": 0.0 }, { "label": "61-90", "count": 0, "pct": 0.0 }, { "label": "91-180", "count": 0, "pct": 0.0 }, { "label": "181+", "count": 2, "pct": 66.7 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$5M and up", "active": 3, "cut": 0, "cut_pct": 0.0, "median_cdom": 231 } ], "pending_cut_count": 0, "pending_cut_pct": null, "pending_median_cut_pct": null, "pending_median_cdom": null, "series": [] }, "condos": { "active": 113, "sample_ok": true, "small_sample": false, "pending": 12, "median_list_price": 2850000.0, "cut_count": 39, "cut_pct": 34.5, "raised_count": 5, "median_cut_pct": 5.9, "median_cut_dollars": 150000.0, "cut_last30": 5, "cut_last30_pct": 4.4, "cut_last7": 2, "median_dom": 99, "median_cdom": 107, "relisted_count": 4, "relisted_pct": 3.5, "over90": 62, "over90_pct": 54.9, "over180": 42, "fresh_held": 35, "fresh_held_pct": 31.0, "stale_uncut": 30, "stale_uncut_pct": 26.5, "dom_buckets": [ { "label": "0-30", "count": 28, "pct": 24.8 }, { "label": "31-60", "count": 13, "pct": 11.5 }, { "label": "61-90", "count": 10, "pct": 8.8 }, { "label": "91-180", "count": 20, "pct": 17.7 }, { "label": "181+", "count": 42, "pct": 37.2 } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$250K to $500K", "active": 5, "cut": 2, "cut_pct": 40.0, "median_cdom": 120 }, { "label": "$500K to $1M", "active": 17, "cut": 5, "cut_pct": 29.4, "median_cdom": 59 }, { "label": "$1M and up", "active": 91, "cut": 32, "cut_pct": 35.2, "median_cdom": 111 } ], "pending_cut_count": 6, "pending_cut_pct": 50.0, "pending_median_cut_pct": 8.4, "pending_median_cdom": 87.0, "tier": "c4", "series": [ { "date": "2026-09-05", "active": 107, "cut_pct": 34.6, "median_cdom": 111, "median_list_price": 2999000.0 }, { "date": "2026-09-06", "active": 107, "cut_pct": 34.6, "median_cdom": 111, "median_list_price": 2999000.0 }, { "date": "2026-09-07", "active": 113, "cut_pct": 34.5, "median_cdom": 107, "median_list_price": 2850000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "34.5% of Bal Harbour condominiums for sale have cut their asking price", "Bal Harbour sellers hold firmer than the rest of Miami-Dade County as 54.9% of condominiums pass 90 days on the market", "Buying in Bal Harbour? One in three condominiums have already come down once, by a median $150K" ], "lede": "BAL HARBOUR, Fla., September 7, 2026 - 34.5% of the 113 condominiums listed for sale in Bal Harbour have reduced their asking price at least once, by a median 5.9% (about $150K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 3 for sale, too few to report percentages (floor 30).", "quotes": [ "\"34.5 percent of condominiums for sale in Bal Harbour have reduced their asking price at least once, by a median $150K.\"", "\"Counting every relisting, the median Bal Harbour condominium for sale has been waiting 107 days, not the 99 the current listing shows.\"", "\"Of the Bal Harbour condominiums now under contract, 50.0 percent never reduced their asking price; the rest cut by a median 8.4 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Bal Harbour and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 113 condominiums, 3 houses, 12 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-bal-harbour/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Bal Harbour versus Miami-Dade County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Bal Harbour condominiums 34.5%, Miami-Dade County condominiums 37.4%. Houses: 3 for sale, too few to report.", "title": "Bal Harbour condominiums are cutting 2.9 points less often than Miami-Dade County" }, { "caption": "Active Bal Harbour listings by cumulative days on market, condominiums, September 7, 2026. 54.9% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 24.8%, 31-60 days 11.5%, 61-90 days 8.8%, 91-180 days 17.7%, 181+ days 37.2%.", "title": "54.9% of Bal Harbour condominiums for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Bal Harbour condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K too few to read of 0; $250K to $500K too few to read of 5; $500K to $1M 29.4% of 17; $1M and up 35.2% of 91.", "title": "$1M and up Bal Harbour condominiums have cut most often: 35.2% of 91" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 128 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 3, "sample_ok": false, "small_sample": false, "pending": 0, "median_list_price": 8500000.0, "cut_count": 0, "cut_pct": 0.0, "raised_count": 0, "valid_price_count": 3, "missing_price_count": 0, "unchanged_count": 3, "not_below_original_count": 3, "cut_sample_ok": false, "cut_small_sample": false, "median_cut_pct": null, "median_cut_dollars": null, "cut_last30": 0, "cut_last30_pct": 0.0, "cut_last7": 0, "median_dom": 231, "median_cdom": 231, "dom_n": 3, "cdom_n": 3, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 3, "relisted_count": 0, "relisted_pct": 0.0, "over90": 2, "over90_pct": 66.7, "over180": 2, "fresh_held": 1, "fresh_held_pct": 33.3, "fresh_held_missing_cdom_count": 0, "stale_uncut": 2, "stale_uncut_pct": 66.7, "dom_buckets": [ { "label": "0-30", "count": 1, "pct": 33.3 }, { "label": "31-60", "count": 0, "pct": 0.0 }, { "label": "61-90", "count": 0, "pct": 0.0 }, { "label": "91-180", "count": 0, "pct": 0.0 }, { "label": "181+", "count": 2, "pct": 66.7 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$5M and up", "active": 3, "cut": 0, "cut_pct": 0.0, "median_cdom": 231, "cut_pct_denominator": 3, "cdom_n": 3, "valid_price_count": 3 } ], "pending_cut_count": 0, "pending_cut_pct": null, "pending_valid_price_count": 0, "pending_missing_price_count": 0, "pending_unchanged_count": 0, "pending_raised_count": 0, "pending_not_below_original_count": 0, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 0, "pending_dom_n": 0, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": null, "pending_median_cdom": null, "denominators": { "cut_pct": 3, "cut_last30_pct": 3, "relisted_pct": 3, "fresh_held_pct": 3, "stale_uncut_pct": 3, "over90_pct": 3, "dom_bucket_pct": 3, "pending_cut_pct": 0, "median_dom": 3, "median_cdom": 3, "median_cut_pct": 0, "median_cut_dollars": 0, "pending_median_cut_pct": 0, "pending_median_cdom": 0 }, "county_counts": { "Miami-Dade": 3 }, "series": [] }, "condos": { "active": 113, "sample_ok": true, "small_sample": false, "pending": 12, "median_list_price": 2850000.0, "cut_count": 39, "cut_pct": 34.5, "raised_count": 5, "valid_price_count": 113, "missing_price_count": 0, "unchanged_count": 69, "not_below_original_count": 74, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 5.9, "median_cut_dollars": 150000.0, "cut_last30": 5, "cut_last30_pct": 4.4, "cut_last7": 2, "median_dom": 99, "median_cdom": 107, "dom_n": 113, "cdom_n": 113, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 113, "relisted_count": 4, "relisted_pct": 3.5, "over90": 62, "over90_pct": 54.9, "over180": 42, "fresh_held": 35, "fresh_held_pct": 31.0, "fresh_held_missing_cdom_count": 0, "stale_uncut": 30, "stale_uncut_pct": 26.5, "dom_buckets": [ { "label": "0-30", "count": 28, "pct": 24.8 }, { "label": "31-60", "count": 13, "pct": 11.5 }, { "label": "61-90", "count": 10, "pct": 8.8 }, { "label": "91-180", "count": 20, "pct": 17.7 }, { "label": "181+", "count": 42, "pct": 37.2 } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$250K to $500K", "active": 5, "cut": 2, "cut_pct": 40.0, "median_cdom": 120, "cut_pct_denominator": 5, "cdom_n": 5, "valid_price_count": 5 }, { "label": "$500K to $1M", "active": 17, "cut": 5, "cut_pct": 29.4, "median_cdom": 59, "cut_pct_denominator": 17, "cdom_n": 17, "valid_price_count": 17 }, { "label": "$1M and up", "active": 91, "cut": 32, "cut_pct": 35.2, "median_cdom": 111, "cut_pct_denominator": 91, "cdom_n": 91, "valid_price_count": 91 } ], "pending_cut_count": 6, "pending_cut_pct": 50.0, "pending_valid_price_count": 12, "pending_missing_price_count": 0, "pending_unchanged_count": 6, "pending_raised_count": 0, "pending_not_below_original_count": 6, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 12, "pending_dom_n": 12, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 8.4, "pending_median_cdom": 87.0, "denominators": { "cut_pct": 113, "cut_last30_pct": 113, "relisted_pct": 113, "fresh_held_pct": 113, "stale_uncut_pct": 113, "over90_pct": 113, "dom_bucket_pct": 113, "pending_cut_pct": 12, "median_dom": 113, "median_cdom": 113, "median_cut_pct": 39, "median_cut_dollars": 39, "pending_median_cut_pct": 6, "pending_median_cdom": 12 }, "county_counts": { "Miami-Dade": 113 }, "tier": "c4", "series": [ { "date": "2026-09-07", "active": 113, "cut_pct": 34.5, "median_cdom": 107, "median_list_price": 2850000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "34.5% of Bal Harbour condominiums for sale are asking less than their original list price", "Seller Blink Rate™ in Bal Harbour: 34.5% of condominiums list below original asking, against 37.4% across Miami-Dade County", "Buying in Bal Harbour? 39 of the 113 condominiums for sale are asking below their original price, by a median $150K" ], "lede": "BAL HARBOUR, Fla., September 7, 2026 - 34.5% of the 113 condominiums listed for sale in Bal Harbour (39 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 39 reduced listings, the median reduction is 5.9% (about $150K). Houses: 3 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"34.5 percent of condominiums for sale in Bal Harbour have a current asking price below their original list price; among those 39 reduced listings the median reduction is $150K.\"", "\"Among active Bal Harbour condominiums, the median recorded CumulativeDaysOnMarket value is 107 days and the median recorded DaysOnMarket value is 99 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"12 Bal Harbour condominiums are under contract in this snapshot, 6 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Bal Harbour, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (69 unchanged, 5 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 113 condominiums, 3 houses, 12 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/bal-harbour/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-bal-harbour/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Bal Harbour versus Miami-Dade County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Bal Harbour condominiums 34.5%, Miami-Dade County condominiums 37.4%. Houses: 3 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 34.5% of Bal Harbour condominiums for sale are asking below their original price, against 37.4% across Miami-Dade County", "visible_labels": [ "37.4%", "34.5%" ] }, { "caption": "Active Bal Harbour condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 54.9% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 24.8%, 31-60 days 11.5%, 61-90 days 8.8%, 91-180 days 17.7%, 181+ days 37.2%.", "title": "54.9% of Bal Harbour condominiums for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "24.8%", "11.5%", "8.8%", "17.7%", "37.2%", "54.9%" ] }, { "caption": "Share of active Bal Harbour condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 0 listed, count only; $250K to $500K 5 listed, count only; $500K to $1M 29.4% (5 of 17); $1M and up 35.2% (32 of 91).", "title": "$1M and up Bal Harbour condominiums show the highest share asking below original: 35.2% of 91", "visible_labels": [ "35.2%", "32", "91", "29.4%", "5", "17", "5", "0" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 128, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Miami-Dade", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 74, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Miami-Dade", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 3, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Bal Harbour condominiums 34.5%, Miami-Dade County condominiums 37.4%. Houses: 3 for sale, too few to report.", "after": "Horizontal bar chart. Bal Harbour condominiums 34.5%, Miami-Dade County condominiums 37.4%. Houses: 3 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Bal Harbour versus Miami-Dade County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Bal Harbour versus Miami-Dade County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Bal Harbour condominiums are cutting 2.9 points less often than Miami-Dade County", "after": "Seller Blink Rate™: 34.5% of Bal Harbour condominiums for sale are asking below their original price, against 37.4% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "37.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "34.5%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 24.8%, 31-60 days 11.5%, 61-90 days 8.8%, 91-180 days 17.7%, 181+ days 37.2%.", "after": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 24.8%, 31-60 days 11.5%, 61-90 days 8.8%, 91-180 days 17.7%, 181+ days 37.2%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Bal Harbour listings by cumulative days on market, condominiums, September 7, 2026. 54.9% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Bal Harbour condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 54.9% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "54.9% of Bal Harbour condominiums for sale have waited more than 90 days, counting every relisting", "after": "54.9% of Bal Harbour condominiums for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "24.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "11.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "8.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "17.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "37.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "54.9%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K too few to read of 0; $250K to $500K too few to read of 5; $500K to $1M 29.4% of 17; $1M and up 35.2% of 91.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 0 listed, count only; $250K to $500K 5 listed, count only; $500K to $1M 29.4% (5 of 17); $1M and up 35.2% (32 of 91).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Bal Harbour condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Bal Harbour condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$1M and up Bal Harbour condominiums have cut most often: 35.2% of 91", "after": "$1M and up Bal Harbour condominiums show the highest share asking below original: 35.2% of 91", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "35.2%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "32", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "91", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "29.4%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "17", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "34.5% of Bal Harbour condominiums for sale have cut their asking price", "after": "34.5% of Bal Harbour condominiums for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Bal Harbour sellers hold firmer than the rest of Miami-Dade County as 54.9% of condominiums pass 90 days on the market", "after": "Seller Blink Rate™ in Bal Harbour: 34.5% of condominiums list below original asking, against 37.4% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Bal Harbour? One in three condominiums have already come down once, by a median $150K", "after": "Buying in Bal Harbour? 39 of the 113 condominiums for sale are asking below their original price, by a median $150K", "before_present": true, "after_present": true }, { "field": "lede", "before": "BAL HARBOUR, Fla., September 7, 2026 - 34.5% of the 113 condominiums listed for sale in Bal Harbour have reduced their asking price at least once, by a median 5.9% (about $150K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 3 for sale, too few to report percentages (floor 30).", "after": "BAL HARBOUR, Fla., September 7, 2026 - 34.5% of the 113 condominiums listed for sale in Bal Harbour (39 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 39 reduced listings, the median reduction is 5.9% (about $150K). Houses: 3 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Bal Harbour and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 113 condominiums, 3 houses, 12 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-bal-harbour/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Bal Harbour, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (69 unchanged, 5 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 113 condominiums, 3 houses, 12 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/bal-harbour/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-bal-harbour/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"34.5 percent of condominiums for sale in Bal Harbour have reduced their asking price at least once, by a median $150K.\"", "after": "\"34.5 percent of condominiums for sale in Bal Harbour have a current asking price below their original list price; among those 39 reduced listings the median reduction is $150K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Bal Harbour condominium for sale has been waiting 107 days, not the 99 the current listing shows.\"", "after": "\"Among active Bal Harbour condominiums, the median recorded CumulativeDaysOnMarket value is 107 days and the median recorded DaysOnMarket value is 99 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Bal Harbour condominiums now under contract, 50.0 percent never reduced their asking price; the rest cut by a median 8.4 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"12 Bal Harbour condominiums are under contract in this snapshot, 6 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "b1a2f868b461d79b10afad53b66ee06b504faf38114d46c4e37312ab1ca84780", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nBal Harbour price cuts and true days on market\nHEADLINE OPTIONS\n34.5% of Bal Harbour condominiums for sale have cut their asking price\nBal Harbour sellers hold firmer than the rest of Miami-Dade County as 54.9% of condominiums pass 90\ndays on the market\nBuying in Bal Harbour? One in three condominiums have already come down once, by a median $150K\nLEDE\nBAL HARBOUR, Fla., September 7, 2026 - 34.5% of the 113 condominiums listed for sale in Bal Harbour have\nreduced their asking price at least once, by a median 5.9% (about $150K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Houses: 3 for sale, too few to report percentages (floor 30).\nNUT GRAF\nThe figures point to a market where 50.0% of condominiums reached a contract only after a price cut: of the\n12 Bal Harbour condominiums now under contract, 50.0% reduced before going under contract, with a median\ncut of 8.4% and a median 87 days to contract. Across Miami-Dade County the price-cut share is 37.4% for\ncondominiums and 37.6% for houses, so Bal Harbour condominiums are cutting 2.9 points less often than the\ncounty. Counting every relisting, the median Bal Harbour condominium for sale has been on the market 107\ndays, against 99 on its current listing; 3.5% of active condominiums have been withdrawn and relisted at least\nonce.\nFACT BOX\nActive\ncondominium\nlistings, Bal\nHarbour\n113\nShare with at\nleast one price\nreduction,\ncondominiums\n34.5% (39 of 113)\nMedian\nreduction from\noriginal asking,\ncondominiums\n5.9% (about $150K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nActive single-\nfamily listings,\nBal Harbour\n3 (below the 30-listing floor; percentages not reported)\nMedian\ncumulative days\non market,\ncondominiums\n107 days (99 on current listing)\nCondominiums\non market more\nthan 90 days,\ncumulative\n54.9% (62 of 113)\nCondominiums\nunder contract\nthat reduced\nfirst\n50.0% of 12\nMiami-Dade\nCounty price-\ncut share,\ncondominiums /\nhouses\n37.4% / 37.6%\nConditions read\n(PBP rule,\ndisclosed in\nmethod)\nCondominiums: Cutting at peer pace\nPeer group,\ncondominiums\n(median asking\n$600K and up;\npeer cut share\n38.1%)\nCoral Gables, Riviera Beach, Hillsboro Beach, Sunny Isles Beach, Singer Island, Surfside, Highland Beach, Bay Harbor\nQUOTABLE DATA POINTS\n\"34.5 percent of condominiums for sale in Bal Harbour have reduced their asking price at least once, by a\nmedian $150K.\"\n\"Counting every relisting, the median Bal Harbour condominium for sale has been waiting 107 days, not\nthe 99 the current listing shows.\"\n\"Of the Bal Harbour condominiums now under contract, 50.0 percent never reduced their asking price; the\nrest cut by a median 8.4 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nShare of active listings with at least one price reduction, Bal Harbour versus Miami-Dade County, condominiums, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nActive Bal Harbour listings by cumulative days on market, condominiums, September 7, 2026. 54.9% of condominiums have passed 90\ndays. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nShare of active Bal Harbour condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30\nlistings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Bal Harbour and Miami-Dade County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 113 condominiums, 3 houses, 12\ncondominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is\napplied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-\ncuts-bal-harbour/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose\nmedian asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer\nthan similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum\n10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has\nfewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of\nthese markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is\nnot verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "71fba88eba623c55aded43f6005b2b3efc84d7faa4997a4e8f28e8c9b85ba4df", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nBal Harbour asking-price reductions and recorded days\non market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/bal-harbour/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n34.5% of Bal Harbour condominiums for sale are asking less than their original list price\nSeller Blink Rate™ in Bal Harbour: 34.5% of condominiums list below original asking, against 37.4% across\nMiami-Dade County\nBuying in Bal Harbour? 39 of the 113 condominiums for sale are asking below their original price, by a\nmedian $150K\nLEDE\nBAL HARBOUR, Fla., September 7, 2026 - 34.5% of the 113 condominiums listed for sale in Bal Harbour (39\nlistings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 39 reduced listings, the median reduction is\n5.9% (about $150K). Houses: 3 for sale, below the 30-listing floor, so no percentages are reported for them.\nNUT GRAF\nFor active Bal Harbour condominiums, the median recorded CumulativeDaysOnMarket value is 107 days and\nthe median recorded DaysOnMarket value is 99 days, each calculated from non-missing values in that field\n(113 and 113 listings). 3.5% of all active condominiums have both fields recorded and a cumulative value\ngreater than their DaysOnMarket value; this comparison does not establish a relisting event. 12 Bal Harbour\ncondominiums are under contract (Pending or Active Under Contract), 6 of them with a recorded asking price\nbelow original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nagreed contract price. Across Miami-Dade County the shares asking below original are 37.4% for\ncondominiums and 37.6% for houses; Bal Harbour condominiums are 2.9 points below the county share.\nFACT BOX\nActive condominium listings, Bal\nHarbour\n113\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n34.5% (39 of 113)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\ncondominiums\n113 / 0; 69 / 5\nSeptember 7, 2026\nMedian reduction among the 39\nreduced condominiums\n5.9% (about $150K)\nSeptember 7, 2026\nActive single-family listings, Bal\nHarbour\n3 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, condominiums\n107 / 99 days (from 113 / 113 recorded values)\nSeptember 7, 2026\nCondominiums with recorded\nCumulativeDaysOnMarket over 90 days\n54.9% (62 of 113 with a recorded value)\nSeptember 7, 2026\nCondominiums under contract (count\nonly; fewer than 30)\n12, 6 asking below original\nSeptember 7, 2026\nMiami-Dade County share asking below\noriginal, condominiums / houses\n37.4% / 37.6%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nCondominiums: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, condominiums (median\nasking $600K and up; peer share\n38.1%)\nCoral Gables, Riviera Beach, Hillsboro Beach, Sunny Isles\nBeach, Singer Island, Surfside, Highland Beach, Bay\nHarbor Islands, Palm Beach, Lake Park, Key Biscayne, Juno\nBeach, Coconut Grove\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"34.5 percent of condominiums for sale in Bal Harbour have a current asking price below their original list\nprice; among those 39 reduced listings the median reduction is $150K.\"\n\"Among active Bal Harbour condominiums, the median recorded CumulativeDaysOnMarket value is 107\ndays and the median recorded DaysOnMarket value is 99 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"12 Bal Harbour condominiums are under contract in this snapshot, 6 of them with a recorded asking price\nbelow original; the group is too small to report a percentage. These asking-price fields do not disclose the\nagreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Bal Harbour versus Miami-Dade\nCounty, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Bal Harbour condominiums 34.5%, Miami-Dade County\ncondominiums 37.4%. Houses: 3 for sale, count only. Share of active listings asking below their original list\nprice, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive Bal Harbour condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a\nrecorded value in that field; 54.9% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Condominiums: 0-30 days\n24.8%, 31-60 days 11.5%, 61-90 days 8.8%, 91-180 days 17.7%, 181+ days 37.2%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Bal Harbour condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands\nwith 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\ncondominiums: Under $250K 0 listed, count only; $250K to $500K 5 listed, count only; $500K to $1M 29.4%\n(5 of 17); $1M and up 35.2% (32 of 91).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Bal Harbour,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (69 unchanged, 5 above original, 0 without both prices among condominiums). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the\nfloor and appear as a count only. Sample sizes: 113 condominiums, 3 houses, 12 condominiums under contract. Geography is the\nMLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County.\nSeller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded\nasking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published\ncity shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a\nbelow-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/bal-harbour/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-bal-harbour/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "0450513366271537acdde40fc825790e13d7b135bb5d592d4f90b93df65d70a4", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - BAL HARBOUR PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 34.5% of Bal Harbour condominiums for sale are asking less than their original list price\n2. Seller Blink Rate™ in Bal Harbour: 34.5% of condominiums list below original asking, against 37.4% across Miami-Dade County\n3. Buying in Bal Harbour? 39 of the 113 condominiums for sale are asking below their original price, by a median $150K\n\nLEDE\nBAL HARBOUR, Fla., September 7, 2026 - 34.5% of the 113 condominiums listed for sale in Bal Harbour (39 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 39 reduced listings, the median reduction is 5.9% (about $150K). Houses: 3 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active Bal Harbour condominiums, the median recorded CumulativeDaysOnMarket value is 107 days and the median recorded DaysOnMarket value is 99 days, each calculated from non-missing values in that field (113 and 113 listings). 3.5% of all active condominiums have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 12 Bal Harbour condominiums are under contract (Pending or Active Under Contract), 6 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.4% for condominiums and 37.6% for houses; Bal Harbour condominiums are 2.9 points below the county share.\n\nFACT BOX (exact figures)\n- Active condominium listings, Bal Harbour: 113 [September 7, 2026]\n- Share asking below original list price, condominiums: 34.5% (39 of 113) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, condominiums: 113 / 0; 69 / 5 [September 7, 2026]\n- Median reduction among the 39 reduced condominiums: 5.9% (about $150K) [September 7, 2026]\n- Active single-family listings, Bal Harbour: 3 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, condominiums: 107 / 99 days (from 113 / 113 recorded values) [September 7, 2026]\n- Condominiums with recorded CumulativeDaysOnMarket over 90 days: 54.9% (62 of 113 with a recorded value) [September 7, 2026]\n- Condominiums under contract (count only; fewer than 30): 12, 6 asking below original [September 7, 2026]\n- Miami-Dade County share asking below original, condominiums / houses: 37.4% / 37.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, condominiums (median asking $600K and up; peer share 38.1%): Coral Gables, Riviera Beach, Hillsboro Beach, Sunny Isles Beach, Singer Island, Surfside, Highland Beach, Bay Harbor Islands, Palm Beach, Lake Park, Key Biscayne, Juno Beach, Coconut Grove [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"34.5 percent of condominiums for sale in Bal Harbour have a current asking price below their original list price; among those 39 reduced listings the median reduction is $150K.\"\n- \"Among active Bal Harbour condominiums, the median recorded CumulativeDaysOnMarket value is 107 days and the median recorded DaysOnMarket value is 99 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"12 Bal Harbour condominiums are under contract in this snapshot, 6 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- bal-harbour-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Bal Harbour versus Miami-Dade County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Bal Harbour condominiums 34.5%, Miami-Dade County condominiums 37.4%. Houses: 3 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- bal-harbour-true-days-on-market-r1-2026-09-07.png\n Caption: Active Bal Harbour condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 54.9% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Condominiums: 0-30 days 24.8%, 31-60 days 11.5%, 61-90 days 8.8%, 91-180 days 17.7%, 181+ days 37.2%.\n- bal-harbour-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Bal Harbour condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 0 listed, count only; $250K to $500K 5 listed, count only; $500K to $1M 29.4% (5 of 17); $1M and up 35.2% (32 of 91).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Bal Harbour, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (69 unchanged, 5 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 113 condominiums, 3 houses, 12 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/bal-harbour/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-bal-harbour/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-1245a0228a92103fe7c7" }, { "slug": "bal-harbour", "city": "Bal Harbour", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "active": 113, "with_fee": 111, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 113, "cut_count": 39, "cut_pct": 34.5, "median_cut_pct": 5.9, "median_cut_dollars": 150000 }, "outliers_dropped": 4, "n": 107, "median": 2801, "p10": 906, "p25": 1536, "p75": 4766, "p90": 8389, "min": 458, "max": 15500, "median_sqft": 1.46, "n_sqft": 106, "median_pct_price": 1.35, "median_list_price": 2775000, "median_year_built": 1990, "median_sqft_area": 1872, "over_1000": 95, "over_1000_pct": 88.8, "under_500": 2, "under_500_pct": 1.9, "hi_thr": 1000, "lo_thr": 500, "over_hi": 95, "over_hi_pct": 88.8, "under_lo": 2, "under_lo_pct": 1.9, "types": { "Condominium": { "count": 102, "pct": 95.3 }, "StockCooperative": { "count": 5, "pct": 4.7 } }, "regime": { "COA": { "count": 96, "pct": 89.7 }, "HOA": { "count": 6, "pct": 5.6 }, "not_recorded": { "count": 5, "pct": 4.7 } }, "villa_median": null, "townhouse_median": null, "cadence": { "Monthly": { "count": 99, "pct": 92.5 }, "Quarterly": { "count": 8, "pct": 7.5 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 2, "pct": 1.9 }, { "label": "$500 to $750", "count": 7, "pct": 6.5 }, { "label": "$750 to $1,000", "count": 3, "pct": 2.8 }, { "label": "$1,000 to $1,500", "count": 11, "pct": 10.3 }, { "label": "$1,500 to $2,000", "count": 16, "pct": 15.0 }, { "label": "$2,000 and up", "count": 68, "pct": 63.6 } ], "decades": [ { "label": "1950s", "n": 3, "median": 600, "median_sqft": 0.59 }, { "label": "1960s", "n": 20, "median": 1350, "median_sqft": 1.44 }, { "label": "1970s", "n": 22, "median": 2368, "median_sqft": 1.24 }, { "label": "1980s", "n": 6, "median": 2866, "median_sqft": 1.41 }, { "label": "1990s", "n": 10, "median": 3236, "median_sqft": 1.45 }, { "label": "2000s", "n": 10, "median": 5108, "median_sqft": 1.84 }, { "label": "2010s", "n": 29, "median": 5639, "median_sqft": 2.64 }, { "label": "2020s", "n": 5, "median": 1813, "median_sqft": 1.33 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 4, "median": 662, "median_pct_price": 1.8 }, { "label": "$500K to $1M", "n": 16, "median": 1294, "median_pct_price": 1.95 }, { "label": "$1M and up", "n": 87, "median": 3511, "median_pct_price": 1.29 } ], "pre1995": { "n": 60, "median": 1768 }, "post2005": { "n": 41, "median": 5600 }, "includes": [ { "key": "Water", "label": "Water", "count": 64, "pct": 66.0 }, { "key": "CableTv", "label": "Cable TV", "count": 59, "pct": 60.8 }, { "key": "CommonAreas", "label": "Common areas", "count": 57, "pct": 58.8 }, { "key": "Trash", "label": "Trash", "count": 57, "pct": 58.8 }, { "key": "Security", "label": "Security", "count": 53, "pct": 54.6 }, { "key": "Internet", "label": "Internet", "count": 51, "pct": 52.6 }, { "key": "Pools", "label": "Pool", "count": 46, "pct": 47.4 }, { "key": "HotWater", "label": "Hot water", "count": 42, "pct": 43.3 }, { "key": "Sewer", "label": "Sewer", "count": 41, "pct": 42.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 39, "pct": 40.2 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 36, "pct": 37.1 }, { "key": "Insurance", "label": "Building insurance", "count": 30, "pct": 30.9 }, { "key": "PestControl", "label": "Pest control", "count": 18, "pct": 18.6 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 14, "pct": 14.4 } ], "includes_n": 97, "flags": { "sa_mentioned": { "count": 10, "pct": 9.3 }, "sa_none_or_paid": { "count": 5, "pct": 4.7 }, "sa_pending": { "count": 2, "pct": 1.9 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 1, "pct": 0.9 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 1, "pct": 0.9 }, "remarks_n": 106 }, "developments": [ { "name": "Harbour House", "master": null, "n": 16, "anecdotal": false, "median": 1294, "median_sqft": 1.44, "year_built": 1964, "median_list_price": 932500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Balmoral", "master": null, "n": 13, "anecdotal": false, "median": 1913, "median_sqft": 1.17, "year_built": 1977, "median_list_price": 1600000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oceana Bal Harbour", "master": null, "n": 13, "anecdotal": false, "median": 4576, "median_sqft": 2.06, "year_built": 2016, "median_list_price": 5800000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bal Harbour Center", "master": null, "n": 7, "anecdotal": true, "median": 8468, "median_sqft": 3.11, "year_built": 2011, "median_list_price": 6630000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "10295 Collins Ave Resdntal", "master": null, "n": 6, "anecdotal": true, "median": 5683, "median_sqft": 1.84, "year_built": 2007, "median_list_price": 5100000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bal Harbour 101", "master": null, "n": 6, "anecdotal": true, "median": 4100, "median_sqft": 1.25, "year_built": 1978, "median_list_price": 3750000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bal Harbour North South Co", "master": null, "n": 6, "anecdotal": true, "median": 6722, "median_sqft": 3.19, "year_built": 2011, "median_list_price": 5747500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Tiffany of Bal Harbour", "master": null, "n": 6, "anecdotal": true, "median": 2866, "median_sqft": 1.41, "year_built": 1982, "median_list_price": 1774500, "sa_mentioned": 3, "sa_pending": 2, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Palace at Bal Harbour", "master": "Bal Harbour", "n": 5, "anecdotal": true, "median": 3350, "median_sqft": 1.49, "year_built": 1994, "median_list_price": 2700000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-06", "median": 3151, "p25": 1693, "p75": 5327, "n": 101, "median_sqft": 1.48, "sa_pending_pct": 2.0 }, { "date": "2026-09-07", "median": 2801, "p25": 1536, "p75": 4766, "n": 107, "median_sqft": 1.46, "sa_pending_pct": 1.9 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Bal Harbour condo for sale carries a $2,801-a-month association fee, 250% above the South Florida median", "88.8% of Bal Harbour condos on the market ask $1,000 or more a month in fees; 1.9% stay under $500", "Bal Harbour condos built since 2005 carry fees 217% higher than buildings from before 1995" ], "lede": "BAL HARBOUR, Fla., September 7, 2026 - The median monthly association fee across the 107 condominiums listed for sale in Bal Harbour is $2,801, with half of the listings between $1,536 and $4,766 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 250% above the five-county South Florida median of $800, and ranks Bal Harbour 2 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Bal Harbour carries a monthly association fee of $2,801, 250% above the five-county South Florida median of $800.\"", "\"88.8 percent of Bal Harbour condos on the market ask $1,000 or more a month in association fees; only 1.9 percent stay under $500.\"", "\"In Bal Harbour, a condo completed since 2005 carries a median fee of $5,600 a month, against $1,768 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Bal Harbour permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-bal-harbour/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Bal Harbour against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Bal Harbour median $2,801 a month, South Florida median $800; Bal Harbour ranks 2 of 69 cities.", "title": "Bal Harbour condo fees sit 250% above the South Florida median" }, { "caption": "Share of active Bal Harbour condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 1.9% (2 listings); $500 to $750 6.5% (7 listings); $750 to $1,000 2.8% (3 listings); $1,000 to $1,500 10.3% (11 listings); $1,500 to $2,000 15% (16 listings); $2,000 and up 63.6% (68 listings).", "title": "63.6% of Bal Harbour condos for sale carry a fee of $2,000 and up a month" }, { "caption": "Median monthly-equivalent association fee for active Bal Harbour condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1950s too few (3 listings); 1960s $1,350 (20 listings); 1970s $2,368 (22 listings); 1980s too few (6 listings); 1990s $3,236 (10 listings); 2000s $5,108 (10 listings); 2010s $5,639 (29 listings); 2020s too few (5 listings).", "title": "Bal Harbour condos built since 2005 ask 217% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 113 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 113, "with_fee": 111, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 111, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 2, "n": 107, "retained_n": 107, "outliers_dropped": 4, "trim_applied": true, "cuts": { "active": 113, "cut_count": 39, "cut_pct": 34.5, "median_cut_pct": 5.9, "median_cut_dollars": 150000, "valid_price_count": 113, "missing_price_count": 0, "unchanged_count": 69, "raised_count": 5, "not_below_original_count": 74, "cut_pct_denominator": 113, "cut_sample_ok": true, "median_cut_n": 39 }, "trim_bounds": { "p1": 421.1, "p99": 16041.800000000003 }, "retained_small_sample": false, "retained_below_30": false, "median": 2801, "p10": 906, "p25": 1536, "p75": 4766, "p90": 8389, "min": 458, "max": 15500, "median_sqft": 1.46, "n_sqft": 106, "median_pct_price": 1.35, "n_pct_price": 107, "median_list_price": 2775000, "median_year_built": 1990, "median_sqft_area": 1872, "over_1000": 95, "over_1000_pct": 88.8, "under_500": 2, "under_500_pct": 1.9, "hi_thr": 1000, "lo_thr": 500, "over_hi": 95, "over_hi_pct": 88.8, "under_lo": 2, "under_lo_pct": 1.9, "types": { "Condominium": { "count": 102, "pct": 95.3 }, "StockCooperative": { "count": 5, "pct": 4.7 } }, "regime": { "COA": { "count": 96, "pct": 89.7 }, "HOA": { "count": 6, "pct": 5.6 }, "not_recorded": { "count": 5, "pct": 4.7 } }, "villa_median": null, "townhouse_median": null, "cadence": { "Monthly": { "count": 99, "pct": 92.5 }, "Quarterly": { "count": 8, "pct": 7.5 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 2, "pct": 1.9 }, { "label": "$500 to $750", "count": 7, "pct": 6.5 }, { "label": "$750 to $1,000", "count": 3, "pct": 2.8 }, { "label": "$1,000 to $1,500", "count": 11, "pct": 10.3 }, { "label": "$1,500 to $2,000", "count": 16, "pct": 15.0 }, { "label": "$2,000 and up", "count": 68, "pct": 63.6 } ], "decades": [ { "label": "1950s", "n": 3, "median": 600, "median_sqft": 0.59 }, { "label": "1960s", "n": 20, "median": 1350, "median_sqft": 1.44 }, { "label": "1970s", "n": 22, "median": 2368, "median_sqft": 1.24 }, { "label": "1980s", "n": 6, "median": 2866, "median_sqft": 1.41 }, { "label": "1990s", "n": 10, "median": 3236, "median_sqft": 1.45 }, { "label": "2000s", "n": 10, "median": 5108, "median_sqft": 1.84 }, { "label": "2010s", "n": 29, "median": 5639, "median_sqft": 2.64 }, { "label": "2020s", "n": 5, "median": 1813, "median_sqft": 1.33 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 4, "median": 662, "median_pct_price": 1.8 }, { "label": "$500K to $1M", "n": 16, "median": 1294, "median_pct_price": 1.95 }, { "label": "$1M and up", "n": 87, "median": 3511, "median_pct_price": 1.29 } ], "pre1995": { "n": 60, "median": 1768 }, "post2005": { "n": 41, "median": 5600 }, "includes": [ { "key": "Water", "label": "Water", "count": 64, "pct": 66.0 }, { "key": "CableTv", "label": "Cable TV", "count": 59, "pct": 60.8 }, { "key": "CommonAreas", "label": "Common areas", "count": 57, "pct": 58.8 }, { "key": "Trash", "label": "Trash", "count": 57, "pct": 58.8 }, { "key": "Security", "label": "Security", "count": 53, "pct": 54.6 }, { "key": "Internet", "label": "Internet", "count": 51, "pct": 52.6 }, { "key": "Pools", "label": "Pool", "count": 46, "pct": 47.4 }, { "key": "HotWater", "label": "Hot water", "count": 42, "pct": 43.3 }, { "key": "Sewer", "label": "Sewer", "count": 41, "pct": 42.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 39, "pct": 40.2 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 36, "pct": 37.1 }, { "key": "Insurance", "label": "Building insurance", "count": 30, "pct": 30.9 }, { "key": "PestControl", "label": "Pest control", "count": 18, "pct": 18.6 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 14, "pct": 14.4 } ], "includes_n": 97, "flags": { "sa_mentioned": { "count": 10, "pct": 9.3 }, "sa_none_or_paid": { "count": 5, "pct": 4.7 }, "sa_pending": { "count": 2, "pct": 1.9 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 1, "pct": 0.9 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 1, "pct": 0.9 }, "remarks_n": 106 }, "denominators": { "fee_percentages": 107, "fee_medians_percentiles": 107, "median_sqft": 106, "median_pct_price": 107, "includes_pct": 97, "flags_pct": 107, "cut_pct": 113 }, "developments": [ { "name": "Harbour House", "master": null, "n": 16, "anecdotal": false, "median": 1294, "median_sqft": 1.44, "year_built": 1964, "median_list_price": 932500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Balmoral", "master": null, "n": 13, "anecdotal": false, "median": 1913, "median_sqft": 1.17, "year_built": 1977, "median_list_price": 1600000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oceana Bal Harbour", "master": null, "n": 13, "anecdotal": false, "median": 4576, "median_sqft": 2.06, "year_built": 2016, "median_list_price": 5800000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bal Harbour Center", "master": null, "n": 7, "anecdotal": true, "median": 8468, "median_sqft": 3.11, "year_built": 2011, "median_list_price": 6630000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "10295 Collins Ave Resdntal", "master": null, "n": 6, "anecdotal": true, "median": 5683, "median_sqft": 1.84, "year_built": 2007, "median_list_price": 5100000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bal Harbour 101", "master": null, "n": 6, "anecdotal": true, "median": 4100, "median_sqft": 1.25, "year_built": 1978, "median_list_price": 3750000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bal Harbour North South Co", "master": null, "n": 6, "anecdotal": true, "median": 6722, "median_sqft": 3.19, "year_built": 2011, "median_list_price": 5747500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Tiffany of Bal Harbour", "master": null, "n": 6, "anecdotal": true, "median": 2866, "median_sqft": 1.41, "year_built": 1982, "median_list_price": 1774500, "sa_mentioned": 3, "sa_pending": 2, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Palace at Bal Harbour", "master": "Bal Harbour", "n": 5, "anecdotal": true, "median": 3350, "median_sqft": 1.49, "year_built": 1994, "median_list_price": 2700000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 2801, "p25": 1536, "p75": 4766, "n": 107, "median_sqft": 1.46, "sa_pending_pct": 1.9 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Bal Harbour condo monthly association fees have a median of $2,801 in the retained usable-fee sample of 107 listings, 250% above the five-county median", "In Bal Harbour's retained usable-fee sample (107 listings after exclusions and percentile trimming), 88.8% have monthly-equivalent fees of $1,000 or more and 1.9% are below $500", "Bal Harbour condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=41) vs pre-1995 (n=60), monthly median 217% higher" ], "lede": "BAL HARBOUR, Fla., September 7, 2026 - Among 107 active condominium listings in Bal Harbour retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $2,801, with the middle half between $1,536 and $4,766, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 113 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 250% above the separately trimmed five-county median of $800 and ranks 2nd among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Bal Harbour's retained usable-fee sample (n=107), after exclusions and percentile trimming, is $2,801, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Bal Harbour condos in the retained usable-fee sample (n=107) after exclusions and percentile trimming, 88.8 percent have listed monthly-equivalent fees of $1,000 or more and 1.9 percent are below $500.\"", "\"Among the retained usable-fee listings in Bal Harbour with a recorded construction year, the median monthly-equivalent fee is $5,600 for a recorded year built of 2005 or later (41 listings) and $1,768 for those built before 1995 (60 listings).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Bal Harbour, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (111 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 107 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 113 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/bal-harbour/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-bal-harbour/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Bal Harbour and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Bal Harbour retained-sample median $2,801 a month (n=107); five-county median $800 (n=22,695, region-level trim).", "title": "Bal Harbour condos, retained usable-fee sample (n=107): median $2,801/month, 250% above the five-county median of $800", "visible_labels": [ "$2,801", "107", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 107 active Bal Harbour condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 1.9% (2 listings); $500 to $750 6.5% (7 listings); $750 to $1,000 2.8% (3 listings); $1,000 to $1,500 10.3% (11 listings); $1,500 to $2,000 15% (16 listings); $2,000 and up 63.6% (68 listings).", "title": "63.6% of Bal Harbour's retained usable-fee sample (107 listings) falls in the $2,000 and up monthly band", "visible_labels": [ "0%", "0", "1.9%", "2", "6.5%", "7", "2.8%", "3", "10.3%", "11", "15%", "16", "63.6%", "68" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Bal Harbour condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=41; pre-1995 n=60.", "alt": "Column chart of median fee by recorded decade built: 1950s count only (3 listings); 1960s $1,350 (20 listings); 1970s $2,368 (22 listings); 1980s count only (6 listings); 1990s $3,236 (10 listings); 2000s $5,108 (10 listings); 2010s $5,639 (29 listings); 2020s count only (5 listings). Recorded year built 2005 or later $5,600 (41 listings); before 1995 $1,768 (60 listings).", "title": "Bal Harbour condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=41) vs pre-1995 (n=60), monthly median 217% higher", "visible_labels": [ "3", "$1,350", "20", "$2,368", "22", "6", "$3,236", "10", "$5,108", "10", "$5,639", "29", "5", "$5,600", "41", "$1,768", "60" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 74, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 107, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 107, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 107, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 97, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 107, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 106, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 111, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 107, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 107, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 421.1, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 16041.800000000003, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Bal Harbour median $2,801 a month, South Florida median $800; Bal Harbour ranks 2 of 69 cities.", "after": "Dot strip chart in five county lanes. Bal Harbour retained-sample median $2,801 a month (n=107); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Bal Harbour against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Bal Harbour and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Bal Harbour condo fees sit 250% above the South Florida median", "after": "Bal Harbour condos, retained usable-fee sample (n=107): median $2,801/month, 250% above the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$2,801", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "107", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 1.9% (2 listings); $500 to $750 6.5% (7 listings); $750 to $1,000 2.8% (3 listings); $1,000 to $1,500 10.3% (11 listings); $1,500 to $2,000 15% (16 listings); $2,000 and up 63.6% (68 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 1.9% (2 listings); $500 to $750 6.5% (7 listings); $750 to $1,000 2.8% (3 listings); $1,000 to $1,500 10.3% (11 listings); $1,500 to $2,000 15% (16 listings); $2,000 and up 63.6% (68 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Bal Harbour condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 107 active Bal Harbour condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "63.6% of Bal Harbour condos for sale carry a fee of $2,000 and up a month", "after": "63.6% of Bal Harbour's retained usable-fee sample (107 listings) falls in the $2,000 and up monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "15%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "63.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "68", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "1.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "6.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "2.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "10.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1950s too few (3 listings); 1960s $1,350 (20 listings); 1970s $2,368 (22 listings); 1980s too few (6 listings); 1990s $3,236 (10 listings); 2000s $5,108 (10 listings); 2010s $5,639 (29 listings); 2020s too few (5 listings).", "after": "Column chart of median fee by recorded decade built: 1950s count only (3 listings); 1960s $1,350 (20 listings); 1970s $2,368 (22 listings); 1980s count only (6 listings); 1990s $3,236 (10 listings); 2000s $5,108 (10 listings); 2010s $5,639 (29 listings); 2020s count only (5 listings). Recorded year built 2005 or later $5,600 (41 listings); before 1995 $1,768 (60 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Bal Harbour condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Bal Harbour condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=41; pre-1995 n=60.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Bal Harbour condos built since 2005 ask 217% more in fees than those built before 1995", "after": "Bal Harbour condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=41) vs pre-1995 (n=60), monthly median 217% higher", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$5,639", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "29", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "$5,600", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "41", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[15]", "before": null, "after": "$1,768", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[16]", "before": null, "after": "60", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$1,350", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$2,368", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "22", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$3,236", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$5,108", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Bal Harbour condo for sale carries a $2,801-a-month association fee, 250% above the South Florida median", "after": "Bal Harbour condo monthly association fees have a median of $2,801 in the retained usable-fee sample of 107 listings, 250% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "88.8% of Bal Harbour condos on the market ask $1,000 or more a month in fees; 1.9% stay under $500", "after": "In Bal Harbour's retained usable-fee sample (107 listings after exclusions and percentile trimming), 88.8% have monthly-equivalent fees of $1,000 or more and 1.9% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Bal Harbour condos built since 2005 carry fees 217% higher than buildings from before 1995", "after": "Bal Harbour condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=41) vs pre-1995 (n=60), monthly median 217% higher", "before_present": true, "after_present": true }, { "field": "lede", "before": "BAL HARBOUR, Fla., September 7, 2026 - The median monthly association fee across the 107 condominiums listed for sale in Bal Harbour is $2,801, with half of the listings between $1,536 and $4,766 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 250% above the five-county South Florida median of $800, and ranks Bal Harbour 2 of 69 cities.", "after": "BAL HARBOUR, Fla., September 7, 2026 - Among 107 active condominium listings in Bal Harbour retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $2,801, with the middle half between $1,536 and $4,766, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 113 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 250% above the separately trimmed five-county median of $800 and ranks 2nd among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Bal Harbour permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-bal-harbour/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Bal Harbour, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (111 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 107 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 113 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/bal-harbour/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-bal-harbour/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Bal Harbour carries a monthly association fee of $2,801, 250% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Bal Harbour's retained usable-fee sample (n=107), after exclusions and percentile trimming, is $2,801, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"88.8 percent of Bal Harbour condos on the market ask $1,000 or more a month in association fees; only 1.9 percent stay under $500.\"", "after": "\"Among Bal Harbour condos in the retained usable-fee sample (n=107) after exclusions and percentile trimming, 88.8 percent have listed monthly-equivalent fees of $1,000 or more and 1.9 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Bal Harbour, a condo completed since 2005 carries a median fee of $5,600 a month, against $1,768 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Bal Harbour with a recorded construction year, the median monthly-equivalent fee is $5,600 for a recorded year built of 2005 or later (41 listings) and $1,768 for those built before 1995 (60 listings).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "0d845aeb7c6819406932207aea72bd68d2eb1f69f049f977dc92362e3b0140f8", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nBal Harbour condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Bal Harbour condo for sale carries a $2,801-a-month association fee, 250% above the South\nFlorida median\n88.8% of Bal Harbour condos on the market ask $1,000 or more a month in fees; 1.9% stay under $500\nBal Harbour condos built since 2005 carry fees 217% higher than buildings from before 1995\nLEDE\nBAL HARBOUR, Fla., September 7, 2026 - The median monthly association fee across the 107 condominiums\nlisted for sale in Bal Harbour is $2,801, with half of the listings between $1,536 and $4,766 a month, according\nto a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 250% above the five-county South\nFlorida median of $800, and ranks Bal Harbour 2 of 69 cities.\nNUT GRAF\nPer square foot, the median Bal Harbour condo fee is $1.46 a month on a median unit of 1,872 square feet; at\nthe median asking price of $2.77M, a year of fees equals 1.35% of the price. 88.8% of listings ask $1,000 or\nmore a month and 1.9% under $500. 0% of listings report two association layers (a master and a sub-\nassociation); 7.5% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention\na special assessment on 9.3% of listings, describe one as pending or payable by the buyer on 1.9%, and\nmention a mandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of\n$5,600 against $1,768 for those completed before 1995.\nFACT BOX\nActive condominium listings, Bal Harbour\n113 (107 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$2,801\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$1,536 to $4,766\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.46 (median unit 1,872 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n1.35% (asking $2.77M)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n88.8% / 1.9%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n7.5%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n9.3% / 1.9%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Bal Harbour ranks 2 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$5,600 (41 listings) / $1,768 (60 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Bal Harbour carries a monthly association fee of $2,801, 250%\nabove the five-county South Florida median of $800.\"\n\"88.8 percent of Bal Harbour condos on the market ask $1,000 or more a month in association fees; only\n1.9 percent stay under $500.\"\n\"In Bal Harbour, a condo completed since 2005 carries a median fee of $5,600 a month, against $1,768 for\na building completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Bal Harbour against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Bal Harbour condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS\nvia PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Bal Harbour condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Bal Harbour permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-bal-harbour/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "68de0b81587a538cbd9888b7a54d8fc875d6f0015e1b47add0cdef9468a7cc3c", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nBal Harbour condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/bal-harbour/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nBal Harbour condo monthly association fees have a median of $2,801 in the retained usable-fee sample of\n107 listings, 250% above the five-county median\nIn Bal Harbour's retained usable-fee sample (107 listings after exclusions and percentile trimming), 88.8%\nhave monthly-equivalent fees of $1,000 or more and 1.9% are below $500\nBal Harbour condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=41) vs pre-1995 (n=60),\nmonthly median 217% higher\nLEDE\nBAL HARBOUR, Fla., September 7, 2026 - Among 107 active condominium listings in Bal Harbour retained\nafter excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its\n99th percentile, the median monthly association fee is $2,801, with the middle half between $1,536 and\n$4,766, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n113 active condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 250% above the separately trimmed five-county median\nof $800 and ranks 2nd among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Bal Harbour condo fee is $1.46 a month (106\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n1.35% of the listing's current asking price across 107 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 88.8% of the retained sample have fees of $1,000 or more a\nmonth and 1.9% are below $500. 0% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 7.5% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 9.3% of the retained sample, describe one as pending or payable by\nthe buyer on 1.9%, and mention a mandatory club or membership on 0%; 106 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. Among retained listings\nwith a recorded construction year, the median monthly-equivalent fee is $5,600 for a recorded year built of\n2005 or later (41 listings) and $1,768 for those built before 1995 (60 listings); construction year is a recorded\nfield and this comparison does not explain why fees differ. \nFACT BOX\nActive condominium listings, Bal Harbour (before\nexclusions and trimming)\n113\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n111 / 107 (4 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$2,801\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$1,536 to $4,766\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.46 (106 retained listings with recorded\nliving area of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n1.35% (107 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n88.8% (95) / 1.9% (2) of 107\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n7.5%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n9.3% / 1.9%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Bal Harbour ranks 2nd\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$5,600 (2005+ n=41) / $1,768 (pre-1995\nn=60)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Bal Harbour's retained usable-fee sample (n=107), after\nexclusions and percentile trimming, is $2,801, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Bal Harbour condos in the retained usable-fee sample (n=107) after exclusions and percentile\ntrimming, 88.8 percent have listed monthly-equivalent fees of $1,000 or more and 1.9 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Bal Harbour with a recorded construction year, the median\nmonthly-equivalent fee is $5,600 for a recorded year built of 2005 or later (41 listings) and $1,768 for\nthose built before 1995 (60 listings).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Bal Harbour and\nthe published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference\nuses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Bal Harbour retained-sample median $2,801 a\nmonth (n=107); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 107 active Bal Harbour condominium listings retained after unusable-fee exclusions\nand city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 1.9% (2 listings); $500 to $750 6.5% (7 listings); $750 to $1,000 2.8% (3 listings);\n$1,000 to $1,500 10.3% (11 listings); $1,500 to $2,000 15% (16 listings); $2,000 and up 63.6% (68 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Bal Harbour condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=41;\npre-1995 n=60.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1950s count only (3 listings);\n1960s $1,350 (20 listings); 1970s $2,368 (22 listings); 1980s count only (6 listings); 1990s $3,236 (10 listings);\n2000s $5,108 (10 listings); 2010s $5,639 (29 listings); 2020s count only (5 listings). Recorded year built 2005\nor later $5,600 (41 listings); before 1995 $1,768 (60 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Bal Harbour, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (111 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nusable-fee sample of 107 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 113 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/bal-harbour/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-bal-harbour/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "7787376410d757032e10e1c3475e65c28240429f40e3b57c747f5a4053559608", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - BAL HARBOUR CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Bal Harbour condo monthly association fees have a median of $2,801 in the retained usable-fee sample of 107 listings, 250% above the five-county median\n2. In Bal Harbour's retained usable-fee sample (107 listings after exclusions and percentile trimming), 88.8% have monthly-equivalent fees of $1,000 or more and 1.9% are below $500\n3. Bal Harbour condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=41) vs pre-1995 (n=60), monthly median 217% higher\n\nLEDE\nBAL HARBOUR, Fla., September 7, 2026 - Among 107 active condominium listings in Bal Harbour retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $2,801, with the middle half between $1,536 and $4,766, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 113 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 250% above the separately trimmed five-county median of $800 and ranks 2nd among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Bal Harbour condo fee is $1.46 a month (106 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.35% of the listing's current asking price across 107 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 88.8% of the retained sample have fees of $1,000 or more a month and 1.9% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 7.5% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 9.3% of the retained sample, describe one as pending or payable by the buyer on 1.9%, and mention a mandatory club or membership on 0%; 106 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $5,600 for a recorded year built of 2005 or later (41 listings) and $1,768 for those built before 1995 (60 listings); construction year is a recorded field and this comparison does not explain why fees differ. \n\nFACT BOX (exact figures)\n- Active condominium listings, Bal Harbour (before exclusions and trimming): 113 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 111 / 107 (4 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $2,801 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $1,536 to $4,766 [September 7, 2026]\n- Median fee per square foot per month: $1.46 (106 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 1.35% (107 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 88.8% (95) / 1.9% (2) of 107 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 7.5% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 9.3% / 1.9% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Bal Harbour ranks 2nd among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $5,600 (2005+ n=41) / $1,768 (pre-1995 n=60) [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Bal Harbour's retained usable-fee sample (n=107), after exclusions and percentile trimming, is $2,801, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Bal Harbour condos in the retained usable-fee sample (n=107) after exclusions and percentile trimming, 88.8 percent have listed monthly-equivalent fees of $1,000 or more and 1.9 percent are below $500.\"\n- \"Among the retained usable-fee listings in Bal Harbour with a recorded construction year, the median monthly-equivalent fee is $5,600 for a recorded year built of 2005 or later (41 listings) and $1,768 for those built before 1995 (60 listings).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- bal-harbour-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Bal Harbour and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Bal Harbour retained-sample median $2,801 a month (n=107); five-county median $800 (n=22,695, region-level trim).\n- bal-harbour-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 107 active Bal Harbour condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 1.9% (2 listings); $500 to $750 6.5% (7 listings); $750 to $1,000 2.8% (3 listings); $1,000 to $1,500 10.3% (11 listings); $1,500 to $2,000 15% (16 listings); $2,000 and up 63.6% (68 listings).\n- bal-harbour-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Bal Harbour condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=41; pre-1995 n=60.\n Alt text: Column chart of median fee by recorded decade built: 1950s count only (3 listings); 1960s $1,350 (20 listings); 1970s $2,368 (22 listings); 1980s count only (6 listings); 1990s $3,236 (10 listings); 2000s $5,108 (10 listings); 2010s $5,639 (29 listings); 2020s count only (5 listings). Recorded year built 2005 or later $5,600 (41 listings); before 1995 $1,768 (60 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Bal Harbour, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (111 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 107 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 113 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/bal-harbour/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-bal-harbour/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "bay-harbor-islands", "city": "Bay Harbor Islands", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "segments": { "houses": { "active": 8, "sample_ok": false, "small_sample": false, "pending": 2, "median_list_price": 6995000.0, "cut_count": 1, "cut_pct": 12.5, "raised_count": 0, "median_cut_pct": 4.6, "median_cut_dollars": 360000.0, "cut_last30": 0, "cut_last30_pct": 0.0, "cut_last7": 0, "median_dom": 34.5, "median_cdom": 34.5, "relisted_count": 0, "relisted_pct": 0.0, "over90": 3, "over90_pct": 37.5, "over180": 2, "fresh_held": 4, "fresh_held_pct": 50.0, "stale_uncut": 3, "stale_uncut_pct": 37.5, "dom_buckets": [ { "label": "0-30", "count": 3, "pct": 37.5 }, { "label": "31-60", "count": 2, "pct": 25.0 }, { "label": "61-90", "count": 0, "pct": 0.0 }, { "label": "91-180", "count": 1, "pct": 12.5 }, { "label": "181+", "count": 2, "pct": 25.0 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$2M to $5M", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 0 }, { "label": "$5M and up", "active": 7, "cut": 1, "cut_pct": 14.3, "median_cdom": 38 } ], "pending_cut_count": 0, "pending_cut_pct": 0.0, "pending_median_cut_pct": null, "pending_median_cdom": 105.0, "series": [] }, "condos": { "active": 140, "sample_ok": true, "small_sample": false, "pending": 28, "median_list_price": 1094500.0, "cut_count": 50, "cut_pct": 35.7, "raised_count": 10, "median_cut_pct": 5.8, "median_cut_dollars": 51550.0, "cut_last30": 17, "cut_last30_pct": 12.1, "cut_last7": 6, "median_dom": 107.5, "median_cdom": 110.5, "relisted_count": 2, "relisted_pct": 1.4, "over90": 81, "over90_pct": 57.9, "over180": 34, "fresh_held": 35, "fresh_held_pct": 25.0, "stale_uncut": 42, "stale_uncut_pct": 30.0, "dom_buckets": [ { "label": "0-30", "count": 25, "pct": 17.9 }, { "label": "31-60", "count": 16, "pct": 11.4 }, { "label": "61-90", "count": 18, "pct": 12.9 }, { "label": "91-180", "count": 47, "pct": 33.6 }, { "label": "181+", "count": 34, "pct": 24.3 } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$250K to $500K", "active": 36, "cut": 17, "cut_pct": 47.2, "median_cdom": 80.5 }, { "label": "$500K to $1M", "active": 26, "cut": 12, "cut_pct": 46.2, "median_cdom": 111.0 }, { "label": "$1M and up", "active": 78, "cut": 21, "cut_pct": 26.9, "median_cdom": 119.5 } ], "pending_cut_count": 8, "pending_cut_pct": 28.6, "pending_median_cut_pct": 5.8, "pending_median_cdom": 113.5, "tier": "c4", "series": [ { "date": "2026-09-05", "active": 141, "cut_pct": 35.5, "median_cdom": 108, "median_list_price": 1090000.0 }, { "date": "2026-09-06", "active": 140, "cut_pct": 35.7, "median_cdom": 107.5, "median_list_price": 1075000.0 }, { "date": "2026-09-07", "active": 140, "cut_pct": 35.7, "median_cdom": 110.5, "median_list_price": 1094500.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "35.7% of Bay Harbor Islands condominiums for sale have cut their asking price", "Bay Harbor Islands sellers hold firmer than the rest of Miami-Dade County as 57.9% of condominiums pass 90 days on the market", "Buying in Bay Harbor Islands? One in three condominiums have already come down once, by a median $52K" ], "lede": "BAY HARBOR ISLANDS, Fla., September 7, 2026 - 35.7% of the 140 condominiums listed for sale in Bay Harbor Islands have reduced their asking price at least once, by a median 5.8% (about $52K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 8 for sale, too few to report percentages (floor 30).", "quotes": [ "\"35.7 percent of condominiums for sale in Bay Harbor Islands have reduced their asking price at least once, by a median $52K.\"", "\"Counting every relisting, the median Bay Harbor Islands condominium for sale has been waiting 110 days, not the 108 the current listing shows.\"", "\"Of the Bay Harbor Islands condominiums now under contract, 71.4 percent never reduced their asking price; the rest cut by a median 5.8 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Bay Harbor Islands and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 140 condominiums, 8 houses, 28 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-bay-harbor-islands/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Bay Harbor Islands versus Miami-Dade County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Bay Harbor Islands condominiums 35.7%, Miami-Dade County condominiums 37.4%. Houses: 8 for sale, too few to report.", "title": "Bay Harbor Islands condominiums are cutting 1.7 points less often than Miami-Dade County" }, { "caption": "Active Bay Harbor Islands listings by cumulative days on market, condominiums, September 7, 2026. 57.9% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 17.9%, 31-60 days 11.4%, 61-90 days 12.9%, 91-180 days 33.6%, 181+ days 24.3%.", "title": "57.9% of Bay Harbor Islands condominiums for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Bay Harbor Islands condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K too few to read of 0; $250K to $500K 47.2% of 36; $500K to $1M 46.2% of 26; $1M and up 26.9% of 78.", "title": "$250K to $500K Bay Harbor Islands condominiums have cut most often: 47.2% of 36" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 178 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 8, "sample_ok": false, "small_sample": false, "pending": 2, "median_list_price": 6995000.0, "cut_count": 1, "cut_pct": 12.5, "raised_count": 0, "valid_price_count": 8, "missing_price_count": 0, "unchanged_count": 7, "not_below_original_count": 7, "cut_sample_ok": false, "cut_small_sample": true, "median_cut_pct": 4.6, "median_cut_dollars": 360000.0, "cut_last30": 0, "cut_last30_pct": 0.0, "cut_last7": 0, "median_dom": 34.5, "median_cdom": 34.5, "dom_n": 8, "cdom_n": 8, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 8, "relisted_count": 0, "relisted_pct": 0.0, "over90": 3, "over90_pct": 37.5, "over180": 2, "fresh_held": 4, "fresh_held_pct": 50.0, "fresh_held_missing_cdom_count": 0, "stale_uncut": 3, "stale_uncut_pct": 37.5, "dom_buckets": [ { "label": "0-30", "count": 3, "pct": 37.5 }, { "label": "31-60", "count": 2, "pct": 25.0 }, { "label": "61-90", "count": 0, "pct": 0.0 }, { "label": "91-180", "count": 1, "pct": 12.5 }, { "label": "181+", "count": 2, "pct": 25.0 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$2M to $5M", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 0, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$5M and up", "active": 7, "cut": 1, "cut_pct": 14.3, "median_cdom": 38, "cut_pct_denominator": 7, "cdom_n": 7, "valid_price_count": 7 } ], "pending_cut_count": 0, "pending_cut_pct": 0.0, "pending_valid_price_count": 2, "pending_missing_price_count": 0, "pending_unchanged_count": 2, "pending_raised_count": 0, "pending_not_below_original_count": 2, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 2, "pending_dom_n": 2, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": null, "pending_median_cdom": 105.0, "denominators": { "cut_pct": 8, "cut_last30_pct": 8, "relisted_pct": 8, "fresh_held_pct": 8, "stale_uncut_pct": 8, "over90_pct": 8, "dom_bucket_pct": 8, "pending_cut_pct": 2, "median_dom": 8, "median_cdom": 8, "median_cut_pct": 1, "median_cut_dollars": 1, "pending_median_cut_pct": 0, "pending_median_cdom": 2 }, "county_counts": { "Miami-Dade": 8 }, "series": [] }, "condos": { "active": 139, "sample_ok": true, "small_sample": false, "pending": 29, "median_list_price": 1090000.0, "cut_count": 49, "cut_pct": 35.3, "raised_count": 10, "valid_price_count": 139, "missing_price_count": 0, "unchanged_count": 80, "not_below_original_count": 90, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 5.4, "median_cut_dollars": 50000.0, "cut_last30": 17, "cut_last30_pct": 12.2, "cut_last7": 6, "median_dom": 107, "median_cdom": 108, "dom_n": 139, "cdom_n": 139, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 139, "relisted_count": 2, "relisted_pct": 1.4, "over90": 80, "over90_pct": 57.6, "over180": 34, "fresh_held": 35, "fresh_held_pct": 25.2, "fresh_held_missing_cdom_count": 0, "stale_uncut": 42, "stale_uncut_pct": 30.2, "dom_buckets": [ { "label": "0-30", "count": 25, "pct": 18.0 }, { "label": "31-60", "count": 16, "pct": 11.5 }, { "label": "61-90", "count": 18, "pct": 12.9 }, { "label": "91-180", "count": 46, "pct": 33.1 }, { "label": "181+", "count": 34, "pct": 24.5 } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$250K to $500K", "active": 36, "cut": 17, "cut_pct": 47.2, "median_cdom": 80.5, "cut_pct_denominator": 36, "cdom_n": 36, "valid_price_count": 36 }, { "label": "$500K to $1M", "active": 26, "cut": 12, "cut_pct": 46.2, "median_cdom": 111.0, "cut_pct_denominator": 26, "cdom_n": 26, "valid_price_count": 26 }, { "label": "$1M and up", "active": 77, "cut": 20, "cut_pct": 26.0, "median_cdom": 114, "cut_pct_denominator": 77, "cdom_n": 77, "valid_price_count": 77 } ], "pending_cut_count": 9, "pending_cut_pct": 31.0, "pending_valid_price_count": 29, "pending_missing_price_count": 0, "pending_unchanged_count": 18, "pending_raised_count": 2, "pending_not_below_original_count": 20, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 29, "pending_dom_n": 29, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 6.1, "pending_median_cdom": 118, "denominators": { "cut_pct": 139, "cut_last30_pct": 139, "relisted_pct": 139, "fresh_held_pct": 139, "stale_uncut_pct": 139, "over90_pct": 139, "dom_bucket_pct": 139, "pending_cut_pct": 29, "median_dom": 139, "median_cdom": 139, "median_cut_pct": 49, "median_cut_dollars": 49, "pending_median_cut_pct": 9, "pending_median_cdom": 29 }, "county_counts": { "Miami-Dade": 139 }, "tier": "c4", "series": [ { "date": "2026-09-07", "active": 139, "cut_pct": 35.3, "median_cdom": 108, "median_list_price": 1090000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "35.3% of Bay Harbor Islands condominiums for sale are asking less than their original list price", "Seller Blink Rate™ in Bay Harbor Islands: 35.3% of condominiums list below original asking, against 37.4% across Miami-Dade County", "Buying in Bay Harbor Islands? 49 of the 139 condominiums for sale are asking below their original price, by a median $50K" ], "lede": "BAY HARBOR ISLANDS, Fla., September 7, 2026 - 35.3% of the 139 condominiums listed for sale in Bay Harbor Islands (49 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 49 reduced listings, the median reduction is 5.4% (about $50K). Houses: 8 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"35.3 percent of condominiums for sale in Bay Harbor Islands have a current asking price below their original list price; among those 49 reduced listings the median reduction is $50K.\"", "\"Among active Bay Harbor Islands condominiums, the median recorded CumulativeDaysOnMarket value is 108 days and the median recorded DaysOnMarket value is 107 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"29 Bay Harbor Islands condominiums are under contract in this snapshot, 9 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Bay Harbor Islands, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (80 unchanged, 10 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 139 condominiums, 8 houses, 29 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/bay-harbor-islands/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-bay-harbor-islands/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Bay Harbor Islands versus Miami-Dade County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Bay Harbor Islands condominiums 35.3%, Miami-Dade County condominiums 37.4%. Houses: 8 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 35.3% of Bay Harbor Islands condominiums for sale are asking below their original price, against 37.4% across Miami-Dade County", "visible_labels": [ "37.4%", "35.3%" ] }, { "caption": "Active Bay Harbor Islands condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 57.6% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 18%, 31-60 days 11.5%, 61-90 days 12.9%, 91-180 days 33.1%, 181+ days 24.5%.", "title": "57.6% of Bay Harbor Islands condominiums for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "18%", "11.5%", "12.9%", "33.1%", "24.5%", "57.6%" ] }, { "caption": "Share of active Bay Harbor Islands condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 0 listed, count only; $250K to $500K 47.2% (17 of 36); $500K to $1M 46.2% (12 of 26); $1M and up 26% (20 of 77).", "title": "$250K to $500K Bay Harbor Islands condominiums show the highest share asking below original: 47.2% of 36", "visible_labels": [ "26%", "20", "77", "46.2%", "12", "26", "47.2%", "17", "36", "0" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 178, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.active", "before": 140, "after": 139, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].active", "before": 78, "after": 77, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 77, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut", "before": 21, "after": 20, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct", "before": 26.9, "after": 26.0, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 77, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].median_cdom", "before": 119.5, "after": 114, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 77, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 139, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Miami-Dade", "before": null, "after": 139, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_count", "before": 50, "after": 49, "before_present": true, "after_present": true }, { "field": "city.segments.condos.cut_last30_pct", "before": 12.1, "after": 12.2, "before_present": true, "after_present": true }, { "field": "city.segments.condos.cut_pct", "before": 35.7, "after": 35.3, "before_present": true, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 139, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 139, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 139, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 139, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 139, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 139, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 139, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 139, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 139, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].pct", "before": 17.9, "after": 18.0, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[1].pct", "before": 11.4, "after": 11.5, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[3].count", "before": 47, "after": 46, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[3].pct", "before": 33.6, "after": 33.1, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[4].pct", "before": 24.3, "after": 24.5, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 139, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_pct", "before": 25.0, "after": 25.2, "before_present": true, "after_present": true }, { "field": "city.segments.condos.median_cdom", "before": 110.5, "after": 108, "before_present": true, "after_present": true }, { "field": "city.segments.condos.median_cut_dollars", "before": 51550.0, "after": 50000.0, "before_present": true, "after_present": true }, { "field": "city.segments.condos.median_cut_pct", "before": 5.8, "after": 5.4, "before_present": true, "after_present": true }, { "field": "city.segments.condos.median_dom", "before": 107.5, "after": 107, "before_present": true, "after_present": true }, { "field": "city.segments.condos.median_list_price", "before": 1094500.0, "after": 1090000.0, "before_present": true, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.condos.over90", "before": 81, "after": 80, "before_present": true, "after_present": true }, { "field": "city.segments.condos.over90_pct", "before": 57.9, "after": 57.6, "before_present": true, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 139, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending", "before": 28, "after": 29, "before_present": true, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_count", "before": 8, "after": 9, "before_present": true, "after_present": true }, { "field": "city.segments.condos.pending_cut_pct", "before": 28.6, "after": 31.0, "before_present": true, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_median_cdom", "before": 113.5, "after": 118, "before_present": true, "after_present": true }, { "field": "city.segments.condos.pending_median_cut_pct", "before": 5.8, "after": 6.1, "before_present": true, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.segments.condos.stale_uncut_pct", "before": 30.0, "after": 30.2, "before_present": true, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 80, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 139, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Miami-Dade", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 8, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Bay Harbor Islands condominiums 35.7%, Miami-Dade County condominiums 37.4%. Houses: 8 for sale, too few to report.", "after": "Horizontal bar chart. Bay Harbor Islands condominiums 35.3%, Miami-Dade County condominiums 37.4%. Houses: 8 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Bay Harbor Islands versus Miami-Dade County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Bay Harbor Islands versus Miami-Dade County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Bay Harbor Islands condominiums are cutting 1.7 points less often than Miami-Dade County", "after": "Seller Blink Rate™: 35.3% of Bay Harbor Islands condominiums for sale are asking below their original price, against 37.4% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "37.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "35.3%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 17.9%, 31-60 days 11.4%, 61-90 days 12.9%, 91-180 days 33.6%, 181+ days 24.3%.", "after": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 18%, 31-60 days 11.5%, 61-90 days 12.9%, 91-180 days 33.1%, 181+ days 24.5%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Bay Harbor Islands listings by cumulative days on market, condominiums, September 7, 2026. 57.9% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Bay Harbor Islands condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 57.6% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "57.9% of Bay Harbor Islands condominiums for sale have waited more than 90 days, counting every relisting", "after": "57.6% of Bay Harbor Islands condominiums for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "18%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "11.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "12.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "33.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "24.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "57.6%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K too few to read of 0; $250K to $500K 47.2% of 36; $500K to $1M 46.2% of 26; $1M and up 26.9% of 78.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 0 listed, count only; $250K to $500K 47.2% (17 of 36); $500K to $1M 46.2% (12 of 26); $1M and up 26% (20 of 77).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Bay Harbor Islands condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Bay Harbor Islands condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$250K to $500K Bay Harbor Islands condominiums have cut most often: 47.2% of 36", "after": "$250K to $500K Bay Harbor Islands condominiums show the highest share asking below original: 47.2% of 36", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "26%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "77", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "46.2%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "26", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "47.2%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "17", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "36", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "35.7% of Bay Harbor Islands condominiums for sale have cut their asking price", "after": "35.3% of Bay Harbor Islands condominiums for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Bay Harbor Islands sellers hold firmer than the rest of Miami-Dade County as 57.9% of condominiums pass 90 days on the market", "after": "Seller Blink Rate™ in Bay Harbor Islands: 35.3% of condominiums list below original asking, against 37.4% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Bay Harbor Islands? One in three condominiums have already come down once, by a median $52K", "after": "Buying in Bay Harbor Islands? 49 of the 139 condominiums for sale are asking below their original price, by a median $50K", "before_present": true, "after_present": true }, { "field": "lede", "before": "BAY HARBOR ISLANDS, Fla., September 7, 2026 - 35.7% of the 140 condominiums listed for sale in Bay Harbor Islands have reduced their asking price at least once, by a median 5.8% (about $52K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 8 for sale, too few to report percentages (floor 30).", "after": "BAY HARBOR ISLANDS, Fla., September 7, 2026 - 35.3% of the 139 condominiums listed for sale in Bay Harbor Islands (49 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 49 reduced listings, the median reduction is 5.4% (about $50K). Houses: 8 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Bay Harbor Islands and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 140 condominiums, 8 houses, 28 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-bay-harbor-islands/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Bay Harbor Islands, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (80 unchanged, 10 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 139 condominiums, 8 houses, 29 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/bay-harbor-islands/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-bay-harbor-islands/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"35.7 percent of condominiums for sale in Bay Harbor Islands have reduced their asking price at least once, by a median $52K.\"", "after": "\"35.3 percent of condominiums for sale in Bay Harbor Islands have a current asking price below their original list price; among those 49 reduced listings the median reduction is $50K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Bay Harbor Islands condominium for sale has been waiting 110 days, not the 108 the current listing shows.\"", "after": "\"Among active Bay Harbor Islands condominiums, the median recorded CumulativeDaysOnMarket value is 108 days and the median recorded DaysOnMarket value is 107 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Bay Harbor Islands condominiums now under contract, 71.4 percent never reduced their asking price; the rest cut by a median 5.8 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"29 Bay Harbor Islands condominiums are under contract in this snapshot, 9 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "cc01feb34b1a5a9936b48a9abe46d97a26c8ed9ad9ffc0d601f59a98127bc92e", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nBay Harbor Islands price cuts and true days on market\nHEADLINE OPTIONS\n35.7% of Bay Harbor Islands condominiums for sale have cut their asking price\nBay Harbor Islands sellers hold firmer than the rest of Miami-Dade County as 57.9% of condominiums pass\n90 days on the market\nBuying in Bay Harbor Islands? One in three condominiums have already come down once, by a median\n$52K\nLEDE\nBAY HARBOR ISLANDS, Fla., September 7, 2026 - 35.7% of the 140 condominiums listed for sale in Bay\nHarbor Islands have reduced their asking price at least once, by a median 5.8% (about $52K), according to a\ndaily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 8 for sale, too few to report percentages\n(floor 30).\nNUT GRAF\nThe figures point to a market where 28.6% of condominiums reached a contract only after a price cut: of the\n28 Bay Harbor Islands condominiums now under contract, 28.6% reduced before going under contract, with a\nmedian cut of 5.8% and a median 114 days to contract. Across Miami-Dade County the price-cut share is\n37.4% for condominiums and 37.6% for houses, so Bay Harbor Islands condominiums are cutting 1.7 points\nless often than the county. Counting every relisting, the median Bay Harbor Islands condominium for sale has\nbeen on the market 110 days, against 108 on its current listing; 1.4% of active condominiums have been\nwithdrawn and relisted at least once.\nFACT BOX\nActive\ncondominium\nlistings, Bay\nHarbor Islands\n140\nShare with at\nleast one price\nreduction,\ncondominiums\n35.7% (50 of 140)\nMedian\nreduction from\n5.8% (about $52K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\noriginal asking,\ncondominiums\nActive single-\nfamily listings,\nBay Harbor\nIslands\n8 (below the 30-listing floor; percentages not reported)\nMedian\ncumulative days\non market,\ncondominiums\n110 days (108 on current listing)\nCondominiums\non market more\nthan 90 days,\ncumulative\n57.9% (81 of 140)\nCondominiums\nunder contract\nthat reduced\nfirst\n28.6% of 28\nMiami-Dade\nCounty price-\ncut share,\ncondominiums /\nhouses\n37.4% / 37.6%\nConditions read\n(PBP rule,\ndisclosed in\nmethod)\nCondominiums: Cutting at peer pace\nPeer group,\ncondominiums\n(median asking\n$600K and up;\npeer cut share\n38.1%)\nCoral Gables, Riviera Beach, Hillsboro Beach, Sunny Isles Beach, Singer Island, Surfside, Highland Beach, Palm Beach\nQUOTABLE DATA POINTS\n\"35.7 percent of condominiums for sale in Bay Harbor Islands have reduced their asking price at least once,\nby a median $52K.\"\n\"Counting every relisting, the median Bay Harbor Islands condominium for sale has been waiting 110 days,\nnot the 108 the current listing shows.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Of the Bay Harbor Islands condominiums now under contract, 71.4 percent never reduced their asking\nprice; the rest cut by a median 5.8 percent before a buyer committed. Contract prices are not known until\nthe sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Bay Harbor Islands versus Miami-Dade County, condominiums, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Bay Harbor Islands listings by cumulative days on market, condominiums, September 7, 2026. 57.9% of condominiums have\npassed 90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Bay Harbor Islands condominiums with a price reduction by original asking price band, September 7, 2026. Bands under\n30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Bay Harbor Islands and Miami-Dade County\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit\nreflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\non market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences;\ncondominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under\nContract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 140 condominiums, 8\nhouses, 28 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate\nor model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-bay-harbor-islands/ . Conditions read: How the read works: each city is compared with its peer\ngroup, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer\nfigure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at\nleast 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting\nat peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is\nrelative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "bbb28edac76d96c32928edf3e224a8f938e7308f77c5925a854d3951fd480c33", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nBay Harbor Islands asking-price reductions and\nrecorded days on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/bay-harbor-\nislands/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n35.3% of Bay Harbor Islands condominiums for sale are asking less than their original list price\nSeller Blink Rate™ in Bay Harbor Islands: 35.3% of condominiums list below original asking, against 37.4%\nacross Miami-Dade County\nBuying in Bay Harbor Islands? 49 of the 139 condominiums for sale are asking below their original price, by\na median $50K\nLEDE\nBAY HARBOR ISLANDS, Fla., September 7, 2026 - 35.3% of the 139 condominiums listed for sale in Bay\nHarbor Islands (49 listings) have a current asking price below their original list price, according to PBP Real\nEstate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 49 reduced listings, the\nmedian reduction is 5.4% (about $50K). Houses: 8 for sale, below the 30-listing floor, so no percentages are\nreported for them.\nNUT GRAF\nFor active Bay Harbor Islands condominiums, the median recorded CumulativeDaysOnMarket value is 108\ndays and the median recorded DaysOnMarket value is 107 days, each calculated from non-missing values in\nthat field (139 and 139 listings). 1.4% of all active condominiums have both fields recorded and a cumulative\nvalue greater than their DaysOnMarket value; this comparison does not establish a relisting event. 29 Bay\nHarbor Islands condominiums are under contract (Pending or Active Under Contract), 9 of them with a\nrecorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nnot disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.4%\nfor condominiums and 37.6% for houses; Bay Harbor Islands condominiums are 2.1 points below the county\nshare.\nFACT BOX\nActive condominium listings, Bay Harbor\nIslands\n139\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n35.3% (49 of 139)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\ncondominiums\n139 / 0; 80 / 10\nSeptember 7, 2026\nMedian reduction among the 49\nreduced condominiums\n5.4% (about $50K)\nSeptember 7, 2026\nActive single-family listings, Bay Harbor\nIslands\n8 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, condominiums\n108 / 107 days (from 139 / 139 recorded values)\nSeptember 7, 2026\nCondominiums with recorded\nCumulativeDaysOnMarket over 90 days\n57.6% (80 of 139 with a recorded value)\nSeptember 7, 2026\nCondominiums under contract (count\nonly; fewer than 30)\n29, 9 asking below original\nSeptember 7, 2026\nMiami-Dade County share asking below\noriginal, condominiums / houses\n37.4% / 37.6%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nCondominiums: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, condominiums (median\nasking $600K and up; peer share 38.1%)\nCoral Gables, Riviera Beach, Hillsboro Beach, Sunny Isles\nBeach, Singer Island, Surfside, Highland Beach, Palm\nBeach, Lake Park, Key Biscayne, Juno Beach, Bal Harbour,\nCoconut Grove\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"35.3 percent of condominiums for sale in Bay Harbor Islands have a current asking price below their\noriginal list price; among those 49 reduced listings the median reduction is $50K.\"\n\"Among active Bay Harbor Islands condominiums, the median recorded CumulativeDaysOnMarket value is\n108 days and the median recorded DaysOnMarket value is 107 days. These are MLS-recorded fields, not\nan independently reconstructed listing history.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"29 Bay Harbor Islands condominiums are under contract in this snapshot, 9 of them with a recorded\nasking price below original; the group is too small to report a percentage. These asking-price fields do not\ndisclose the agreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Bay Harbor Islands versus Miami-\nDade County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Bay Harbor Islands condominiums 35.3%, Miami-Dade County\ncondominiums 37.4%. Houses: 8 for sale, count only. Share of active listings asking below their original list\nprice, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive Bay Harbor Islands condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with\na recorded value in that field; 57.6% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Condominiums: 0-30 days 18%,\n31-60 days 11.5%, 61-90 days 12.9%, 91-180 days 33.1%, 181+ days 24.5%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Bay Harbor Islands condominiums asking below their original list price, by current asking-price band, September 7, 2026.\nBands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\ncondominiums: Under $250K 0 listed, count only; $250K to $500K 47.2% (17 of 36); $500K to $1M 46.2%\n(12 of 26); $1M and up 26% (20 of 77).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Bay Harbor Islands,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (80 unchanged, 10 above original, 0 without both prices among condominiums). The median reduction is the\nmiddle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced.\nDays on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the\nlistings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded\nCumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or\nhow often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nasking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands\nunder 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the\nshared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype\n(townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment\nwhen the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified\nas condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining\nSingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-\ncontract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39\nis marked small. Houses are below the floor and appear as a count only. Sample sizes: 139 condominiums, 8 houses, 29\ncondominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings\nwhose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking\nbelow their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read\nworks: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and\ncondominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of\nunder-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-\nprice records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between\nthe rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active\nlistings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source\ntable behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/bay-harbor-islands/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-bay-harbor-islands/;\nwhere published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS\nlisting data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "65b9a0b3cd14f70c143596a042d2aaffd691737f894fd48931d0e197f8a2f61d", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - BAY HARBOR ISLANDS PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 35.3% of Bay Harbor Islands condominiums for sale are asking less than their original list price\n2. Seller Blink Rate™ in Bay Harbor Islands: 35.3% of condominiums list below original asking, against 37.4% across Miami-Dade County\n3. Buying in Bay Harbor Islands? 49 of the 139 condominiums for sale are asking below their original price, by a median $50K\n\nLEDE\nBAY HARBOR ISLANDS, Fla., September 7, 2026 - 35.3% of the 139 condominiums listed for sale in Bay Harbor Islands (49 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 49 reduced listings, the median reduction is 5.4% (about $50K). Houses: 8 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active Bay Harbor Islands condominiums, the median recorded CumulativeDaysOnMarket value is 108 days and the median recorded DaysOnMarket value is 107 days, each calculated from non-missing values in that field (139 and 139 listings). 1.4% of all active condominiums have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 29 Bay Harbor Islands condominiums are under contract (Pending or Active Under Contract), 9 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.4% for condominiums and 37.6% for houses; Bay Harbor Islands condominiums are 2.1 points below the county share.\n\nFACT BOX (exact figures)\n- Active condominium listings, Bay Harbor Islands: 139 [September 7, 2026]\n- Share asking below original list price, condominiums: 35.3% (49 of 139) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, condominiums: 139 / 0; 80 / 10 [September 7, 2026]\n- Median reduction among the 49 reduced condominiums: 5.4% (about $50K) [September 7, 2026]\n- Active single-family listings, Bay Harbor Islands: 8 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, condominiums: 108 / 107 days (from 139 / 139 recorded values) [September 7, 2026]\n- Condominiums with recorded CumulativeDaysOnMarket over 90 days: 57.6% (80 of 139 with a recorded value) [September 7, 2026]\n- Condominiums under contract (count only; fewer than 30): 29, 9 asking below original [September 7, 2026]\n- Miami-Dade County share asking below original, condominiums / houses: 37.4% / 37.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, condominiums (median asking $600K and up; peer share 38.1%): Coral Gables, Riviera Beach, Hillsboro Beach, Sunny Isles Beach, Singer Island, Surfside, Highland Beach, Palm Beach, Lake Park, Key Biscayne, Juno Beach, Bal Harbour, Coconut Grove [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"35.3 percent of condominiums for sale in Bay Harbor Islands have a current asking price below their original list price; among those 49 reduced listings the median reduction is $50K.\"\n- \"Among active Bay Harbor Islands condominiums, the median recorded CumulativeDaysOnMarket value is 108 days and the median recorded DaysOnMarket value is 107 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"29 Bay Harbor Islands condominiums are under contract in this snapshot, 9 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- bay-harbor-islands-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Bay Harbor Islands versus Miami-Dade County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Bay Harbor Islands condominiums 35.3%, Miami-Dade County condominiums 37.4%. Houses: 8 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- bay-harbor-islands-true-days-on-market-r1-2026-09-07.png\n Caption: Active Bay Harbor Islands condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 57.6% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Condominiums: 0-30 days 18%, 31-60 days 11.5%, 61-90 days 12.9%, 91-180 days 33.1%, 181+ days 24.5%.\n- bay-harbor-islands-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Bay Harbor Islands condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 0 listed, count only; $250K to $500K 47.2% (17 of 36); $500K to $1M 46.2% (12 of 26); $1M and up 26% (20 of 77).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Bay Harbor Islands, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (80 unchanged, 10 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 139 condominiums, 8 houses, 29 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/bay-harbor-islands/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-bay-harbor-islands/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-1245a0228a92103fe7c7" }, { "slug": "bay-harbor-islands", "city": "Bay Harbor Islands", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "active": 140, "with_fee": 137, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 140, "cut_count": 50, "cut_pct": 35.7, "median_cut_pct": 5.8, "median_cut_dollars": 51550 }, "outliers_dropped": 4, "n": 133, "median": 1800, "p10": 791, "p25": 1127, "p75": 3300, "p90": 4851, "min": 556, "max": 7746, "median_sqft": 1.3, "n_sqft": 129, "median_pct_price": 2.07, "median_list_price": 1050000, "median_year_built": 2017, "median_sqft_area": 1441, "over_1000": 108, "over_1000_pct": 81.2, "under_500": 0, "under_500_pct": 0.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 108, "over_hi_pct": 81.2, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Condominium": { "count": 132, "pct": 99.2 }, "Townhouse": { "count": 1, "pct": 0.8 } }, "regime": { "COA": { "count": 93, "pct": 69.9 }, "HOA": { "count": 22, "pct": 16.5 }, "not_recorded": { "count": 18, "pct": 13.5 } }, "villa_median": null, "townhouse_median": 1200, "cadence": { "Monthly": { "count": 130, "pct": 97.7 }, "Quarterly": { "count": 3, "pct": 2.3 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 0, "pct": 0.0 }, { "label": "$500 to $750", "count": 11, "pct": 8.3 }, { "label": "$750 to $1,000", "count": 14, "pct": 10.5 }, { "label": "$1,000 to $1,500", "count": 24, "pct": 18.0 }, { "label": "$1,500 to $2,000", "count": 19, "pct": 14.3 }, { "label": "$2,000 and up", "count": 65, "pct": 48.9 } ], "decades": [ { "label": "1950s", "n": 12, "median": 824, "median_sqft": 0.96 }, { "label": "1960s", "n": 30, "median": 1095, "median_sqft": 0.9 }, { "label": "1970s", "n": 10, "median": 1657, "median_sqft": 1.03 }, { "label": "1980s", "n": 1, "median": 1200, "median_sqft": 0.71 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 2, "median": 2368, "median_sqft": 1.43 }, { "label": "2010s", "n": 25, "median": 1784, "median_sqft": 1.3 }, { "label": "2020s", "n": 52, "median": 3502, "median_sqft": 1.81 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 36, "median": 902, "median_pct_price": 2.87 }, { "label": "$500K to $1M", "n": 26, "median": 1573, "median_pct_price": 2.28 }, { "label": "$1M and up", "n": 71, "median": 3300, "median_pct_price": 1.61 } ], "pre1995": { "n": 54, "median": 1090 }, "post2005": { "n": 77, "median": 3186 }, "includes": [ { "key": "Water", "label": "Water", "count": 77, "pct": 67.5 }, { "key": "Trash", "label": "Trash", "count": 75, "pct": 65.8 }, { "key": "Sewer", "label": "Sewer", "count": 66, "pct": 57.9 }, { "key": "CommonAreas", "label": "Common areas", "count": 65, "pct": 57.0 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 64, "pct": 56.1 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 54, "pct": 47.4 }, { "key": "Pools", "label": "Pool", "count": 53, "pct": 46.5 }, { "key": "HotWater", "label": "Hot water", "count": 39, "pct": 34.2 }, { "key": "Insurance", "label": "Building insurance", "count": 35, "pct": 30.7 }, { "key": "CableTv", "label": "Cable TV", "count": 33, "pct": 28.9 }, { "key": "Security", "label": "Security", "count": 33, "pct": 28.9 }, { "key": "Internet", "label": "Internet", "count": 21, "pct": 18.4 }, { "key": "PestControl", "label": "Pest control", "count": 18, "pct": 15.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 17, "pct": 14.9 } ], "includes_n": 114, "flags": { "sa_mentioned": { "count": 7, "pct": 5.3 }, "sa_none_or_paid": { "count": 6, "pct": 4.5 }, "sa_pending": { "count": 1, "pct": 0.8 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 13, "pct": 9.8 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 133 }, "developments": [ { "name": "Bay Harbor Island", "master": null, "n": 11, "anecdotal": false, "median": 3420, "median_sqft": 1.81, "year_built": 2026, "median_list_price": 2995000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Bay Harbor Islands", "master": null, "n": 10, "anecdotal": false, "median": 3067, "median_sqft": 1.81, "year_built": 2024, "median_list_price": 2000000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Well Bay Harbor", "master": null, "n": 9, "anecdotal": true, "median": 4000, "median_sqft": 1.72, "year_built": 2026, "median_list_price": 3495000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Island Pointe", "master": null, "n": 5, "anecdotal": true, "median": 1268, "median_sqft": 1.3, "year_built": 1966, "median_list_price": 400000, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-06", "median": 1800, "p25": 1125, "p75": 3300, "n": 133, "median_sqft": 1.3, "sa_pending_pct": 0.8 }, { "date": "2026-09-07", "median": 1800, "p25": 1127, "p75": 3300, "n": 133, "median_sqft": 1.3, "sa_pending_pct": 0.8 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Bay Harbor Islands condo for sale carries a $1,800-a-month association fee, 125% above the South Florida median", "81.2% of Bay Harbor Islands condos on the market ask $1,000 or more a month in fees; 0% stay under $500", "Bay Harbor Islands condos built since 2005 carry fees 192% higher than buildings from before 1995" ], "lede": "BAY HARBOR ISLANDS, Fla., September 7, 2026 - The median monthly association fee across the 133 condominiums listed for sale in Bay Harbor Islands is $1,800, with half of the listings between $1,127 and $3,300 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 125% above the five-county South Florida median of $800, and ranks Bay Harbor Islands 6 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Bay Harbor Islands carries a monthly association fee of $1,800, 125% above the five-county South Florida median of $800.\"", "\"81.2 percent of Bay Harbor Islands condos on the market ask $1,000 or more a month in association fees; only 0 percent stay under $500.\"", "\"In Bay Harbor Islands, a condo completed since 2005 carries a median fee of $3,186 a month, against $1,090 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Bay Harbor Islands permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-bay-harbor-islands/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Bay Harbor Islands against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Bay Harbor Islands median $1,800 a month, South Florida median $800; Bay Harbor Islands ranks 6 of 69 cities.", "title": "Bay Harbor Islands condo fees sit 125% above the South Florida median" }, { "caption": "Share of active Bay Harbor Islands condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 8.3% (11 listings); $750 to $1,000 10.5% (14 listings); $1,000 to $1,500 18% (24 listings); $1,500 to $2,000 14.3% (19 listings); $2,000 and up 48.9% (65 listings).", "title": "48.9% of Bay Harbor Islands condos for sale carry a fee of $2,000 and up a month" }, { "caption": "Median monthly-equivalent association fee for active Bay Harbor Islands condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1950s $824 (12 listings); 1960s $1,095 (30 listings); 1970s $1,657 (10 listings); 1980s too few (1 listings); 2000s too few (2 listings); 2010s $1,784 (25 listings); 2020s $3,502 (52 listings).", "title": "Bay Harbor Islands condos built since 2005 ask 192% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 139 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 139, "with_fee": 136, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 136, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 3, "n": 132, "retained_n": 132, "outliers_dropped": 4, "trim_applied": true, "cuts": { "active": 139, "cut_count": 49, "cut_pct": 35.3, "median_cut_pct": 5.4, "median_cut_dollars": 50000, "valid_price_count": 139, "missing_price_count": 0, "unchanged_count": 80, "raised_count": 10, "not_below_original_count": 90, "cut_pct_denominator": 139, "cut_sample_ok": true, "median_cut_n": 49 }, "trim_bounds": { "p1": 301.85, "p99": 8146.400000000003 }, "retained_small_sample": false, "retained_below_30": false, "median": 1799, "p10": 788, "p25": 1126, "p75": 3301, "p90": 4853, "min": 556, "max": 7746, "median_sqft": 1.3, "n_sqft": 128, "median_pct_price": 2.09, "n_pct_price": 132, "median_list_price": 1050000, "median_year_built": 2018, "median_sqft_area": 1430, "over_1000": 107, "over_1000_pct": 81.1, "under_500": 0, "under_500_pct": 0.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 107, "over_hi_pct": 81.1, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Condominium": { "count": 131, "pct": 99.2 }, "Townhouse": { "count": 1, "pct": 0.8 } }, "regime": { "COA": { "count": 93, "pct": 70.5 }, "HOA": { "count": 22, "pct": 16.7 }, "not_recorded": { "count": 17, "pct": 12.9 } }, "villa_median": null, "townhouse_median": 1200, "cadence": { "Monthly": { "count": 129, "pct": 97.7 }, "Quarterly": { "count": 3, "pct": 2.3 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 0, "pct": 0.0 }, { "label": "$500 to $750", "count": 11, "pct": 8.3 }, { "label": "$750 to $1,000", "count": 14, "pct": 10.6 }, { "label": "$1,000 to $1,500", "count": 24, "pct": 18.2 }, { "label": "$1,500 to $2,000", "count": 19, "pct": 14.4 }, { "label": "$2,000 and up", "count": 64, "pct": 48.5 } ], "decades": [ { "label": "1950s", "n": 12, "median": 824, "median_sqft": 0.96 }, { "label": "1960s", "n": 30, "median": 1095, "median_sqft": 0.9 }, { "label": "1970s", "n": 10, "median": 1657, "median_sqft": 1.03 }, { "label": "1980s", "n": 1, "median": 1200, "median_sqft": 0.71 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 2, "median": 2368, "median_sqft": 1.43 }, { "label": "2010s", "n": 24, "median": 1768, "median_sqft": 1.32 }, { "label": "2020s", "n": 52, "median": 3502, "median_sqft": 1.81 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 36, "median": 902, "median_pct_price": 2.87 }, { "label": "$500K to $1M", "n": 26, "median": 1573, "median_pct_price": 2.28 }, { "label": "$1M and up", "n": 70, "median": 3252, "median_pct_price": 1.61 } ], "pre1995": { "n": 54, "median": 1090 }, "post2005": { "n": 76, "median": 3150 }, "includes": [ { "key": "Water", "label": "Water", "count": 77, "pct": 68.1 }, { "key": "Trash", "label": "Trash", "count": 74, "pct": 65.5 }, { "key": "Sewer", "label": "Sewer", "count": 66, "pct": 58.4 }, { "key": "CommonAreas", "label": "Common areas", "count": 64, "pct": 56.6 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 63, "pct": 55.8 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 54, "pct": 47.8 }, { "key": "Pools", "label": "Pool", "count": 53, "pct": 46.9 }, { "key": "HotWater", "label": "Hot water", "count": 39, "pct": 34.5 }, { "key": "Insurance", "label": "Building insurance", "count": 34, "pct": 30.1 }, { "key": "CableTv", "label": "Cable TV", "count": 33, "pct": 29.2 }, { "key": "Security", "label": "Security", "count": 33, "pct": 29.2 }, { "key": "Internet", "label": "Internet", "count": 21, "pct": 18.6 }, { "key": "PestControl", "label": "Pest control", "count": 18, "pct": 15.9 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 17, "pct": 15.0 } ], "includes_n": 113, "flags": { "sa_mentioned": { "count": 7, "pct": 5.3 }, "sa_none_or_paid": { "count": 6, "pct": 4.5 }, "sa_pending": { "count": 1, "pct": 0.8 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 13, "pct": 9.8 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 132 }, "denominators": { "fee_percentages": 132, "fee_medians_percentiles": 132, "median_sqft": 128, "median_pct_price": 132, "includes_pct": 113, "flags_pct": 132, "cut_pct": 139 }, "developments": [ { "name": "Bay Harbor Island", "master": null, "n": 11, "anecdotal": false, "median": 3420, "median_sqft": 1.81, "year_built": 2026, "median_list_price": 2995000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Bay Harbor Islands", "master": null, "n": 10, "anecdotal": false, "median": 3067, "median_sqft": 1.81, "year_built": 2024, "median_list_price": 2000000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Well Bay Harbor", "master": null, "n": 9, "anecdotal": true, "median": 4000, "median_sqft": 1.72, "year_built": 2026, "median_list_price": 3495000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Island Pointe", "master": null, "n": 5, "anecdotal": true, "median": 1268, "median_sqft": 1.3, "year_built": 1966, "median_list_price": 400000, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 1799, "p25": 1126, "p75": 3301, "n": 132, "median_sqft": 1.3, "sa_pending_pct": 0.8 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Bay Harbor Islands condo monthly association fees have a median of $1,799 in the retained usable-fee sample of 132 listings, 125% above the five-county median", "In Bay Harbor Islands's retained usable-fee sample (132 listings after exclusions and percentile trimming), 81.1% have monthly-equivalent fees of $1,000 or more and 0% are below $500", "Bay Harbor Islands condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=76) vs pre-1995 (n=54), monthly median 189% higher" ], "lede": "BAY HARBOR ISLANDS, Fla., September 7, 2026 - Among 132 active condominium listings in Bay Harbor Islands retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,799, with the middle half between $1,126 and $3,301, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 139 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 125% above the separately trimmed five-county median of $800 and ranks 6th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Bay Harbor Islands's retained usable-fee sample (n=132), after exclusions and percentile trimming, is $1,799, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Bay Harbor Islands condos in the retained usable-fee sample (n=132) after exclusions and percentile trimming, 81.1 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500.\"", "\"Among the retained usable-fee listings in Bay Harbor Islands with a recorded construction year, the median monthly-equivalent fee is $3,150 for a recorded year built of 2005 or later (76 listings) and $1,090 for those built before 1995 (54 listings).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Bay Harbor Islands, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (136 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 132 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 139 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/bay-harbor-islands/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-bay-harbor-islands/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Bay Harbor Islands and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Bay Harbor Islands retained-sample median $1,799 a month (n=132); five-county median $800 (n=22,695, region-level trim).", "title": "Bay Harbor Islands condos, retained usable-fee sample (n=132): median $1,799/month, 125% above the five-county median of $800", "visible_labels": [ "$1,799", "132", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 132 active Bay Harbor Islands condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 8.3% (11 listings); $750 to $1,000 10.6% (14 listings); $1,000 to $1,500 18.2% (24 listings); $1,500 to $2,000 14.4% (19 listings); $2,000 and up 48.5% (64 listings).", "title": "48.5% of Bay Harbor Islands's retained usable-fee sample (132 listings) falls in the $2,000 and up monthly band", "visible_labels": [ "0%", "0", "0%", "0", "8.3%", "11", "10.6%", "14", "18.2%", "24", "14.4%", "19", "48.5%", "64" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Bay Harbor Islands condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=76; pre-1995 n=54.", "alt": "Column chart of median fee by recorded decade built: 1950s $824 (12 listings); 1960s $1,095 (30 listings); 1970s $1,657 (10 listings); 1980s count only (1 listings); 2000s count only (2 listings); 2010s $1,768 (24 listings); 2020s $3,502 (52 listings). Recorded year built 2005 or later $3,150 (76 listings); before 1995 $1,090 (54 listings).", "title": "Bay Harbor Islands condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=76) vs pre-1995 (n=54), monthly median 189% higher", "visible_labels": [ "$824", "12", "$1,095", "30", "$1,657", "10", "1", "2", "$1,768", "24", "$3,502", "52", "$3,150", "76", "$1,090", "54" ] } ] } }, "figure_changes": [ { "field": "city.active", "before": 140, "after": 139, "before_present": true, "after_present": true }, { "field": "city.bands[3].median", "before": 3300, "after": 3252, "before_present": true, "after_present": true }, { "field": "city.bands[3].n", "before": 71, "after": 70, "before_present": true, "after_present": true }, { "field": "city.bins[3].pct", "before": 10.5, "after": 10.6, "before_present": true, "after_present": true }, { "field": "city.bins[4].pct", "before": 18.0, "after": 18.2, "before_present": true, "after_present": true }, { "field": "city.bins[5].pct", "before": 14.3, "after": 14.4, "before_present": true, "after_present": true }, { "field": "city.bins[6].count", "before": 65, "after": 64, "before_present": true, "after_present": true }, { "field": "city.bins[6].pct", "before": 48.9, "after": 48.5, "before_present": true, "after_present": true }, { "field": "city.cadence.Monthly.count", "before": 130, "after": 129, "before_present": true, "after_present": true }, { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 139, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.active", "before": 140, "after": 139, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_count", "before": 50, "after": 49, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_pct", "before": 35.7, "after": 35.3, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 139, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_dollars", "before": 51550, "after": 50000, "before_present": true, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_pct", "before": 5.8, "after": 5.4, "before_present": true, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 80, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 139, "before_present": false, "after_present": true }, { "field": "city.decades[6].median", "before": 1784, "after": 1768, "before_present": true, "after_present": true }, { "field": "city.decades[6].median_sqft", "before": 1.3, "after": 1.32, "before_present": true, "after_present": true }, { "field": "city.decades[6].n", "before": 25, "after": 24, "before_present": true, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 139, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 128, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 136, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.flags.remarks_n", "before": 133, "after": 132, "before_present": true, "after_present": true }, { "field": "city.includes[0].pct", "before": 67.5, "after": 68.1, "before_present": true, "after_present": true }, { "field": "city.includes[10].pct", "before": 28.9, "after": 29.2, "before_present": true, "after_present": true }, { "field": "city.includes[11].pct", "before": 18.4, "after": 18.6, "before_present": true, "after_present": true }, { "field": "city.includes[12].pct", "before": 15.8, "after": 15.9, "before_present": true, "after_present": true }, { "field": "city.includes[13].pct", "before": 14.9, "after": 15.0, "before_present": true, "after_present": true }, { "field": "city.includes[1].count", "before": 75, "after": 74, "before_present": true, "after_present": true }, { "field": "city.includes[1].pct", "before": 65.8, "after": 65.5, "before_present": true, "after_present": true }, { "field": "city.includes[2].pct", "before": 57.9, "after": 58.4, "before_present": true, "after_present": true }, { "field": "city.includes[3].count", "before": 65, "after": 64, "before_present": true, "after_present": true }, { "field": "city.includes[3].pct", "before": 57.0, "after": 56.6, "before_present": true, "after_present": true }, { "field": "city.includes[4].count", "before": 64, "after": 63, "before_present": true, "after_present": true }, { "field": "city.includes[4].pct", "before": 56.1, "after": 55.8, "before_present": true, "after_present": true }, { "field": "city.includes[5].pct", "before": 47.4, "after": 47.8, "before_present": true, "after_present": true }, { "field": "city.includes[6].pct", "before": 46.5, "after": 46.9, "before_present": true, "after_present": true }, { "field": "city.includes[7].pct", "before": 34.2, "after": 34.5, "before_present": true, "after_present": true }, { "field": "city.includes[8].count", "before": 35, "after": 34, "before_present": true, "after_present": true }, { "field": "city.includes[8].pct", "before": 30.7, "after": 30.1, "before_present": true, "after_present": true }, { "field": "city.includes[9].pct", "before": 28.9, "after": 29.2, "before_present": true, "after_present": true }, { "field": "city.includes_n", "before": 114, "after": 113, "before_present": true, "after_present": true }, { "field": "city.median", "before": 1800, "after": 1799, "before_present": true, "after_present": true }, { "field": "city.median_pct_price", "before": 2.07, "after": 2.09, "before_present": true, "after_present": true }, { "field": "city.median_sqft_area", "before": 1441, "after": 1430, "before_present": true, "after_present": true }, { "field": "city.median_year_built", "before": 2017, "after": 2018, "before_present": true, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n", "before": 133, "after": 132, "before_present": true, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.n_sqft", "before": 129, "after": 128, "before_present": true, "after_present": true }, { "field": "city.over_1000", "before": 108, "after": 107, "before_present": true, "after_present": true }, { "field": "city.over_1000_pct", "before": 81.2, "after": 81.1, "before_present": true, "after_present": true }, { "field": "city.over_hi", "before": 108, "after": 107, "before_present": true, "after_present": true }, { "field": "city.over_hi_pct", "before": 81.2, "after": 81.1, "before_present": true, "after_present": true }, { "field": "city.p10", "before": 791, "after": 788, "before_present": true, "after_present": true }, { "field": "city.p25", "before": 1127, "after": 1126, "before_present": true, "after_present": true }, { "field": "city.p75", "before": 3300, "after": 3301, "before_present": true, "after_present": true }, { "field": "city.p90", "before": 4851, "after": 4853, "before_present": true, "after_present": true }, { "field": "city.post2005.median", "before": 3186, "after": 3150, "before_present": true, "after_present": true }, { "field": "city.post2005.n", "before": 77, "after": 76, "before_present": true, "after_present": true }, { "field": "city.regime.COA.pct", "before": 69.9, "after": 70.5, "before_present": true, "after_present": true }, { "field": "city.regime.HOA.pct", "before": 16.5, "after": 16.7, "before_present": true, "after_present": true }, { "field": "city.regime.not_recorded.count", "before": 18, "after": 17, "before_present": true, "after_present": true }, { "field": "city.regime.not_recorded.pct", "before": 13.5, "after": 12.9, "before_present": true, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 301.85, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 8146.400000000003, "before_present": false, "after_present": true }, { "field": "city.types.Condominium.count", "before": 132, "after": 131, "before_present": true, "after_present": true }, { "field": "city.with_fee", "before": 137, "after": 136, "before_present": true, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Bay Harbor Islands median $1,800 a month, South Florida median $800; Bay Harbor Islands ranks 6 of 69 cities.", "after": "Dot strip chart in five county lanes. Bay Harbor Islands retained-sample median $1,799 a month (n=132); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Bay Harbor Islands against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Bay Harbor Islands and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Bay Harbor Islands condo fees sit 125% above the South Florida median", "after": "Bay Harbor Islands condos, retained usable-fee sample (n=132): median $1,799/month, 125% above the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$1,799", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "132", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 8.3% (11 listings); $750 to $1,000 10.5% (14 listings); $1,000 to $1,500 18% (24 listings); $1,500 to $2,000 14.3% (19 listings); $2,000 and up 48.9% (65 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 8.3% (11 listings); $750 to $1,000 10.6% (14 listings); $1,000 to $1,500 18.2% (24 listings); $1,500 to $2,000 14.4% (19 listings); $2,000 and up 48.5% (64 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Bay Harbor Islands condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 132 active Bay Harbor Islands condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "48.9% of Bay Harbor Islands condos for sale carry a fee of $2,000 and up a month", "after": "48.5% of Bay Harbor Islands's retained usable-fee sample (132 listings) falls in the $2,000 and up monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "14.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "19", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "48.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "64", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "8.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "10.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "18.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "24", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1950s $824 (12 listings); 1960s $1,095 (30 listings); 1970s $1,657 (10 listings); 1980s too few (1 listings); 2000s too few (2 listings); 2010s $1,784 (25 listings); 2020s $3,502 (52 listings).", "after": "Column chart of median fee by recorded decade built: 1950s $824 (12 listings); 1960s $1,095 (30 listings); 1970s $1,657 (10 listings); 1980s count only (1 listings); 2000s count only (2 listings); 2010s $1,768 (24 listings); 2020s $3,502 (52 listings). Recorded year built 2005 or later $3,150 (76 listings); before 1995 $1,090 (54 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Bay Harbor Islands condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Bay Harbor Islands condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=76; pre-1995 n=54.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Bay Harbor Islands condos built since 2005 ask 192% more in fees than those built before 1995", "after": "Bay Harbor Islands condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=76) vs pre-1995 (n=54), monthly median 189% higher", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$824", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$3,502", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "52", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "$3,150", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "76", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "$1,090", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[15]", "before": null, "after": "54", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$1,095", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "30", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$1,657", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$1,768", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "24", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Bay Harbor Islands condo for sale carries a $1,800-a-month association fee, 125% above the South Florida median", "after": "Bay Harbor Islands condo monthly association fees have a median of $1,799 in the retained usable-fee sample of 132 listings, 125% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "81.2% of Bay Harbor Islands condos on the market ask $1,000 or more a month in fees; 0% stay under $500", "after": "In Bay Harbor Islands's retained usable-fee sample (132 listings after exclusions and percentile trimming), 81.1% have monthly-equivalent fees of $1,000 or more and 0% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Bay Harbor Islands condos built since 2005 carry fees 192% higher than buildings from before 1995", "after": "Bay Harbor Islands condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=76) vs pre-1995 (n=54), monthly median 189% higher", "before_present": true, "after_present": true }, { "field": "lede", "before": "BAY HARBOR ISLANDS, Fla., September 7, 2026 - The median monthly association fee across the 133 condominiums listed for sale in Bay Harbor Islands is $1,800, with half of the listings between $1,127 and $3,300 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 125% above the five-county South Florida median of $800, and ranks Bay Harbor Islands 6 of 69 cities.", "after": "BAY HARBOR ISLANDS, Fla., September 7, 2026 - Among 132 active condominium listings in Bay Harbor Islands retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,799, with the middle half between $1,126 and $3,301, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 139 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 125% above the separately trimmed five-county median of $800 and ranks 6th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Bay Harbor Islands permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-bay-harbor-islands/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Bay Harbor Islands, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (136 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 132 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 139 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/bay-harbor-islands/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-bay-harbor-islands/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Bay Harbor Islands carries a monthly association fee of $1,800, 125% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Bay Harbor Islands's retained usable-fee sample (n=132), after exclusions and percentile trimming, is $1,799, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"81.2 percent of Bay Harbor Islands condos on the market ask $1,000 or more a month in association fees; only 0 percent stay under $500.\"", "after": "\"Among Bay Harbor Islands condos in the retained usable-fee sample (n=132) after exclusions and percentile trimming, 81.1 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Bay Harbor Islands, a condo completed since 2005 carries a median fee of $3,186 a month, against $1,090 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Bay Harbor Islands with a recorded construction year, the median monthly-equivalent fee is $3,150 for a recorded year built of 2005 or later (76 listings) and $1,090 for those built before 1995 (54 listings).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "996fde78808a243737bca58a5acb8b28c830979a99fb3e8fc186ae0f5f5a75d5", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nBay Harbor Islands condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Bay Harbor Islands condo for sale carries a $1,800-a-month association fee, 125% above the\nSouth Florida median\n81.2% of Bay Harbor Islands condos on the market ask $1,000 or more a month in fees; 0% stay under\n$500\nBay Harbor Islands condos built since 2005 carry fees 192% higher than buildings from before 1995\nLEDE\nBAY HARBOR ISLANDS, Fla., September 7, 2026 - The median monthly association fee across the 133\ncondominiums listed for sale in Bay Harbor Islands is $1,800, with half of the listings between $1,127 and\n$3,300 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 125%\nabove the five-county South Florida median of $800, and ranks Bay Harbor Islands 6 of 69 cities.\nNUT GRAF\nPer square foot, the median Bay Harbor Islands condo fee is $1.30 a month on a median unit of 1,441 square\nfeet; at the median asking price of $1.05M, a year of fees equals 2.07% of the price. 81.2% of listings ask\n$1,000 or more a month and 0% under $500. 0% of listings report two association layers (a master and a sub-\nassociation); 2.3% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention\na special assessment on 5.3% of listings, describe one as pending or payable by the buyer on 0.8%, and\nmention a mandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of\n$3,186 against $1,090 for those completed before 1995.\nFACT BOX\nActive condominium listings, Bay Harbor Islands\n140 (133 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$1,800\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$1,127 to $3,300\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.30 (median unit 1,441 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n2.07% (asking $1.05M)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n81.2% / 0%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n2.3%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n5.3% / 0.8%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Bay Harbor Islands ranks 6 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$3,186 (77 listings) / $1,090 (54 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Bay Harbor Islands carries a monthly association fee of $1,800,\n125% above the five-county South Florida median of $800.\"\n\"81.2 percent of Bay Harbor Islands condos on the market ask $1,000 or more a month in association fees;\nonly 0 percent stay under $500.\"\n\"In Bay Harbor Islands, a condo completed since 2005 carries a median fee of $3,186 a month, against\n$1,090 for a building completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Bay Harbor Islands against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Bay Harbor Islands condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Bay Harbor Islands condominiums by decade the building was completed,\nSeptember 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Bay Harbor Islands permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-bay-harbor-islands/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "1dc30b709a7afac016ad5db5bea80525b6af2ccda06e33f5b77dd8fd5434b245", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nBay Harbor Islands condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/bay-harbor-\nislands/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nBay Harbor Islands condo monthly association fees have a median of $1,799 in the retained usable-fee\nsample of 132 listings, 125% above the five-county median\nIn Bay Harbor Islands's retained usable-fee sample (132 listings after exclusions and percentile trimming),\n81.1% have monthly-equivalent fees of $1,000 or more and 0% are below $500\nBay Harbor Islands condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=76) vs pre-1995\n(n=54), monthly median 189% higher\nLEDE\nBAY HARBOR ISLANDS, Fla., September 7, 2026 - Among 132 active condominium listings in Bay Harbor\nIslands retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's\n1st or above its 99th percentile, the median monthly association fee is $1,799, with the middle half between\n$1,126 and $3,301, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7,\n2026. There are 139 active condominium listings before those exclusions and trimming; the fee statistics\ndescribe the retained sample, not every property for sale. The city median is 125% above the separately\ntrimmed five-county median of $800 and ranks 6th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Bay Harbor Islands condo fee is $1.30 a month (128\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n2.09% of the listing's current asking price across 132 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 81.1% of the retained sample have fees of $1,000 or more a\nmonth and 0% are below $500. 0% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 2.3% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 5.3% of the retained sample, describe one as pending or payable by\nthe buyer on 0.8%, and mention a mandatory club or membership on 0%; 132 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. Among retained listings\nwith a recorded construction year, the median monthly-equivalent fee is $3,150 for a recorded year built of\n2005 or later (76 listings) and $1,090 for those built before 1995 (54 listings); construction year is a recorded\nfield and this comparison does not explain why fees differ. \nFACT BOX\nActive condominium listings, Bay Harbor Islands\n(before exclusions and trimming)\n139\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n136 / 132 (4 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$1,799\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$1,126 to $3,301\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.30 (128 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n2.09% (132 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n81.1% (107) / 0% (0) of 132\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n2.3%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n5.3% / 0.8%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Bay Harbor Islands ranks\n6th among 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$3,150 (2005+ n=76) / $1,090 (pre-1995 n=54)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Bay Harbor Islands's retained usable-fee sample\n(n=132), after exclusions and percentile trimming, is $1,799, compared with $800 in the separately\ntrimmed five-county sample.\"\n\"Among Bay Harbor Islands condos in the retained usable-fee sample (n=132) after exclusions and\npercentile trimming, 81.1 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are\nbelow $500.\"\n\"Among the retained usable-fee listings in Bay Harbor Islands with a recorded construction year, the\nmedian monthly-equivalent fee is $3,150 for a recorded year built of 2005 or later (76 listings) and $1,090\nfor those built before 1995 (54 listings).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Bay Harbor\nIslands and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-\ncounty reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a\nvalid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Bay Harbor Islands retained-sample median $1,799\na month (n=132); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 132 active Bay Harbor Islands condominium listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 0% (0 listings); $500 to $750 8.3% (11 listings); $750 to $1,000 10.6% (14 listings);\n$1,000 to $1,500 18.2% (24 listings); $1,500 to $2,000 14.4% (19 listings); $2,000 and up 48.5% (64 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Bay Harbor Islands condominiums in the retained\nusable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt\n2005+ n=76; pre-1995 n=54.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1950s $824 (12 listings); 1960s\n$1,095 (30 listings); 1970s $1,657 (10 listings); 1980s count only (1 listings); 2000s count only (2 listings);\n2010s $1,768 (24 listings); 2020s $3,502 (52 listings). Recorded year built 2005 or later $3,150 (76 listings);\nbefore 1995 $1,090 (54 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Bay Harbor Islands, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (136 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 132 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 139 active listings. Region and county comparisons are trimmed separately within their own samples\n(the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is\nnot a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet;\nannual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-\nlisting ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10\nlistings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples\nwith fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least\n30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-\ndollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written\npublic remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse,\nvilla or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal\ndescription is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums\nare reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical\nclassifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the\nMLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its\nindividual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may\nrequest the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records)\nfrom info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained\nlater same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files;\noriginal edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/bay-\nharbor-islands/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-\nfees-bay-harbor-islands/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "02638c76514e49538e101aaca4e3d71165a8f0c7b1c426dee4cc83bcfaf913c3", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - BAY HARBOR ISLANDS CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Bay Harbor Islands condo monthly association fees have a median of $1,799 in the retained usable-fee sample of 132 listings, 125% above the five-county median\n2. In Bay Harbor Islands's retained usable-fee sample (132 listings after exclusions and percentile trimming), 81.1% have monthly-equivalent fees of $1,000 or more and 0% are below $500\n3. Bay Harbor Islands condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=76) vs pre-1995 (n=54), monthly median 189% higher\n\nLEDE\nBAY HARBOR ISLANDS, Fla., September 7, 2026 - Among 132 active condominium listings in Bay Harbor Islands retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,799, with the middle half between $1,126 and $3,301, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 139 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 125% above the separately trimmed five-county median of $800 and ranks 6th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Bay Harbor Islands condo fee is $1.30 a month (128 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.09% of the listing's current asking price across 132 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 81.1% of the retained sample have fees of $1,000 or more a month and 0% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 2.3% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 5.3% of the retained sample, describe one as pending or payable by the buyer on 0.8%, and mention a mandatory club or membership on 0%; 132 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $3,150 for a recorded year built of 2005 or later (76 listings) and $1,090 for those built before 1995 (54 listings); construction year is a recorded field and this comparison does not explain why fees differ. \n\nFACT BOX (exact figures)\n- Active condominium listings, Bay Harbor Islands (before exclusions and trimming): 139 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 136 / 132 (4 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $1,799 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $1,126 to $3,301 [September 7, 2026]\n- Median fee per square foot per month: $1.30 (128 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 2.09% (132 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 81.1% (107) / 0% (0) of 132 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 2.3% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 5.3% / 0.8% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Bay Harbor Islands ranks 6th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $3,150 (2005+ n=76) / $1,090 (pre-1995 n=54) [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Bay Harbor Islands's retained usable-fee sample (n=132), after exclusions and percentile trimming, is $1,799, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Bay Harbor Islands condos in the retained usable-fee sample (n=132) after exclusions and percentile trimming, 81.1 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500.\"\n- \"Among the retained usable-fee listings in Bay Harbor Islands with a recorded construction year, the median monthly-equivalent fee is $3,150 for a recorded year built of 2005 or later (76 listings) and $1,090 for those built before 1995 (54 listings).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- bay-harbor-islands-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Bay Harbor Islands and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Bay Harbor Islands retained-sample median $1,799 a month (n=132); five-county median $800 (n=22,695, region-level trim).\n- bay-harbor-islands-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 132 active Bay Harbor Islands condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 8.3% (11 listings); $750 to $1,000 10.6% (14 listings); $1,000 to $1,500 18.2% (24 listings); $1,500 to $2,000 14.4% (19 listings); $2,000 and up 48.5% (64 listings).\n- bay-harbor-islands-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Bay Harbor Islands condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=76; pre-1995 n=54.\n Alt text: Column chart of median fee by recorded decade built: 1950s $824 (12 listings); 1960s $1,095 (30 listings); 1970s $1,657 (10 listings); 1980s count only (1 listings); 2000s count only (2 listings); 2010s $1,768 (24 listings); 2020s $3,502 (52 listings). Recorded year built 2005 or later $3,150 (76 listings); before 1995 $1,090 (54 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Bay Harbor Islands, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (136 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 132 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 139 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/bay-harbor-islands/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-bay-harbor-islands/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "boca-raton", "city": "Boca Raton", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "segments": { "houses": { "active": 427, "sample_ok": true, "small_sample": false, "pending": 187, "median_list_price": 1799900.0, "cut_count": 174, "cut_pct": 40.7, "raised_count": 14, "median_cut_pct": 6.0, "median_cut_dollars": 100000.5, "cut_last30": 73, "cut_last30_pct": 17.1, "cut_last7": 20, "median_dom": 58, "median_cdom": 73, "relisted_count": 58, "relisted_pct": 13.6, "over90": 173, "over90_pct": 40.5, "over180": 78, "fresh_held": 153, "fresh_held_pct": 35.8, "stale_uncut": 73, "stale_uncut_pct": 17.1, "dom_buckets": [ { "label": "0-30", "count": 130, "pct": 30.4 }, { "label": "31-60", "count": 65, "pct": 15.2 }, { "label": "61-90", "count": 59, "pct": 13.8 }, { "label": "91-180", "count": 95, "pct": 22.2 }, { "label": "181+", "count": 78, "pct": 18.3 } ], "bands": [ { "label": "Under $500K", "active": 9, "cut": 7, "cut_pct": 77.8, "median_cdom": 74 }, { "label": "$500K to $1M", "active": 134, "cut": 55, "cut_pct": 41.0, "median_cdom": 44.5 }, { "label": "$1M to $2M", "active": 94, "cut": 39, "cut_pct": 41.5, "median_cdom": 62.0 }, { "label": "$2M to $5M", "active": 115, "cut": 45, "cut_pct": 39.1, "median_cdom": 76 }, { "label": "$5M and up", "active": 75, "cut": 28, "cut_pct": 37.3, "median_cdom": 135 } ], "pending_cut_count": 65, "pending_cut_pct": 34.8, "pending_median_cut_pct": 7.1, "pending_median_cdom": 35, "tier": "h3", "series": [ { "date": "2026-09-05", "active": 428, "cut_pct": 41.1, "median_cdom": 73.0, "median_list_price": 1775500.0 }, { "date": "2026-09-06", "active": 427, "cut_pct": 41.0, "median_cdom": 73, "median_list_price": 1776000.0 }, { "date": "2026-09-07", "active": 427, "cut_pct": 40.7, "median_cdom": 73, "median_list_price": 1799900.0 } ] }, "condos": { "active": 758, "sample_ok": true, "small_sample": false, "pending": 183, "median_list_price": 324700.0, "cut_count": 320, "cut_pct": 42.2, "raised_count": 16, "median_cut_pct": 6.9, "median_cut_dollars": 20000.0, "cut_last30": 136, "cut_last30_pct": 17.9, "cut_last7": 40, "median_dom": 66.5, "median_cdom": 79.0, "relisted_count": 80, "relisted_pct": 10.6, "over90": 341, "over90_pct": 45.0, "over180": 180, "fresh_held": 255, "fresh_held_pct": 33.6, "stale_uncut": 136, "stale_uncut_pct": 17.9, "dom_buckets": [ { "label": "0-30", "count": 202, "pct": 26.6 }, { "label": "31-60", "count": 121, "pct": 16.0 }, { "label": "61-90", "count": 94, "pct": 12.4 }, { "label": "91-180", "count": 161, "pct": 21.2 }, { "label": "181+", "count": 180, "pct": 23.7 } ], "bands": [ { "label": "Under $250K", "active": 254, "cut": 120, "cut_pct": 47.2, "median_cdom": 72.0 }, { "label": "$250K to $500K", "active": 311, "cut": 138, "cut_pct": 44.4, "median_cdom": 83 }, { "label": "$500K to $1M", "active": 82, "cut": 27, "cut_pct": 32.9, "median_cdom": 81.5 }, { "label": "$1M and up", "active": 111, "cut": 35, "cut_pct": 31.5, "median_cdom": 90 } ], "pending_cut_count": 59, "pending_cut_pct": 32.2, "pending_median_cut_pct": 8.6, "pending_median_cdom": 43, "tier": "c2", "series": [ { "date": "2026-09-05", "active": 687, "cut_pct": 42.4, "median_cdom": 80, "median_list_price": 319500.0 }, { "date": "2026-09-06", "active": 685, "cut_pct": 42.5, "median_cdom": 80, "median_list_price": 315000.0 }, { "date": "2026-09-07", "active": 758, "cut_pct": 42.2, "median_cdom": 79.0, "median_list_price": 324700.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "40.7% of Boca Raton houses for sale have cut their asking price, 42.2% of condos", "Boca Raton sellers hold firmer than the rest of Palm Beach County as 40.5% of houses pass 90 days on the market", "Buying in Boca Raton? Two in five houses have already come down once, by a median $100K" ], "lede": "BOCA RATON, Fla., September 7, 2026 - 40.7% of the 427 single-family homes listed for sale in Boca Raton have reduced their asking price at least once, by a median 6.0% (about $100K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 758 condominium listings, 42.2% have cut, by a median 6.9%.", "quotes": [ "\"40.7 percent of single-family homes for sale in Boca Raton have reduced their asking price at least once, by a median $100K.\"", "\"Counting every relisting, the median Boca Raton house for sale has been waiting 73 days, not the 58 the current listing shows.\"", "\"Of the Boca Raton houses now under contract, 65.2 percent never reduced their asking price; the rest cut by a median 7.1 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Boca Raton and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 427 houses, 758 condominiums, 187 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-boca-raton/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Boca Raton versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Boca Raton houses 40.7%, Palm Beach County houses 43.4%; Boca Raton condominiums 42.2%, Palm Beach County condominiums 44.6%.", "title": "Boca Raton houses are cutting 2.7 points less often than Palm Beach County" }, { "caption": "Active Boca Raton listings by cumulative days on market, houses and condominiums, September 7, 2026. 40.5% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 30.4%, 31-60 days 15.2%, 61-90 days 13.8%, 91-180 days 22.2%, 181+ days 18.3%. Condominiums: 0-30 days 26.6%, 31-60 days 16.0%, 61-90 days 12.4%, 91-180 days 21.2%, 181+ days 23.7%.", "title": "40.5% of Boca Raton houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Boca Raton houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 9; $500K to $1M 41.0% of 134; $1M to $2M 41.5% of 94; $2M to $5M 39.1% of 115; $5M and up 37.3% of 75.", "title": "$1M to $2M Boca Raton houses have cut most often: 41.5% of 94" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 1556 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 427, "sample_ok": true, "small_sample": false, "pending": 187, "median_list_price": 1799900.0, "cut_count": 174, "cut_pct": 40.7, "raised_count": 14, "valid_price_count": 427, "missing_price_count": 0, "unchanged_count": 239, "not_below_original_count": 253, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.0, "median_cut_dollars": 100000.5, "cut_last30": 73, "cut_last30_pct": 17.1, "cut_last7": 20, "median_dom": 58, "median_cdom": 73, "dom_n": 427, "cdom_n": 427, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 427, "relisted_count": 58, "relisted_pct": 13.6, "over90": 173, "over90_pct": 40.5, "over180": 78, "fresh_held": 153, "fresh_held_pct": 35.8, "fresh_held_missing_cdom_count": 0, "stale_uncut": 73, "stale_uncut_pct": 17.1, "dom_buckets": [ { "label": "0-30", "count": 130, "pct": 30.4 }, { "label": "31-60", "count": 65, "pct": 15.2 }, { "label": "61-90", "count": 59, "pct": 13.8 }, { "label": "91-180", "count": 95, "pct": 22.2 }, { "label": "181+", "count": 78, "pct": 18.3 } ], "bands": [ { "label": "Under $500K", "active": 9, "cut": 7, "cut_pct": 77.8, "median_cdom": 74, "cut_pct_denominator": 9, "cdom_n": 9, "valid_price_count": 9 }, { "label": "$500K to $1M", "active": 134, "cut": 55, "cut_pct": 41.0, "median_cdom": 44.5, "cut_pct_denominator": 134, "cdom_n": 134, "valid_price_count": 134 }, { "label": "$1M to $2M", "active": 94, "cut": 39, "cut_pct": 41.5, "median_cdom": 62.0, "cut_pct_denominator": 94, "cdom_n": 94, "valid_price_count": 94 }, { "label": "$2M to $5M", "active": 115, "cut": 45, "cut_pct": 39.1, "median_cdom": 76, "cut_pct_denominator": 115, "cdom_n": 115, "valid_price_count": 115 }, { "label": "$5M and up", "active": 75, "cut": 28, "cut_pct": 37.3, "median_cdom": 135, "cut_pct_denominator": 75, "cdom_n": 75, "valid_price_count": 75 } ], "pending_cut_count": 65, "pending_cut_pct": 34.8, "pending_valid_price_count": 187, "pending_missing_price_count": 0, "pending_unchanged_count": 118, "pending_raised_count": 4, "pending_not_below_original_count": 122, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 187, "pending_dom_n": 187, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 7.1, "pending_median_cdom": 35, "denominators": { "cut_pct": 427, "cut_last30_pct": 427, "relisted_pct": 427, "fresh_held_pct": 427, "stale_uncut_pct": 427, "over90_pct": 427, "dom_bucket_pct": 427, "pending_cut_pct": 187, "median_dom": 427, "median_cdom": 427, "median_cut_pct": 174, "median_cut_dollars": 174, "pending_median_cut_pct": 65, "pending_median_cdom": 187 }, "county_counts": { "Palm Beach": 427 }, "tier": "h3", "series": [ { "date": "2026-09-07", "active": 427, "cut_pct": 40.7, "median_cdom": 73, "median_list_price": 1799900.0 } ] }, "condos": { "active": 758, "sample_ok": true, "small_sample": false, "pending": 184, "median_list_price": 324700.0, "cut_count": 319, "cut_pct": 42.1, "raised_count": 16, "valid_price_count": 758, "missing_price_count": 0, "unchanged_count": 423, "not_below_original_count": 439, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.9, "median_cut_dollars": 20000.0, "cut_last30": 136, "cut_last30_pct": 17.9, "cut_last7": 40, "median_dom": 66.0, "median_cdom": 79.0, "dom_n": 758, "cdom_n": 758, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 758, "relisted_count": 80, "relisted_pct": 10.6, "over90": 340, "over90_pct": 44.9, "over180": 179, "fresh_held": 256, "fresh_held_pct": 33.8, "fresh_held_missing_cdom_count": 0, "stale_uncut": 136, "stale_uncut_pct": 17.9, "dom_buckets": [ { "label": "0-30", "count": 203, "pct": 26.8 }, { "label": "31-60", "count": 121, "pct": 16.0 }, { "label": "61-90", "count": 94, "pct": 12.4 }, { "label": "91-180", "count": 161, "pct": 21.2 }, { "label": "181+", "count": 179, "pct": 23.6 } ], "bands": [ { "label": "Under $250K", "active": 254, "cut": 119, "cut_pct": 46.9, "median_cdom": 70.0, "cut_pct_denominator": 254, "cdom_n": 254, "valid_price_count": 254 }, { "label": "$250K to $500K", "active": 311, "cut": 138, "cut_pct": 44.4, "median_cdom": 83, "cut_pct_denominator": 311, "cdom_n": 311, "valid_price_count": 311 }, { "label": "$500K to $1M", "active": 82, "cut": 27, "cut_pct": 32.9, "median_cdom": 81.5, "cut_pct_denominator": 82, "cdom_n": 82, "valid_price_count": 82 }, { "label": "$1M and up", "active": 111, "cut": 35, "cut_pct": 31.5, "median_cdom": 90, "cut_pct_denominator": 111, "cdom_n": 111, "valid_price_count": 111 } ], "pending_cut_count": 60, "pending_cut_pct": 32.6, "pending_valid_price_count": 184, "pending_missing_price_count": 0, "pending_unchanged_count": 120, "pending_raised_count": 4, "pending_not_below_original_count": 124, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 184, "pending_dom_n": 184, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 8.7, "pending_median_cdom": 43.5, "denominators": { "cut_pct": 758, "cut_last30_pct": 758, "relisted_pct": 758, "fresh_held_pct": 758, "stale_uncut_pct": 758, "over90_pct": 758, "dom_bucket_pct": 758, "pending_cut_pct": 184, "median_dom": 758, "median_cdom": 758, "median_cut_pct": 319, "median_cut_dollars": 319, "pending_median_cut_pct": 60, "pending_median_cdom": 184 }, "county_counts": { "Palm Beach": 758 }, "tier": "c2", "series": [ { "date": "2026-09-07", "active": 758, "cut_pct": 42.1, "median_cdom": 79.0, "median_list_price": 324700.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "40.7% of Boca Raton houses for sale are asking less than their original list price; 42.1% of condos", "Seller Blink Rate™ in Boca Raton: 40.7% of houses list below original asking, against 43.4% across Palm Beach County", "Buying in Boca Raton? 174 of the 427 houses for sale are asking below their original price, by a median $100K" ], "lede": "BOCA RATON, Fla., September 7, 2026 - 40.7% of the 427 single-family homes listed for sale in Boca Raton (174 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 174 reduced listings, the median reduction is 6% (about $100K). Among the city's 758 condominium listings, 42.1% are asking below their original price, by a median 6.9%.", "quotes": [ "\"40.7 percent of single-family homes for sale in Boca Raton have a current asking price below their original list price; among those 174 reduced listings the median reduction is $100K.\"", "\"Among active Boca Raton houses, the median recorded CumulativeDaysOnMarket value is 73 days and the median recorded DaysOnMarket value is 58 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 34.8 percent of the 187 Boca Raton houses under contract had a recorded asking price below their original list price; the median reduction among that group was 7.1 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Boca Raton, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (239 unchanged, 14 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 427 houses, 758 condominiums, 187 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/boca-raton/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-boca-raton/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Boca Raton versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Boca Raton houses 40.7%, Palm Beach County houses 43.4%; Boca Raton condominiums 42.1%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 40.7% of Boca Raton houses for sale are asking below their original price, against 43.4% across Palm Beach County", "visible_labels": [ "44.6%", "42.1%", "43.4%", "40.7%" ] }, { "caption": "Active Boca Raton houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 40.5% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 30.4%, 31-60 days 15.2%, 61-90 days 13.8%, 91-180 days 22.2%, 181+ days 18.3%. Condominiums: 0-30 days 26.8%, 31-60 days 16%, 61-90 days 12.4%, 91-180 days 21.2%, 181+ days 23.6%.", "title": "40.5% of Boca Raton houses for sale with a recorded cumulative-days value exceed 90 days; 44.9% of condos", "visible_labels": [ "30.4%", "26.8%", "15.2%", "16%", "13.8%", "12.4%", "22.2%", "21.2%", "18.3%", "23.6%", "40.5%" ] }, { "caption": "Share of active Boca Raton houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 9 listed, count only; $500K to $1M 41% (55 of 134); $1M to $2M 41.5% (39 of 94); $2M to $5M 39.1% (45 of 115); $5M and up 37.3% (28 of 75).", "title": "$1M to $2M Boca Raton houses show the highest share asking below original: 41.5% of 94", "visible_labels": [ "37.3%", "28", "75", "39.1%", "45", "115", "41.5%", "39", "94", "41%", "55", "134", "9" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 1556, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 254, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut", "before": 120, "after": 119, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct", "before": 47.2, "after": 46.9, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 254, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].median_cdom", "before": 72.0, "after": 70.0, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 254, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 311, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 311, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 311, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 111, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 111, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 111, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 758, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Palm Beach", "before": null, "after": 758, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_count", "before": 320, "after": 319, "before_present": true, "after_present": true }, { "field": "city.segments.condos.cut_pct", "before": 42.2, "after": 42.1, "before_present": true, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 758, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 758, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 758, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 758, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 758, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 319, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 319, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 758, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 758, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 184, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 184, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 758, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 758, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].count", "before": 202, "after": 203, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].pct", "before": 26.6, "after": 26.8, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[4].count", "before": 180, "after": 179, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[4].pct", "before": 23.7, "after": 23.6, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 758, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held", "before": 255, "after": 256, "before_present": true, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_pct", "before": 33.6, "after": 33.8, "before_present": true, "after_present": true }, { "field": "city.segments.condos.median_dom", "before": 66.5, "after": 66.0, "before_present": true, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 439, "before_present": false, "after_present": true }, { "field": "city.segments.condos.over180", "before": 180, "after": 179, "before_present": true, "after_present": true }, { "field": "city.segments.condos.over90", "before": 341, "after": 340, "before_present": true, "after_present": true }, { "field": "city.segments.condos.over90_pct", "before": 45.0, "after": 44.9, "before_present": true, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 758, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending", "before": 183, "after": 184, "before_present": true, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 184, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_count", "before": 59, "after": 60, "before_present": true, "after_present": true }, { "field": "city.segments.condos.pending_cut_pct", "before": 32.2, "after": 32.6, "before_present": true, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 184, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_median_cdom", "before": 43, "after": 43.5, "before_present": true, "after_present": true }, { "field": "city.segments.condos.pending_median_cut_pct", "before": 8.6, "after": 8.7, "before_present": true, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 124, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 120, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 184, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 423, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 758, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 134, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 134, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 134, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 115, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 115, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 115, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 427, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Palm Beach", "before": null, "after": 427, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 427, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 427, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 427, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 427, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 427, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 174, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 174, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 427, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 427, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 187, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 187, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 427, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 427, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 427, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 253, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 427, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 187, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 187, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 122, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 118, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 187, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 239, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 427, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Boca Raton houses 40.7%, Palm Beach County houses 43.4%; Boca Raton condominiums 42.2%, Palm Beach County condominiums 44.6%.", "after": "Horizontal bar chart. Boca Raton houses 40.7%, Palm Beach County houses 43.4%; Boca Raton condominiums 42.1%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Boca Raton versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Boca Raton versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Boca Raton houses are cutting 2.7 points less often than Palm Beach County", "after": "Seller Blink Rate™: 40.7% of Boca Raton houses for sale are asking below their original price, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "44.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "42.1%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "40.7%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 30.4%, 31-60 days 15.2%, 61-90 days 13.8%, 91-180 days 22.2%, 181+ days 18.3%. Condominiums: 0-30 days 26.6%, 31-60 days 16.0%, 61-90 days 12.4%, 91-180 days 21.2%, 181+ days 23.7%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 30.4%, 31-60 days 15.2%, 61-90 days 13.8%, 91-180 days 22.2%, 181+ days 18.3%. Condominiums: 0-30 days 26.8%, 31-60 days 16%, 61-90 days 12.4%, 91-180 days 21.2%, 181+ days 23.6%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Boca Raton listings by cumulative days on market, houses and condominiums, September 7, 2026. 40.5% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Boca Raton houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 40.5% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "40.5% of Boca Raton houses for sale have waited more than 90 days, counting every relisting", "after": "40.5% of Boca Raton houses for sale with a recorded cumulative-days value exceed 90 days; 44.9% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "30.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "40.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "26.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "15.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "16%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "13.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "12.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "22.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "21.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "18.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "23.6%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 9; $500K to $1M 41.0% of 134; $1M to $2M 41.5% of 94; $2M to $5M 39.1% of 115; $5M and up 37.3% of 75.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 9 listed, count only; $500K to $1M 41% (55 of 134); $1M to $2M 41.5% (39 of 94); $2M to $5M 39.1% (45 of 115); $5M and up 37.3% (28 of 75).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Boca Raton houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Boca Raton houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$1M to $2M Boca Raton houses have cut most often: 41.5% of 94", "after": "$1M to $2M Boca Raton houses show the highest share asking below original: 41.5% of 94", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "37.3%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "55", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "134", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "28", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "75", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "39.1%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "45", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "115", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "41.5%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "39", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "94", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "41%", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "40.7% of Boca Raton houses for sale have cut their asking price, 42.2% of condos", "after": "40.7% of Boca Raton houses for sale are asking less than their original list price; 42.1% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Boca Raton sellers hold firmer than the rest of Palm Beach County as 40.5% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Boca Raton: 40.7% of houses list below original asking, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Boca Raton? Two in five houses have already come down once, by a median $100K", "after": "Buying in Boca Raton? 174 of the 427 houses for sale are asking below their original price, by a median $100K", "before_present": true, "after_present": true }, { "field": "lede", "before": "BOCA RATON, Fla., September 7, 2026 - 40.7% of the 427 single-family homes listed for sale in Boca Raton have reduced their asking price at least once, by a median 6.0% (about $100K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 758 condominium listings, 42.2% have cut, by a median 6.9%.", "after": "BOCA RATON, Fla., September 7, 2026 - 40.7% of the 427 single-family homes listed for sale in Boca Raton (174 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 174 reduced listings, the median reduction is 6% (about $100K). Among the city's 758 condominium listings, 42.1% are asking below their original price, by a median 6.9%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Boca Raton and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 427 houses, 758 condominiums, 187 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-boca-raton/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Boca Raton, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (239 unchanged, 14 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 427 houses, 758 condominiums, 187 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/boca-raton/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-boca-raton/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"40.7 percent of single-family homes for sale in Boca Raton have reduced their asking price at least once, by a median $100K.\"", "after": "\"40.7 percent of single-family homes for sale in Boca Raton have a current asking price below their original list price; among those 174 reduced listings the median reduction is $100K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Boca Raton house for sale has been waiting 73 days, not the 58 the current listing shows.\"", "after": "\"Among active Boca Raton houses, the median recorded CumulativeDaysOnMarket value is 73 days and the median recorded DaysOnMarket value is 58 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Boca Raton houses now under contract, 65.2 percent never reduced their asking price; the rest cut by a median 7.1 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 34.8 percent of the 187 Boca Raton houses under contract had a recorded asking price below their original list price; the median reduction among that group was 7.1 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "f531ba1b99d37070aa56d3495c37d257e04f2be3c3263fe0be105dc0587de6ac", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nBoca Raton price cuts and true days on market\nHEADLINE OPTIONS\n40.7% of Boca Raton houses for sale have cut their asking price, 42.2% of condos\nBoca Raton sellers hold firmer than the rest of Palm Beach County as 40.5% of houses pass 90 days on the\nmarket\nBuying in Boca Raton? Two in five houses have already come down once, by a median $100K\nLEDE\nBOCA RATON, Fla., September 7, 2026 - 40.7% of the 427 single-family homes listed for sale in Boca Raton\nhave reduced their asking price at least once, by a median 6.0% (about $100K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Among the city's 758 condominium listings, 42.2% have cut, by a\nmedian 6.9%.\nNUT GRAF\nThe figures point to a market where 34.8% of houses reached a contract only after a price cut: of the 187 Boca\nRaton houses now under contract, 34.8% reduced before going under contract, with a median cut of 7.1% and\na median 35 days to contract. Across Palm Beach County the price-cut share is 43.4% for houses and 44.6%\nfor condominiums, so Boca Raton houses are cutting 2.7 points less often than the county. Counting every\nrelisting, the median Boca Raton house for sale has been on the market 73 days, against 58 on its current\nlisting; 13.6% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nBoca Raton\n427\nS\nShare with at\nleast one price\nreduction,\nhouses\n40.7% (174 of 427)\nS\nMedian\nreduction\nfrom original\nasking, houses\n6.0% (about $100K)\nS\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings, Boca\nRaton\n758\nS\nShare with at\nleast one price\nreduction,\ncondominiums\n42.2% (320 of 758)\nS\nMedian\ncumulative\ndays on\nmarket,\nhouses\n73 days (58 on current listing)\nS\nHouses on\nmarket more\nthan 90 days,\ncumulative\n40.5% (173 of 427)\nS\nHouses under\ncontract that\nreduced first\n34.8% of 187\nS\nPalm Beach\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.4% / 44.6%\nS\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Firmer than similar-priced cities; Condominiums: Cutting at peer pace\nS\nPeer group,\nhouses\n(median\nasking $1M to\n$2M; peer cut\nshare 44.0%)\nWellington, Weston, Davie, Doral, Parkland, Miami Lakes, Delray Beach, Palm Beach Gardens, Palmetto Bay, Jupiter S\nQUOTABLE DATA POINTS\n\"40.7 percent of single-family homes for sale in Boca Raton have reduced their asking price at least once,\nby a median $100K.\"\n\"Counting every relisting, the median Boca Raton house for sale has been waiting 73 days, not the 58 the\ncurrent listing shows.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Of the Boca Raton houses now under contract, 65.2 percent never reduced their asking price; the rest cut\nby a median 7.1 percent before a buyer committed. Contract prices are not known until the sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Boca Raton versus Palm Beach County, houses and condominiums, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Boca Raton listings by cumulative days on market, houses and condominiums, September 7, 2026. 40.5% of houses have passed\n90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Boca Raton houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Boca Raton and Palm Beach County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 427 houses, 758 condominiums, 187 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-boca-raton/ . Conditions read: How the read works: each city is compared with its peer group,\nthe South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "5eb798859566b9c18663d60771b6297a16b4515542febd4b17e9984e1dc74fc5", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nBoca Raton asking-price reductions and recorded days\non market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/boca-raton/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n40.7% of Boca Raton houses for sale are asking less than their original list price; 42.1% of condos\nSeller Blink Rate™ in Boca Raton: 40.7% of houses list below original asking, against 43.4% across Palm\nBeach County\nBuying in Boca Raton? 174 of the 427 houses for sale are asking below their original price, by a median\n$100K\nLEDE\nBOCA RATON, Fla., September 7, 2026 - 40.7% of the 427 single-family homes listed for sale in Boca Raton\n(174 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis\nof BeachesMLS listing data as of September 7, 2026. Among those 174 reduced listings, the median reduction\nis 6% (about $100K). Among the city's 758 condominium listings, 42.1% are asking below their original price,\nby a median 6.9%.\nNUT GRAF\nFor active Boca Raton houses, the median recorded CumulativeDaysOnMarket value is 73 days and the median\nrecorded DaysOnMarket value is 58 days, each calculated from non-missing values in that field (427 and 427\nlistings). 13.6% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 187 Boca Raton houses\nunder contract (Pending or Active Under Contract), 65 (34.8%) have a recorded asking price below their\noriginal list price; the median reduction among that group is 7.1%. The remainder are not recorded as below\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\ntheir original list price, which is not a price history. These asking-price fields do not disclose the agreed contract\nprice. Across Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for\ncondominiums; Boca Raton houses are 2.7 points below the county share.\nFACT BOX\nActive single-family listings, Boca Raton\n427\nSeptember 7, 2026\nShare asking below original list price, houses\n40.7% (174 of 427)\nSeptember 7, 2026\nPrice pairs recorded / missing; unchanged /\nabove original, houses\n427 / 0; 239 / 14\nSeptember 7, 2026\nMedian reduction among the 174 reduced\nhouses\n6% (about $100K)\nSeptember 7, 2026\nActive condominium listings, Boca Raton\n758\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n42.1% (319 of 758)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket / DaysOnMarket,\nhouses\n73 / 58 days (from 427 / 427 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90 days\n40.5% (173 of 427 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking below original\nlist price\n34.8% (65 of 187)\nSeptember 7, 2026\nPalm Beach County share asking below\noriginal, houses / condominiums\n43.4% / 44.6%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nHouses: Lower below-original share than peers;\nCondominiums: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking $1M to\n$2M; peer share 44%)\nWellington, Weston, Davie, Doral, Parkland, Miami\nLakes, Delray Beach, Palm Beach Gardens, Palmetto\nBay, Jupiter\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"40.7 percent of single-family homes for sale in Boca Raton have a current asking price below their original\nlist price; among those 174 reduced listings the median reduction is $100K.\"\n\"Among active Boca Raton houses, the median recorded CumulativeDaysOnMarket value is 73 days and\nthe median recorded DaysOnMarket value is 58 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"At the snapshot, 34.8 percent of the 187 Boca Raton houses under contract had a recorded asking price\nbelow their original list price; the median reduction among that group was 7.1 percent. The remainder\nwere not recorded as below their original list price, which is not a price history. Agreed contract prices are\nnot inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Boca Raton versus Palm Beach\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Boca Raton houses 40.7%, Palm Beach County houses 43.4%;\nBoca Raton condominiums 42.1%, Palm Beach County condominiums 44.6%. Share of active listings asking\nbelow their original list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive Boca Raton houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings\nwith a recorded value in that field; 40.5% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 30.4%, 31-60\ndays 15.2%, 61-90 days 13.8%, 91-180 days 22.2%, 181+ days 18.3%. Condominiums: 0-30 days 26.8%,\n31-60 days 16%, 61-90 days 12.4%, 91-180 days 21.2%, 181+ days 23.6%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Boca Raton houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10\nto 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 9 listed, count only; $500K to $1M 41% (55 of 134); $1M to $2M 41.5% (39 of 94);\n$2M to $5M 39.1% (45 of 115); $5M and up 37.3% (28 of 75).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Boca Raton,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (239 unchanged, 14 above original, 0 without both prices among houses). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 427 houses,\n758 condominiums, 187 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/boca-raton/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-boca-raton/; where published, it uses\na separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "e3aec6d2e645771868310612b76e540a38fcc6cfc284d001e4015d7a14f27264", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - BOCA RATON PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 40.7% of Boca Raton houses for sale are asking less than their original list price; 42.1% of condos\n2. Seller Blink Rate™ in Boca Raton: 40.7% of houses list below original asking, against 43.4% across Palm Beach County\n3. Buying in Boca Raton? 174 of the 427 houses for sale are asking below their original price, by a median $100K\n\nLEDE\nBOCA RATON, Fla., September 7, 2026 - 40.7% of the 427 single-family homes listed for sale in Boca Raton (174 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 174 reduced listings, the median reduction is 6% (about $100K). Among the city's 758 condominium listings, 42.1% are asking below their original price, by a median 6.9%.\n\nNUT GRAF\nFor active Boca Raton houses, the median recorded CumulativeDaysOnMarket value is 73 days and the median recorded DaysOnMarket value is 58 days, each calculated from non-missing values in that field (427 and 427 listings). 13.6% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 187 Boca Raton houses under contract (Pending or Active Under Contract), 65 (34.8%) have a recorded asking price below their original list price; the median reduction among that group is 7.1%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for condominiums; Boca Raton houses are 2.7 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Boca Raton: 427 [September 7, 2026]\n- Share asking below original list price, houses: 40.7% (174 of 427) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 427 / 0; 239 / 14 [September 7, 2026]\n- Median reduction among the 174 reduced houses: 6% (about $100K) [September 7, 2026]\n- Active condominium listings, Boca Raton: 758 [September 7, 2026]\n- Share asking below original list price, condominiums: 42.1% (319 of 758) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 73 / 58 days (from 427 / 427 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 40.5% (173 of 427 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 34.8% (65 of 187) [September 7, 2026]\n- Palm Beach County share asking below original, houses / condominiums: 43.4% / 44.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Lower below-original share than peers; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking $1M to $2M; peer share 44%): Wellington, Weston, Davie, Doral, Parkland, Miami Lakes, Delray Beach, Palm Beach Gardens, Palmetto Bay, Jupiter [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"40.7 percent of single-family homes for sale in Boca Raton have a current asking price below their original list price; among those 174 reduced listings the median reduction is $100K.\"\n- \"Among active Boca Raton houses, the median recorded CumulativeDaysOnMarket value is 73 days and the median recorded DaysOnMarket value is 58 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 34.8 percent of the 187 Boca Raton houses under contract had a recorded asking price below their original list price; the median reduction among that group was 7.1 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- boca-raton-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Boca Raton versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Boca Raton houses 40.7%, Palm Beach County houses 43.4%; Boca Raton condominiums 42.1%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.\n- boca-raton-true-days-on-market-r1-2026-09-07.png\n Caption: Active Boca Raton houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 40.5% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 30.4%, 31-60 days 15.2%, 61-90 days 13.8%, 91-180 days 22.2%, 181+ days 18.3%. Condominiums: 0-30 days 26.8%, 31-60 days 16%, 61-90 days 12.4%, 91-180 days 21.2%, 181+ days 23.6%.\n- boca-raton-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Boca Raton houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 9 listed, count only; $500K to $1M 41% (55 of 134); $1M to $2M 41.5% (39 of 94); $2M to $5M 39.1% (45 of 115); $5M and up 37.3% (28 of 75).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Boca Raton, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (239 unchanged, 14 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 427 houses, 758 condominiums, 187 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/boca-raton/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-boca-raton/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-920dee18f01c41a46783" }, { "slug": "boca-raton", "city": "Boca Raton", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 758, "with_fee": 751, "no_cadence": 4, "sample_ok": true, "cuts": { "active": 758, "cut_count": 320, "cut_pct": 42.2, "median_cut_pct": 6.9, "median_cut_dollars": 20000 }, "outliers_dropped": 16, "n": 735, "median": 757, "p10": 480, "p25": 600, "p75": 1146, "p90": 2381, "min": 300, "max": 7200, "median_sqft": 0.69, "n_sqft": 734, "median_pct_price": 2.88, "median_list_price": 324000, "median_year_built": 1980, "median_sqft_area": 1177, "over_1000": 214, "over_1000_pct": 29.1, "under_500": 83, "under_500_pct": 11.3, "hi_thr": 1000, "lo_thr": 500, "over_hi": 214, "over_hi_pct": 29.1, "under_lo": 83, "under_lo_pct": 11.3, "types": { "Condominium": { "count": 668, "pct": 90.9 }, "Villa": { "count": 33, "pct": 4.5 }, "Townhouse": { "count": 28, "pct": 3.8 }, "SingleFamilyResidence": { "count": 4, "pct": 0.5 }, "StockCooperative": { "count": 2, "pct": 0.3 } }, "regime": { "COA": { "count": 666, "pct": 90.6 }, "not_recorded": { "count": 53, "pct": 7.2 }, "HOA": { "count": 16, "pct": 2.2 } }, "villa_median": 631, "townhouse_median": 715, "cadence": { "Monthly": { "count": 665, "pct": 90.5 }, "Quarterly": { "count": 70, "pct": 9.5 } }, "stacked": { "count": 35, "pct": 4.8, "median_total": 895, "median_master": 338 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 83, "pct": 11.3 }, { "label": "$500 to $750", "count": 280, "pct": 38.1 }, { "label": "$750 to $1,000", "count": 158, "pct": 21.5 }, { "label": "$1,000 to $1,500", "count": 82, "pct": 11.2 }, { "label": "$1,500 to $2,000", "count": 40, "pct": 5.4 }, { "label": "$2,000 and up", "count": 92, "pct": 12.5 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 44, "median": 1126, "median_sqft": 1.06 }, { "label": "1970s", "n": 271, "median": 673, "median_sqft": 0.65 }, { "label": "1980s", "n": 321, "median": 734, "median_sqft": 0.65 }, { "label": "1990s", "n": 32, "median": 754, "median_sqft": 0.54 }, { "label": "2000s", "n": 26, "median": 1312, "median_sqft": 1.2 }, { "label": "2010s", "n": 4, "median": 5995, "median_sqft": 1.78 }, { "label": "2020s", "n": 37, "median": 2505, "median_sqft": 1.31 } ], "bands": [ { "label": "Under $250K", "n": 248, "median": 604, "median_pct_price": 4.4 }, { "label": "$250K to $500K", "n": 306, "median": 728, "median_pct_price": 2.58 }, { "label": "$500K to $1M", "n": 80, "median": 1249, "median_pct_price": 2.32 }, { "label": "$1M and up", "n": 101, "median": 2493, "median_pct_price": 1.51 } ], "pre1995": { "n": 663, "median": 727 }, "post2005": { "n": 51, "median": 2666 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 546, "pct": 76.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 513, "pct": 71.6 }, { "key": "Water", "label": "Water", "count": 499, "pct": 69.7 }, { "key": "CableTv", "label": "Cable TV", "count": 479, "pct": 66.9 }, { "key": "Trash", "label": "Trash", "count": 461, "pct": 64.4 }, { "key": "Insurance", "label": "Building insurance", "count": 421, "pct": 58.8 }, { "key": "Sewer", "label": "Sewer", "count": 378, "pct": 52.8 }, { "key": "Security", "label": "Security", "count": 316, "pct": 44.1 }, { "key": "Pools", "label": "Pool", "count": 296, "pct": 41.3 }, { "key": "Roof", "label": "Roof", "count": 229, "pct": 32.0 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 225, "pct": 31.4 }, { "key": "Internet", "label": "Internet", "count": 222, "pct": 31.0 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 204, "pct": 28.5 }, { "key": "PestControl", "label": "Pest control", "count": 190, "pct": 26.5 } ], "includes_n": 716, "flags": { "sa_mentioned": { "count": 62, "pct": 8.4 }, "sa_none_or_paid": { "count": 53, "pct": 7.2 }, "sa_pending": { "count": 4, "pct": 0.5 }, "capital_contribution": { "count": 7, "pct": 1.0 }, "membership_required": { "count": 15, "pct": 2.0 }, "milestone": { "count": 17, "pct": 2.3 }, "reserves": { "count": 5, "pct": 0.7 }, "land_lease": { "count": 9, "pct": 1.2 }, "remarks_n": 724 }, "developments": [ { "name": "Century Village", "master": "Century Village", "n": 36, "anecdotal": false, "median": 561, "median_sqft": 0.66, "year_built": 1980, "median_list_price": 121994, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Boca Bayou", "master": null, "n": 32, "anecdotal": false, "median": 916, "median_sqft": 0.85, "year_built": 1979, "median_list_price": 365000, "sa_mentioned": 11, "sa_pending": 3, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tower 155", "master": null, "n": 19, "anecdotal": false, "median": 2250, "median_sqft": 1.32, "year_built": 2020, "median_list_price": 1600000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mansfield at Century Village", "master": "Century Village", "n": 18, "anecdotal": false, "median": 704, "median_sqft": 1.0, "year_built": 1980, "median_list_price": 95000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 4, "regime": "COA", "villas": 0 }, { "name": "Isle of Sandalfoot 4", "master": null, "n": 16, "anecdotal": false, "median": 629, "median_sqft": 0.71, "year_built": 1979, "median_list_price": 203250, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Fanshaw at Century Village", "master": "Century Village", "n": 13, "anecdotal": false, "median": 440, "median_sqft": 0.63, "year_built": 1980, "median_list_price": 120000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Preston at Century Village", "master": "Century Village", "n": 13, "anecdotal": false, "median": 723, "median_sqft": 0.97, "year_built": 1981, "median_list_price": 110000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Boca Lakes", "master": null, "n": 12, "anecdotal": false, "median": 599, "median_sqft": 0.65, "year_built": 1977, "median_list_price": 220000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 6 }, { "name": "Plum at Boca Pointe One Thru 15 Filed In Or", "master": "Boca Pointe", "n": 12, "anecdotal": false, "median": 715, "median_sqft": 0.51, "year_built": 1986, "median_list_price": 424250, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mizner Court", "master": null, "n": 9, "anecdotal": true, "median": 3017, "median_sqft": 1.85, "year_built": 1988, "median_list_price": 1000000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Pines of Boca Lago", "master": "Boca Lago", "n": 9, "anecdotal": true, "median": 799, "median_sqft": 0.66, "year_built": 1980, "median_list_price": 269000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Fairways of Boca Lago Con", "master": "Boca Lago", "n": 8, "anecdotal": true, "median": 603, "median_sqft": 0.5, "year_built": 1978, "median_list_price": 275000, "sa_mentioned": 3, "sa_pending": 0, "membership": 2, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "San Remo", "master": null, "n": 8, "anecdotal": true, "median": 1413, "median_sqft": 1.31, "year_built": 1967, "median_list_price": 527450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Sea Ranch Club of Boca Ii", "master": null, "n": 8, "anecdotal": true, "median": 2496, "median_sqft": 1.44, "year_built": 1989, "median_list_price": 1327250, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Suffolk at Century Village", "master": "Century Village", "n": 8, "anecdotal": true, "median": 743, "median_sqft": 1.11, "year_built": 1981, "median_list_price": 91950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Whisper Walk", "master": null, "n": 8, "anecdotal": true, "median": 592, "median_sqft": 0.58, "year_built": 1987, "median_list_price": 359950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 7 }, { "name": "Glades of Boca Lago", "master": "Boca Lago", "n": 7, "anecdotal": true, "median": 695, "median_sqft": 0.57, "year_built": 1979, "median_list_price": 245000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Guildford at Century Village", "master": "Century Village", "n": 7, "anecdotal": true, "median": 773, "median_sqft": 0.89, "year_built": 1980, "median_list_price": 195000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 3, "regime": "COA", "villas": 0 }, { "name": "Promenade at Boca Pointe 1 2 And 3 In Or413", "master": "Boca Pointe", "n": 7, "anecdotal": true, "median": 1385, "median_sqft": 0.74, "year_built": 1985, "median_list_price": 479000, "sa_mentioned": 1, "sa_pending": 0, "membership": 1, "stacked": 4, "regime": "COA", "villas": 0 }, { "name": "Vistas of Boca Lago", "master": "Boca Lago", "n": 7, "anecdotal": true, "median": 669, "median_sqft": 0.55, "year_built": 1977, "median_list_price": 298900, "sa_mentioned": 1, "sa_pending": 0, "membership": 2, "stacked": 0, "regime": "COA", "villas": 1 }, { "name": "Boca Teeca", "master": "Boca Teeca", "n": 6, "anecdotal": true, "median": 712, "median_sqft": 0.63, "year_built": 1972, "median_list_price": 252500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Corinthian Gardens", "master": null, "n": 6, "anecdotal": true, "median": 765, "median_sqft": 0.53, "year_built": 1972, "median_list_price": 372000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Dorset at Century Village", "master": "Century Village", "n": 6, "anecdotal": true, "median": 690, "median_sqft": 0.96, "year_built": 1979, "median_list_price": 88250, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "La Paz at Boca Pointe", "master": "Boca Pointe", "n": 6, "anecdotal": true, "median": 1014, "median_sqft": 0.68, "year_built": 1985, "median_list_price": 349450, "sa_mentioned": 0, "sa_pending": 0, "membership": 1, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Patrician", "master": null, "n": 6, "anecdotal": true, "median": 1274, "median_sqft": 1.1, "year_built": 1980, "median_list_price": 423000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pines of Boca Barwood Con", "master": null, "n": 6, "anecdotal": true, "median": 997, "median_sqft": 0.62, "year_built": 1995, "median_list_price": 242500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Townsend Place", "master": null, "n": 6, "anecdotal": true, "median": 2205, "median_sqft": 1.23, "year_built": 2003, "median_list_price": 1164500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Whitehall at Camino Real", "master": "Whitehall", "n": 6, "anecdotal": true, "median": 624, "median_sqft": 0.45, "year_built": 1985, "median_list_price": 295000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Woodhaven", "master": null, "n": 6, "anecdotal": true, "median": 609, "median_sqft": 0.41, "year_built": 1979, "median_list_price": 287000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Barwood", "master": null, "n": 5, "anecdotal": true, "median": 665, "median_sqft": 0.47, "year_built": 1978, "median_list_price": 250000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Boca Linda", "master": null, "n": 5, "anecdotal": true, "median": 485, "median_sqft": 0.5, "year_built": 1973, "median_list_price": 239000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Boca Terrace Ph I And Ii Or261", "master": null, "n": 5, "anecdotal": true, "median": 468, "median_sqft": 0.6, "year_built": 1979, "median_list_price": 194500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Brighton at Century Village", "master": "Century Village", "n": 5, "anecdotal": true, "median": 700, "median_sqft": 0.92, "year_built": 1979, "median_list_price": 96000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cypresses of Boca Lago Co", "master": "Boca Lago", "n": 5, "anecdotal": true, "median": 636, "median_sqft": 0.45, "year_built": 1979, "median_list_price": 285000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "French Village", "master": null, "n": 5, "anecdotal": true, "median": 654, "median_sqft": 0.84, "year_built": 1976, "median_list_price": 300000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Horizons of Boca Lago Con", "master": "Boca Lago", "n": 5, "anecdotal": true, "median": 735, "median_sqft": 0.53, "year_built": 1978, "median_list_price": 354999, "sa_mentioned": 0, "sa_pending": 0, "membership": 1, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lake Windwood", "master": null, "n": 5, "anecdotal": true, "median": 655, "median_sqft": 0.67, "year_built": 1986, "median_list_price": 340000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 }, { "name": "Ocean Towers", "master": null, "n": 5, "anecdotal": true, "median": 1505, "median_sqft": 1.04, "year_built": 1973, "median_list_price": 1899999, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Royal Palm Residences", "master": null, "n": 5, "anecdotal": true, "median": 3902, "median_sqft": 1.31, "year_built": 2024, "median_list_price": 3495000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sandalfoot South Two Or2089P775", "master": null, "n": 5, "anecdotal": true, "median": 442, "median_sqft": 0.56, "year_built": 1973, "median_list_price": 125000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Starlite", "master": null, "n": 5, "anecdotal": true, "median": 790, "median_sqft": 0.75, "year_built": 1969, "median_list_price": 229000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tierra Del Sol", "master": null, "n": 5, "anecdotal": true, "median": 890, "median_sqft": 0.82, "year_built": 1972, "median_list_price": 215000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Whisper Walk Sec C", "master": null, "n": 5, "anecdotal": true, "median": 640, "median_sqft": 0.57, "year_built": 1989, "median_list_price": 324500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 4 }, { "name": "Whitehall", "master": "Whitehall", "n": 5, "anecdotal": true, "median": 1655, "median_sqft": 1.22, "year_built": 1971, "median_list_price": 1399000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Century Village", "n": 129, "median": 690, "enclaves": 20, "stacked_pct": 10.1 }, { "name": "Boca Lago", "n": 50, "median": 673, "enclaves": 11, "stacked_pct": 0.0 }, { "name": "Boca Pointe", "n": 33, "median": 748, "enclaves": 6, "stacked_pct": 12.1 }, { "name": "Boca Teeca", "n": 21, "median": 682, "enclaves": 9, "stacked_pct": 0.0 }, { "name": "Whitehall", "n": 11, "median": 637, "enclaves": 2, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 770, "p25": 603, "p75": 1202, "n": 664, "median_sqft": 0.73, "sa_pending_pct": 0.6 }, { "date": "2026-09-07", "median": 757, "p25": 600, "p75": 1146, "n": 735, "median_sqft": 0.69, "sa_pending_pct": 0.5 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Boca Raton condo for sale carries a $757-a-month association fee, 5% below the South Florida median", "29.1% of Boca Raton condos on the market ask $1,000 or more a month in fees; 11.3% stay under $500", "Boca Raton condos built since 2005 carry fees 267% higher than buildings from before 1995" ], "lede": "BOCA RATON, Fla., September 7, 2026 - The median monthly association fee across the 735 condominiums listed for sale in Boca Raton is $757, with half of the listings between $600 and $1,146 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 5% below the five-county South Florida median of $800, and ranks Boca Raton 34 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Boca Raton carries a monthly association fee of $757, 5% below the five-county South Florida median of $800.\"", "\"29.1 percent of Boca Raton condos on the market ask $1,000 or more a month in association fees; only 11.3 percent stay under $500.\"", "\"In Boca Raton, a condo completed since 2005 carries a median fee of $2,666 a month, against $727 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Boca Raton permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (4 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (16 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-boca-raton/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Boca Raton against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Boca Raton median $757 a month, South Florida median $800; Boca Raton ranks 34 of 69 cities.", "title": "Boca Raton condo fees sit 5% below the South Florida median" }, { "caption": "Share of active Boca Raton condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 11.3% (83 listings); $500 to $750 38.1% (280 listings); $750 to $1,000 21.5% (158 listings); $1,000 to $1,500 11.2% (82 listings); $1,500 to $2,000 5.4% (40 listings); $2,000 and up 12.5% (92 listings).", "title": "38.1% of Boca Raton condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Boca Raton condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s $1,126 (44 listings); 1970s $673 (271 listings); 1980s $734 (321 listings); 1990s $754 (32 listings); 2000s $1,312 (26 listings); 2010s too few (4 listings); 2020s $2,505 (37 listings).", "title": "Boca Raton condos built since 2005 ask 267% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 758 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 758, "with_fee": 751, "no_cadence": 4, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 751, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 7, "n": 735, "retained_n": 735, "outliers_dropped": 16, "trim_applied": true, "cuts": { "active": 758, "cut_count": 319, "cut_pct": 42.1, "median_cut_pct": 6.9, "median_cut_dollars": 20000, "valid_price_count": 758, "missing_price_count": 0, "unchanged_count": 423, "raised_count": 16, "not_below_original_count": 439, "cut_pct_denominator": 758, "cut_sample_ok": true, "median_cut_n": 319 }, "trim_bounds": { "p1": 265.0, "p99": 7376.445 }, "retained_small_sample": false, "retained_below_30": false, "median": 757, "p10": 480, "p25": 600, "p75": 1146, "p90": 2381, "min": 280, "max": 7200, "median_sqft": 0.69, "n_sqft": 734, "median_pct_price": 2.88, "n_pct_price": 735, "median_list_price": 324000, "median_year_built": 1980, "median_sqft_area": 1177, "over_1000": 214, "over_1000_pct": 29.1, "under_500": 83, "under_500_pct": 11.3, "hi_thr": 1000, "lo_thr": 500, "over_hi": 214, "over_hi_pct": 29.1, "under_lo": 83, "under_lo_pct": 11.3, "types": { "Condominium": { "count": 669, "pct": 91.0 }, "Villa": { "count": 33, "pct": 4.5 }, "Townhouse": { "count": 28, "pct": 3.8 }, "SingleFamilyResidence": { "count": 4, "pct": 0.5 }, "StockCooperative": { "count": 1, "pct": 0.1 } }, "regime": { "COA": { "count": 667, "pct": 90.7 }, "not_recorded": { "count": 52, "pct": 7.1 }, "HOA": { "count": 16, "pct": 2.2 } }, "villa_median": 631, "townhouse_median": 715, "cadence": { "Monthly": { "count": 665, "pct": 90.5 }, "Quarterly": { "count": 70, "pct": 9.5 } }, "stacked": { "count": 35, "pct": 4.8, "median_total": 895, "median_master": 338 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 83, "pct": 11.3 }, { "label": "$500 to $750", "count": 280, "pct": 38.1 }, { "label": "$750 to $1,000", "count": 158, "pct": 21.5 }, { "label": "$1,000 to $1,500", "count": 82, "pct": 11.2 }, { "label": "$1,500 to $2,000", "count": 40, "pct": 5.4 }, { "label": "$2,000 and up", "count": 92, "pct": 12.5 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 43, "median": 1133, "median_sqft": 1.08 }, { "label": "1970s", "n": 272, "median": 672, "median_sqft": 0.65 }, { "label": "1980s", "n": 321, "median": 734, "median_sqft": 0.65 }, { "label": "1990s", "n": 32, "median": 754, "median_sqft": 0.54 }, { "label": "2000s", "n": 26, "median": 1312, "median_sqft": 1.2 }, { "label": "2010s", "n": 4, "median": 5995, "median_sqft": 1.78 }, { "label": "2020s", "n": 37, "median": 2505, "median_sqft": 1.31 } ], "bands": [ { "label": "Under $250K", "n": 248, "median": 604, "median_pct_price": 4.4 }, { "label": "$250K to $500K", "n": 306, "median": 728, "median_pct_price": 2.58 }, { "label": "$500K to $1M", "n": 80, "median": 1249, "median_pct_price": 2.32 }, { "label": "$1M and up", "n": 101, "median": 2493, "median_pct_price": 1.51 } ], "pre1995": { "n": 663, "median": 727 }, "post2005": { "n": 51, "median": 2666 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 546, "pct": 76.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 513, "pct": 71.6 }, { "key": "Water", "label": "Water", "count": 498, "pct": 69.6 }, { "key": "CableTv", "label": "Cable TV", "count": 479, "pct": 66.9 }, { "key": "Trash", "label": "Trash", "count": 461, "pct": 64.4 }, { "key": "Insurance", "label": "Building insurance", "count": 420, "pct": 58.7 }, { "key": "Sewer", "label": "Sewer", "count": 377, "pct": 52.7 }, { "key": "Security", "label": "Security", "count": 316, "pct": 44.1 }, { "key": "Pools", "label": "Pool", "count": 297, "pct": 41.5 }, { "key": "Roof", "label": "Roof", "count": 229, "pct": 32.0 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 225, "pct": 31.4 }, { "key": "Internet", "label": "Internet", "count": 222, "pct": 31.0 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 204, "pct": 28.5 }, { "key": "PestControl", "label": "Pest control", "count": 190, "pct": 26.5 } ], "includes_n": 716, "flags": { "sa_mentioned": { "count": 62, "pct": 8.4 }, "sa_none_or_paid": { "count": 53, "pct": 7.2 }, "sa_pending": { "count": 4, "pct": 0.5 }, "capital_contribution": { "count": 7, "pct": 1.0 }, "membership_required": { "count": 15, "pct": 2.0 }, "milestone": { "count": 17, "pct": 2.3 }, "reserves": { "count": 5, "pct": 0.7 }, "land_lease": { "count": 8, "pct": 1.1 }, "remarks_n": 724 }, "denominators": { "fee_percentages": 735, "fee_medians_percentiles": 735, "median_sqft": 734, "median_pct_price": 735, "includes_pct": 716, "flags_pct": 735, "cut_pct": 758 }, "developments": [ { "name": "Century Village", "master": "Century Village", "n": 36, "anecdotal": false, "median": 561, "median_sqft": 0.66, "year_built": 1980, "median_list_price": 121994, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Boca Bayou", "master": null, "n": 32, "anecdotal": false, "median": 916, "median_sqft": 0.85, "year_built": 1979, "median_list_price": 365000, "sa_mentioned": 11, "sa_pending": 3, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tower 155", "master": null, "n": 19, "anecdotal": false, "median": 2250, "median_sqft": 1.32, "year_built": 2020, "median_list_price": 1600000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mansfield at Century Village", "master": "Century Village", "n": 18, "anecdotal": false, "median": 704, "median_sqft": 1.0, "year_built": 1980, "median_list_price": 95000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 4, "regime": "COA", "villas": 0 }, { "name": "Isle of Sandalfoot 4", "master": null, "n": 16, "anecdotal": false, "median": 629, "median_sqft": 0.71, "year_built": 1979, "median_list_price": 203250, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Fanshaw at Century Village", "master": "Century Village", "n": 13, "anecdotal": false, "median": 440, "median_sqft": 0.63, "year_built": 1980, "median_list_price": 120000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Preston at Century Village", "master": "Century Village", "n": 13, "anecdotal": false, "median": 723, "median_sqft": 0.97, "year_built": 1981, "median_list_price": 110000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Boca Lakes", "master": null, "n": 12, "anecdotal": false, "median": 599, "median_sqft": 0.65, "year_built": 1977, "median_list_price": 220000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 6 }, { "name": "Plum at Boca Pointe One Thru 15 Filed In Or", "master": "Boca Pointe", "n": 12, "anecdotal": false, "median": 715, "median_sqft": 0.51, "year_built": 1986, "median_list_price": 424250, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mizner Court", "master": null, "n": 9, "anecdotal": true, "median": 3017, "median_sqft": 1.85, "year_built": 1988, "median_list_price": 1000000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Pines of Boca Lago", "master": "Boca Lago", "n": 9, "anecdotal": true, "median": 799, "median_sqft": 0.66, "year_built": 1980, "median_list_price": 269000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Fairways of Boca Lago Con", "master": "Boca Lago", "n": 8, "anecdotal": true, "median": 603, "median_sqft": 0.5, "year_built": 1978, "median_list_price": 275000, "sa_mentioned": 3, "sa_pending": 0, "membership": 2, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "San Remo", "master": null, "n": 8, "anecdotal": true, "median": 1413, "median_sqft": 1.31, "year_built": 1967, "median_list_price": 527450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Sea Ranch Club of Boca Ii", "master": null, "n": 8, "anecdotal": true, "median": 2496, "median_sqft": 1.44, "year_built": 1989, "median_list_price": 1327250, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Suffolk at Century Village", "master": "Century Village", "n": 8, "anecdotal": true, "median": 743, "median_sqft": 1.11, "year_built": 1981, "median_list_price": 91950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Whisper Walk", "master": null, "n": 8, "anecdotal": true, "median": 592, "median_sqft": 0.58, "year_built": 1987, "median_list_price": 359950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 7 }, { "name": "Glades of Boca Lago", "master": "Boca Lago", "n": 7, "anecdotal": true, "median": 695, "median_sqft": 0.57, "year_built": 1979, "median_list_price": 245000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Guildford at Century Village", "master": "Century Village", "n": 7, "anecdotal": true, "median": 773, "median_sqft": 0.89, "year_built": 1980, "median_list_price": 195000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 3, "regime": "COA", "villas": 0 }, { "name": "Promenade at Boca Pointe 1 2 And 3 In Or413", "master": "Boca Pointe", "n": 7, "anecdotal": true, "median": 1385, "median_sqft": 0.74, "year_built": 1985, "median_list_price": 479000, "sa_mentioned": 1, "sa_pending": 0, "membership": 1, "stacked": 4, "regime": "COA", "villas": 0 }, { "name": "Vistas of Boca Lago", "master": "Boca Lago", "n": 7, "anecdotal": true, "median": 669, "median_sqft": 0.55, "year_built": 1977, "median_list_price": 298900, "sa_mentioned": 1, "sa_pending": 0, "membership": 2, "stacked": 0, "regime": "COA", "villas": 1 }, { "name": "Boca Teeca", "master": "Boca Teeca", "n": 6, "anecdotal": true, "median": 712, "median_sqft": 0.63, "year_built": 1972, "median_list_price": 252500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Corinthian Gardens", "master": null, "n": 6, "anecdotal": true, "median": 765, "median_sqft": 0.53, "year_built": 1972, "median_list_price": 372000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Dorset at Century Village", "master": "Century Village", "n": 6, "anecdotal": true, "median": 690, "median_sqft": 0.96, "year_built": 1979, "median_list_price": 88250, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "La Paz at Boca Pointe", "master": "Boca Pointe", "n": 6, "anecdotal": true, "median": 1014, "median_sqft": 0.68, "year_built": 1985, "median_list_price": 349450, "sa_mentioned": 0, "sa_pending": 0, "membership": 1, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Patrician", "master": null, "n": 6, "anecdotal": true, "median": 1274, "median_sqft": 1.1, "year_built": 1980, "median_list_price": 423000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pines of Boca Barwood Con", "master": null, "n": 6, "anecdotal": true, "median": 997, "median_sqft": 0.62, "year_built": 1995, "median_list_price": 242500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Townsend Place", "master": null, "n": 6, "anecdotal": true, "median": 2205, "median_sqft": 1.23, "year_built": 2003, "median_list_price": 1164500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Whitehall at Camino Real", "master": "Whitehall", "n": 6, "anecdotal": true, "median": 624, "median_sqft": 0.45, "year_built": 1985, "median_list_price": 295000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Woodhaven", "master": null, "n": 6, "anecdotal": true, "median": 609, "median_sqft": 0.41, "year_built": 1979, "median_list_price": 287000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Barwood", "master": null, "n": 5, "anecdotal": true, "median": 665, "median_sqft": 0.47, "year_built": 1978, "median_list_price": 250000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Boca Linda", "master": null, "n": 5, "anecdotal": true, "median": 485, "median_sqft": 0.5, "year_built": 1973, "median_list_price": 239000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Boca Terrace Ph I And Ii Or261", "master": null, "n": 5, "anecdotal": true, "median": 468, "median_sqft": 0.6, "year_built": 1979, "median_list_price": 194500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Brighton at Century Village", "master": "Century Village", "n": 5, "anecdotal": true, "median": 700, "median_sqft": 0.92, "year_built": 1979, "median_list_price": 96000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cypresses of Boca Lago Co", "master": "Boca Lago", "n": 5, "anecdotal": true, "median": 636, "median_sqft": 0.45, "year_built": 1979, "median_list_price": 285000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "French Village", "master": null, "n": 5, "anecdotal": true, "median": 654, "median_sqft": 0.84, "year_built": 1976, "median_list_price": 300000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Horizons of Boca Lago Con", "master": "Boca Lago", "n": 5, "anecdotal": true, "median": 735, "median_sqft": 0.53, "year_built": 1978, "median_list_price": 354999, "sa_mentioned": 0, "sa_pending": 0, "membership": 1, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lake Windwood", "master": null, "n": 5, "anecdotal": true, "median": 655, "median_sqft": 0.67, "year_built": 1986, "median_list_price": 340000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 }, { "name": "Ocean Towers", "master": null, "n": 5, "anecdotal": true, "median": 1505, "median_sqft": 1.04, "year_built": 1973, "median_list_price": 1899999, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Royal Palm Residences", "master": null, "n": 5, "anecdotal": true, "median": 3902, "median_sqft": 1.31, "year_built": 2024, "median_list_price": 3495000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sandalfoot South Two Or2089P775", "master": null, "n": 5, "anecdotal": true, "median": 442, "median_sqft": 0.56, "year_built": 1973, "median_list_price": 125000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Starlite", "master": null, "n": 5, "anecdotal": true, "median": 790, "median_sqft": 0.75, "year_built": 1969, "median_list_price": 229000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tierra Del Sol", "master": null, "n": 5, "anecdotal": true, "median": 890, "median_sqft": 0.82, "year_built": 1972, "median_list_price": 215000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Whisper Walk Sec C", "master": null, "n": 5, "anecdotal": true, "median": 640, "median_sqft": 0.57, "year_built": 1989, "median_list_price": 324500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 4 }, { "name": "Whitehall", "master": "Whitehall", "n": 5, "anecdotal": true, "median": 1655, "median_sqft": 1.22, "year_built": 1971, "median_list_price": 1399000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Century Village", "n": 129, "median": 690, "enclaves": 20, "stacked_pct": 10.1 }, { "name": "Boca Lago", "n": 50, "median": 673, "enclaves": 11, "stacked_pct": 0.0 }, { "name": "Boca Pointe", "n": 33, "median": 748, "enclaves": 6, "stacked_pct": 12.1 }, { "name": "Boca Teeca", "n": 21, "median": 682, "enclaves": 9, "stacked_pct": 0.0 }, { "name": "Whitehall", "n": 11, "median": 637, "enclaves": 2, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 757, "p25": 600, "p75": 1146, "n": 735, "median_sqft": 0.69, "sa_pending_pct": 0.5 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Boca Raton condo monthly association fees have a median of $757 in the retained usable-fee sample of 735 listings, 5% below the five-county median", "In Boca Raton's retained usable-fee sample (735 listings after exclusions and percentile trimming), 29.1% have monthly-equivalent fees of $1,000 or more and 11.3% are below $500", "Boca Raton condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=51) vs pre-1995 (n=663), monthly median 267% higher" ], "lede": "BOCA RATON, Fla., September 7, 2026 - Among 735 active condominium listings in Boca Raton retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $757, with the middle half between $600 and $1,146, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 758 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 5% below the separately trimmed five-county median of $800 and ranks 34th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Boca Raton's retained usable-fee sample (n=735), after exclusions and percentile trimming, is $757, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Boca Raton condos in the retained usable-fee sample (n=735) after exclusions and percentile trimming, 29.1 percent have listed monthly-equivalent fees of $1,000 or more and 11.3 percent are below $500.\"", "\"Among the retained usable-fee listings in Boca Raton with a recorded construction year, the median monthly-equivalent fee is $2,666 for a recorded year built of 2005 or later (51 listings) and $727 for those built before 1995 (663 listings).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Boca Raton, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (4 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (751 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (16 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 735 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 758 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/boca-raton/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-boca-raton/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Boca Raton and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Boca Raton retained-sample median $757 a month (n=735); five-county median $800 (n=22,695, region-level trim).", "title": "Boca Raton condos, retained usable-fee sample (n=735): median $757/month, 5% below the five-county median of $800", "visible_labels": [ "$757", "735", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 735 active Boca Raton condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 11.3% (83 listings); $500 to $750 38.1% (280 listings); $750 to $1,000 21.5% (158 listings); $1,000 to $1,500 11.2% (82 listings); $1,500 to $2,000 5.4% (40 listings); $2,000 and up 12.5% (92 listings).", "title": "38.1% of Boca Raton's retained usable-fee sample (735 listings) falls in the $500 to $750 monthly band", "visible_labels": [ "0%", "0", "11.3%", "83", "38.1%", "280", "21.5%", "158", "11.2%", "82", "5.4%", "40", "12.5%", "92" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Boca Raton condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=51; pre-1995 n=663.", "alt": "Column chart of median fee by recorded decade built: 1960s $1,133 (43 listings); 1970s $672 (272 listings); 1980s $734 (321 listings); 1990s $754 (32 listings); 2000s $1,312 (26 listings); 2010s count only (4 listings); 2020s $2,505 (37 listings). Recorded year built 2005 or later $2,666 (51 listings); before 1995 $727 (663 listings).", "title": "Boca Raton condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=51) vs pre-1995 (n=663), monthly median 267% higher", "visible_labels": [ "$1,133", "43", "$672", "272", "$734", "321", "$754", "32", "$1,312", "26", "4", "$2,505", "37", "$2,666", "51", "$727", "663" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 758, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_count", "before": 320, "after": 319, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_pct", "before": 42.2, "after": 42.1, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 758, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 319, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 439, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 423, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 758, "before_present": false, "after_present": true }, { "field": "city.decades[1].median", "before": 1126, "after": 1133, "before_present": true, "after_present": true }, { "field": "city.decades[1].median_sqft", "before": 1.06, "after": 1.08, "before_present": true, "after_present": true }, { "field": "city.decades[1].n", "before": 44, "after": 43, "before_present": true, "after_present": true }, { "field": "city.decades[2].median", "before": 673, "after": 672, "before_present": true, "after_present": true }, { "field": "city.decades[2].n", "before": 271, "after": 272, "before_present": true, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 758, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 735, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 735, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 735, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 716, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 735, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 734, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 751, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.flags.land_lease.count", "before": 9, "after": 8, "before_present": true, "after_present": true }, { "field": "city.flags.land_lease.pct", "before": 1.2, "after": 1.1, "before_present": true, "after_present": true }, { "field": "city.includes[2].count", "before": 499, "after": 498, "before_present": true, "after_present": true }, { "field": "city.includes[2].pct", "before": 69.7, "after": 69.6, "before_present": true, "after_present": true }, { "field": "city.includes[5].count", "before": 421, "after": 420, "before_present": true, "after_present": true }, { "field": "city.includes[5].pct", "before": 58.8, "after": 58.7, "before_present": true, "after_present": true }, { "field": "city.includes[6].count", "before": 378, "after": 377, "before_present": true, "after_present": true }, { "field": "city.includes[6].pct", "before": 52.8, "after": 52.7, "before_present": true, "after_present": true }, { "field": "city.includes[8].count", "before": 296, "after": 297, "before_present": true, "after_present": true }, { "field": "city.includes[8].pct", "before": 41.3, "after": 41.5, "before_present": true, "after_present": true }, { "field": "city.min", "before": 300, "after": 280, "before_present": true, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 735, "before_present": false, "after_present": true }, { "field": "city.regime.COA.count", "before": 666, "after": 667, "before_present": true, "after_present": true }, { "field": "city.regime.COA.pct", "before": 90.6, "after": 90.7, "before_present": true, "after_present": true }, { "field": "city.regime.not_recorded.count", "before": 53, "after": 52, "before_present": true, "after_present": true }, { "field": "city.regime.not_recorded.pct", "before": 7.2, "after": 7.1, "before_present": true, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 735, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 265.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 7376.445, "before_present": false, "after_present": true }, { "field": "city.types.Condominium.count", "before": 668, "after": 669, "before_present": true, "after_present": true }, { "field": "city.types.Condominium.pct", "before": 90.9, "after": 91.0, "before_present": true, "after_present": true }, { "field": "city.types.StockCooperative.count", "before": 2, "after": 1, "before_present": true, "after_present": true }, { "field": "city.types.StockCooperative.pct", "before": 0.3, "after": 0.1, "before_present": true, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Boca Raton median $757 a month, South Florida median $800; Boca Raton ranks 34 of 69 cities.", "after": "Dot strip chart in five county lanes. Boca Raton retained-sample median $757 a month (n=735); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Boca Raton against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Boca Raton and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Boca Raton condo fees sit 5% below the South Florida median", "after": "Boca Raton condos, retained usable-fee sample (n=735): median $757/month, 5% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$757", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "735", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 11.3% (83 listings); $500 to $750 38.1% (280 listings); $750 to $1,000 21.5% (158 listings); $1,000 to $1,500 11.2% (82 listings); $1,500 to $2,000 5.4% (40 listings); $2,000 and up 12.5% (92 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 11.3% (83 listings); $500 to $750 38.1% (280 listings); $750 to $1,000 21.5% (158 listings); $1,000 to $1,500 11.2% (82 listings); $1,500 to $2,000 5.4% (40 listings); $2,000 and up 12.5% (92 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Boca Raton condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 735 active Boca Raton condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "38.1% of Boca Raton condos for sale carry a fee of $500 to $750 a month", "after": "38.1% of Boca Raton's retained usable-fee sample (735 listings) falls in the $500 to $750 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "5.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "40", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "12.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "92", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "11.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "83", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "38.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "280", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "21.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "158", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "11.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "82", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s $1,126 (44 listings); 1970s $673 (271 listings); 1980s $734 (321 listings); 1990s $754 (32 listings); 2000s $1,312 (26 listings); 2010s too few (4 listings); 2020s $2,505 (37 listings).", "after": "Column chart of median fee by recorded decade built: 1960s $1,133 (43 listings); 1970s $672 (272 listings); 1980s $734 (321 listings); 1990s $754 (32 listings); 2000s $1,312 (26 listings); 2010s count only (4 listings); 2020s $2,505 (37 listings). Recorded year built 2005 or later $2,666 (51 listings); before 1995 $727 (663 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Boca Raton condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Boca Raton condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=51; pre-1995 n=663.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Boca Raton condos built since 2005 ask 267% more in fees than those built before 1995", "after": "Boca Raton condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=51) vs pre-1995 (n=663), monthly median 267% higher", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$1,133", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "$2,505", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "37", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "$2,666", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "51", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[15]", "before": null, "after": "$727", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[16]", "before": null, "after": "663", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "43", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$672", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "272", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$734", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "321", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$754", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "32", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$1,312", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "26", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Boca Raton condo for sale carries a $757-a-month association fee, 5% below the South Florida median", "after": "Boca Raton condo monthly association fees have a median of $757 in the retained usable-fee sample of 735 listings, 5% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "29.1% of Boca Raton condos on the market ask $1,000 or more a month in fees; 11.3% stay under $500", "after": "In Boca Raton's retained usable-fee sample (735 listings after exclusions and percentile trimming), 29.1% have monthly-equivalent fees of $1,000 or more and 11.3% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Boca Raton condos built since 2005 carry fees 267% higher than buildings from before 1995", "after": "Boca Raton condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=51) vs pre-1995 (n=663), monthly median 267% higher", "before_present": true, "after_present": true }, { "field": "lede", "before": "BOCA RATON, Fla., September 7, 2026 - The median monthly association fee across the 735 condominiums listed for sale in Boca Raton is $757, with half of the listings between $600 and $1,146 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 5% below the five-county South Florida median of $800, and ranks Boca Raton 34 of 69 cities.", "after": "BOCA RATON, Fla., September 7, 2026 - Among 735 active condominium listings in Boca Raton retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $757, with the middle half between $600 and $1,146, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 758 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 5% below the separately trimmed five-county median of $800 and ranks 34th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Boca Raton permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (4 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (16 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-boca-raton/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Boca Raton, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (4 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (751 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (16 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 735 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 758 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/boca-raton/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-boca-raton/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Boca Raton carries a monthly association fee of $757, 5% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Boca Raton's retained usable-fee sample (n=735), after exclusions and percentile trimming, is $757, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"29.1 percent of Boca Raton condos on the market ask $1,000 or more a month in association fees; only 11.3 percent stay under $500.\"", "after": "\"Among Boca Raton condos in the retained usable-fee sample (n=735) after exclusions and percentile trimming, 29.1 percent have listed monthly-equivalent fees of $1,000 or more and 11.3 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Boca Raton, a condo completed since 2005 carries a median fee of $2,666 a month, against $727 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Boca Raton with a recorded construction year, the median monthly-equivalent fee is $2,666 for a recorded year built of 2005 or later (51 listings) and $727 for those built before 1995 (663 listings).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "cf75ebceb65fe9a12b4187078fa7eef2adbfb9a1034b324c241b36b818b591ae", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nBoca Raton condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Boca Raton condo for sale carries a $757-a-month association fee, 5% below the South Florida\nmedian\n29.1% of Boca Raton condos on the market ask $1,000 or more a month in fees; 11.3% stay under $500\nBoca Raton condos built since 2005 carry fees 267% higher than buildings from before 1995\nLEDE\nBOCA RATON, Fla., September 7, 2026 - The median monthly association fee across the 735 condominiums\nlisted for sale in Boca Raton is $757, with half of the listings between $600 and $1,146 a month, according to a\ndaily analysis of BeachesMLS listing data by PBP Real Estate. That is 5% below the five-county South Florida\nmedian of $800, and ranks Boca Raton 34 of 69 cities.\nNUT GRAF\nPer square foot, the median Boca Raton condo fee is $0.69 a month on a median home of 1,177 square feet; at\nthe median asking price of $324K, a year of fees equals 2.88% of the price. 29.1% of listings ask $1,000 or\nmore a month and 11.3% under $500. 4.8% of listings report two association layers (a master and a sub-\nassociation); 9.5% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention\na special assessment on 8.4% of listings, describe one as pending or payable by the buyer on 0.5%, and\nmention a mandatory club or membership on 2%. Buildings completed since 2005 carry a median fee of\n$2,666 against $727 for those completed before 1995.\nFACT BOX\nActive condominium listings, Boca Raton\n758 (735 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$757\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$600 to $1,146\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.69 (median home 1,177 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n2.88% (asking $324K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n29.1% / 11.3%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n4.8% (35)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n9.5%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n8.4% / 0.5%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n2%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Boca Raton ranks 34 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$2,666 (51 listings) / $727 (663 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Boca Raton carries a monthly association fee of $757, 5%\nbelow the five-county South Florida median of $800.\"\n\"29.1 percent of Boca Raton condos on the market ask $1,000 or more a month in fees; 11.3 percent stay\nunder $500.\"\n\"In Boca Raton, a condo completed since 2005 carries a median fee of $2,666 a month, against $727 for\none completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly association fee, Boca Raton against every South Florida city with 30 or more active condo listings, grouped by county,\nSeptember 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Boca Raton condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS\nvia PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Boca Raton condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Boca Raton permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (4 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (16 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-boca-raton/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "aad250cf8e43a3037e99aa0f973ec29043f923ee9e77b9ff2627d0d79d0c4f9f", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nBoca Raton condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/boca-raton/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nBoca Raton condo monthly association fees have a median of $757 in the retained usable-fee sample of\n735 listings, 5% below the five-county median\nIn Boca Raton's retained usable-fee sample (735 listings after exclusions and percentile trimming), 29.1%\nhave monthly-equivalent fees of $1,000 or more and 11.3% are below $500\nBoca Raton condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=51) vs pre-1995 (n=663),\nmonthly median 267% higher\nLEDE\nBOCA RATON, Fla., September 7, 2026 - Among 735 active condominium listings in Boca Raton retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly association fee is $757, with the middle half between $600 and $1,146,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 758\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 5% below the separately trimmed five-county median of\n$800 and ranks 34th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Boca Raton condo fee is $0.69 a month (734\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n2.88% of the listing's current asking price across 735 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 29.1% of the retained sample have fees of $1,000 or more a\nmonth and 11.3% are below $500. 4.8% of the retained sample report two association layers (a master and a\nsub-association, summed here); 9.5% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 8.4% of the retained sample, describe one as pending or\npayable by the buyer on 0.5%, and mention a mandatory club or membership on 2%; 724 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $2,666 for a recorded\nyear built of 2005 or later (51 listings) and $727 for those built before 1995 (663 listings); construction year is\na recorded field and this comparison does not explain why fees differ. \nFACT BOX\nActive condominium listings, Boca Raton (before\nexclusions and trimming)\n758\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n751 / 735 (16 trimmed; 4 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$757\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$600 to $1,146\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.69 (734 retained listings with recorded\nliving area of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n2.88% (735 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n29.1% (214) / 11.3% (83) of 735\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n4.8% (35)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n9.5%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n8.4% / 0.5%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n2%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Boca Raton ranks 34th\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$2,666 (2005+ n=51) / $727 (pre-1995 n=663) September 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Boca Raton's retained usable-fee sample (n=735), after\nexclusions and percentile trimming, is $757, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Boca Raton condos in the retained usable-fee sample (n=735) after exclusions and percentile\ntrimming, 29.1 percent have listed monthly-equivalent fees of $1,000 or more and 11.3 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Boca Raton with a recorded construction year, the median\nmonthly-equivalent fee is $2,666 for a recorded year built of 2005 or later (51 listings) and $727 for those\nbuilt before 1995 (663 listings).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Boca Raton and\nthe published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference\nuses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Boca Raton retained-sample median $757 a month\n(n=735); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 735 active Boca Raton condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 11.3% (83 listings); $500 to $750 38.1% (280 listings); $750 to $1,000 21.5% (158\nlistings); $1,000 to $1,500 11.2% (82 listings); $1,500 to $2,000 5.4% (40 listings); $2,000 and up 12.5% (92\nlistings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Boca Raton condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=51;\npre-1995 n=663.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s $1,133 (43 listings);\n1970s $672 (272 listings); 1980s $734 (321 listings); 1990s $754 (32 listings); 2000s $1,312 (26 listings);\n2010s count only (4 listings); 2020s $2,505 (37 listings). Recorded year built 2005 or later $2,666 (51 listings);\nbefore 1995 $727 (663 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Boca Raton, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (4 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (751 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (16 here); these records have not been independently verified as errors. This leaves the\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nretained usable-fee sample of 735 listings; every fee median, percentile, band share and percentage in this kit describes that retained\nsample, not all 758 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county\nfigure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of\ncity medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-\nasking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with\nits own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a\nverified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings\nthrough the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate\nsource table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/boca-raton/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-boca-raton/; where published, it\nuses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data\nis not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "a095ff6838ea7605aac6664c7015c202d5e4a96093b3e109c4666657202ae55e", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - BOCA RATON CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Boca Raton condo monthly association fees have a median of $757 in the retained usable-fee sample of 735 listings, 5% below the five-county median\n2. In Boca Raton's retained usable-fee sample (735 listings after exclusions and percentile trimming), 29.1% have monthly-equivalent fees of $1,000 or more and 11.3% are below $500\n3. Boca Raton condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=51) vs pre-1995 (n=663), monthly median 267% higher\n\nLEDE\nBOCA RATON, Fla., September 7, 2026 - Among 735 active condominium listings in Boca Raton retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $757, with the middle half between $600 and $1,146, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 758 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 5% below the separately trimmed five-county median of $800 and ranks 34th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Boca Raton condo fee is $0.69 a month (734 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.88% of the listing's current asking price across 735 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 29.1% of the retained sample have fees of $1,000 or more a month and 11.3% are below $500. 4.8% of the retained sample report two association layers (a master and a sub-association, summed here); 9.5% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 8.4% of the retained sample, describe one as pending or payable by the buyer on 0.5%, and mention a mandatory club or membership on 2%; 724 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $2,666 for a recorded year built of 2005 or later (51 listings) and $727 for those built before 1995 (663 listings); construction year is a recorded field and this comparison does not explain why fees differ. \n\nFACT BOX (exact figures)\n- Active condominium listings, Boca Raton (before exclusions and trimming): 758 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 751 / 735 (16 trimmed; 4 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $757 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $600 to $1,146 [September 7, 2026]\n- Median fee per square foot per month: $0.69 (734 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 2.88% (735 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 29.1% (214) / 11.3% (83) of 735 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 4.8% (35) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 9.5% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 8.4% / 0.5% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 2% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Boca Raton ranks 34th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $2,666 (2005+ n=51) / $727 (pre-1995 n=663) [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Boca Raton's retained usable-fee sample (n=735), after exclusions and percentile trimming, is $757, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Boca Raton condos in the retained usable-fee sample (n=735) after exclusions and percentile trimming, 29.1 percent have listed monthly-equivalent fees of $1,000 or more and 11.3 percent are below $500.\"\n- \"Among the retained usable-fee listings in Boca Raton with a recorded construction year, the median monthly-equivalent fee is $2,666 for a recorded year built of 2005 or later (51 listings) and $727 for those built before 1995 (663 listings).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- boca-raton-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Boca Raton and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Boca Raton retained-sample median $757 a month (n=735); five-county median $800 (n=22,695, region-level trim).\n- boca-raton-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 735 active Boca Raton condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 11.3% (83 listings); $500 to $750 38.1% (280 listings); $750 to $1,000 21.5% (158 listings); $1,000 to $1,500 11.2% (82 listings); $1,500 to $2,000 5.4% (40 listings); $2,000 and up 12.5% (92 listings).\n- boca-raton-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Boca Raton condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=51; pre-1995 n=663.\n Alt text: Column chart of median fee by recorded decade built: 1960s $1,133 (43 listings); 1970s $672 (272 listings); 1980s $734 (321 listings); 1990s $754 (32 listings); 2000s $1,312 (26 listings); 2010s count only (4 listings); 2020s $2,505 (37 listings). Recorded year built 2005 or later $2,666 (51 listings); before 1995 $727 (663 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Boca Raton, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (4 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (751 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (16 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 735 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 758 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/boca-raton/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-boca-raton/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "boca-raton", "city": "Boca Raton", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 141, "with_fee": 135, "no_cadence": 2, "sample_ok": true, "cuts": { "active": 141, "cut_count": 51, "cut_pct": 36.2, "median_cut_pct": 4.8, "median_cut_dollars": 30000 }, "outliers_dropped": 4, "n": 131, "median": 477, "p10": 265, "p25": 356, "p75": 628, "p90": 800, "min": 135, "max": 1198, "median_sqft": 0.29, "n_sqft": 131, "median_pct_price": 1.02, "median_list_price": 535999, "median_year_built": 1986, "median_sqft_area": 1591, "over_1000": 6, "over_1000_pct": 4.6, "under_500": 75, "under_500_pct": 57.3, "hi_thr": 500, "lo_thr": 200, "over_hi": 56, "over_hi_pct": 42.7, "under_lo": 3, "under_lo_pct": 2.3, "types": { "Townhouse": { "count": 86, "pct": 65.6 }, "Villa": { "count": 45, "pct": 34.4 } }, "regime": { "HOA": { "count": 118, "pct": 90.1 }, "not_recorded": { "count": 13, "pct": 9.9 } }, "villa_median": 425, "townhouse_median": 488, "cadence": { "Monthly": { "count": 114, "pct": 87.0 }, "Quarterly": { "count": 16, "pct": 12.2 }, "Annually": { "count": 1, "pct": 0.8 } }, "stacked": { "count": 12, "pct": 9.2, "median_total": 384, "median_master": 82 }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 3, "pct": 2.3 }, { "label": "$200 to $300", "count": 15, "pct": 11.5 }, { "label": "$300 to $400", "count": 27, "pct": 20.6 }, { "label": "$400 to $600", "count": 48, "pct": 36.6 }, { "label": "$600 to $1,000", "count": 32, "pct": 24.4 }, { "label": "$1,000 and up", "count": 6, "pct": 4.6 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 4, "median": 772, "median_sqft": 0.37 }, { "label": "1980s", "n": 89, "median": 427, "median_sqft": 0.31 }, { "label": "1990s", "n": 11, "median": 488, "median_sqft": 0.34 }, { "label": "2000s", "n": 11, "median": 799, "median_sqft": 0.25 }, { "label": "2010s", "n": 6, "median": 596, "median_sqft": 0.24 }, { "label": "2020s", "n": 10, "median": 700, "median_sqft": 0.21 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 57, "median": 425, "median_pct_price": 1.39 }, { "label": "$500K to $1M", "n": 55, "median": 477, "median_pct_price": 0.9 }, { "label": "$1M and up", "n": 19, "median": 800, "median_pct_price": 0.64 } ], "pre1995": { "n": 97, "median": 438 }, "post2005": { "n": 26, "median": 700 }, "includes": [ { "key": "MaintenanceGrounds", "label": "Grounds", "count": 100, "pct": 78.1 }, { "key": "CommonAreas", "label": "Common areas", "count": 97, "pct": 75.8 }, { "key": "CableTv", "label": "Cable TV", "count": 56, "pct": 43.8 }, { "key": "Security", "label": "Security", "count": 48, "pct": 37.5 }, { "key": "Pools", "label": "Pool", "count": 41, "pct": 32.0 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 37, "pct": 28.9 }, { "key": "Roof", "label": "Roof", "count": 34, "pct": 26.6 }, { "key": "Trash", "label": "Trash", "count": 31, "pct": 24.2 }, { "key": "Insurance", "label": "Building insurance", "count": 28, "pct": 21.9 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 25, "pct": 19.5 }, { "key": "Internet", "label": "Internet", "count": 20, "pct": 15.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 17, "pct": 13.3 }, { "key": "PestControl", "label": "Pest control", "count": 15, "pct": 11.7 }, { "key": "Water", "label": "Water", "count": 6, "pct": 4.7 } ], "includes_n": 128, "flags": { "sa_mentioned": { "count": 4, "pct": 3.1 }, "sa_none_or_paid": { "count": 4, "pct": 3.1 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 3, "pct": 2.3 }, "membership_required": { "count": 6, "pct": 4.6 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 131 }, "developments": [ { "name": "Boca Rio North", "master": null, "n": 6, "anecdotal": true, "median": 364, "median_sqft": 0.28, "year_built": 1986, "median_list_price": 364850, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Boca Dunes Pud", "master": null, "n": 5, "anecdotal": true, "median": 395, "median_sqft": 0.2, "year_built": 2021, "median_list_price": 715000, "sa_mentioned": 0, "sa_pending": 0, "membership": 1, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 477, "p25": 356, "p75": 628, "n": 131, "median_sqft": 0.29, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Boca Raton townhouse or villa for sale carries a $477-a-month homeowners association fee, 59% above the South Florida median", "42.7% of Boca Raton townhouses and villas on the market ask $500 or more a month in fees; 2.3% stay under $200", "Boca Raton townhouses and villas built since 2005 carry fees 60% higher than communities from before 1995" ], "lede": "BOCA RATON, Fla., September 7, 2026 - The median monthly homeowners association fee across the 131 townhouses and villas listed for sale in Boca Raton is $477, with half of the listings between $356 and $628 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 59% above the five-county South Florida median of $300, and ranks Boca Raton 5 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Boca Raton carries a monthly homeowners association fee of $477, 59% above the five-county South Florida median of $300.\"", "\"42.7 percent of Boca Raton townhouses and villas on the market ask $500 or more a month in fees; 2.3 percent stay under $200.\"", "\"In Boca Raton, a townhouse or villa completed since 2005 carries a median fee of $700 a month, against $438 for one completed before 1995.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Boca Raton permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (2 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-boca-raton/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Boca Raton against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Boca Raton median $477 a month, South Florida median $300; Boca Raton ranks 5 of 34 cities.", "title": "Boca Raton HOA fees on townhouses and villas sit 59% above the South Florida median" }, { "caption": "Share of active Boca Raton townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 2.3% (3 listings); $200 to $300 11.5% (15 listings); $300 to $400 20.6% (27 listings); $400 to $600 36.6% (48 listings); $600 to $1,000 24.4% (32 listings); $1,000 and up 4.6% (6 listings).", "title": "36.6% of Boca Raton townhouses and villas for sale carry a fee of $400 to $600 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Boca Raton townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s too few (4 listings); 1980s $427 (89 listings); 1990s $488 (11 listings); 2000s $799 (11 listings); 2010s too few (6 listings); 2020s $700 (10 listings).", "title": "Boca Raton townhouses and villas built since 2005 ask 60% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 141 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 141, "with_fee": 135, "no_cadence": 2, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 135, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 6, "n": 131, "retained_n": 131, "outliers_dropped": 4, "trim_applied": true, "cuts": { "active": 141, "cut_count": 51, "cut_pct": 36.2, "median_cut_pct": 4.8, "median_cut_dollars": 30000, "valid_price_count": 141, "missing_price_count": 0, "unchanged_count": 86, "raised_count": 4, "not_below_original_count": 90, "cut_pct_denominator": 141, "cut_sample_ok": true, "median_cut_n": 51 }, "trim_bounds": { "p1": 125.24166666666666, "p99": 1258.2711999999997 }, "retained_small_sample": false, "retained_below_30": false, "median": 477, "p10": 265, "p25": 356, "p75": 628, "p90": 800, "min": 135, "max": 1198, "median_sqft": 0.29, "n_sqft": 131, "median_pct_price": 1.02, "n_pct_price": 131, "median_list_price": 535999, "median_year_built": 1986, "median_sqft_area": 1591, "over_1000": 6, "over_1000_pct": 4.6, "under_500": 75, "under_500_pct": 57.3, "hi_thr": 500, "lo_thr": 200, "over_hi": 56, "over_hi_pct": 42.7, "under_lo": 3, "under_lo_pct": 2.3, "types": { "Townhouse": { "count": 86, "pct": 65.6 }, "Villa": { "count": 45, "pct": 34.4 } }, "regime": { "HOA": { "count": 118, "pct": 90.1 }, "not_recorded": { "count": 13, "pct": 9.9 } }, "villa_median": 425, "townhouse_median": 488, "cadence": { "Monthly": { "count": 114, "pct": 87.0 }, "Quarterly": { "count": 16, "pct": 12.2 }, "Annually": { "count": 1, "pct": 0.8 } }, "stacked": { "count": 12, "pct": 9.2, "median_total": 384, "median_master": 82 }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 3, "pct": 2.3 }, { "label": "$200 to $300", "count": 15, "pct": 11.5 }, { "label": "$300 to $400", "count": 27, "pct": 20.6 }, { "label": "$400 to $600", "count": 48, "pct": 36.6 }, { "label": "$600 to $1,000", "count": 32, "pct": 24.4 }, { "label": "$1,000 and up", "count": 6, "pct": 4.6 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 4, "median": 772, "median_sqft": 0.37 }, { "label": "1980s", "n": 89, "median": 427, "median_sqft": 0.31 }, { "label": "1990s", "n": 11, "median": 488, "median_sqft": 0.34 }, { "label": "2000s", "n": 11, "median": 799, "median_sqft": 0.25 }, { "label": "2010s", "n": 6, "median": 596, "median_sqft": 0.24 }, { "label": "2020s", "n": 10, "median": 700, "median_sqft": 0.21 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 57, "median": 425, "median_pct_price": 1.39 }, { "label": "$500K to $1M", "n": 55, "median": 477, "median_pct_price": 0.9 }, { "label": "$1M and up", "n": 19, "median": 800, "median_pct_price": 0.64 } ], "pre1995": { "n": 97, "median": 438 }, "post2005": { "n": 26, "median": 700 }, "includes": [ { "key": "MaintenanceGrounds", "label": "Grounds", "count": 100, "pct": 78.1 }, { "key": "CommonAreas", "label": "Common areas", "count": 97, "pct": 75.8 }, { "key": "CableTv", "label": "Cable TV", "count": 56, "pct": 43.8 }, { "key": "Security", "label": "Security", "count": 48, "pct": 37.5 }, { "key": "Pools", "label": "Pool", "count": 41, "pct": 32.0 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 37, "pct": 28.9 }, { "key": "Roof", "label": "Roof", "count": 34, "pct": 26.6 }, { "key": "Trash", "label": "Trash", "count": 31, "pct": 24.2 }, { "key": "Insurance", "label": "Building insurance", "count": 28, "pct": 21.9 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 25, "pct": 19.5 }, { "key": "Internet", "label": "Internet", "count": 20, "pct": 15.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 17, "pct": 13.3 }, { "key": "PestControl", "label": "Pest control", "count": 15, "pct": 11.7 }, { "key": "Water", "label": "Water", "count": 6, "pct": 4.7 } ], "includes_n": 128, "flags": { "sa_mentioned": { "count": 4, "pct": 3.1 }, "sa_none_or_paid": { "count": 4, "pct": 3.1 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 3, "pct": 2.3 }, "membership_required": { "count": 6, "pct": 4.6 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 131 }, "denominators": { "fee_percentages": 131, "fee_medians_percentiles": 131, "median_sqft": 131, "median_pct_price": 131, "includes_pct": 128, "flags_pct": 131, "cut_pct": 141 }, "developments": [ { "name": "Boca Rio North", "master": null, "n": 6, "anecdotal": true, "median": 364, "median_sqft": 0.28, "year_built": 1986, "median_list_price": 364850, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Boca Dunes", "master": null, "n": 5, "anecdotal": true, "median": 395, "median_sqft": 0.2, "year_built": 2021, "median_list_price": 715000, "sa_mentioned": 0, "sa_pending": 0, "membership": 1, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 477, "p25": 356, "p75": 628, "n": 131, "median_sqft": 0.29, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Boca Raton townhouse or villa monthly homeowners association fees have a median of $477 in the retained usable-fee sample of 131 listings, 59% above the five-county median", "In Boca Raton's retained usable-fee sample (131 listings after exclusions and percentile trimming), 42.7% have monthly-equivalent fees of $500 or more and 2.3% are below $200", "Boca Raton townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=26) vs pre-1995 (n=97), monthly median 60% higher. Small subgroup: 2005+; read cautiously." ], "lede": "BOCA RATON, Fla., September 7, 2026 - Among 131 active townhouse or villa listings in Boca Raton retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $477, with the middle half between $356 and $628, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 141 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 59% above the separately trimmed five-county median of $300 and ranks 5th among 34 published city medians.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Boca Raton's retained usable-fee sample (n=131), after exclusions and percentile trimming, is $477, compared with $300 in the separately trimmed five-county sample.\"", "\"Among Boca Raton townhouses and villas in the retained usable-fee sample (n=131) after exclusions and percentile trimming, 42.7 percent have listed monthly-equivalent fees of $500 or more and 2.3 percent are below $200.\"", "\"Among the retained usable-fee listings in Boca Raton with a recorded construction year, the median monthly-equivalent fee is $700 for a recorded year built of 2005 or later (26 listings) and $438 for those built before 1995 (97 listings). Small subgroup: 2005+ n=26; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Boca Raton, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (2 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (135 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 131 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 141 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/boca-raton/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-boca-raton/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Boca Raton and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Boca Raton retained-sample median $477 a month (n=131); five-county median $300 (n=3,206, region-level trim).", "title": "Boca Raton townhouses and villas, retained usable-fee sample (n=131): median $477/month, 59% above the five-county median of $300", "visible_labels": [ "$477", "131", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 131 active Boca Raton townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 2.3% (3 listings); $200 to $300 11.5% (15 listings); $300 to $400 20.6% (27 listings); $400 to $600 36.6% (48 listings); $600 to $1,000 24.4% (32 listings); $1,000 and up 4.6% (6 listings).", "title": "36.6% of Boca Raton's retained usable-fee sample (131 listings) falls in the $400 to $600 monthly band", "visible_labels": [ "0%", "0", "2.3%", "3", "11.5%", "15", "20.6%", "27", "36.6%", "48", "24.4%", "32", "4.6%", "6" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Boca Raton townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=26; pre-1995 n=97. Small subgroup: 2005+ n=26; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1970s count only (4 listings); 1980s $427 (89 listings); 1990s $488 (11 listings); 2000s $799 (11 listings); 2010s count only (6 listings); 2020s $700 (10 listings). Recorded year built 2005 or later $700 (26 listings); before 1995 $438 (97 listings). Small subgroup: 2005+ n=26; read cautiously.", "title": "Boca Raton townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=26) vs pre-1995 (n=97), monthly median 60% higher. Small subgroup: 2005+; read cautiously.", "visible_labels": [ "4", "$427", "89", "$488", "11", "$799", "11", "6", "$700", "10", "$700", "26", "$438", "97" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 141, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 141, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 141, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 141, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 131, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 131, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 131, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 128, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 131, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 131, "before_present": false, "after_present": true }, { "field": "city.developments[1].name", "before": "Boca Dunes Pud", "after": "Boca Dunes", "before_present": true, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 135, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 131, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 131, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 125.24166666666666, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1258.2711999999997, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Boca Raton median $477 a month, South Florida median $300; Boca Raton ranks 5 of 34 cities.", "after": "Dot strip chart in five county lanes. Boca Raton retained-sample median $477 a month (n=131); five-county median $300 (n=3,206, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Boca Raton against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Boca Raton and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Boca Raton HOA fees on townhouses and villas sit 59% above the South Florida median", "after": "Boca Raton townhouses and villas, retained usable-fee sample (n=131): median $477/month, 59% above the five-county median of $300", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$477", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "131", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 2.3% (3 listings); $200 to $300 11.5% (15 listings); $300 to $400 20.6% (27 listings); $400 to $600 36.6% (48 listings); $600 to $1,000 24.4% (32 listings); $1,000 and up 4.6% (6 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 2.3% (3 listings); $200 to $300 11.5% (15 listings); $300 to $400 20.6% (27 listings); $400 to $600 36.6% (48 listings); $600 to $1,000 24.4% (32 listings); $1,000 and up 4.6% (6 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Boca Raton townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 131 active Boca Raton townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "36.6% of Boca Raton townhouses and villas for sale carry a fee of $400 to $600 a month", "after": "36.6% of Boca Raton's retained usable-fee sample (131 listings) falls in the $400 to $600 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "24.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "32", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "4.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "2.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "11.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "20.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "36.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "48", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s too few (4 listings); 1980s $427 (89 listings); 1990s $488 (11 listings); 2000s $799 (11 listings); 2010s too few (6 listings); 2020s $700 (10 listings).", "after": "Column chart of median fee by recorded decade built: 1970s count only (4 listings); 1980s $427 (89 listings); 1990s $488 (11 listings); 2000s $799 (11 listings); 2010s count only (6 listings); 2020s $700 (10 listings). Recorded year built 2005 or later $700 (26 listings); before 1995 $438 (97 listings). Small subgroup: 2005+ n=26; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Boca Raton townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Boca Raton townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=26; pre-1995 n=97. Small subgroup: 2005+ n=26; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Boca Raton townhouses and villas built since 2005 ask 60% more in fees than those built before 1995", "after": "Boca Raton townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=26) vs pre-1995 (n=97), monthly median 60% higher. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$700", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "26", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "$438", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "97", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$427", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "89", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$488", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "$799", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$700", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Boca Raton townhouse or villa for sale carries a $477-a-month homeowners association fee, 59% above the South Florida median", "after": "Boca Raton townhouse or villa monthly homeowners association fees have a median of $477 in the retained usable-fee sample of 131 listings, 59% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "42.7% of Boca Raton townhouses and villas on the market ask $500 or more a month in fees; 2.3% stay under $200", "after": "In Boca Raton's retained usable-fee sample (131 listings after exclusions and percentile trimming), 42.7% have monthly-equivalent fees of $500 or more and 2.3% are below $200", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Boca Raton townhouses and villas built since 2005 carry fees 60% higher than communities from before 1995", "after": "Boca Raton townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=26) vs pre-1995 (n=97), monthly median 60% higher. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "BOCA RATON, Fla., September 7, 2026 - The median monthly homeowners association fee across the 131 townhouses and villas listed for sale in Boca Raton is $477, with half of the listings between $356 and $628 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 59% above the five-county South Florida median of $300, and ranks Boca Raton 5 of 34 cities.", "after": "BOCA RATON, Fla., September 7, 2026 - Among 131 active townhouse or villa listings in Boca Raton retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $477, with the middle half between $356 and $628, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 141 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 59% above the separately trimmed five-county median of $300 and ranks 5th among 34 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Boca Raton permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (2 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-boca-raton/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Boca Raton, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (2 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (135 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 131 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 141 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/boca-raton/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-boca-raton/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Boca Raton carries a monthly homeowners association fee of $477, 59% above the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Boca Raton's retained usable-fee sample (n=131), after exclusions and percentile trimming, is $477, compared with $300 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"42.7 percent of Boca Raton townhouses and villas on the market ask $500 or more a month in fees; 2.3 percent stay under $200.\"", "after": "\"Among Boca Raton townhouses and villas in the retained usable-fee sample (n=131) after exclusions and percentile trimming, 42.7 percent have listed monthly-equivalent fees of $500 or more and 2.3 percent are below $200.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Boca Raton, a townhouse or villa completed since 2005 carries a median fee of $700 a month, against $438 for one completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Boca Raton with a recorded construction year, the median monthly-equivalent fee is $700 for a recorded year built of 2005 or later (26 listings) and $438 for those built before 1995 (97 listings). Small subgroup: 2005+ n=26; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "7d14358652f01bc8b727234364a6b11cef58e839d3d2eef0f0d579c09bc2c465", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nBoca Raton HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Boca Raton townhouse or villa for sale carries a $477-a-month homeowners association fee,\n59% above the South Florida median\n42.7% of Boca Raton townhouses and villas on the market ask $500 or more a month in fees; 2.3% stay\nunder $200\nBoca Raton townhouses and villas built since 2005 carry fees 60% higher than communities from before\n1995\nLEDE\nBOCA RATON, Fla., September 7, 2026 - The median monthly homeowners association fee across the 131\ntownhouses and villas listed for sale in Boca Raton is $477, with half of the listings between $356 and $628 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 59% above the five-\ncounty South Florida median of $300, and ranks Boca Raton 5 of 34 cities.\nNUT GRAF\nPer square foot, the median Boca Raton townhouse or villa fee is $0.29 a month on a median home of 1,591\nsquare feet; at the median asking price of $536K, a year of fees equals 1.02% of the price. 42.7% of listings ask\n$500 or more a month and 2.3% under $200. 9.2% of listings report two association layers (a master and a\nsub-association); 12.2% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 3.1% of listings, describe one as pending or payable by the buyer on 0%, and\nmention a mandatory club or membership on 4.6%. Communities completed since 2005 carry a median fee of\n$700 against $438 for those completed before 1995. 34.4% of the listings are entered as single-level villas, the\nrest as townhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Boca Raton\n141 (131 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$477\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$356 to $628\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nMedian fee per square foot per month\n$0.29 (median home 1,591 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n1.02% (asking $536K)\nSeptember 7, 2026\nListings asking $500 or more a month / under $200\n42.7% / 2.3%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n9.2% (12)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n12.2%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n3.1% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n4.6%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Boca Raton ranks 5 of 34\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$700 (26 listings) / $438 (97 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Boca Raton carries a monthly homeowners association\nfee of $477, 59% above the five-county South Florida median of $300.\"\n\"42.7 percent of Boca Raton townhouses and villas on the market ask $500 or more a month in fees; 2.3\npercent stay under $200.\"\n\"In Boca Raton, a townhouse or villa completed since 2005 carries a median fee of $700 a month, against\n$438 for one completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Boca Raton against every South Florida city with 30 or more active townhouse or villa\nlistings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Boca Raton townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Boca Raton townhouses and villas by decade the home was\ncompleted, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Boca Raton permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (2 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-boca-raton/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "f611d5d1da384de3dbeb9f3568f39b2f2ba8fc70512d3be66cd2426e0a88b1eb", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nBoca Raton HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/boca-raton/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nBoca Raton townhouse or villa monthly homeowners association fees have a median of $477 in the\nretained usable-fee sample of 131 listings, 59% above the five-county median\nIn Boca Raton's retained usable-fee sample (131 listings after exclusions and percentile trimming), 42.7%\nhave monthly-equivalent fees of $500 or more and 2.3% are below $200\nBoca Raton townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=26) vs\npre-1995 (n=97), monthly median 60% higher. Small subgroup: 2005+; read cautiously.\nLEDE\nBOCA RATON, Fla., September 7, 2026 - Among 131 active townhouse or villa listings in Boca Raton retained\nafter excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its\n99th percentile, the median monthly homeowners association fee is $477, with the middle half between $356\nand $628, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There\nare 141 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 59% above the separately trimmed five-county\nmedian of $300 and ranks 5th among 34 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Boca Raton townhouse or villa fee is $0.29 a month\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\n(131 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a\nmedian 1.02% of the listing's current asking price across 131 retained listings with a current asking price of at\nleast $20,000; this is the median of per-listing ratios. 42.7% of the retained sample have fees of $500 or more\na month and 2.3% are below $200. 9.2% of the retained sample report two association layers (a master and a\nsub-association, summed here); 12.2% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 3.1% of the retained sample, describe one as pending or\npayable by the buyer on 0%, and mention a mandatory club or membership on 4.6%; 131 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $700 for a recorded\nyear built of 2005 or later (26 listings) and $438 for those built before 1995 (97 listings); construction year is a\nrecorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=26; read\ncautiously. 34.4% of retained listings have the recorded MLS subtype Villa; the remainder have subtype\nTownhouse. The two subtypes are reported together after condominium classification.\nFACT BOX\nActive townhouse or villa listings, Boca Raton\n(before exclusions and trimming)\n141\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n135 / 131 (4 trimmed; 2 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$477\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$356 to $628\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.29 (131 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n1.02% (131 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n42.7% (56) / 2.3% (3) of 131\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n9.2% (12)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n12.2%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n3.1% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n4.6%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); Boca Raton ranks 5th\namong 34 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$700 (2005+ n=26) / $438 (pre-1995 n=97). Small\nsubgroup: 2005+ n=26; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Boca Raton's retained usable-fee sample\n(n=131), after exclusions and percentile trimming, is $477, compared with $300 in the separately trimmed\nfive-county sample.\"\n\"Among Boca Raton townhouses and villas in the retained usable-fee sample (n=131) after exclusions and\npercentile trimming, 42.7 percent have listed monthly-equivalent fees of $500 or more and 2.3 percent are\nbelow $200.\"\n\"Among the retained usable-fee listings in Boca Raton with a recorded construction year, the median\nmonthly-equivalent fee is $700 for a recorded year built of 2005 or later (26 listings) and $438 for those\nbuilt before 1995 (97 listings). Small subgroup: 2005+ n=26; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nBoca Raton and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-\ncounty reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a\nvalid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Boca Raton retained-sample median $477 a month\n(n=131); five-county median $300 (n=3,206, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 131 active Boca Raton townhouse or villa listings retained after unusable-\nfee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active\nlistings. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 0% (0\nlistings); $100 to $200 2.3% (3 listings); $200 to $300 11.5% (15 listings); $300 to $400 20.6% (27 listings);\n$400 to $600 36.6% (48 listings); $600 to $1,000 24.4% (32 listings); $1,000 and up 4.6% (6 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Boca Raton townhouses and villas in the\nretained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a\nrecorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded\nYearBuilt 2005+ n=26; pre-1995 n=97. Small subgroup: 2005+ n=26; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s count only (4 listings);\n1980s $427 (89 listings); 1990s $488 (11 listings); 2000s $799 (11 listings); 2010s count only (6 listings);\n2020s $700 (10 listings). Recorded year built 2005 or later $700 (26 listings); before 1995 $438 (97 listings).\nSmall subgroup: 2005+ n=26; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Boca Raton, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (2 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (135 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 131 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 141 active listings. Region and county comparisons are trimmed separately within their own samples\n(the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is\nnot a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet;\nannual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-\nlisting ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10\nlistings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples\nwith fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least\n30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-\ndollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written\npublic remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse,\nvilla or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal\ndescription is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums\nare reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical\nclassifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and\nVilla subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement\nabout any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are\nonly as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and\npercentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as\nof September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026\n(2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original\nsnapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly\nfrozen page https://www.pbprealestate.com/press/boca-raton/2026-09/ (corrected edition r1). A current-data page may be\navailable at https://www.pbprealestate.com/hoa-fees-boca-raton/; where published, it uses a separately dated sample and its figures\nmay differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and\nmay not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "39a10bba905baf241e979434a8d18a357c4acef6bd18071cfb8ba4afb82b67a6", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - BOCA RATON HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Boca Raton townhouse or villa monthly homeowners association fees have a median of $477 in the retained usable-fee sample of 131 listings, 59% above the five-county median\n2. In Boca Raton's retained usable-fee sample (131 listings after exclusions and percentile trimming), 42.7% have monthly-equivalent fees of $500 or more and 2.3% are below $200\n3. Boca Raton townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=26) vs pre-1995 (n=97), monthly median 60% higher. Small subgroup: 2005+; read cautiously.\n\nLEDE\nBOCA RATON, Fla., September 7, 2026 - Among 131 active townhouse or villa listings in Boca Raton retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $477, with the middle half between $356 and $628, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 141 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 59% above the separately trimmed five-county median of $300 and ranks 5th among 34 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Boca Raton townhouse or villa fee is $0.29 a month (131 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.02% of the listing's current asking price across 131 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 42.7% of the retained sample have fees of $500 or more a month and 2.3% are below $200. 9.2% of the retained sample report two association layers (a master and a sub-association, summed here); 12.2% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 3.1% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 4.6%; 131 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $700 for a recorded year built of 2005 or later (26 listings) and $438 for those built before 1995 (97 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=26; read cautiously. 34.4% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Boca Raton (before exclusions and trimming): 141 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 135 / 131 (4 trimmed; 2 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $477 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $356 to $628 [September 7, 2026]\n- Median fee per square foot per month: $0.29 (131 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 1.02% (131 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 42.7% (56) / 2.3% (3) of 131 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 9.2% (12) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 12.2% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 3.1% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 4.6% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Boca Raton ranks 5th among 34 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $700 (2005+ n=26) / $438 (pre-1995 n=97). Small subgroup: 2005+ n=26; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Boca Raton's retained usable-fee sample (n=131), after exclusions and percentile trimming, is $477, compared with $300 in the separately trimmed five-county sample.\"\n- \"Among Boca Raton townhouses and villas in the retained usable-fee sample (n=131) after exclusions and percentile trimming, 42.7 percent have listed monthly-equivalent fees of $500 or more and 2.3 percent are below $200.\"\n- \"Among the retained usable-fee listings in Boca Raton with a recorded construction year, the median monthly-equivalent fee is $700 for a recorded year built of 2005 or later (26 listings) and $438 for those built before 1995 (97 listings). Small subgroup: 2005+ n=26; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- boca-raton-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Boca Raton and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Boca Raton retained-sample median $477 a month (n=131); five-county median $300 (n=3,206, region-level trim).\n- boca-raton-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 131 active Boca Raton townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 2.3% (3 listings); $200 to $300 11.5% (15 listings); $300 to $400 20.6% (27 listings); $400 to $600 36.6% (48 listings); $600 to $1,000 24.4% (32 listings); $1,000 and up 4.6% (6 listings).\n- boca-raton-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Boca Raton townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=26; pre-1995 n=97. Small subgroup: 2005+ n=26; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1970s count only (4 listings); 1980s $427 (89 listings); 1990s $488 (11 listings); 2000s $799 (11 listings); 2010s count only (6 listings); 2020s $700 (10 listings). Recorded year built 2005 or later $700 (26 listings); before 1995 $438 (97 listings). Small subgroup: 2005+ n=26; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Boca Raton, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (2 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (135 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 131 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 141 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/boca-raton/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-boca-raton/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "boynton-beach", "city": "Boynton Beach", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "segments": { "houses": { "active": 336, "sample_ok": true, "small_sample": false, "pending": 166, "median_list_price": 589900.0, "cut_count": 158, "cut_pct": 47.0, "raised_count": 13, "median_cut_pct": 5.9, "median_cut_dollars": 35000.0, "cut_last30": 99, "cut_last30_pct": 29.5, "cut_last7": 23, "median_dom": 46.0, "median_cdom": 58.0, "relisted_count": 36, "relisted_pct": 10.7, "over90": 119, "over90_pct": 35.4, "over180": 53, "fresh_held": 125, "fresh_held_pct": 37.2, "stale_uncut": 33, "stale_uncut_pct": 9.8, "dom_buckets": [ { "label": "0-30", "count": 132, "pct": 39.3 }, { "label": "31-60", "count": 40, "pct": 11.9 }, { "label": "61-90", "count": 45, "pct": 13.4 }, { "label": "91-180", "count": 66, "pct": 19.6 }, { "label": "181+", "count": 53, "pct": 15.8 } ], "bands": [ { "label": "Under $500K", "active": 121, "cut": 65, "cut_pct": 53.7, "median_cdom": 65 }, { "label": "$500K to $1M", "active": 140, "cut": 63, "cut_pct": 45.0, "median_cdom": 52.5 }, { "label": "$1M to $2M", "active": 61, "cut": 27, "cut_pct": 44.3, "median_cdom": 43 }, { "label": "$2M to $5M", "active": 13, "cut": 3, "cut_pct": 23.1, "median_cdom": 82 }, { "label": "$5M and up", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 0 } ], "pending_cut_count": 68, "pending_cut_pct": 41.0, "pending_median_cut_pct": 6.0, "pending_median_cdom": 41.0, "tier": "h1", "series": [ { "date": "2026-09-05", "active": 339, "cut_pct": 46.6, "median_cdom": 56, "median_list_price": 589900.0 }, { "date": "2026-09-06", "active": 338, "cut_pct": 46.4, "median_cdom": 56.5, "median_list_price": 589900.0 }, { "date": "2026-09-07", "active": 336, "cut_pct": 47.0, "median_cdom": 58.0, "median_list_price": 589900.0 } ] }, "condos": { "active": 476, "sample_ok": true, "small_sample": false, "pending": 116, "median_list_price": 217750.0, "cut_count": 229, "cut_pct": 48.1, "raised_count": 10, "median_cut_pct": 6.9, "median_cut_dollars": 15001.0, "cut_last30": 93, "cut_last30_pct": 19.5, "cut_last7": 20, "median_dom": 74.0, "median_cdom": 94.5, "relisted_count": 67, "relisted_pct": 14.1, "over90": 246, "over90_pct": 51.7, "over180": 135, "fresh_held": 135, "fresh_held_pct": 28.4, "stale_uncut": 90, "stale_uncut_pct": 18.9, "dom_buckets": [ { "label": "0-30", "count": 120, "pct": 25.2 }, { "label": "31-60", "count": 62, "pct": 13.0 }, { "label": "61-90", "count": 48, "pct": 10.1 }, { "label": "91-180", "count": 111, "pct": 23.3 }, { "label": "181+", "count": 135, "pct": 28.4 } ], "bands": [ { "label": "Under $250K", "active": 309, "cut": 158, "cut_pct": 51.1, "median_cdom": 100 }, { "label": "$250K to $500K", "active": 138, "cut": 63, "cut_pct": 45.7, "median_cdom": 88.0 }, { "label": "$500K to $1M", "active": 26, "cut": 8, "cut_pct": 30.8, "median_cdom": 87.0 }, { "label": "$1M and up", "active": 3, "cut": 0, "cut_pct": 0.0, "median_cdom": 0 } ], "pending_cut_count": 62, "pending_cut_pct": 53.4, "pending_median_cut_pct": 10.5, "pending_median_cdom": 93.5, "tier": "c2", "series": [ { "date": "2026-09-05", "active": 400, "cut_pct": 49.2, "median_cdom": 106.0, "median_list_price": 209000.0 }, { "date": "2026-09-06", "active": 397, "cut_pct": 49.1, "median_cdom": 106, "median_list_price": 209000.0 }, { "date": "2026-09-07", "active": 476, "cut_pct": 48.1, "median_cdom": 94.5, "median_list_price": 217750.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "47.0% of Boynton Beach houses for sale have cut their asking price, 48.1% of condos", "Boynton Beach sellers blink faster than the rest of Palm Beach County as 35.4% of houses pass 90 days on the market", "Buying in Boynton Beach? Half houses have already come down once, by a median $35K" ], "lede": "BOYNTON BEACH, Fla., September 7, 2026 - 47.0% of the 336 single-family homes listed for sale in Boynton Beach have reduced their asking price at least once, by a median 5.9% (about $35K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 476 condominium listings, 48.1% have cut, by a median 6.9%.", "quotes": [ "\"47.0 percent of single-family homes for sale in Boynton Beach have reduced their asking price at least once, by a median $35K.\"", "\"Counting every relisting, the median Boynton Beach house for sale has been waiting 58 days, not the 46 the current listing shows.\"", "\"Of the Boynton Beach houses now under contract, 59.0 percent never reduced their asking price; the rest cut by a median 6.0 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Boynton Beach and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 336 houses, 476 condominiums, 166 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-boynton-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Boynton Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Boynton Beach houses 47.0%, Palm Beach County houses 43.4%; Boynton Beach condominiums 48.1%, Palm Beach County condominiums 44.6%.", "title": "Boynton Beach houses are cutting 3.6 points more often than Palm Beach County" }, { "caption": "Active Boynton Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 35.4% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 39.3%, 31-60 days 11.9%, 61-90 days 13.4%, 91-180 days 19.6%, 181+ days 15.8%. Condominiums: 0-30 days 25.2%, 31-60 days 13.0%, 61-90 days 10.1%, 91-180 days 23.3%, 181+ days 28.4%.", "title": "35.4% of Boynton Beach houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Boynton Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 53.7% of 121; $500K to $1M 45.0% of 140; $1M to $2M 44.3% of 61; $2M to $5M 23.1% of 13; $5M and up too few to read of 1.", "title": "Under $500K Boynton Beach houses have cut most often: 53.7% of 121" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 1094 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 336, "sample_ok": true, "small_sample": false, "pending": 166, "median_list_price": 589900.0, "cut_count": 158, "cut_pct": 47.0, "raised_count": 13, "valid_price_count": 336, "missing_price_count": 0, "unchanged_count": 165, "not_below_original_count": 178, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 5.9, "median_cut_dollars": 35000.0, "cut_last30": 99, "cut_last30_pct": 29.5, "cut_last7": 23, "median_dom": 46.0, "median_cdom": 58.0, "dom_n": 336, "cdom_n": 336, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 336, "relisted_count": 36, "relisted_pct": 10.7, "over90": 119, "over90_pct": 35.4, "over180": 53, "fresh_held": 125, "fresh_held_pct": 37.2, "fresh_held_missing_cdom_count": 0, "stale_uncut": 33, "stale_uncut_pct": 9.8, "dom_buckets": [ { "label": "0-30", "count": 132, "pct": 39.3 }, { "label": "31-60", "count": 40, "pct": 11.9 }, { "label": "61-90", "count": 45, "pct": 13.4 }, { "label": "91-180", "count": 66, "pct": 19.6 }, { "label": "181+", "count": 53, "pct": 15.8 } ], "bands": [ { "label": "Under $500K", "active": 121, "cut": 65, "cut_pct": 53.7, "median_cdom": 65, "cut_pct_denominator": 121, "cdom_n": 121, "valid_price_count": 121 }, { "label": "$500K to $1M", "active": 140, "cut": 63, "cut_pct": 45.0, "median_cdom": 52.5, "cut_pct_denominator": 140, "cdom_n": 140, "valid_price_count": 140 }, { "label": "$1M to $2M", "active": 61, "cut": 27, "cut_pct": 44.3, "median_cdom": 43, "cut_pct_denominator": 61, "cdom_n": 61, "valid_price_count": 61 }, { "label": "$2M to $5M", "active": 13, "cut": 3, "cut_pct": 23.1, "median_cdom": 82, "cut_pct_denominator": 13, "cdom_n": 13, "valid_price_count": 13 }, { "label": "$5M and up", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 0, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 } ], "pending_cut_count": 68, "pending_cut_pct": 41.0, "pending_valid_price_count": 166, "pending_missing_price_count": 0, "pending_unchanged_count": 94, "pending_raised_count": 4, "pending_not_below_original_count": 98, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 166, "pending_dom_n": 166, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 6.0, "pending_median_cdom": 41.0, "denominators": { "cut_pct": 336, "cut_last30_pct": 336, "relisted_pct": 336, "fresh_held_pct": 336, "stale_uncut_pct": 336, "over90_pct": 336, "dom_bucket_pct": 336, "pending_cut_pct": 166, "median_dom": 336, "median_cdom": 336, "median_cut_pct": 158, "median_cut_dollars": 158, "pending_median_cut_pct": 68, "pending_median_cdom": 166 }, "county_counts": { "Palm Beach": 336 }, "tier": "h1", "series": [ { "date": "2026-09-07", "active": 336, "cut_pct": 47.0, "median_cdom": 58.0, "median_list_price": 589900.0 } ] }, "condos": { "active": 476, "sample_ok": true, "small_sample": false, "pending": 116, "median_list_price": 217750.0, "cut_count": 229, "cut_pct": 48.1, "raised_count": 10, "valid_price_count": 476, "missing_price_count": 0, "unchanged_count": 237, "not_below_original_count": 247, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.9, "median_cut_dollars": 15001.0, "cut_last30": 93, "cut_last30_pct": 19.5, "cut_last7": 20, "median_dom": 74.0, "median_cdom": 94.5, "dom_n": 476, "cdom_n": 476, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 476, "relisted_count": 67, "relisted_pct": 14.1, "over90": 246, "over90_pct": 51.7, "over180": 135, "fresh_held": 135, "fresh_held_pct": 28.4, "fresh_held_missing_cdom_count": 0, "stale_uncut": 90, "stale_uncut_pct": 18.9, "dom_buckets": [ { "label": "0-30", "count": 120, "pct": 25.2 }, { "label": "31-60", "count": 62, "pct": 13.0 }, { "label": "61-90", "count": 48, "pct": 10.1 }, { "label": "91-180", "count": 111, "pct": 23.3 }, { "label": "181+", "count": 135, "pct": 28.4 } ], "bands": [ { "label": "Under $250K", "active": 309, "cut": 158, "cut_pct": 51.1, "median_cdom": 100, "cut_pct_denominator": 309, "cdom_n": 309, "valid_price_count": 309 }, { "label": "$250K to $500K", "active": 138, "cut": 63, "cut_pct": 45.7, "median_cdom": 88.0, "cut_pct_denominator": 138, "cdom_n": 138, "valid_price_count": 138 }, { "label": "$500K to $1M", "active": 26, "cut": 8, "cut_pct": 30.8, "median_cdom": 87.0, "cut_pct_denominator": 26, "cdom_n": 26, "valid_price_count": 26 }, { "label": "$1M and up", "active": 3, "cut": 0, "cut_pct": 0.0, "median_cdom": 0, "cut_pct_denominator": 3, "cdom_n": 3, "valid_price_count": 3 } ], "pending_cut_count": 62, "pending_cut_pct": 53.4, "pending_valid_price_count": 116, "pending_missing_price_count": 0, "pending_unchanged_count": 53, "pending_raised_count": 1, "pending_not_below_original_count": 54, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 116, "pending_dom_n": 116, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 10.5, "pending_median_cdom": 93.5, "denominators": { "cut_pct": 476, "cut_last30_pct": 476, "relisted_pct": 476, "fresh_held_pct": 476, "stale_uncut_pct": 476, "over90_pct": 476, "dom_bucket_pct": 476, "pending_cut_pct": 116, "median_dom": 476, "median_cdom": 476, "median_cut_pct": 229, "median_cut_dollars": 229, "pending_median_cut_pct": 62, "pending_median_cdom": 116 }, "county_counts": { "Palm Beach": 476 }, "tier": "c2", "series": [ { "date": "2026-09-07", "active": 476, "cut_pct": 48.1, "median_cdom": 94.5, "median_list_price": 217750.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "47% of Boynton Beach houses for sale are asking less than their original list price; 48.1% of condos", "Seller Blink Rate™ in Boynton Beach: 47% of houses list below original asking, against 43.4% across Palm Beach County", "Buying in Boynton Beach? 158 of the 336 houses for sale are asking below their original price, by a median $35K" ], "lede": "BOYNTON BEACH, Fla., September 7, 2026 - 47% of the 336 single-family homes listed for sale in Boynton Beach (158 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 158 reduced listings, the median reduction is 5.9% (about $35K). Among the city's 476 condominium listings, 48.1% are asking below their original price, by a median 6.9%.", "quotes": [ "\"47 percent of single-family homes for sale in Boynton Beach have a current asking price below their original list price; among those 158 reduced listings the median reduction is $35K.\"", "\"Among active Boynton Beach houses, the median recorded CumulativeDaysOnMarket value is 58 days and the median recorded DaysOnMarket value is 46 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 41 percent of the 166 Boynton Beach houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Boynton Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (165 unchanged, 13 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 336 houses, 476 condominiums, 166 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/boynton-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-boynton-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Boynton Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Boynton Beach houses 47%, Palm Beach County houses 43.4%; Boynton Beach condominiums 48.1%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 47% of Boynton Beach houses for sale are asking below their original price, against 43.4% across Palm Beach County", "visible_labels": [ "44.6%", "48.1%", "43.4%", "47%" ] }, { "caption": "Active Boynton Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 35.4% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 39.3%, 31-60 days 11.9%, 61-90 days 13.4%, 91-180 days 19.6%, 181+ days 15.8%. Condominiums: 0-30 days 25.2%, 31-60 days 13%, 61-90 days 10.1%, 91-180 days 23.3%, 181+ days 28.4%.", "title": "35.4% of Boynton Beach houses for sale with a recorded cumulative-days value exceed 90 days; 51.7% of condos", "visible_labels": [ "39.3%", "25.2%", "11.9%", "13%", "13.4%", "10.1%", "19.6%", "23.3%", "15.8%", "28.4%", "35.4%" ] }, { "caption": "Share of active Boynton Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 53.7% (65 of 121); $500K to $1M 45% (63 of 140); $1M to $2M 44.3% (27 of 61); $2M to $5M 23.1% (3 of 13); $5M and up 1 listed, count only.", "title": "Under $500K Boynton Beach houses show the highest share asking below original: 53.7% of 121", "visible_labels": [ "1", "23.1%", "3", "13", "44.3%", "27", "61", "45%", "63", "140", "53.7%", "65", "121" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 1094, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 309, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 309, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 309, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 138, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 138, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 138, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Palm Beach", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 229, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 229, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 116, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 116, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 247, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 116, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 116, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 116, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 237, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 121, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 121, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 121, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 336, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Palm Beach", "before": null, "after": 336, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 336, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 336, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 336, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 336, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 336, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 158, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 158, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 336, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 336, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 166, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 166, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 336, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 336, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 336, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 178, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 336, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 166, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 166, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 98, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 166, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 336, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Boynton Beach houses 47.0%, Palm Beach County houses 43.4%; Boynton Beach condominiums 48.1%, Palm Beach County condominiums 44.6%.", "after": "Horizontal bar chart. Boynton Beach houses 47%, Palm Beach County houses 43.4%; Boynton Beach condominiums 48.1%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Boynton Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Boynton Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Boynton Beach houses are cutting 3.6 points more often than Palm Beach County", "after": "Seller Blink Rate™: 47% of Boynton Beach houses for sale are asking below their original price, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "44.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "48.1%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "47%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 39.3%, 31-60 days 11.9%, 61-90 days 13.4%, 91-180 days 19.6%, 181+ days 15.8%. Condominiums: 0-30 days 25.2%, 31-60 days 13.0%, 61-90 days 10.1%, 91-180 days 23.3%, 181+ days 28.4%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 39.3%, 31-60 days 11.9%, 61-90 days 13.4%, 91-180 days 19.6%, 181+ days 15.8%. Condominiums: 0-30 days 25.2%, 31-60 days 13%, 61-90 days 10.1%, 91-180 days 23.3%, 181+ days 28.4%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Boynton Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 35.4% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Boynton Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 35.4% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "35.4% of Boynton Beach houses for sale have waited more than 90 days, counting every relisting", "after": "35.4% of Boynton Beach houses for sale with a recorded cumulative-days value exceed 90 days; 51.7% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "39.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "35.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "25.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "11.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "13%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "13.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "10.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "19.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "23.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "15.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "28.4%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 53.7% of 121; $500K to $1M 45.0% of 140; $1M to $2M 44.3% of 61; $2M to $5M 23.1% of 13; $5M and up too few to read of 1.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 53.7% (65 of 121); $500K to $1M 45% (63 of 140); $1M to $2M 44.3% (27 of 61); $2M to $5M 23.1% (3 of 13); $5M and up 1 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Boynton Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Boynton Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Under $500K Boynton Beach houses have cut most often: 53.7% of 121", "after": "Under $500K Boynton Beach houses show the highest share asking below original: 53.7% of 121", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "53.7%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "65", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "121", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "23.1%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "44.3%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "61", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "63", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "140", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "47.0% of Boynton Beach houses for sale have cut their asking price, 48.1% of condos", "after": "47% of Boynton Beach houses for sale are asking less than their original list price; 48.1% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Boynton Beach sellers blink faster than the rest of Palm Beach County as 35.4% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Boynton Beach: 47% of houses list below original asking, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Boynton Beach? Half houses have already come down once, by a median $35K", "after": "Buying in Boynton Beach? 158 of the 336 houses for sale are asking below their original price, by a median $35K", "before_present": true, "after_present": true }, { "field": "lede", "before": "BOYNTON BEACH, Fla., September 7, 2026 - 47.0% of the 336 single-family homes listed for sale in Boynton Beach have reduced their asking price at least once, by a median 5.9% (about $35K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 476 condominium listings, 48.1% have cut, by a median 6.9%.", "after": "BOYNTON BEACH, Fla., September 7, 2026 - 47% of the 336 single-family homes listed for sale in Boynton Beach (158 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 158 reduced listings, the median reduction is 5.9% (about $35K). Among the city's 476 condominium listings, 48.1% are asking below their original price, by a median 6.9%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Boynton Beach and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 336 houses, 476 condominiums, 166 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-boynton-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Boynton Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (165 unchanged, 13 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 336 houses, 476 condominiums, 166 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/boynton-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-boynton-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"47.0 percent of single-family homes for sale in Boynton Beach have reduced their asking price at least once, by a median $35K.\"", "after": "\"47 percent of single-family homes for sale in Boynton Beach have a current asking price below their original list price; among those 158 reduced listings the median reduction is $35K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Boynton Beach house for sale has been waiting 58 days, not the 46 the current listing shows.\"", "after": "\"Among active Boynton Beach houses, the median recorded CumulativeDaysOnMarket value is 58 days and the median recorded DaysOnMarket value is 46 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Boynton Beach houses now under contract, 59.0 percent never reduced their asking price; the rest cut by a median 6.0 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 41 percent of the 166 Boynton Beach houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "52a7424e7520782a2f341a83aef400267d39951ff7c5716d7df429507548cf34", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nBoynton Beach price cuts and true days on market\nHEADLINE OPTIONS\n47.0% of Boynton Beach houses for sale have cut their asking price, 48.1% of condos\nBoynton Beach sellers blink faster than the rest of Palm Beach County as 35.4% of houses pass 90 days on\nthe market\nBuying in Boynton Beach? Half houses have already come down once, by a median $35K\nLEDE\nBOYNTON BEACH, Fla., September 7, 2026 - 47.0% of the 336 single-family homes listed for sale in Boynton\nBeach have reduced their asking price at least once, by a median 5.9% (about $35K), according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. Among the city's 476 condominium listings, 48.1%\nhave cut, by a median 6.9%.\nNUT GRAF\nThe figures point to a market where 41.0% of houses reached a contract only after a price cut: of the 166\nBoynton Beach houses now under contract, 41.0% reduced before going under contract, with a median cut of\n6.0% and a median 41 days to contract. Across Palm Beach County the price-cut share is 43.4% for houses and\n44.6% for condominiums, so Boynton Beach houses are cutting 3.6 points more often than the county.\nCounting every relisting, the median Boynton Beach house for sale has been on the market 58 days, against 46\non its current listing; 10.7% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nBoynton\nBeach\n336\nShare with at\nleast one price\nreduction,\nhouses\n47.0% (158 of 336)\nMedian\nreduction\nfrom original\nasking, houses\n5.9% (about $35K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings,\nBoynton\nBeach\n476\nShare with at\nleast one price\nreduction,\ncondominiums\n48.1% (229 of 476)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n58 days (46 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n35.4% (119 of 336)\nHouses under\ncontract that\nreduced first\n41.0% of 166\nPalm Beach\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.4% / 44.6%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting faster than similar-priced cities; Condominiums: Cutting faster than similar-priced cities\nPeer group,\nhouses\n(median\nasking under\n$600K; peer\ncut share\n40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida\nQUOTABLE DATA POINTS\n\"47.0 percent of single-family homes for sale in Boynton Beach have reduced their asking price at least\nonce, by a median $35K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Boynton Beach house for sale has been waiting 58 days, not the 46\nthe current listing shows.\"\n\"Of the Boynton Beach houses now under contract, 59.0 percent never reduced their asking price; the rest\ncut by a median 6.0 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Boynton Beach versus Palm Beach County, houses and condominiums,\nSeptember 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Boynton Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 35.4% of houses have\npassed 90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Boynton Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Boynton Beach and Palm Beach County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 336 houses, 476 condominiums, 166 houses\nunder contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at\nhttps://www.pbprealestate.com/price-cuts-boynton-beach/ . Conditions read: How the read works: each city is compared with its\npeer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer\nfigure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at\nleast 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting\nat peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is\nrelative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "1f8d9b559a950e917a354c936a0e97d242955aea57fae439c67a7e9588ccd574", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nBoynton Beach asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/boynton-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n47% of Boynton Beach houses for sale are asking less than their original list price; 48.1% of condos\nSeller Blink Rate™ in Boynton Beach: 47% of houses list below original asking, against 43.4% across Palm\nBeach County\nBuying in Boynton Beach? 158 of the 336 houses for sale are asking below their original price, by a median\n$35K\nLEDE\nBOYNTON BEACH, Fla., September 7, 2026 - 47% of the 336 single-family homes listed for sale in Boynton\nBeach (158 listings) have a current asking price below their original list price, according to PBP Real Estate's\nanalysis of BeachesMLS listing data as of September 7, 2026. Among those 158 reduced listings, the median\nreduction is 5.9% (about $35K). Among the city's 476 condominium listings, 48.1% are asking below their\noriginal price, by a median 6.9%.\nNUT GRAF\nFor active Boynton Beach houses, the median recorded CumulativeDaysOnMarket value is 58 days and the\nmedian recorded DaysOnMarket value is 46 days, each calculated from non-missing values in that field (336\nand 336 listings). 10.7% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 166 Boynton Beach houses\nunder contract (Pending or Active Under Contract), 68 (41%) have a recorded asking price below their original\nlist price; the median reduction among that group is 6%. The remainder are not recorded as below their original\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nlist price, which is not a price history. These asking-price fields do not disclose the agreed contract price.\nAcross Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for\ncondominiums; Boynton Beach houses are 3.6 points above the county share.\nFACT BOX\nActive single-family listings, Boynton\nBeach\n336\nSeptember 7, 2026\nShare asking below original list price,\nhouses\n47% (158 of 336)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original, houses\n336 / 0; 165 / 13\nSeptember 7, 2026\nMedian reduction among the 158\nreduced houses\n5.9% (about $35K)\nSeptember 7, 2026\nActive condominium listings,\nBoynton Beach\n476\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n48.1% (229 of 476)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n58 / 46 days (from 336 / 336 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90\ndays\n35.4% (119 of 336 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking below\noriginal list price\n41% (68 of 166)\nSeptember 7, 2026\nPalm Beach County share asking\nbelow original, houses /\ncondominiums\n43.4% / 44.6%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed\nin method)\nHouses: Higher below-original share than peers;\nCondominiums: Higher below-original share than peers\nSeptember 7, 2026\nPeer group, houses (median asking\nunder $600K; peer share 40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North\nLauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City,\nWest Park, Margate, Sunrise, Lake Worth Beach, Miami\nGardens, Deerfield Beach, Lantana, Coconut Creek, Oakland\nPark\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"47 percent of single-family homes for sale in Boynton Beach have a current asking price below their\noriginal list price; among those 158 reduced listings the median reduction is $35K.\"\n\"Among active Boynton Beach houses, the median recorded CumulativeDaysOnMarket value is 58 days\nand the median recorded DaysOnMarket value is 46 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"At the snapshot, 41 percent of the 166 Boynton Beach houses under contract had a recorded asking price\nbelow their original list price; the median reduction among that group was 6 percent. The remainder were\nnot recorded as below their original list price, which is not a price history. Agreed contract prices are not\ninferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Boynton Beach versus Palm Beach\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Boynton Beach houses 47%, Palm Beach County houses 43.4%;\nBoynton Beach condominiums 48.1%, Palm Beach County condominiums 44.6%. Share of active listings asking\nbelow their original list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Boynton Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 35.4% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 39.3%, 31-60\ndays 11.9%, 61-90 days 13.4%, 91-180 days 19.6%, 181+ days 15.8%. Condominiums: 0-30 days 25.2%,\n31-60 days 13%, 61-90 days 10.1%, 91-180 days 23.3%, 181+ days 28.4%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Boynton Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with\n10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 53.7% (65 of 121); $500K to $1M 45% (63 of 140); $1M to $2M 44.3% (27 of 61); $2M\nto $5M 23.1% (3 of 13); $5M and up 1 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Boynton Beach,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (165 unchanged, 13 above original, 0 without both prices among houses). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 336 houses,\n476 condominiums, 166 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/boynton-beach/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-boynton-beach/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "694ca2bb3b6f1cc99ecfb2c39f1adfd3f3e5674aae4ec32ca237ee4d0ea1a215", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - BOYNTON BEACH PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 47% of Boynton Beach houses for sale are asking less than their original list price; 48.1% of condos\n2. Seller Blink Rate™ in Boynton Beach: 47% of houses list below original asking, against 43.4% across Palm Beach County\n3. Buying in Boynton Beach? 158 of the 336 houses for sale are asking below their original price, by a median $35K\n\nLEDE\nBOYNTON BEACH, Fla., September 7, 2026 - 47% of the 336 single-family homes listed for sale in Boynton Beach (158 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 158 reduced listings, the median reduction is 5.9% (about $35K). Among the city's 476 condominium listings, 48.1% are asking below their original price, by a median 6.9%.\n\nNUT GRAF\nFor active Boynton Beach houses, the median recorded CumulativeDaysOnMarket value is 58 days and the median recorded DaysOnMarket value is 46 days, each calculated from non-missing values in that field (336 and 336 listings). 10.7% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 166 Boynton Beach houses under contract (Pending or Active Under Contract), 68 (41%) have a recorded asking price below their original list price; the median reduction among that group is 6%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for condominiums; Boynton Beach houses are 3.6 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Boynton Beach: 336 [September 7, 2026]\n- Share asking below original list price, houses: 47% (158 of 336) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 336 / 0; 165 / 13 [September 7, 2026]\n- Median reduction among the 158 reduced houses: 5.9% (about $35K) [September 7, 2026]\n- Active condominium listings, Boynton Beach: 476 [September 7, 2026]\n- Share asking below original list price, condominiums: 48.1% (229 of 476) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 58 / 46 days (from 336 / 336 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 35.4% (119 of 336 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 41% (68 of 166) [September 7, 2026]\n- Palm Beach County share asking below original, houses / condominiums: 43.4% / 44.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Higher below-original share than peers; Condominiums: Higher below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking under $600K; peer share 40.7%): Tamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City, West Park, Margate, Sunrise, Lake Worth Beach, Miami Gardens, Deerfield Beach, Lantana, Coconut Creek, Oakland Park [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"47 percent of single-family homes for sale in Boynton Beach have a current asking price below their original list price; among those 158 reduced listings the median reduction is $35K.\"\n- \"Among active Boynton Beach houses, the median recorded CumulativeDaysOnMarket value is 58 days and the median recorded DaysOnMarket value is 46 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 41 percent of the 166 Boynton Beach houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- boynton-beach-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Boynton Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Boynton Beach houses 47%, Palm Beach County houses 43.4%; Boynton Beach condominiums 48.1%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.\n- boynton-beach-true-days-on-market-r1-2026-09-07.png\n Caption: Active Boynton Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 35.4% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 39.3%, 31-60 days 11.9%, 61-90 days 13.4%, 91-180 days 19.6%, 181+ days 15.8%. Condominiums: 0-30 days 25.2%, 31-60 days 13%, 61-90 days 10.1%, 91-180 days 23.3%, 181+ days 28.4%.\n- boynton-beach-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Boynton Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 53.7% (65 of 121); $500K to $1M 45% (63 of 140); $1M to $2M 44.3% (27 of 61); $2M to $5M 23.1% (3 of 13); $5M and up 1 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Boynton Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (165 unchanged, 13 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 336 houses, 476 condominiums, 166 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/boynton-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-boynton-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-920dee18f01c41a46783" }, { "slug": "boynton-beach", "city": "Boynton Beach", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 476, "with_fee": 472, "no_cadence": 2, "sample_ok": true, "cuts": { "active": 476, "cut_count": 229, "cut_pct": 48.1, "median_cut_pct": 6.9, "median_cut_dollars": 15001 }, "outliers_dropped": 10, "n": 462, "median": 701, "p10": 505, "p25": 576, "p75": 954, "p90": 1361, "min": 401, "max": 1750, "median_sqft": 0.67, "n_sqft": 462, "median_pct_price": 4.23, "median_list_price": 217750, "median_year_built": 1981, "median_sqft_area": 1138, "over_1000": 104, "over_1000_pct": 22.5, "under_500": 37, "under_500_pct": 8.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 104, "over_hi_pct": 22.5, "under_lo": 37, "under_lo_pct": 8.0, "types": { "Condominium": { "count": 389, "pct": 84.2 }, "Villa": { "count": 49, "pct": 10.6 }, "Townhouse": { "count": 13, "pct": 2.8 }, "SingleFamilyResidence": { "count": 5, "pct": 1.1 }, "StockCooperative": { "count": 3, "pct": 0.6 }, "Quadruplex": { "count": 3, "pct": 0.6 } }, "regime": { "COA": { "count": 435, "pct": 94.2 }, "not_recorded": { "count": 27, "pct": 5.8 } }, "villa_median": 580, "townhouse_median": 914, "cadence": { "Monthly": { "count": 393, "pct": 85.1 }, "Quarterly": { "count": 69, "pct": 14.9 } }, "stacked": { "count": 34, "pct": 7.4, "median_total": 1039, "median_master": 453 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 37, "pct": 8.0 }, { "label": "$500 to $750", "count": 207, "pct": 44.8 }, { "label": "$750 to $1,000", "count": 114, "pct": 24.7 }, { "label": "$1,000 to $1,500", "count": 71, "pct": 15.4 }, { "label": "$1,500 to $2,000", "count": 33, "pct": 7.1 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 39, "median": 578, "median_sqft": 0.83 }, { "label": "1970s", "n": 176, "median": 641, "median_sqft": 0.67 }, { "label": "1980s", "n": 122, "median": 848, "median_sqft": 0.65 }, { "label": "1990s", "n": 61, "median": 927, "median_sqft": 0.65 }, { "label": "2000s", "n": 46, "median": 961, "median_sqft": 0.71 }, { "label": "2010s", "n": 18, "median": 1025, "median_sqft": 0.92 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 299, "median": 660, "median_pct_price": 4.97 }, { "label": "$250K to $500K", "n": 135, "median": 867, "median_pct_price": 3.21 }, { "label": "$500K to $1M", "n": 25, "median": 1462, "median_pct_price": 2.88 }, { "label": "$1M and up", "n": 3, "median": 1353, "median_pct_price": 1.28 } ], "pre1995": { "n": 380, "median": 682 }, "post2005": { "n": 43, "median": 907 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 362, "pct": 79.7 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 352, "pct": 77.5 }, { "key": "CableTv", "label": "Cable TV", "count": 329, "pct": 72.5 }, { "key": "Trash", "label": "Trash", "count": 295, "pct": 65.0 }, { "key": "Water", "label": "Water", "count": 286, "pct": 63.0 }, { "key": "Insurance", "label": "Building insurance", "count": 251, "pct": 55.3 }, { "key": "Sewer", "label": "Sewer", "count": 227, "pct": 50.0 }, { "key": "Internet", "label": "Internet", "count": 201, "pct": 44.3 }, { "key": "Security", "label": "Security", "count": 185, "pct": 40.7 }, { "key": "Pools", "label": "Pool", "count": 172, "pct": 37.9 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 169, "pct": 37.2 }, { "key": "Roof", "label": "Roof", "count": 143, "pct": 31.5 }, { "key": "PestControl", "label": "Pest control", "count": 124, "pct": 27.3 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 123, "pct": 27.1 } ], "includes_n": 454, "flags": { "sa_mentioned": { "count": 47, "pct": 10.2 }, "sa_none_or_paid": { "count": 38, "pct": 8.2 }, "sa_pending": { "count": 5, "pct": 1.1 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 51, "pct": 11.0 }, "milestone": { "count": 10, "pct": 2.2 }, "reserves": { "count": 6, "pct": 1.3 }, "land_lease": { "count": 2, "pct": 0.4 }, "remarks_n": 453 }, "developments": [ { "name": "Quail Ridge", "master": null, "n": 32, "anecdotal": false, "median": 1540, "median_sqft": 0.88, "year_built": 1978, "median_list_price": 467500, "sa_mentioned": 0, "sa_pending": 0, "membership": 30, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Greentree Villas", "master": null, "n": 18, "anecdotal": false, "median": 580, "median_sqft": 0.41, "year_built": 1979, "median_list_price": 247400, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 12 }, { "name": "Snug Harbor Gardens", "master": null, "n": 14, "anecdotal": false, "median": 559, "median_sqft": 0.83, "year_built": 1971, "median_list_price": 133900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 1 }, { "name": "Village Royale On the Green Greenhaven", "master": null, "n": 14, "anecdotal": false, "median": 600, "median_sqft": 0.66, "year_built": 1978, "median_list_price": 112500, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Casa Costa", "master": null, "n": 13, "anecdotal": false, "median": 950, "median_sqft": 1.04, "year_built": 2010, "median_list_price": 400000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Colonial Club", "master": null, "n": 12, "anecdotal": false, "median": 641, "median_sqft": 0.66, "year_built": 1974, "median_list_price": 210950, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Limetree", "master": null, "n": 11, "anecdotal": false, "median": 682, "median_sqft": 0.55, "year_built": 1977, "median_list_price": 215000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 3 }, { "name": "Marina Village at Boynton Beach", "master": "Boynton Beach Condo", "n": 10, "anecdotal": false, "median": 1186, "median_sqft": 1.05, "year_built": 2006, "median_list_price": 557450, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "South Lake", "master": null, "n": 10, "anecdotal": false, "median": 913, "median_sqft": 0.92, "year_built": 1988, "median_list_price": 213500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 2 }, { "name": "Boynton Landings", "master": null, "n": 9, "anecdotal": true, "median": 576, "median_sqft": 0.64, "year_built": 1987, "median_list_price": 190000, "sa_mentioned": 5, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Palm Chase Lakes", "master": null, "n": 9, "anecdotal": true, "median": 933, "median_sqft": 0.63, "year_built": 1988, "median_list_price": 272000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 3 }, { "name": "Crossings of Boynton Beach", "master": null, "n": 8, "anecdotal": true, "median": 488, "median_sqft": 0.62, "year_built": 1984, "median_list_price": 177950, "sa_mentioned": 3, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Four Sea Suns", "master": null, "n": 8, "anecdotal": true, "median": 544, "median_sqft": 0.54, "year_built": 1968, "median_list_price": 116950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Leisureville Lake", "master": "Leisureville", "n": 8, "anecdotal": true, "median": 464, "median_sqft": 0.66, "year_built": 1973, "median_list_price": 129450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Alexandra Village Platina", "master": null, "n": 7, "anecdotal": true, "median": 1031, "median_sqft": 0.91, "year_built": 1991, "median_list_price": 206500, "sa_mentioned": 0, "sa_pending": 0, "membership": 2, "stacked": 7, "regime": "COA", "villas": 0 }, { "name": "Casablanca Isles", "master": null, "n": 7, "anecdotal": true, "median": 706, "median_sqft": 0.8, "year_built": 1991, "median_list_price": 180000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coves at Parkwalk", "master": "Parkwalk Condo", "n": 7, "anecdotal": true, "median": 901, "median_sqft": 0.67, "year_built": 1985, "median_list_price": 225000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 1 }, { "name": "Palm Isles I Ii And Iii", "master": null, "n": 7, "anecdotal": true, "median": 895, "median_sqft": 0.52, "year_built": 1994, "median_list_price": 295000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 2 }, { "name": "Seagate of Gulfstream Con", "master": null, "n": 7, "anecdotal": true, "median": 757, "median_sqft": 0.79, "year_built": 1973, "median_list_price": 179900, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Stratford at Hunters Run", "master": "Hunters Run", "n": 7, "anecdotal": true, "median": 1577, "median_sqft": 1.05, "year_built": 1981, "median_list_price": 149900, "sa_mentioned": 0, "sa_pending": 0, "membership": 6, "stacked": 7, "regime": "COA", "villas": 0 }, { "name": "Village Royale Greenhill", "master": null, "n": 7, "anecdotal": true, "median": 824, "median_sqft": 0.86, "year_built": 1974, "median_list_price": 134900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bent Tree Villas West", "master": null, "n": 6, "anecdotal": true, "median": 550, "median_sqft": 0.39, "year_built": 1983, "median_list_price": 272500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 6 }, { "name": "Green Lakes 1 Thru 21 Or3248P1", "master": null, "n": 6, "anecdotal": true, "median": 650, "median_sqft": 0.51, "year_built": 1979, "median_list_price": 277000, "sa_mentioned": 2, "sa_pending": 0, "membership": 2, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Palm Chase", "master": null, "n": 6, "anecdotal": true, "median": 867, "median_sqft": 0.65, "year_built": 1986, "median_list_price": 313000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 4 }, { "name": "Southport at Hunters Run", "master": "Hunters Run", "n": 6, "anecdotal": true, "median": 1665, "median_sqft": 1.12, "year_built": 1980, "median_list_price": 59000, "sa_mentioned": 0, "sa_pending": 0, "membership": 2, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Village Royale Greenwood", "master": null, "n": 6, "anecdotal": true, "median": 550, "median_sqft": 0.64, "year_built": 1974, "median_list_price": 97250, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coral Cove", "master": null, "n": 5, "anecdotal": true, "median": 1153, "median_sqft": 0.64, "year_built": 2001, "median_list_price": 249900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Platina Alexandra Village", "master": null, "n": 5, "anecdotal": true, "median": 1031, "median_sqft": 0.85, "year_built": 1991, "median_list_price": 199900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 4, "regime": "COA", "villas": 0 }, { "name": "Sterling Village", "master": null, "n": 5, "anecdotal": true, "median": 636, "median_sqft": 0.88, "year_built": 1967, "median_list_price": 124700, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Vizcaya Lakes", "master": null, "n": 5, "anecdotal": true, "median": 818, "median_sqft": 0.8, "year_built": 2007, "median_list_price": 240000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Hunters Run", "n": 18, "median": 1607, "enclaves": 4, "stacked_pct": 50.0 }, { "name": "Boynton Beach Condo", "n": 11, "median": 826, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Leisureville", "n": 10, "median": 477, "enclaves": 3, "stacked_pct": 0.0 }, { "name": "High Point", "n": 7, "median": 411, "enclaves": 3, "stacked_pct": 0.0 }, { "name": "Aberdeen", "n": 6, "median": 890, "enclaves": 3, "stacked_pct": 0.0 }, { "name": "Parkwalk Condo", "n": 6, "median": 901, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Indian Spring", "n": 5, "median": 927, "enclaves": 4, "stacked_pct": 60.0 } ], "series": [ { "date": "2026-09-06", "median": 718, "p25": 580, "p75": 966, "n": 387, "median_sqft": 0.7, "sa_pending_pct": 1.3 }, { "date": "2026-09-07", "median": 701, "p25": 576, "p75": 954, "n": 462, "median_sqft": 0.67, "sa_pending_pct": 1.1 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Boynton Beach condo for sale carries a $701-a-month association fee, 12% below the South Florida median", "22.5% of Boynton Beach condos on the market ask $1,000 or more a month in fees; 8% stay under $500", "Boynton Beach condos built since 2005 carry fees 33% higher than buildings from before 1995" ], "lede": "BOYNTON BEACH, Fla., September 7, 2026 - The median monthly association fee across the 462 condominiums listed for sale in Boynton Beach is $701, with half of the listings between $576 and $954 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 12% below the five-county South Florida median of $800, and ranks Boynton Beach 38 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Boynton Beach carries a monthly association fee of $701, 12% below the five-county South Florida median of $800.\"", "\"22.5 percent of Boynton Beach condos on the market ask $1,000 or more a month in association fees; only 8 percent stay under $500.\"", "\"In Boynton Beach, a condo completed since 2005 carries a median fee of $907 a month, against $682 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Boynton Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (2 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (10 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-boynton-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Boynton Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Boynton Beach median $701 a month, South Florida median $800; Boynton Beach ranks 38 of 69 cities.", "title": "Boynton Beach condo fees sit 12% below the South Florida median" }, { "caption": "Share of active Boynton Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 8% (37 listings); $500 to $750 44.8% (207 listings); $750 to $1,000 24.7% (114 listings); $1,000 to $1,500 15.4% (71 listings); $1,500 to $2,000 7.1% (33 listings); $2,000 and up 0% (0 listings).", "title": "44.8% of Boynton Beach condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Boynton Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s $578 (39 listings); 1970s $641 (176 listings); 1980s $848 (122 listings); 1990s $927 (61 listings); 2000s $961 (46 listings); 2010s $1,025 (18 listings).", "title": "Boynton Beach condos built since 2005 ask 33% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 476 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 476, "with_fee": 472, "no_cadence": 2, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 472, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 4, "n": 462, "retained_n": 462, "outliers_dropped": 10, "trim_applied": true, "cuts": { "active": 476, "cut_count": 229, "cut_pct": 48.1, "median_cut_pct": 6.9, "median_cut_dollars": 15001, "valid_price_count": 476, "missing_price_count": 0, "unchanged_count": 237, "raised_count": 10, "not_below_original_count": 247, "cut_pct_denominator": 476, "cut_sample_ok": true, "median_cut_n": 229 }, "trim_bounds": { "p1": 391.43, "p99": 1750.29 }, "retained_small_sample": false, "retained_below_30": false, "median": 701, "p10": 505, "p25": 576, "p75": 954, "p90": 1361, "min": 401, "max": 1750, "median_sqft": 0.67, "n_sqft": 462, "median_pct_price": 4.23, "n_pct_price": 461, "median_list_price": 217750, "median_year_built": 1981, "median_sqft_area": 1138, "over_1000": 104, "over_1000_pct": 22.5, "under_500": 37, "under_500_pct": 8.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 104, "over_hi_pct": 22.5, "under_lo": 37, "under_lo_pct": 8.0, "types": { "Condominium": { "count": 389, "pct": 84.2 }, "Villa": { "count": 49, "pct": 10.6 }, "Townhouse": { "count": 13, "pct": 2.8 }, "SingleFamilyResidence": { "count": 5, "pct": 1.1 }, "StockCooperative": { "count": 3, "pct": 0.6 }, "Quadruplex": { "count": 3, "pct": 0.6 } }, "regime": { "COA": { "count": 435, "pct": 94.2 }, "not_recorded": { "count": 27, "pct": 5.8 } }, "villa_median": 580, "townhouse_median": 914, "cadence": { "Monthly": { "count": 393, "pct": 85.1 }, "Quarterly": { "count": 69, "pct": 14.9 } }, "stacked": { "count": 34, "pct": 7.4, "median_total": 1039, "median_master": 453 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 37, "pct": 8.0 }, { "label": "$500 to $750", "count": 207, "pct": 44.8 }, { "label": "$750 to $1,000", "count": 114, "pct": 24.7 }, { "label": "$1,000 to $1,500", "count": 71, "pct": 15.4 }, { "label": "$1,500 to $2,000", "count": 33, "pct": 7.1 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 39, "median": 578, "median_sqft": 0.83 }, { "label": "1970s", "n": 176, "median": 641, "median_sqft": 0.67 }, { "label": "1980s", "n": 122, "median": 848, "median_sqft": 0.65 }, { "label": "1990s", "n": 61, "median": 927, "median_sqft": 0.65 }, { "label": "2000s", "n": 46, "median": 961, "median_sqft": 0.71 }, { "label": "2010s", "n": 18, "median": 1025, "median_sqft": 0.92 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 299, "median": 660, "median_pct_price": 4.97 }, { "label": "$250K to $500K", "n": 135, "median": 867, "median_pct_price": 3.21 }, { "label": "$500K to $1M", "n": 25, "median": 1462, "median_pct_price": 2.88 }, { "label": "$1M and up", "n": 3, "median": 1353, "median_pct_price": 1.28 } ], "pre1995": { "n": 380, "median": 682 }, "post2005": { "n": 43, "median": 907 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 362, "pct": 79.7 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 352, "pct": 77.5 }, { "key": "CableTv", "label": "Cable TV", "count": 329, "pct": 72.5 }, { "key": "Trash", "label": "Trash", "count": 295, "pct": 65.0 }, { "key": "Water", "label": "Water", "count": 286, "pct": 63.0 }, { "key": "Insurance", "label": "Building insurance", "count": 251, "pct": 55.3 }, { "key": "Sewer", "label": "Sewer", "count": 227, "pct": 50.0 }, { "key": "Internet", "label": "Internet", "count": 201, "pct": 44.3 }, { "key": "Security", "label": "Security", "count": 185, "pct": 40.7 }, { "key": "Pools", "label": "Pool", "count": 172, "pct": 37.9 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 169, "pct": 37.2 }, { "key": "Roof", "label": "Roof", "count": 143, "pct": 31.5 }, { "key": "PestControl", "label": "Pest control", "count": 124, "pct": 27.3 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 123, "pct": 27.1 } ], "includes_n": 454, "flags": { "sa_mentioned": { "count": 47, "pct": 10.2 }, "sa_none_or_paid": { "count": 38, "pct": 8.2 }, "sa_pending": { "count": 5, "pct": 1.1 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 51, "pct": 11.0 }, "milestone": { "count": 10, "pct": 2.2 }, "reserves": { "count": 6, "pct": 1.3 }, "land_lease": { "count": 2, "pct": 0.4 }, "remarks_n": 453 }, "denominators": { "fee_percentages": 462, "fee_medians_percentiles": 462, "median_sqft": 462, "median_pct_price": 461, "includes_pct": 454, "flags_pct": 462, "cut_pct": 476 }, "developments": [ { "name": "Quail Ridge", "master": null, "n": 32, "anecdotal": false, "median": 1540, "median_sqft": 0.88, "year_built": 1978, "median_list_price": 467500, "sa_mentioned": 0, "sa_pending": 0, "membership": 30, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Greentree Villas", "master": null, "n": 18, "anecdotal": false, "median": 580, "median_sqft": 0.41, "year_built": 1979, "median_list_price": 247400, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 12 }, { "name": "Snug Harbor Gardens", "master": null, "n": 14, "anecdotal": false, "median": 559, "median_sqft": 0.83, "year_built": 1971, "median_list_price": 133900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 1 }, { "name": "Village Royale On the Green Greenhaven", "master": null, "n": 14, "anecdotal": false, "median": 600, "median_sqft": 0.66, "year_built": 1978, "median_list_price": 112500, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Casa Costa", "master": null, "n": 13, "anecdotal": false, "median": 950, "median_sqft": 1.04, "year_built": 2010, "median_list_price": 400000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Colonial Club", "master": null, "n": 12, "anecdotal": false, "median": 641, "median_sqft": 0.66, "year_built": 1974, "median_list_price": 210950, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Limetree", "master": null, "n": 11, "anecdotal": false, "median": 682, "median_sqft": 0.55, "year_built": 1977, "median_list_price": 215000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 3 }, { "name": "Marina Village at Boynton Beach", "master": "Boynton Beach Condo", "n": 10, "anecdotal": false, "median": 1186, "median_sqft": 1.05, "year_built": 2006, "median_list_price": 557450, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "South Lake", "master": null, "n": 10, "anecdotal": false, "median": 913, "median_sqft": 0.92, "year_built": 1988, "median_list_price": 213500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 2 }, { "name": "Boynton Landings", "master": null, "n": 9, "anecdotal": true, "median": 576, "median_sqft": 0.64, "year_built": 1987, "median_list_price": 190000, "sa_mentioned": 5, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Palm Chase Lakes", "master": null, "n": 9, "anecdotal": true, "median": 933, "median_sqft": 0.63, "year_built": 1988, "median_list_price": 272000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 3 }, { "name": "Crossings of Boynton Beach", "master": null, "n": 8, "anecdotal": true, "median": 488, "median_sqft": 0.62, "year_built": 1984, "median_list_price": 177950, "sa_mentioned": 3, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Four Sea Suns", "master": null, "n": 8, "anecdotal": true, "median": 544, "median_sqft": 0.54, "year_built": 1968, "median_list_price": 116950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Leisureville Lake", "master": "Leisureville", "n": 8, "anecdotal": true, "median": 464, "median_sqft": 0.66, "year_built": 1973, "median_list_price": 129450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Alexandra Village Platina", "master": null, "n": 7, "anecdotal": true, "median": 1031, "median_sqft": 0.91, "year_built": 1991, "median_list_price": 206500, "sa_mentioned": 0, "sa_pending": 0, "membership": 2, "stacked": 7, "regime": "COA", "villas": 0 }, { "name": "Casablanca Isles", "master": null, "n": 7, "anecdotal": true, "median": 706, "median_sqft": 0.8, "year_built": 1991, "median_list_price": 180000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coves at Parkwalk", "master": "Parkwalk Condo", "n": 7, "anecdotal": true, "median": 901, "median_sqft": 0.67, "year_built": 1985, "median_list_price": 225000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 1 }, { "name": "Palm Isles I Ii And Iii", "master": null, "n": 7, "anecdotal": true, "median": 895, "median_sqft": 0.52, "year_built": 1994, "median_list_price": 295000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 2 }, { "name": "Seagate of Gulfstream Con", "master": null, "n": 7, "anecdotal": true, "median": 757, "median_sqft": 0.79, "year_built": 1973, "median_list_price": 179900, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Stratford at Hunters Run", "master": "Hunters Run", "n": 7, "anecdotal": true, "median": 1577, "median_sqft": 1.05, "year_built": 1981, "median_list_price": 149900, "sa_mentioned": 0, "sa_pending": 0, "membership": 6, "stacked": 7, "regime": "COA", "villas": 0 }, { "name": "Village Royale Greenhill", "master": null, "n": 7, "anecdotal": true, "median": 824, "median_sqft": 0.86, "year_built": 1974, "median_list_price": 134900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bent Tree Villas West", "master": null, "n": 6, "anecdotal": true, "median": 550, "median_sqft": 0.39, "year_built": 1983, "median_list_price": 272500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 6 }, { "name": "Green Lakes 1 Thru 21 Or3248P1", "master": null, "n": 6, "anecdotal": true, "median": 650, "median_sqft": 0.51, "year_built": 1979, "median_list_price": 277000, "sa_mentioned": 2, "sa_pending": 0, "membership": 2, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Palm Chase", "master": null, "n": 6, "anecdotal": true, "median": 867, "median_sqft": 0.65, "year_built": 1986, "median_list_price": 313000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 4 }, { "name": "Southport at Hunters Run", "master": "Hunters Run", "n": 6, "anecdotal": true, "median": 1665, "median_sqft": 1.12, "year_built": 1980, "median_list_price": 59000, "sa_mentioned": 0, "sa_pending": 0, "membership": 2, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Village Royale Greenwood", "master": null, "n": 6, "anecdotal": true, "median": 550, "median_sqft": 0.64, "year_built": 1974, "median_list_price": 97250, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coral Cove", "master": null, "n": 5, "anecdotal": true, "median": 1153, "median_sqft": 0.64, "year_built": 2001, "median_list_price": 249900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Platina Alexandra Village", "master": null, "n": 5, "anecdotal": true, "median": 1031, "median_sqft": 0.85, "year_built": 1991, "median_list_price": 199900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 4, "regime": "COA", "villas": 0 }, { "name": "Sterling Village", "master": null, "n": 5, "anecdotal": true, "median": 636, "median_sqft": 0.88, "year_built": 1967, "median_list_price": 124700, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Vizcaya Lakes", "master": null, "n": 5, "anecdotal": true, "median": 818, "median_sqft": 0.8, "year_built": 2007, "median_list_price": 240000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Hunters Run", "n": 18, "median": 1607, "enclaves": 4, "stacked_pct": 50.0 }, { "name": "Boynton Beach Condo", "n": 11, "median": 826, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Leisureville", "n": 10, "median": 477, "enclaves": 3, "stacked_pct": 0.0 }, { "name": "High Point", "n": 7, "median": 411, "enclaves": 3, "stacked_pct": 0.0 }, { "name": "Aberdeen", "n": 6, "median": 890, "enclaves": 3, "stacked_pct": 0.0 }, { "name": "Parkwalk Condo", "n": 6, "median": 901, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Indian Spring", "n": 5, "median": 927, "enclaves": 4, "stacked_pct": 60.0 } ], "series": [ { "date": "2026-09-07", "median": 701, "p25": 576, "p75": 954, "n": 462, "median_sqft": 0.67, "sa_pending_pct": 1.1 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Boynton Beach condo monthly association fees have a median of $701 in the retained usable-fee sample of 462 listings, 12% below the five-county median", "In Boynton Beach's retained usable-fee sample (462 listings after exclusions and percentile trimming), 22.5% have monthly-equivalent fees of $1,000 or more and 8% are below $500", "Boynton Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=43) vs pre-1995 (n=380), monthly median 33% higher" ], "lede": "BOYNTON BEACH, Fla., September 7, 2026 - Among 462 active condominium listings in Boynton Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $701, with the middle half between $576 and $954, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 476 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 12% below the separately trimmed five-county median of $800 and ranks 38th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Boynton Beach's retained usable-fee sample (n=462), after exclusions and percentile trimming, is $701, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Boynton Beach condos in the retained usable-fee sample (n=462) after exclusions and percentile trimming, 22.5 percent have listed monthly-equivalent fees of $1,000 or more and 8 percent are below $500.\"", "\"Among the retained usable-fee listings in Boynton Beach with a recorded construction year, the median monthly-equivalent fee is $907 for a recorded year built of 2005 or later (43 listings) and $682 for those built before 1995 (380 listings).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Boynton Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (2 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (472 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (10 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 462 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 476 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/boynton-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-boynton-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Boynton Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Boynton Beach retained-sample median $701 a month (n=462); five-county median $800 (n=22,695, region-level trim).", "title": "Boynton Beach condos, retained usable-fee sample (n=462): median $701/month, 12% below the five-county median of $800", "visible_labels": [ "$701", "462", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 462 active Boynton Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 8% (37 listings); $500 to $750 44.8% (207 listings); $750 to $1,000 24.7% (114 listings); $1,000 to $1,500 15.4% (71 listings); $1,500 to $2,000 7.1% (33 listings); $2,000 and up 0% (0 listings).", "title": "44.8% of Boynton Beach's retained usable-fee sample (462 listings) falls in the $500 to $750 monthly band", "visible_labels": [ "0%", "0", "8%", "37", "44.8%", "207", "24.7%", "114", "15.4%", "71", "7.1%", "33", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Boynton Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=43; pre-1995 n=380.", "alt": "Column chart of median fee by recorded decade built: 1960s $578 (39 listings); 1970s $641 (176 listings); 1980s $848 (122 listings); 1990s $927 (61 listings); 2000s $961 (46 listings); 2010s $1,025 (18 listings). Recorded year built 2005 or later $907 (43 listings); before 1995 $682 (380 listings).", "title": "Boynton Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=43) vs pre-1995 (n=380), monthly median 33% higher", "visible_labels": [ "$578", "39", "$641", "176", "$848", "122", "$927", "61", "$961", "46", "$1,025", "18", "$907", "43", "$682", "380" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 229, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 247, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 237, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 462, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 462, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 462, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 454, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 461, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 462, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 472, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 461, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 462, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 391.43, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1750.29, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Boynton Beach median $701 a month, South Florida median $800; Boynton Beach ranks 38 of 69 cities.", "after": "Dot strip chart in five county lanes. Boynton Beach retained-sample median $701 a month (n=462); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Boynton Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Boynton Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Boynton Beach condo fees sit 12% below the South Florida median", "after": "Boynton Beach condos, retained usable-fee sample (n=462): median $701/month, 12% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$701", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "462", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 8% (37 listings); $500 to $750 44.8% (207 listings); $750 to $1,000 24.7% (114 listings); $1,000 to $1,500 15.4% (71 listings); $1,500 to $2,000 7.1% (33 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 8% (37 listings); $500 to $750 44.8% (207 listings); $750 to $1,000 24.7% (114 listings); $1,000 to $1,500 15.4% (71 listings); $1,500 to $2,000 7.1% (33 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Boynton Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 462 active Boynton Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "44.8% of Boynton Beach condos for sale carry a fee of $500 to $750 a month", "after": "44.8% of Boynton Beach's retained usable-fee sample (462 listings) falls in the $500 to $750 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "7.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "33", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "37", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "44.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "207", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "24.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "114", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "15.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "71", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s $578 (39 listings); 1970s $641 (176 listings); 1980s $848 (122 listings); 1990s $927 (61 listings); 2000s $961 (46 listings); 2010s $1,025 (18 listings).", "after": "Column chart of median fee by recorded decade built: 1960s $578 (39 listings); 1970s $641 (176 listings); 1980s $848 (122 listings); 1990s $927 (61 listings); 2000s $961 (46 listings); 2010s $1,025 (18 listings). Recorded year built 2005 or later $907 (43 listings); before 1995 $682 (380 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Boynton Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Boynton Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=43; pre-1995 n=380.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Boynton Beach condos built since 2005 ask 33% more in fees than those built before 1995", "after": "Boynton Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=43) vs pre-1995 (n=380), monthly median 33% higher", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$578", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$1,025", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "18", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "$907", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "43", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "$682", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[15]", "before": null, "after": "380", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "39", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$641", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "176", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$848", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "122", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$927", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "61", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$961", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "46", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Boynton Beach condo for sale carries a $701-a-month association fee, 12% below the South Florida median", "after": "Boynton Beach condo monthly association fees have a median of $701 in the retained usable-fee sample of 462 listings, 12% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "22.5% of Boynton Beach condos on the market ask $1,000 or more a month in fees; 8% stay under $500", "after": "In Boynton Beach's retained usable-fee sample (462 listings after exclusions and percentile trimming), 22.5% have monthly-equivalent fees of $1,000 or more and 8% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Boynton Beach condos built since 2005 carry fees 33% higher than buildings from before 1995", "after": "Boynton Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=43) vs pre-1995 (n=380), monthly median 33% higher", "before_present": true, "after_present": true }, { "field": "lede", "before": "BOYNTON BEACH, Fla., September 7, 2026 - The median monthly association fee across the 462 condominiums listed for sale in Boynton Beach is $701, with half of the listings between $576 and $954 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 12% below the five-county South Florida median of $800, and ranks Boynton Beach 38 of 69 cities.", "after": "BOYNTON BEACH, Fla., September 7, 2026 - Among 462 active condominium listings in Boynton Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $701, with the middle half between $576 and $954, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 476 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 12% below the separately trimmed five-county median of $800 and ranks 38th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Boynton Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (2 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (10 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-boynton-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Boynton Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (2 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (472 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (10 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 462 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 476 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/boynton-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-boynton-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Boynton Beach carries a monthly association fee of $701, 12% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Boynton Beach's retained usable-fee sample (n=462), after exclusions and percentile trimming, is $701, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"22.5 percent of Boynton Beach condos on the market ask $1,000 or more a month in association fees; only 8 percent stay under $500.\"", "after": "\"Among Boynton Beach condos in the retained usable-fee sample (n=462) after exclusions and percentile trimming, 22.5 percent have listed monthly-equivalent fees of $1,000 or more and 8 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Boynton Beach, a condo completed since 2005 carries a median fee of $907 a month, against $682 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Boynton Beach with a recorded construction year, the median monthly-equivalent fee is $907 for a recorded year built of 2005 or later (43 listings) and $682 for those built before 1995 (380 listings).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "2740ff8e98c1bfb2d71cbb2db5a2be566561b853eb16d75ee9f3a01f929f26dd", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nBoynton Beach condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Boynton Beach condo for sale carries a $701-a-month association fee, 12% below the South\nFlorida median\n22.5% of Boynton Beach condos on the market ask $1,000 or more a month in fees; 8% stay under $500\nBoynton Beach condos built since 2005 carry fees 33% higher than buildings from before 1995\nLEDE\nBOYNTON BEACH, Fla., September 7, 2026 - The median monthly association fee across the 462\ncondominiums listed for sale in Boynton Beach is $701, with half of the listings between $576 and $954 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 12% below the five-\ncounty South Florida median of $800, and ranks Boynton Beach 38 of 69 cities.\nNUT GRAF\nPer square foot, the median Boynton Beach condo fee is $0.67 a month on a median unit of 1,138 square feet;\nat the median asking price of $218K, a year of fees equals 4.23% of the price. 22.5% of listings ask $1,000 or\nmore a month and 8% under $500. 7.4% of listings report two association layers (a master and a sub-\nassociation); 14.9% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 10.2% of listings, describe one as pending or payable by the buyer on 1.1%,\nand mention a mandatory club or membership on 11%. Buildings completed since 2005 carry a median fee of\n$907 against $682 for those completed before 1995.\nFACT BOX\nActive condominium listings, Boynton Beach\n476 (462 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$701\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$576 to $954\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.67 (median unit 1,138 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n4.23% (asking $218K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n22.5% / 8%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n7.4% (34)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n14.9%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n10.2% / 1.1%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n11%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Boynton Beach ranks 38 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$907 (43 listings) / $682 (380 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Boynton Beach carries a monthly association fee of $701, 12%\nbelow the five-county South Florida median of $800.\"\n\"22.5 percent of Boynton Beach condos on the market ask $1,000 or more a month in association fees;\nonly 8 percent stay under $500.\"\n\"In Boynton Beach, a condo completed since 2005 carries a median fee of $907 a month, against $682 for\na building completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Boynton Beach against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Boynton Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Boynton Beach condominiums by decade the building was completed, September\n7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Boynton Beach permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (2 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (10 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-boynton-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "d23f11d583eacd04a0961c70477d5a12e3643f2197f9d62705fcfb81dd0d4c07", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nBoynton Beach condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/boynton-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nBoynton Beach condo monthly association fees have a median of $701 in the retained usable-fee sample of\n462 listings, 12% below the five-county median\nIn Boynton Beach's retained usable-fee sample (462 listings after exclusions and percentile trimming),\n22.5% have monthly-equivalent fees of $1,000 or more and 8% are below $500\nBoynton Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=43) vs pre-1995 (n=380),\nmonthly median 33% higher\nLEDE\nBOYNTON BEACH, Fla., September 7, 2026 - Among 462 active condominium listings in Boynton Beach\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly association fee is $701, with the middle half between $576 and\n$954, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n476 active condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 12% below the separately trimmed five-county median\nof $800 and ranks 38th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Boynton Beach condo fee is $0.67 a month (462\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n4.23% of the listing's current asking price across 461 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 22.5% of the retained sample have fees of $1,000 or more a\nmonth and 8% are below $500. 7.4% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 14.9% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 10.2% of the retained sample, describe one as pending or payable by\nthe buyer on 1.1%, and mention a mandatory club or membership on 11%; 453 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. Among retained listings\nwith a recorded construction year, the median monthly-equivalent fee is $907 for a recorded year built of 2005\nor later (43 listings) and $682 for those built before 1995 (380 listings); construction year is a recorded field\nand this comparison does not explain why fees differ. \nFACT BOX\nActive condominium listings, Boynton Beach\n(before exclusions and trimming)\n476\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n472 / 462 (10 trimmed; 2 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$701\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$576 to $954\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.67 (462 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n4.23% (461 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n22.5% (104) / 8% (37) of 462\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n7.4% (34)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n14.9%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n10.2% / 1.1%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n11%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Boynton Beach ranks\n38th among 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$907 (2005+ n=43) / $682 (pre-1995 n=380)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Boynton Beach's retained usable-fee sample (n=462),\nafter exclusions and percentile trimming, is $701, compared with $800 in the separately trimmed five-\ncounty sample.\"\n\"Among Boynton Beach condos in the retained usable-fee sample (n=462) after exclusions and percentile\ntrimming, 22.5 percent have listed monthly-equivalent fees of $1,000 or more and 8 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Boynton Beach with a recorded construction year, the median\nmonthly-equivalent fee is $907 for a recorded year built of 2005 or later (43 listings) and $682 for those\nbuilt before 1995 (380 listings).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Boynton Beach\nand the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Boynton Beach retained-sample median $701 a\nmonth (n=462); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 462 active Boynton Beach condominium listings retained after unusable-fee exclusions\nand city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 8% (37 listings); $500 to $750 44.8% (207 listings); $750 to $1,000 24.7% (114\nlistings); $1,000 to $1,500 15.4% (71 listings); $1,500 to $2,000 7.1% (33 listings); $2,000 and up 0% (0\nlistings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Boynton Beach condominiums in the retained usable-\nfee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt\n2005+ n=43; pre-1995 n=380.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s $578 (39 listings); 1970s\n$641 (176 listings); 1980s $848 (122 listings); 1990s $927 (61 listings); 2000s $961 (46 listings); 2010s\n$1,025 (18 listings). Recorded year built 2005 or later $907 (43 listings); before 1995 $682 (380 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Boynton Beach, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (2 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (472 here). Fees below the 1st or above the 99th\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npercentile are excluded by the stated percentile rule (10 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 462 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 476 active listings. Region and county comparisons are trimmed separately within their own samples\n(the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is\nnot a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet;\nannual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-\nlisting ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10\nlistings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples\nwith fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least\n30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-\ndollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written\npublic remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse,\nvilla or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal\ndescription is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums\nare reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical\nclassifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the\nMLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its\nindividual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may\nrequest the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records)\nfrom info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained\nlater same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files;\noriginal edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/boynton-\nbeach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-\nboynton-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis\nof BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "79cafd65724313ac7d0b63dcbc14a7f23a619c0f5e48f1fe62014c6ea86a923c", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - BOYNTON BEACH CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Boynton Beach condo monthly association fees have a median of $701 in the retained usable-fee sample of 462 listings, 12% below the five-county median\n2. In Boynton Beach's retained usable-fee sample (462 listings after exclusions and percentile trimming), 22.5% have monthly-equivalent fees of $1,000 or more and 8% are below $500\n3. Boynton Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=43) vs pre-1995 (n=380), monthly median 33% higher\n\nLEDE\nBOYNTON BEACH, Fla., September 7, 2026 - Among 462 active condominium listings in Boynton Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $701, with the middle half between $576 and $954, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 476 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 12% below the separately trimmed five-county median of $800 and ranks 38th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Boynton Beach condo fee is $0.67 a month (462 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 4.23% of the listing's current asking price across 461 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 22.5% of the retained sample have fees of $1,000 or more a month and 8% are below $500. 7.4% of the retained sample report two association layers (a master and a sub-association, summed here); 14.9% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 10.2% of the retained sample, describe one as pending or payable by the buyer on 1.1%, and mention a mandatory club or membership on 11%; 453 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $907 for a recorded year built of 2005 or later (43 listings) and $682 for those built before 1995 (380 listings); construction year is a recorded field and this comparison does not explain why fees differ. \n\nFACT BOX (exact figures)\n- Active condominium listings, Boynton Beach (before exclusions and trimming): 476 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 472 / 462 (10 trimmed; 2 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $701 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $576 to $954 [September 7, 2026]\n- Median fee per square foot per month: $0.67 (462 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 4.23% (461 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 22.5% (104) / 8% (37) of 462 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 7.4% (34) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 14.9% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 10.2% / 1.1% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 11% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Boynton Beach ranks 38th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $907 (2005+ n=43) / $682 (pre-1995 n=380) [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Boynton Beach's retained usable-fee sample (n=462), after exclusions and percentile trimming, is $701, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Boynton Beach condos in the retained usable-fee sample (n=462) after exclusions and percentile trimming, 22.5 percent have listed monthly-equivalent fees of $1,000 or more and 8 percent are below $500.\"\n- \"Among the retained usable-fee listings in Boynton Beach with a recorded construction year, the median monthly-equivalent fee is $907 for a recorded year built of 2005 or later (43 listings) and $682 for those built before 1995 (380 listings).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- boynton-beach-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Boynton Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Boynton Beach retained-sample median $701 a month (n=462); five-county median $800 (n=22,695, region-level trim).\n- boynton-beach-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 462 active Boynton Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 8% (37 listings); $500 to $750 44.8% (207 listings); $750 to $1,000 24.7% (114 listings); $1,000 to $1,500 15.4% (71 listings); $1,500 to $2,000 7.1% (33 listings); $2,000 and up 0% (0 listings).\n- boynton-beach-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Boynton Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=43; pre-1995 n=380.\n Alt text: Column chart of median fee by recorded decade built: 1960s $578 (39 listings); 1970s $641 (176 listings); 1980s $848 (122 listings); 1990s $927 (61 listings); 2000s $961 (46 listings); 2010s $1,025 (18 listings). Recorded year built 2005 or later $907 (43 listings); before 1995 $682 (380 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Boynton Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (2 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (472 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (10 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 462 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 476 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/boynton-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-boynton-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "boynton-beach", "city": "Boynton Beach", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 97, "with_fee": 96, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 97, "cut_count": 41, "cut_pct": 42.3, "median_cut_pct": 5.9, "median_cut_dollars": 25000 }, "outliers_dropped": 1, "n": 95, "median": 500, "p10": 254, "p25": 360, "p75": 588, "p90": 680, "min": 150, "max": 978, "median_sqft": 0.33, "n_sqft": 94, "median_pct_price": 1.46, "median_list_price": 380000, "median_year_built": 1998, "median_sqft_area": 1588, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 45, "under_500_pct": 47.4, "hi_thr": 500, "lo_thr": 200, "over_hi": 50, "over_hi_pct": 52.6, "under_lo": 5, "under_lo_pct": 5.3, "types": { "Townhouse": { "count": 53, "pct": 55.8 }, "Villa": { "count": 42, "pct": 44.2 } }, "regime": { "HOA": { "count": 89, "pct": 93.7 }, "not_recorded": { "count": 6, "pct": 6.3 } }, "villa_median": 583, "townhouse_median": 429, "cadence": { "Monthly": { "count": 85, "pct": 89.5 }, "Quarterly": { "count": 10, "pct": 10.5 } }, "stacked": { "count": 4, "pct": 4.2, "median_total": 506, "median_master": 329 }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 5, "pct": 5.3 }, { "label": "$200 to $300", "count": 11, "pct": 11.6 }, { "label": "$300 to $400", "count": 14, "pct": 14.7 }, { "label": "$400 to $600", "count": 42, "pct": 44.2 }, { "label": "$600 to $1,000", "count": 23, "pct": 24.2 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 13, "median": 550, "median_sqft": 0.38 }, { "label": "1980s", "n": 27, "median": 535, "median_sqft": 0.37 }, { "label": "1990s", "n": 14, "median": 586, "median_sqft": 0.35 }, { "label": "2000s", "n": 34, "median": 388, "median_sqft": 0.24 }, { "label": "2010s", "n": 7, "median": 425, "median_sqft": 0.21 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 10, "median": 628, "median_pct_price": 3.64 }, { "label": "$250K to $500K", "n": 73, "median": 458, "median_pct_price": 1.46 }, { "label": "$500K to $1M", "n": 12, "median": 452, "median_pct_price": 0.81 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 44, "median": 547 }, "post2005": { "n": 20, "median": 435 }, "includes": [ { "key": "MaintenanceGrounds", "label": "Grounds", "count": 75, "pct": 81.5 }, { "key": "CommonAreas", "label": "Common areas", "count": 71, "pct": 77.2 }, { "key": "CableTv", "label": "Cable TV", "count": 53, "pct": 57.6 }, { "key": "Security", "label": "Security", "count": 37, "pct": 40.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 34, "pct": 37.0 }, { "key": "Pools", "label": "Pool", "count": 32, "pct": 34.8 }, { "key": "Trash", "label": "Trash", "count": 26, "pct": 28.3 }, { "key": "Internet", "label": "Internet", "count": 25, "pct": 27.2 }, { "key": "Insurance", "label": "Building insurance", "count": 24, "pct": 26.1 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 17, "pct": 18.5 }, { "key": "Roof", "label": "Roof", "count": 16, "pct": 17.4 }, { "key": "PestControl", "label": "Pest control", "count": 8, "pct": 8.7 }, { "key": "Sewer", "label": "Sewer", "count": 7, "pct": 7.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 7, "pct": 7.6 } ], "includes_n": 92, "flags": { "sa_mentioned": { "count": 2, "pct": 2.1 }, "sa_none_or_paid": { "count": 2, "pct": 2.1 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 2, "pct": 2.1 }, "membership_required": { "count": 6, "pct": 6.3 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 93 }, "developments": [ { "name": "Majestic Isles 3", "master": null, "n": 5, "anecdotal": true, "median": 583, "median_sqft": 0.34, "year_built": 1999, "median_list_price": 460000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 5 }, { "name": "Melrose Pud Verona Lakes Tr B2", "master": null, "n": 5, "anecdotal": true, "median": 359, "median_sqft": 0.25, "year_built": 2002, "median_list_price": 399000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [ { "name": "Aberdeen", "n": 12, "median": 650, "enclaves": 9, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 500, "p25": 360, "p75": 588, "n": 95, "median_sqft": 0.33, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Boynton Beach townhouse or villa for sale carries a $500-a-month homeowners association fee, 67% above the South Florida median", "52.6% of Boynton Beach townhouses and villas on the market ask $500 or more a month in fees; 5.3% stay under $200", "Boynton Beach townhouses and villas built since 2005 carry fees 20% lower than communities from before 1995" ], "lede": "BOYNTON BEACH, Fla., September 7, 2026 - The median monthly homeowners association fee across the 95 townhouses and villas listed for sale in Boynton Beach is $500, with half of the listings between $360 and $588 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 67% above the five-county South Florida median of $300, and ranks Boynton Beach 3 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Boynton Beach carries a monthly homeowners association fee of $500, 67% above the five-county South Florida median of $300.\"", "\"52.6 percent of Boynton Beach townhouses and villas on the market ask $500 or more a month in fees; 5.3 percent stay under $200.\"", "\"In Boynton Beach, a townhouse or villa completed since 2005 carries a median fee of $435 a month, against $547 for one completed before 1995.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Boynton Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-boynton-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Boynton Beach against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Boynton Beach median $500 a month, South Florida median $300; Boynton Beach ranks 3 of 34 cities.", "title": "Boynton Beach HOA fees on townhouses and villas sit 67% above the South Florida median" }, { "caption": "Share of active Boynton Beach townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 5.3% (5 listings); $200 to $300 11.6% (11 listings); $300 to $400 14.7% (14 listings); $400 to $600 44.2% (42 listings); $600 to $1,000 24.2% (23 listings); $1,000 and up 0% (0 listings).", "title": "44.2% of Boynton Beach townhouses and villas for sale carry a fee of $400 to $600 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Boynton Beach townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s $550 (13 listings); 1980s $535 (27 listings); 1990s $586 (14 listings); 2000s $388 (34 listings); 2010s too few (7 listings).", "title": "Boynton Beach townhouses and villas built since 2005 ask 20% less in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 97 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 97, "with_fee": 96, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 96, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 1, "n": 95, "retained_n": 95, "outliers_dropped": 1, "trim_applied": true, "cuts": { "active": 97, "cut_count": 41, "cut_pct": 42.3, "median_cut_pct": 5.9, "median_cut_dollars": 25000, "valid_price_count": 97, "missing_price_count": 0, "unchanged_count": 55, "raised_count": 1, "not_below_original_count": 56, "cut_pct_denominator": 97, "cut_sample_ok": true, "median_cut_n": 41 }, "trim_bounds": { "p1": 150.0, "p99": 982.4689999999997 }, "retained_small_sample": false, "retained_below_30": false, "median": 500, "p10": 254, "p25": 360, "p75": 588, "p90": 680, "min": 150, "max": 978, "median_sqft": 0.33, "n_sqft": 94, "median_pct_price": 1.46, "n_pct_price": 95, "median_list_price": 380000, "median_year_built": 1998, "median_sqft_area": 1588, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 45, "under_500_pct": 47.4, "hi_thr": 500, "lo_thr": 200, "over_hi": 50, "over_hi_pct": 52.6, "under_lo": 5, "under_lo_pct": 5.3, "types": { "Townhouse": { "count": 53, "pct": 55.8 }, "Villa": { "count": 42, "pct": 44.2 } }, "regime": { "HOA": { "count": 89, "pct": 93.7 }, "not_recorded": { "count": 6, "pct": 6.3 } }, "villa_median": 583, "townhouse_median": 429, "cadence": { "Monthly": { "count": 85, "pct": 89.5 }, "Quarterly": { "count": 10, "pct": 10.5 } }, "stacked": { "count": 4, "pct": 4.2, "median_total": 506, "median_master": 329 }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 5, "pct": 5.3 }, { "label": "$200 to $300", "count": 11, "pct": 11.6 }, { "label": "$300 to $400", "count": 14, "pct": 14.7 }, { "label": "$400 to $600", "count": 42, "pct": 44.2 }, { "label": "$600 to $1,000", "count": 23, "pct": 24.2 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 13, "median": 550, "median_sqft": 0.38 }, { "label": "1980s", "n": 27, "median": 535, "median_sqft": 0.37 }, { "label": "1990s", "n": 14, "median": 586, "median_sqft": 0.35 }, { "label": "2000s", "n": 34, "median": 388, "median_sqft": 0.24 }, { "label": "2010s", "n": 7, "median": 425, "median_sqft": 0.21 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 10, "median": 628, "median_pct_price": 3.64 }, { "label": "$250K to $500K", "n": 73, "median": 458, "median_pct_price": 1.46 }, { "label": "$500K to $1M", "n": 12, "median": 452, "median_pct_price": 0.81 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 44, "median": 547 }, "post2005": { "n": 20, "median": 435 }, "includes": [ { "key": "MaintenanceGrounds", "label": "Grounds", "count": 75, "pct": 81.5 }, { "key": "CommonAreas", "label": "Common areas", "count": 71, "pct": 77.2 }, { "key": "CableTv", "label": "Cable TV", "count": 53, "pct": 57.6 }, { "key": "Security", "label": "Security", "count": 37, "pct": 40.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 34, "pct": 37.0 }, { "key": "Pools", "label": "Pool", "count": 32, "pct": 34.8 }, { "key": "Trash", "label": "Trash", "count": 26, "pct": 28.3 }, { "key": "Internet", "label": "Internet", "count": 25, "pct": 27.2 }, { "key": "Insurance", "label": "Building insurance", "count": 24, "pct": 26.1 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 17, "pct": 18.5 }, { "key": "Roof", "label": "Roof", "count": 16, "pct": 17.4 }, { "key": "PestControl", "label": "Pest control", "count": 8, "pct": 8.7 }, { "key": "Sewer", "label": "Sewer", "count": 7, "pct": 7.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 7, "pct": 7.6 } ], "includes_n": 92, "flags": { "sa_mentioned": { "count": 2, "pct": 2.1 }, "sa_none_or_paid": { "count": 2, "pct": 2.1 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 2, "pct": 2.1 }, "membership_required": { "count": 6, "pct": 6.3 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 93 }, "denominators": { "fee_percentages": 95, "fee_medians_percentiles": 95, "median_sqft": 94, "median_pct_price": 95, "includes_pct": 92, "flags_pct": 95, "cut_pct": 97 }, "developments": [ { "name": "Majestic Isles 3", "master": null, "n": 5, "anecdotal": true, "median": 583, "median_sqft": 0.34, "year_built": 1999, "median_list_price": 460000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 5 }, { "name": "Melrose Verona Lakes Tr B2", "master": null, "n": 5, "anecdotal": true, "median": 359, "median_sqft": 0.25, "year_built": 2002, "median_list_price": 399000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [ { "name": "Aberdeen", "n": 12, "median": 650, "enclaves": 9, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 500, "p25": 360, "p75": 588, "n": 95, "median_sqft": 0.33, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Boynton Beach townhouse or villa monthly homeowners association fees have a median of $500 in the retained usable-fee sample of 95 listings, 67% above the five-county median", "In Boynton Beach's retained usable-fee sample (95 listings after exclusions and percentile trimming), 52.6% have monthly-equivalent fees of $500 or more and 5.3% are below $200", "Boynton Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=20) vs pre-1995 (n=44), monthly median 20% lower. Small subgroup: 2005+; read cautiously." ], "lede": "BOYNTON BEACH, Fla., September 7, 2026 - Among 95 active townhouse or villa listings in Boynton Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $500, with the middle half between $360 and $588, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 97 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 67% above the separately trimmed five-county median of $300 and ranks 3rd among 34 published city medians.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Boynton Beach's retained usable-fee sample (n=95), after exclusions and percentile trimming, is $500, compared with $300 in the separately trimmed five-county sample.\"", "\"Among Boynton Beach townhouses and villas in the retained usable-fee sample (n=95) after exclusions and percentile trimming, 52.6 percent have listed monthly-equivalent fees of $500 or more and 5.3 percent are below $200.\"", "\"Among the retained usable-fee listings in Boynton Beach with a recorded construction year, the median monthly-equivalent fee is $435 for a recorded year built of 2005 or later (20 listings) and $547 for those built before 1995 (44 listings). Small subgroup: 2005+ n=20; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Boynton Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (96 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 95 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 97 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/boynton-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-boynton-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Boynton Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Boynton Beach retained-sample median $500 a month (n=95); five-county median $300 (n=3,206, region-level trim).", "title": "Boynton Beach townhouses and villas, retained usable-fee sample (n=95): median $500/month, 67% above the five-county median of $300", "visible_labels": [ "$500", "95", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 95 active Boynton Beach townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 5.3% (5 listings); $200 to $300 11.6% (11 listings); $300 to $400 14.7% (14 listings); $400 to $600 44.2% (42 listings); $600 to $1,000 24.2% (23 listings); $1,000 and up 0% (0 listings).", "title": "44.2% of Boynton Beach's retained usable-fee sample (95 listings) falls in the $400 to $600 monthly band", "visible_labels": [ "0%", "0", "5.3%", "5", "11.6%", "11", "14.7%", "14", "44.2%", "42", "24.2%", "23", "0%", "0" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Boynton Beach townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=20; pre-1995 n=44. Small subgroup: 2005+ n=20; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1970s $550 (13 listings); 1980s $535 (27 listings); 1990s $586 (14 listings); 2000s $388 (34 listings); 2010s count only (7 listings). Recorded year built 2005 or later $435 (20 listings); before 1995 $547 (44 listings). Small subgroup: 2005+ n=20; read cautiously.", "title": "Boynton Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=20) vs pre-1995 (n=44), monthly median 20% lower. Small subgroup: 2005+; read cautiously.", "visible_labels": [ "$550", "13", "$535", "27", "$586", "14", "$388", "34", "7", "$435", "20", "$547", "44" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 97, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 97, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 55, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 97, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 97, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 92, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.developments[1].name", "before": "Melrose Pud Verona Lakes Tr B2", "after": "Melrose Verona Lakes Tr B2", "before_present": true, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 96, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 150.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 982.4689999999997, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Boynton Beach median $500 a month, South Florida median $300; Boynton Beach ranks 3 of 34 cities.", "after": "Dot strip chart in five county lanes. Boynton Beach retained-sample median $500 a month (n=95); five-county median $300 (n=3,206, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Boynton Beach against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Boynton Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Boynton Beach HOA fees on townhouses and villas sit 67% above the South Florida median", "after": "Boynton Beach townhouses and villas, retained usable-fee sample (n=95): median $500/month, 67% above the five-county median of $300", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$500", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "95", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 5.3% (5 listings); $200 to $300 11.6% (11 listings); $300 to $400 14.7% (14 listings); $400 to $600 44.2% (42 listings); $600 to $1,000 24.2% (23 listings); $1,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 5.3% (5 listings); $200 to $300 11.6% (11 listings); $300 to $400 14.7% (14 listings); $400 to $600 44.2% (42 listings); $600 to $1,000 24.2% (23 listings); $1,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Boynton Beach townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 95 active Boynton Beach townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "44.2% of Boynton Beach townhouses and villas for sale carry a fee of $400 to $600 a month", "after": "44.2% of Boynton Beach's retained usable-fee sample (95 listings) falls in the $400 to $600 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "24.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "23", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "5.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "11.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "14.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "44.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "42", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s $550 (13 listings); 1980s $535 (27 listings); 1990s $586 (14 listings); 2000s $388 (34 listings); 2010s too few (7 listings).", "after": "Column chart of median fee by recorded decade built: 1970s $550 (13 listings); 1980s $535 (27 listings); 1990s $586 (14 listings); 2000s $388 (34 listings); 2010s count only (7 listings). Recorded year built 2005 or later $435 (20 listings); before 1995 $547 (44 listings). Small subgroup: 2005+ n=20; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Boynton Beach townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Boynton Beach townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=20; pre-1995 n=44. Small subgroup: 2005+ n=20; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Boynton Beach townhouses and villas built since 2005 ask 20% less in fees than those built before 1995", "after": "Boynton Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=20) vs pre-1995 (n=44), monthly median 20% lower. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$550", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "$547", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "44", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$535", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$586", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$388", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "34", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "$435", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Boynton Beach townhouse or villa for sale carries a $500-a-month homeowners association fee, 67% above the South Florida median", "after": "Boynton Beach townhouse or villa monthly homeowners association fees have a median of $500 in the retained usable-fee sample of 95 listings, 67% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "52.6% of Boynton Beach townhouses and villas on the market ask $500 or more a month in fees; 5.3% stay under $200", "after": "In Boynton Beach's retained usable-fee sample (95 listings after exclusions and percentile trimming), 52.6% have monthly-equivalent fees of $500 or more and 5.3% are below $200", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Boynton Beach townhouses and villas built since 2005 carry fees 20% lower than communities from before 1995", "after": "Boynton Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=20) vs pre-1995 (n=44), monthly median 20% lower. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "BOYNTON BEACH, Fla., September 7, 2026 - The median monthly homeowners association fee across the 95 townhouses and villas listed for sale in Boynton Beach is $500, with half of the listings between $360 and $588 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 67% above the five-county South Florida median of $300, and ranks Boynton Beach 3 of 34 cities.", "after": "BOYNTON BEACH, Fla., September 7, 2026 - Among 95 active townhouse or villa listings in Boynton Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $500, with the middle half between $360 and $588, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 97 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 67% above the separately trimmed five-county median of $300 and ranks 3rd among 34 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Boynton Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-boynton-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Boynton Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (96 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 95 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 97 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/boynton-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-boynton-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Boynton Beach carries a monthly homeowners association fee of $500, 67% above the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Boynton Beach's retained usable-fee sample (n=95), after exclusions and percentile trimming, is $500, compared with $300 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"52.6 percent of Boynton Beach townhouses and villas on the market ask $500 or more a month in fees; 5.3 percent stay under $200.\"", "after": "\"Among Boynton Beach townhouses and villas in the retained usable-fee sample (n=95) after exclusions and percentile trimming, 52.6 percent have listed monthly-equivalent fees of $500 or more and 5.3 percent are below $200.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Boynton Beach, a townhouse or villa completed since 2005 carries a median fee of $435 a month, against $547 for one completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Boynton Beach with a recorded construction year, the median monthly-equivalent fee is $435 for a recorded year built of 2005 or later (20 listings) and $547 for those built before 1995 (44 listings). Small subgroup: 2005+ n=20; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "b57a9ae37cbf64164df2e8997c14ef954e4654e811e35d44b65c491e31de2e8e", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nBoynton Beach HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Boynton Beach townhouse or villa for sale carries a $500-a-month homeowners association fee,\n67% above the South Florida median\n52.6% of Boynton Beach townhouses and villas on the market ask $500 or more a month in fees; 5.3% stay\nunder $200\nBoynton Beach townhouses and villas built since 2005 carry fees 20% lower than communities from before\n1995\nLEDE\nBOYNTON BEACH, Fla., September 7, 2026 - The median monthly homeowners association fee across the 95\ntownhouses and villas listed for sale in Boynton Beach is $500, with half of the listings between $360 and\n$588 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 67% above\nthe five-county South Florida median of $300, and ranks Boynton Beach 3 of 34 cities.\nNUT GRAF\nPer square foot, the median Boynton Beach townhouse or villa fee is $0.33 a month on a median home of\n1,588 square feet; at the median asking price of $380K, a year of fees equals 1.46% of the price. 52.6% of\nlistings ask $500 or more a month and 5.3% under $200. 4.2% of listings report two association layers (a\nmaster and a sub-association); 10.5% are billed quarterly and shown here as monthly equivalents. Agent-\nwritten remarks mention a special assessment on 2.1% of listings, describe one as pending or payable by the\nbuyer on 0%, and mention a mandatory club or membership on 6.3%. Communities completed since 2005\ncarry a median fee of $435 against $547 for those completed before 1995. 44.2% of the listings are entered as\nsingle-level villas, the rest as townhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Boynton Beach\n97 (95 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$500\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$360 to $588\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nMedian fee per square foot per month\n$0.33 (median home 1,588 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n1.46% (asking $380K)\nSeptember 7, 2026\nListings asking $500 or more a month / under $200\n52.6% / 5.3%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n4.2% (4)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n10.5%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n2.1% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n6.3%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Boynton Beach ranks 3 of 34\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$435 (20 listings) / $547 (44 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Boynton Beach carries a monthly homeowners\nassociation fee of $500, 67% above the five-county South Florida median of $300.\"\n\"52.6 percent of Boynton Beach townhouses and villas on the market ask $500 or more a month in fees;\n5.3 percent stay under $200.\"\n\"In Boynton Beach, a townhouse or villa completed since 2005 carries a median fee of $435 a month,\nagainst $547 for one completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Boynton Beach against every South Florida city with 30 or more active townhouse or villa\nlistings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Boynton Beach townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Boynton Beach townhouses and villas by decade the home was\ncompleted, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Boynton Beach permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-boynton-\nbeach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and\nmay not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "27bff75f27776db286533febf6769d889ac2865baffeb88ff17f0dd2b355db5d", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nBoynton Beach HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/boynton-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nBoynton Beach townhouse or villa monthly homeowners association fees have a median of $500 in the\nretained usable-fee sample of 95 listings, 67% above the five-county median\nIn Boynton Beach's retained usable-fee sample (95 listings after exclusions and percentile trimming), 52.6%\nhave monthly-equivalent fees of $500 or more and 5.3% are below $200\nBoynton Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=20) vs\npre-1995 (n=44), monthly median 20% lower. Small subgroup: 2005+; read cautiously.\nLEDE\nBOYNTON BEACH, Fla., September 7, 2026 - Among 95 active townhouse or villa listings in Boynton Beach\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly homeowners association fee is $500, with the middle half\nbetween $360 and $588, according to PBP Real Estate's analysis of BeachesMLS listing data as of September\n7, 2026. There are 97 active townhouse or villa listings before those exclusions and trimming; the fee statistics\ndescribe the retained sample, not every property for sale. The city median is 67% above the separately\ntrimmed five-county median of $300 and ranks 3rd among 34 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Boynton Beach townhouse or villa fee is $0.33 a\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nmonth (94 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals\na median 1.46% of the listing's current asking price across 95 retained listings with a current asking price of at\nleast $20,000; this is the median of per-listing ratios. 52.6% of the retained sample have fees of $500 or more\na month and 5.3% are below $200. 4.2% of the retained sample report two association layers (a master and a\nsub-association, summed here); 10.5% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 2.1% of the retained sample, describe one as pending or\npayable by the buyer on 0%, and mention a mandatory club or membership on 6.3%; 93 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $435 for a recorded\nyear built of 2005 or later (20 listings) and $547 for those built before 1995 (44 listings); construction year is a\nrecorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=20; read\ncautiously. 44.2% of retained listings have the recorded MLS subtype Villa; the remainder have subtype\nTownhouse. The two subtypes are reported together after condominium classification.\nFACT BOX\nActive townhouse or villa listings, Boynton\nBeach (before exclusions and trimming)\n97\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n96 / 95 (1 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$500\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$360 to $588\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.33 (94 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n1.46% (95 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n52.6% (50) / 5.3% (5) of 95\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n4.2% (4)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n10.5%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n2.1% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n6.3%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); Boynton Beach ranks 3rd\namong 34 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$435 (2005+ n=20) / $547 (pre-1995 n=44). Small\nsubgroup: 2005+ n=20; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Boynton Beach's retained usable-fee\nsample (n=95), after exclusions and percentile trimming, is $500, compared with $300 in the separately\ntrimmed five-county sample.\"\n\"Among Boynton Beach townhouses and villas in the retained usable-fee sample (n=95) after exclusions\nand percentile trimming, 52.6 percent have listed monthly-equivalent fees of $500 or more and 5.3\npercent are below $200.\"\n\"Among the retained usable-fee listings in Boynton Beach with a recorded construction year, the median\nmonthly-equivalent fee is $435 for a recorded year built of 2005 or later (20 listings) and $547 for those\nbuilt before 1995 (44 listings). Small subgroup: 2005+ n=20; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nBoynton Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the\nfive-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings\nwith a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Boynton Beach retained-sample median $500 a\nmonth (n=95); five-county median $300 (n=3,206, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 95 active Boynton Beach townhouse or villa listings retained after\nunusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all\nactive listings. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 0% (0\nlistings); $100 to $200 5.3% (5 listings); $200 to $300 11.6% (11 listings); $300 to $400 14.7% (14 listings);\n$400 to $600 44.2% (42 listings); $600 to $1,000 24.2% (23 listings); $1,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Boynton Beach townhouses and villas in\nthe retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with\na recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nRecorded YearBuilt 2005+ n=20; pre-1995 n=44. Small subgroup: 2005+ n=20; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s $550 (13 listings); 1980s\n$535 (27 listings); 1990s $586 (14 listings); 2000s $388 (34 listings); 2010s count only (7 listings). Recorded\nyear built 2005 or later $435 (20 listings); before 1995 $547 (44 listings). Small subgroup: 2005+ n=20; read\ncautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Boynton Beach, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (96 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 95 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 97 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes\ntogether after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific\nassociation's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as\nthe brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable\nbut not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/boynton-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/hoa-fees-boynton-beach/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "354f93ce718c98d6fc7b06a5c1635171900ed8fd91dc09eb4f49c2f2329bced6", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - BOYNTON BEACH HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Boynton Beach townhouse or villa monthly homeowners association fees have a median of $500 in the retained usable-fee sample of 95 listings, 67% above the five-county median\n2. In Boynton Beach's retained usable-fee sample (95 listings after exclusions and percentile trimming), 52.6% have monthly-equivalent fees of $500 or more and 5.3% are below $200\n3. Boynton Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=20) vs pre-1995 (n=44), monthly median 20% lower. Small subgroup: 2005+; read cautiously.\n\nLEDE\nBOYNTON BEACH, Fla., September 7, 2026 - Among 95 active townhouse or villa listings in Boynton Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $500, with the middle half between $360 and $588, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 97 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 67% above the separately trimmed five-county median of $300 and ranks 3rd among 34 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Boynton Beach townhouse or villa fee is $0.33 a month (94 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.46% of the listing's current asking price across 95 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 52.6% of the retained sample have fees of $500 or more a month and 5.3% are below $200. 4.2% of the retained sample report two association layers (a master and a sub-association, summed here); 10.5% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 2.1% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 6.3%; 93 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $435 for a recorded year built of 2005 or later (20 listings) and $547 for those built before 1995 (44 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=20; read cautiously. 44.2% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Boynton Beach (before exclusions and trimming): 97 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 96 / 95 (1 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $500 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $360 to $588 [September 7, 2026]\n- Median fee per square foot per month: $0.33 (94 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 1.46% (95 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 52.6% (50) / 5.3% (5) of 95 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 4.2% (4) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 10.5% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 2.1% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 6.3% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Boynton Beach ranks 3rd among 34 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $435 (2005+ n=20) / $547 (pre-1995 n=44). Small subgroup: 2005+ n=20; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Boynton Beach's retained usable-fee sample (n=95), after exclusions and percentile trimming, is $500, compared with $300 in the separately trimmed five-county sample.\"\n- \"Among Boynton Beach townhouses and villas in the retained usable-fee sample (n=95) after exclusions and percentile trimming, 52.6 percent have listed monthly-equivalent fees of $500 or more and 5.3 percent are below $200.\"\n- \"Among the retained usable-fee listings in Boynton Beach with a recorded construction year, the median monthly-equivalent fee is $435 for a recorded year built of 2005 or later (20 listings) and $547 for those built before 1995 (44 listings). Small subgroup: 2005+ n=20; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- boynton-beach-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Boynton Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Boynton Beach retained-sample median $500 a month (n=95); five-county median $300 (n=3,206, region-level trim).\n- boynton-beach-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 95 active Boynton Beach townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 5.3% (5 listings); $200 to $300 11.6% (11 listings); $300 to $400 14.7% (14 listings); $400 to $600 44.2% (42 listings); $600 to $1,000 24.2% (23 listings); $1,000 and up 0% (0 listings).\n- boynton-beach-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Boynton Beach townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=20; pre-1995 n=44. Small subgroup: 2005+ n=20; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1970s $550 (13 listings); 1980s $535 (27 listings); 1990s $586 (14 listings); 2000s $388 (34 listings); 2010s count only (7 listings). Recorded year built 2005 or later $435 (20 listings); before 1995 $547 (44 listings). Small subgroup: 2005+ n=20; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Boynton Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (96 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 95 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 97 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/boynton-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-boynton-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "coconut-creek", "city": "Coconut Creek", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 43, "sample_ok": true, "small_sample": false, "pending": 40, "median_list_price": 584900.0, "cut_count": 17, "cut_pct": 39.5, "raised_count": 2, "median_cut_pct": 4.5, "median_cut_dollars": 35000.0, "cut_last30": 9, "cut_last30_pct": 20.9, "cut_last7": 2, "median_dom": 26, "median_cdom": 33, "relisted_count": 4, "relisted_pct": 9.3, "over90": 12, "over90_pct": 27.9, "over180": 5, "fresh_held": 20, "fresh_held_pct": 46.5, "stale_uncut": 6, "stale_uncut_pct": 14.0, "dom_buckets": [ { "label": "0-30", "count": 20, "pct": 46.5 }, { "label": "31-60", "count": 5, "pct": 11.6 }, { "label": "61-90", "count": 6, "pct": 14.0 }, { "label": "91-180", "count": 7, "pct": 16.3 }, { "label": "181+", "count": 5, "pct": 11.6 } ], "bands": [ { "label": "Under $500K", "active": 5, "cut": 1, "cut_pct": 20.0, "median_cdom": 19 }, { "label": "$500K to $1M", "active": 36, "cut": 15, "cut_pct": 41.7, "median_cdom": 36.0 }, { "label": "$1M to $2M", "active": 1, "cut": 1, "cut_pct": 100.0, "median_cdom": 26 }, { "label": "$2M to $5M", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 213 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 16, "pending_cut_pct": 40.0, "pending_median_cut_pct": 4.6, "pending_median_cdom": 37.0, "tier": "h1", "series": [ { "date": "2026-09-05", "active": 45, "cut_pct": 42.2, "median_cdom": 33, "median_list_price": 584900.0 }, { "date": "2026-09-06", "active": 44, "cut_pct": 40.9, "median_cdom": 33.5, "median_list_price": 591950.0 }, { "date": "2026-09-07", "active": 43, "cut_pct": 39.5, "median_cdom": 33, "median_list_price": 584900.0 } ] }, "condos": { "active": 234, "sample_ok": true, "small_sample": false, "pending": 58, "median_list_price": 225000.0, "cut_count": 102, "cut_pct": 43.6, "raised_count": 4, "median_cut_pct": 7.0, "median_cut_dollars": 15000.0, "cut_last30": 51, "cut_last30_pct": 21.8, "cut_last7": 12, "median_dom": 73.5, "median_cdom": 85.5, "relisted_count": 27, "relisted_pct": 11.5, "over90": 112, "over90_pct": 47.9, "over180": 51, "fresh_held": 71, "fresh_held_pct": 30.3, "stale_uncut": 43, "stale_uncut_pct": 18.4, "dom_buckets": [ { "label": "0-30", "count": 68, "pct": 29.1 }, { "label": "31-60", "count": 21, "pct": 9.0 }, { "label": "61-90", "count": 33, "pct": 14.1 }, { "label": "91-180", "count": 61, "pct": 26.1 }, { "label": "181+", "count": 51, "pct": 21.8 } ], "bands": [ { "label": "Under $250K", "active": 154, "cut": 74, "cut_pct": 48.1, "median_cdom": 95.0 }, { "label": "$250K to $500K", "active": 80, "cut": 28, "cut_pct": 35.0, "median_cdom": 66.5 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 30, "pending_cut_pct": 51.7, "pending_median_cut_pct": 11.8, "pending_median_cdom": 105.5, "tier": "c2", "series": [ { "date": "2026-09-05", "active": 220, "cut_pct": 45.0, "median_cdom": 89.0, "median_list_price": 215000.0 }, { "date": "2026-09-06", "active": 219, "cut_pct": 44.7, "median_cdom": 88, "median_list_price": 215000.0 }, { "date": "2026-09-07", "active": 234, "cut_pct": 43.6, "median_cdom": 85.5, "median_list_price": 225000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "39.5% of Coconut Creek houses for sale have cut their asking price, 43.6% of condos", "Coconut Creek sellers hold firmer than the rest of Broward County as 27.9% of houses pass 90 days on the market", "Buying in Coconut Creek? Two in five houses have already come down once, by a median $35K" ], "lede": "COCONUT CREEK, Fla., September 7, 2026 - 39.5% of the 43 single-family homes listed for sale in Coconut Creek have reduced their asking price at least once, by a median 4.5% (about $35K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 234 condominium listings, 43.6% have cut, by a median 7.0%.", "quotes": [ "\"39.5 percent of single-family homes for sale in Coconut Creek have reduced their asking price at least once, by a median $35K.\"", "\"Counting every relisting, the median Coconut Creek house for sale has been waiting 33 days, not the 26 the current listing shows.\"", "\"Of the Coconut Creek houses now under contract, 60.0 percent never reduced their asking price; the rest cut by a median 4.6 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Coconut Creek and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 43 houses, 234 condominiums, 40 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-coconut-creek/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Coconut Creek versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Coconut Creek houses 39.5%, Broward County houses 43.3%; Coconut Creek condominiums 43.6%, Broward County condominiums 45.0%.", "title": "Coconut Creek houses are cutting 3.8 points less often than Broward County" }, { "caption": "Active Coconut Creek listings by cumulative days on market, houses and condominiums, September 7, 2026. 27.9% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 46.5%, 31-60 days 11.6%, 61-90 days 14.0%, 91-180 days 16.3%, 181+ days 11.6%. Condominiums: 0-30 days 29.1%, 31-60 days 9.0%, 61-90 days 14.1%, 91-180 days 26.1%, 181+ days 21.8%.", "title": "27.9% of Coconut Creek houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Coconut Creek houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 5; $500K to $1M 41.7% of 36; $1M to $2M too few to read of 1; $2M to $5M too few to read of 1; $5M and up too few to read of 0.", "title": "$500K to $1M Coconut Creek houses have cut most often: 41.7% of 36" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 375 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 43, "sample_ok": true, "small_sample": false, "pending": 40, "median_list_price": 584900.0, "cut_count": 17, "cut_pct": 39.5, "raised_count": 2, "valid_price_count": 43, "missing_price_count": 0, "unchanged_count": 24, "not_below_original_count": 26, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 4.5, "median_cut_dollars": 35000.0, "cut_last30": 9, "cut_last30_pct": 20.9, "cut_last7": 2, "median_dom": 26, "median_cdom": 33, "dom_n": 43, "cdom_n": 43, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 43, "relisted_count": 4, "relisted_pct": 9.3, "over90": 12, "over90_pct": 27.9, "over180": 5, "fresh_held": 20, "fresh_held_pct": 46.5, "fresh_held_missing_cdom_count": 0, "stale_uncut": 6, "stale_uncut_pct": 14.0, "dom_buckets": [ { "label": "0-30", "count": 20, "pct": 46.5 }, { "label": "31-60", "count": 5, "pct": 11.6 }, { "label": "61-90", "count": 6, "pct": 14.0 }, { "label": "91-180", "count": 7, "pct": 16.3 }, { "label": "181+", "count": 5, "pct": 11.6 } ], "bands": [ { "label": "Under $500K", "active": 5, "cut": 1, "cut_pct": 20.0, "median_cdom": 19, "cut_pct_denominator": 5, "cdom_n": 5, "valid_price_count": 5 }, { "label": "$500K to $1M", "active": 36, "cut": 15, "cut_pct": 41.7, "median_cdom": 36.0, "cut_pct_denominator": 36, "cdom_n": 36, "valid_price_count": 36 }, { "label": "$1M to $2M", "active": 1, "cut": 1, "cut_pct": 100.0, "median_cdom": 26, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$2M to $5M", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 213, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 16, "pending_cut_pct": 40.0, "pending_valid_price_count": 40, "pending_missing_price_count": 0, "pending_unchanged_count": 22, "pending_raised_count": 2, "pending_not_below_original_count": 24, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 40, "pending_dom_n": 40, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 4.6, "pending_median_cdom": 37.0, "denominators": { "cut_pct": 43, "cut_last30_pct": 43, "relisted_pct": 43, "fresh_held_pct": 43, "stale_uncut_pct": 43, "over90_pct": 43, "dom_bucket_pct": 43, "pending_cut_pct": 40, "median_dom": 43, "median_cdom": 43, "median_cut_pct": 17, "median_cut_dollars": 17, "pending_median_cut_pct": 16, "pending_median_cdom": 40 }, "county_counts": { "Broward": 43 }, "tier": "h1", "series": [ { "date": "2026-09-07", "active": 43, "cut_pct": 39.5, "median_cdom": 33, "median_list_price": 584900.0 } ] }, "condos": { "active": 234, "sample_ok": true, "small_sample": false, "pending": 58, "median_list_price": 225000.0, "cut_count": 102, "cut_pct": 43.6, "raised_count": 4, "valid_price_count": 234, "missing_price_count": 0, "unchanged_count": 128, "not_below_original_count": 132, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 7.0, "median_cut_dollars": 15000.0, "cut_last30": 51, "cut_last30_pct": 21.8, "cut_last7": 12, "median_dom": 73.5, "median_cdom": 85.5, "dom_n": 234, "cdom_n": 234, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 234, "relisted_count": 27, "relisted_pct": 11.5, "over90": 112, "over90_pct": 47.9, "over180": 51, "fresh_held": 71, "fresh_held_pct": 30.3, "fresh_held_missing_cdom_count": 0, "stale_uncut": 43, "stale_uncut_pct": 18.4, "dom_buckets": [ { "label": "0-30", "count": 68, "pct": 29.1 }, { "label": "31-60", "count": 21, "pct": 9.0 }, { "label": "61-90", "count": 33, "pct": 14.1 }, { "label": "91-180", "count": 61, "pct": 26.1 }, { "label": "181+", "count": 51, "pct": 21.8 } ], "bands": [ { "label": "Under $250K", "active": 154, "cut": 74, "cut_pct": 48.1, "median_cdom": 95.0, "cut_pct_denominator": 154, "cdom_n": 154, "valid_price_count": 154 }, { "label": "$250K to $500K", "active": 80, "cut": 28, "cut_pct": 35.0, "median_cdom": 66.5, "cut_pct_denominator": 80, "cdom_n": 80, "valid_price_count": 80 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 30, "pending_cut_pct": 51.7, "pending_valid_price_count": 58, "pending_missing_price_count": 0, "pending_unchanged_count": 26, "pending_raised_count": 2, "pending_not_below_original_count": 28, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 58, "pending_dom_n": 58, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 11.8, "pending_median_cdom": 105.5, "denominators": { "cut_pct": 234, "cut_last30_pct": 234, "relisted_pct": 234, "fresh_held_pct": 234, "stale_uncut_pct": 234, "over90_pct": 234, "dom_bucket_pct": 234, "pending_cut_pct": 58, "median_dom": 234, "median_cdom": 234, "median_cut_pct": 102, "median_cut_dollars": 102, "pending_median_cut_pct": 30, "pending_median_cdom": 58 }, "county_counts": { "Broward": 234 }, "tier": "c2", "series": [ { "date": "2026-09-07", "active": 234, "cut_pct": 43.6, "median_cdom": 85.5, "median_list_price": 225000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "39.5% of Coconut Creek houses for sale are asking less than their original list price; 43.6% of condos", "Seller Blink Rate™ in Coconut Creek: 39.5% of houses list below original asking, against 43.3% across Broward County", "Buying in Coconut Creek? 17 of the 43 houses for sale are asking below their original price, by a median $35K" ], "lede": "COCONUT CREEK, Fla., September 7, 2026 - 39.5% of the 43 single-family homes listed for sale in Coconut Creek (17 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 17 reduced listings, the median reduction is 4.5% (about $35K). Among the city's 234 condominium listings, 43.6% are asking below their original price, by a median 7%.", "quotes": [ "\"39.5 percent of single-family homes for sale in Coconut Creek have a current asking price below their original list price; among those 17 reduced listings the median reduction is $35K.\"", "\"Among active Coconut Creek houses, the median recorded CumulativeDaysOnMarket value is 33 days and the median recorded DaysOnMarket value is 26 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 40 percent of the 40 Coconut Creek houses under contract had a recorded asking price below their original list price; the median reduction among that group was 4.6 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Coconut Creek, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (24 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 43 houses, 234 condominiums, 40 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coconut-creek/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-coconut-creek/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Coconut Creek versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Coconut Creek houses 39.5%, Broward County houses 43.3%; Coconut Creek condominiums 43.6%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 39.5% of Coconut Creek houses for sale are asking below their original price, against 43.3% across Broward County", "visible_labels": [ "45%", "43.6%", "43.3%", "39.5%" ] }, { "caption": "Active Coconut Creek houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 27.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 46.5%, 31-60 days 11.6%, 61-90 days 14%, 91-180 days 16.3%, 181+ days 11.6%. Condominiums: 0-30 days 29.1%, 31-60 days 9%, 61-90 days 14.1%, 91-180 days 26.1%, 181+ days 21.8%.", "title": "27.9% of Coconut Creek houses for sale with a recorded cumulative-days value exceed 90 days; 47.9% of condos", "visible_labels": [ "46.5%", "29.1%", "11.6%", "9%", "14%", "14.1%", "16.3%", "26.1%", "11.6%", "21.8%", "27.9%" ] }, { "caption": "Share of active Coconut Creek houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 5 listed, count only; $500K to $1M 41.7% (15 of 36); $1M to $2M 1 listed, count only; $2M to $5M 1 listed, count only; $5M and up 0 listed, count only.", "title": "$500K to $1M Coconut Creek houses show the highest share asking below original: 41.7% of 36", "visible_labels": [ "0", "1", "1", "41.7%", "15", "36", "5" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 375, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 154, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 154, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 154, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 80, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 80, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 80, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 234, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 234, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 234, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 234, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 234, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 234, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 234, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 102, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 102, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 234, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 234, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 234, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 234, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 234, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 234, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 128, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 234, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 43, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Coconut Creek houses 39.5%, Broward County houses 43.3%; Coconut Creek condominiums 43.6%, Broward County condominiums 45.0%.", "after": "Horizontal bar chart. Coconut Creek houses 39.5%, Broward County houses 43.3%; Coconut Creek condominiums 43.6%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Coconut Creek versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Coconut Creek versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Coconut Creek houses are cutting 3.8 points less often than Broward County", "after": "Seller Blink Rate™: 39.5% of Coconut Creek houses for sale are asking below their original price, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "43.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "39.5%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 46.5%, 31-60 days 11.6%, 61-90 days 14.0%, 91-180 days 16.3%, 181+ days 11.6%. Condominiums: 0-30 days 29.1%, 31-60 days 9.0%, 61-90 days 14.1%, 91-180 days 26.1%, 181+ days 21.8%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 46.5%, 31-60 days 11.6%, 61-90 days 14%, 91-180 days 16.3%, 181+ days 11.6%. Condominiums: 0-30 days 29.1%, 31-60 days 9%, 61-90 days 14.1%, 91-180 days 26.1%, 181+ days 21.8%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Coconut Creek listings by cumulative days on market, houses and condominiums, September 7, 2026. 27.9% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Coconut Creek houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 27.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "27.9% of Coconut Creek houses for sale have waited more than 90 days, counting every relisting", "after": "27.9% of Coconut Creek houses for sale with a recorded cumulative-days value exceed 90 days; 47.9% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "46.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "27.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "29.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "11.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "14%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "14.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "16.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "26.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "11.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "21.8%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 5; $500K to $1M 41.7% of 36; $1M to $2M too few to read of 1; $2M to $5M too few to read of 1; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 5 listed, count only; $500K to $1M 41.7% (15 of 36); $1M to $2M 1 listed, count only; $2M to $5M 1 listed, count only; $5M and up 0 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Coconut Creek houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Coconut Creek houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Coconut Creek houses have cut most often: 41.7% of 36", "after": "$500K to $1M Coconut Creek houses show the highest share asking below original: 41.7% of 36", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "41.7%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "36", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "39.5% of Coconut Creek houses for sale have cut their asking price, 43.6% of condos", "after": "39.5% of Coconut Creek houses for sale are asking less than their original list price; 43.6% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Coconut Creek sellers hold firmer than the rest of Broward County as 27.9% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Coconut Creek: 39.5% of houses list below original asking, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Coconut Creek? Two in five houses have already come down once, by a median $35K", "after": "Buying in Coconut Creek? 17 of the 43 houses for sale are asking below their original price, by a median $35K", "before_present": true, "after_present": true }, { "field": "lede", "before": "COCONUT CREEK, Fla., September 7, 2026 - 39.5% of the 43 single-family homes listed for sale in Coconut Creek have reduced their asking price at least once, by a median 4.5% (about $35K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 234 condominium listings, 43.6% have cut, by a median 7.0%.", "after": "COCONUT CREEK, Fla., September 7, 2026 - 39.5% of the 43 single-family homes listed for sale in Coconut Creek (17 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 17 reduced listings, the median reduction is 4.5% (about $35K). Among the city's 234 condominium listings, 43.6% are asking below their original price, by a median 7%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Coconut Creek and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 43 houses, 234 condominiums, 40 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-coconut-creek/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Coconut Creek, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (24 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 43 houses, 234 condominiums, 40 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coconut-creek/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-coconut-creek/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"39.5 percent of single-family homes for sale in Coconut Creek have reduced their asking price at least once, by a median $35K.\"", "after": "\"39.5 percent of single-family homes for sale in Coconut Creek have a current asking price below their original list price; among those 17 reduced listings the median reduction is $35K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Coconut Creek house for sale has been waiting 33 days, not the 26 the current listing shows.\"", "after": "\"Among active Coconut Creek houses, the median recorded CumulativeDaysOnMarket value is 33 days and the median recorded DaysOnMarket value is 26 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Coconut Creek houses now under contract, 60.0 percent never reduced their asking price; the rest cut by a median 4.6 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 40 percent of the 40 Coconut Creek houses under contract had a recorded asking price below their original list price; the median reduction among that group was 4.6 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "0fdd9fcf9ef28573dbfb63db0ebab607a11de71382a31711afac3fc18746347d", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nCoconut Creek price cuts and true days on market\nHEADLINE OPTIONS\n39.5% of Coconut Creek houses for sale have cut their asking price, 43.6% of condos\nCoconut Creek sellers hold firmer than the rest of Broward County as 27.9% of houses pass 90 days on the\nmarket\nBuying in Coconut Creek? Two in five houses have already come down once, by a median $35K\nLEDE\nCOCONUT CREEK, Fla., September 7, 2026 - 39.5% of the 43 single-family homes listed for sale in Coconut\nCreek have reduced their asking price at least once, by a median 4.5% (about $35K), according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. Among the city's 234 condominium listings, 43.6%\nhave cut, by a median 7.0%.\nNUT GRAF\nThe figures point to a market where 40.0% of houses reached a contract only after a price cut: of the 40\nCoconut Creek houses now under contract, 40.0% reduced before going under contract, with a median cut of\n4.6% and a median 37 days to contract. Across Broward County the price-cut share is 43.3% for houses and\n45.0% for condominiums, so Coconut Creek houses are cutting 3.8 points less often than the county. Counting\nevery relisting, the median Coconut Creek house for sale has been on the market 33 days, against 26 on its\ncurrent listing; 9.3% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nCoconut\nCreek\n43\nShare with at\nleast one price\nreduction,\nhouses\n39.5% (17 of 43)\nMedian\nreduction\nfrom original\nasking, houses\n4.5% (about $35K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings,\nCoconut\nCreek\n234\nShare with at\nleast one price\nreduction,\ncondominiums\n43.6% (102 of 234)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n33 days (26 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n27.9% (12 of 43)\nHouses under\ncontract that\nreduced first\n40.0% of 40\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking under\n$600K; peer\ncut share\n40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida\nQUOTABLE DATA POINTS\n\"39.5 percent of single-family homes for sale in Coconut Creek have reduced their asking price at least\nonce, by a median $35K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Coconut Creek house for sale has been waiting 33 days, not the 26\nthe current listing shows.\"\n\"Of the Coconut Creek houses now under contract, 60.0 percent never reduced their asking price; the rest\ncut by a median 4.6 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Coconut Creek versus Broward County, houses and condominiums, September\n7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Coconut Creek listings by cumulative days on market, houses and condominiums, September 7, 2026. 27.9% of houses have\npassed 90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Coconut Creek houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Coconut Creek and Broward County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 43 houses, 234 condominiums, 40 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-coconut-creek/ . Conditions read: How the read works: each city is compared with its peer\ngroup, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer\nfigure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at\nleast 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting\nat peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is\nrelative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "03107b3f3c35a9283dc93018ab3fd5a21e9cef6e22e072a708c9ae26ff88d5d2", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nCoconut Creek asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/coconut-\ncreek/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n39.5% of Coconut Creek houses for sale are asking less than their original list price; 43.6% of condos\nSeller Blink Rate™ in Coconut Creek: 39.5% of houses list below original asking, against 43.3% across\nBroward County\nBuying in Coconut Creek? 17 of the 43 houses for sale are asking below their original price, by a median\n$35K\nLEDE\nCOCONUT CREEK, Fla., September 7, 2026 - 39.5% of the 43 single-family homes listed for sale in Coconut\nCreek (17 listings) have a current asking price below their original list price, according to PBP Real Estate's\nanalysis of BeachesMLS listing data as of September 7, 2026. Among those 17 reduced listings, the median\nreduction is 4.5% (about $35K). Among the city's 234 condominium listings, 43.6% are asking below their\noriginal price, by a median 7%.\nNUT GRAF\nFor active Coconut Creek houses, the median recorded CumulativeDaysOnMarket value is 33 days and the\nmedian recorded DaysOnMarket value is 26 days, each calculated from non-missing values in that field (43 and\n43 listings). 9.3% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 40 Coconut Creek houses\nunder contract (Pending or Active Under Contract), 16 (40%) have a recorded asking price below their original\nlist price; the median reduction among that group is 4.6%. The remainder are not recorded as below their\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\noriginal list price, which is not a price history. These asking-price fields do not disclose the agreed contract\nprice. Across Broward County the shares asking below original are 43.3% for houses and 45% for\ncondominiums; Coconut Creek houses are 3.8 points below the county share.\nFACT BOX\nActive single-family listings,\nCoconut Creek\n43\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n39.5% (17 of 43)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original, houses\n43 / 0; 24 / 2\nSeptember 7, 2026\nMedian reduction among the 17\nreduced houses\n4.5% (about $35K)\nSeptember 7, 2026\nActive condominium listings,\nCoconut Creek\n234\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n43.6% (102 of 234)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n33 / 26 days (from 43 / 43 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90\ndays\n27.9% (12 of 43 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking below\noriginal list price\n40% (16 of 40)\nSeptember 7, 2026\nBroward County share asking below\noriginal, houses / condominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed\nin method)\nHouses: Between the comparison thresholds; Condominiums:\nBetween the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking\nunder $600K; peer share 40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North\nLauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City,\nWest Park, Margate, Sunrise, Lake Worth Beach, Miami\nGardens, Deerfield Beach, Lantana, Boynton Beach, Oakland\nPark\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"39.5 percent of single-family homes for sale in Coconut Creek have a current asking price below their\noriginal list price; among those 17 reduced listings the median reduction is $35K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\n\"Among active Coconut Creek houses, the median recorded CumulativeDaysOnMarket value is 33 days\nand the median recorded DaysOnMarket value is 26 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"At the snapshot, 40 percent of the 40 Coconut Creek houses under contract had a recorded asking price\nbelow their original list price; the median reduction among that group was 4.6 percent. The remainder\nwere not recorded as below their original list price, which is not a price history. Agreed contract prices are\nnot inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Coconut Creek versus Broward\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Coconut Creek houses 39.5%, Broward County houses 43.3%;\nCoconut Creek condominiums 43.6%, Broward County condominiums 45%. Share of active listings asking\nbelow their original list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Coconut Creek houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 27.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 46.5%, 31-60\ndays 11.6%, 61-90 days 14%, 91-180 days 16.3%, 181+ days 11.6%. Condominiums: 0-30 days 29.1%, 31-60\ndays 9%, 61-90 days 14.1%, 91-180 days 26.1%, 181+ days 21.8%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Coconut Creek houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with\n10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 5 listed, count only; $500K to $1M 41.7% (15 of 36); $1M to $2M 1 listed, count only;\n$2M to $5M 1 listed, count only; $5M and up 0 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Coconut Creek,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (24 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 43 houses,\n234 condominiums, 40 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coconut-creek/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-coconut-creek/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "575380817029cebae5683c5c45a3b2d96d743bf3e82afa3db8989b8031aaa3fa", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - COCONUT CREEK PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 39.5% of Coconut Creek houses for sale are asking less than their original list price; 43.6% of condos\n2. Seller Blink Rate™ in Coconut Creek: 39.5% of houses list below original asking, against 43.3% across Broward County\n3. Buying in Coconut Creek? 17 of the 43 houses for sale are asking below their original price, by a median $35K\n\nLEDE\nCOCONUT CREEK, Fla., September 7, 2026 - 39.5% of the 43 single-family homes listed for sale in Coconut Creek (17 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 17 reduced listings, the median reduction is 4.5% (about $35K). Among the city's 234 condominium listings, 43.6% are asking below their original price, by a median 7%.\n\nNUT GRAF\nFor active Coconut Creek houses, the median recorded CumulativeDaysOnMarket value is 33 days and the median recorded DaysOnMarket value is 26 days, each calculated from non-missing values in that field (43 and 43 listings). 9.3% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 40 Coconut Creek houses under contract (Pending or Active Under Contract), 16 (40%) have a recorded asking price below their original list price; the median reduction among that group is 4.6%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; Coconut Creek houses are 3.8 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Coconut Creek: 43 [September 7, 2026]\n- Share asking below original list price, houses: 39.5% (17 of 43) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 43 / 0; 24 / 2 [September 7, 2026]\n- Median reduction among the 17 reduced houses: 4.5% (about $35K) [September 7, 2026]\n- Active condominium listings, Coconut Creek: 234 [September 7, 2026]\n- Share asking below original list price, condominiums: 43.6% (102 of 234) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 33 / 26 days (from 43 / 43 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 27.9% (12 of 43 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 40% (16 of 40) [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking under $600K; peer share 40.7%): Tamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City, West Park, Margate, Sunrise, Lake Worth Beach, Miami Gardens, Deerfield Beach, Lantana, Boynton Beach, Oakland Park [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"39.5 percent of single-family homes for sale in Coconut Creek have a current asking price below their original list price; among those 17 reduced listings the median reduction is $35K.\"\n- \"Among active Coconut Creek houses, the median recorded CumulativeDaysOnMarket value is 33 days and the median recorded DaysOnMarket value is 26 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 40 percent of the 40 Coconut Creek houses under contract had a recorded asking price below their original list price; the median reduction among that group was 4.6 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- coconut-creek-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Coconut Creek versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Coconut Creek houses 39.5%, Broward County houses 43.3%; Coconut Creek condominiums 43.6%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.\n- coconut-creek-true-days-on-market-r1-2026-09-07.png\n Caption: Active Coconut Creek houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 27.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 46.5%, 31-60 days 11.6%, 61-90 days 14%, 91-180 days 16.3%, 181+ days 11.6%. Condominiums: 0-30 days 29.1%, 31-60 days 9%, 61-90 days 14.1%, 91-180 days 26.1%, 181+ days 21.8%.\n- coconut-creek-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Coconut Creek houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 5 listed, count only; $500K to $1M 41.7% (15 of 36); $1M to $2M 1 listed, count only; $2M to $5M 1 listed, count only; $5M and up 0 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Coconut Creek, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (24 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 43 houses, 234 condominiums, 40 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coconut-creek/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-coconut-creek/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "coconut-creek", "city": "Coconut Creek", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 234, "with_fee": 234, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 234, "cut_count": 102, "cut_pct": 43.6, "median_cut_pct": 7.0, "median_cut_dollars": 15000 }, "outliers_dropped": 6, "n": 228, "median": 678, "p10": 542, "p25": 600, "p75": 738, "p90": 781, "min": 424, "max": 909, "median_sqft": 0.6, "n_sqft": 227, "median_pct_price": 3.69, "median_list_price": 221400, "median_year_built": 1984, "median_sqft_area": 1156, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 15, "under_500_pct": 6.6, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 15, "under_lo_pct": 6.6, "types": { "Condominium": { "count": 214, "pct": 93.9 }, "Townhouse": { "count": 12, "pct": 5.3 }, "Villa": { "count": 2, "pct": 0.9 } }, "regime": { "COA": { "count": 228, "pct": 100.0 } }, "villa_median": 658, "townhouse_median": 650, "cadence": { "Monthly": { "count": 223, "pct": 97.8 }, "Quarterly": { "count": 5, "pct": 2.2 } }, "stacked": { "count": 28, "pct": 12.3, "median_total": 619, "median_master": 63 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 15, "pct": 6.6 }, { "label": "$500 to $750", "count": 166, "pct": 72.8 }, { "label": "$750 to $1,000", "count": 47, "pct": 20.6 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 55, "median": 685, "median_sqft": 0.66 }, { "label": "1980s", "n": 137, "median": 685, "median_sqft": 0.61 }, { "label": "1990s", "n": 19, "median": 668, "median_sqft": 0.56 }, { "label": "2000s", "n": 16, "median": 641, "median_sqft": 0.52 }, { "label": "2010s", "n": 1, "median": 733, "median_sqft": 0.41 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 151, "median": 693, "median_pct_price": 4.75 }, { "label": "$250K to $500K", "n": 77, "median": 648, "median_pct_price": 2.67 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 209, "median": 685 }, "post2005": { "n": 5, "median": 743 }, "includes": [ { "key": "Water", "label": "Water", "count": 172, "pct": 77.5 }, { "key": "Trash", "label": "Trash", "count": 158, "pct": 71.2 }, { "key": "CommonAreas", "label": "Common areas", "count": 148, "pct": 66.7 }, { "key": "Sewer", "label": "Sewer", "count": 145, "pct": 65.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 142, "pct": 64.0 }, { "key": "CableTv", "label": "Cable TV", "count": 128, "pct": 57.7 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 105, "pct": 47.3 }, { "key": "Roof", "label": "Roof", "count": 104, "pct": 46.8 }, { "key": "Pools", "label": "Pool", "count": 93, "pct": 41.9 }, { "key": "Insurance", "label": "Building insurance", "count": 86, "pct": 38.7 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 85, "pct": 38.3 }, { "key": "PestControl", "label": "Pest control", "count": 80, "pct": 36.0 }, { "key": "Security", "label": "Security", "count": 75, "pct": 33.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 60, "pct": 27.0 } ], "includes_n": 222, "flags": { "sa_mentioned": { "count": 7, "pct": 3.1 }, "sa_none_or_paid": { "count": 7, "pct": 3.1 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 4, "pct": 1.8 }, "reserves": { "count": 1, "pct": 0.4 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 225 }, "developments": [ { "name": "Wynmoor", "master": "Wynmoor", "n": 9, "anecdotal": true, "median": 724, "median_sqft": 0.61, "year_built": 1980, "median_list_price": 199500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coco Parc", "master": null, "n": 8, "anecdotal": true, "median": 570, "median_sqft": 0.69, "year_built": 1988, "median_list_price": 202450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Evergreen Lakes", "master": null, "n": 7, "anecdotal": true, "median": 641, "median_sqft": 0.51, "year_built": 2002, "median_list_price": 264900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Paloma Lakes", "master": null, "n": 5, "anecdotal": true, "median": 743, "median_sqft": 0.52, "year_built": 2008, "median_list_price": 429900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Pond Apple Place Iii Cond", "master": null, "n": 5, "anecdotal": true, "median": 563, "median_sqft": 0.49, "year_built": 1981, "median_list_price": 235000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Wynmoor", "n": 22, "median": 731, "enclaves": 8, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 679, "p25": 600, "p75": 738, "n": 213, "median_sqft": 0.61, "sa_pending_pct": 0.0 }, { "date": "2026-09-07", "median": 678, "p25": 600, "p75": 738, "n": 228, "median_sqft": 0.6, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Coconut Creek condo for sale carries a $678-a-month association fee, 15% below the South Florida median", "0% of Coconut Creek condos on the market ask $1,000 or more a month in fees; 6.6% stay under $500", "Coconut Creek condo fees run $600 to $738 a month for the middle half of listings" ], "lede": "COCONUT CREEK, Fla., September 7, 2026 - The median monthly association fee across the 228 condominiums listed for sale in Coconut Creek is $678, with half of the listings between $600 and $738 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 15% below the five-county South Florida median of $800, and ranks Coconut Creek 44 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Coconut Creek carries a monthly association fee of $678, 15% below the five-county South Florida median of $800.\"", "\"0 percent of Coconut Creek condos on the market ask $1,000 or more a month in association fees; only 6.6 percent stay under $500.\"", "\"On the median Coconut Creek condo, a year of association fees equals 3.69 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Coconut Creek permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (6 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-coconut-creek/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Coconut Creek against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Coconut Creek median $678 a month, South Florida median $800; Coconut Creek ranks 44 of 69 cities.", "title": "Coconut Creek condo fees sit 15% below the South Florida median" }, { "caption": "Share of active Coconut Creek condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 6.6% (15 listings); $500 to $750 72.8% (166 listings); $750 to $1,000 20.6% (47 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "72.8% of Coconut Creek condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Coconut Creek condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s $685 (55 listings); 1980s $685 (137 listings); 1990s $668 (19 listings); 2000s $641 (16 listings); 2010s too few (1 listings).", "title": "Coconut Creek condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 234 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 234, "with_fee": 234, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 234, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 228, "retained_n": 228, "outliers_dropped": 6, "trim_applied": true, "cuts": { "active": 234, "cut_count": 102, "cut_pct": 43.6, "median_cut_pct": 7.0, "median_cut_dollars": 15000, "valid_price_count": 234, "missing_price_count": 0, "unchanged_count": 128, "raised_count": 4, "not_below_original_count": 132, "cut_pct_denominator": 234, "cut_sample_ok": true, "median_cut_n": 102 }, "trim_bounds": { "p1": 411.27, "p99": 910.2461999999999 }, "retained_small_sample": false, "retained_below_30": false, "median": 678, "p10": 542, "p25": 600, "p75": 738, "p90": 781, "min": 424, "max": 909, "median_sqft": 0.6, "n_sqft": 227, "median_pct_price": 3.69, "n_pct_price": 228, "median_list_price": 221400, "median_year_built": 1984, "median_sqft_area": 1156, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 15, "under_500_pct": 6.6, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 15, "under_lo_pct": 6.6, "types": { "Condominium": { "count": 214, "pct": 93.9 }, "Townhouse": { "count": 12, "pct": 5.3 }, "Villa": { "count": 2, "pct": 0.9 } }, "regime": { "COA": { "count": 228, "pct": 100.0 } }, "villa_median": 658, "townhouse_median": 650, "cadence": { "Monthly": { "count": 223, "pct": 97.8 }, "Quarterly": { "count": 5, "pct": 2.2 } }, "stacked": { "count": 28, "pct": 12.3, "median_total": 619, "median_master": 63 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 15, "pct": 6.6 }, { "label": "$500 to $750", "count": 166, "pct": 72.8 }, { "label": "$750 to $1,000", "count": 47, "pct": 20.6 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 55, "median": 685, "median_sqft": 0.66 }, { "label": "1980s", "n": 137, "median": 685, "median_sqft": 0.61 }, { "label": "1990s", "n": 19, "median": 668, "median_sqft": 0.56 }, { "label": "2000s", "n": 16, "median": 641, "median_sqft": 0.52 }, { "label": "2010s", "n": 1, "median": 733, "median_sqft": 0.41 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 151, "median": 693, "median_pct_price": 4.75 }, { "label": "$250K to $500K", "n": 77, "median": 648, "median_pct_price": 2.67 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 209, "median": 685 }, "post2005": { "n": 5, "median": 743 }, "includes": [ { "key": "Water", "label": "Water", "count": 172, "pct": 77.5 }, { "key": "Trash", "label": "Trash", "count": 158, "pct": 71.2 }, { "key": "CommonAreas", "label": "Common areas", "count": 148, "pct": 66.7 }, { "key": "Sewer", "label": "Sewer", "count": 145, "pct": 65.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 142, "pct": 64.0 }, { "key": "CableTv", "label": "Cable TV", "count": 128, "pct": 57.7 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 105, "pct": 47.3 }, { "key": "Roof", "label": "Roof", "count": 104, "pct": 46.8 }, { "key": "Pools", "label": "Pool", "count": 93, "pct": 41.9 }, { "key": "Insurance", "label": "Building insurance", "count": 86, "pct": 38.7 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 85, "pct": 38.3 }, { "key": "PestControl", "label": "Pest control", "count": 80, "pct": 36.0 }, { "key": "Security", "label": "Security", "count": 75, "pct": 33.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 60, "pct": 27.0 } ], "includes_n": 222, "flags": { "sa_mentioned": { "count": 7, "pct": 3.1 }, "sa_none_or_paid": { "count": 7, "pct": 3.1 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 4, "pct": 1.8 }, "reserves": { "count": 1, "pct": 0.4 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 225 }, "denominators": { "fee_percentages": 228, "fee_medians_percentiles": 228, "median_sqft": 227, "median_pct_price": 228, "includes_pct": 222, "flags_pct": 228, "cut_pct": 234 }, "developments": [ { "name": "Wynmoor", "master": "Wynmoor", "n": 9, "anecdotal": true, "median": 724, "median_sqft": 0.61, "year_built": 1980, "median_list_price": 199500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coco Parc", "master": null, "n": 8, "anecdotal": true, "median": 570, "median_sqft": 0.69, "year_built": 1988, "median_list_price": 202450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Evergreen Lakes", "master": null, "n": 7, "anecdotal": true, "median": 641, "median_sqft": 0.51, "year_built": 2002, "median_list_price": 264900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Paloma Lakes", "master": null, "n": 5, "anecdotal": true, "median": 743, "median_sqft": 0.52, "year_built": 2008, "median_list_price": 429900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Pond Apple Place Iii Cond", "master": null, "n": 5, "anecdotal": true, "median": 563, "median_sqft": 0.49, "year_built": 1981, "median_list_price": 235000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Wynmoor", "n": 22, "median": 731, "enclaves": 8, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 678, "p25": 600, "p75": 738, "n": 228, "median_sqft": 0.6, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Coconut Creek condo monthly association fees have a median of $678 in the retained usable-fee sample of 228 listings, 15% below the five-county median", "In Coconut Creek's retained usable-fee sample (228 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 6.6% are below $500", "Coconut Creek's retained usable-fee sample (n=228): reported monthly-equivalent association fees range from $600 to $738 at the 25th to 75th percentiles" ], "lede": "COCONUT CREEK, Fla., September 7, 2026 - Among 228 active condominium listings in Coconut Creek retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $678, with the middle half between $600 and $738, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 234 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 15% below the separately trimmed five-county median of $800 and ranks 44th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Coconut Creek's retained usable-fee sample (n=228), after exclusions and percentile trimming, is $678, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Coconut Creek condos in the retained usable-fee sample (n=228) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 6.6 percent are below $500.\"", "\"Among 228 retained listings with a current asking price of at least $20,000 in Coconut Creek's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.69 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Coconut Creek, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (234 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (6 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 228 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 234 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coconut-creek/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-coconut-creek/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Coconut Creek and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Coconut Creek retained-sample median $678 a month (n=228); five-county median $800 (n=22,695, region-level trim).", "title": "Coconut Creek condos, retained usable-fee sample (n=228): median $678/month, 15% below the five-county median of $800", "visible_labels": [ "$678", "228", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 228 active Coconut Creek condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 6.6% (15 listings); $500 to $750 72.8% (166 listings); $750 to $1,000 20.6% (47 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "72.8% of Coconut Creek's retained usable-fee sample (228 listings) falls in the $500 to $750 monthly band", "visible_labels": [ "0%", "0", "6.6%", "15", "72.8%", "166", "20.6%", "47", "0%", "0", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Coconut Creek condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1970s $685 (55 listings); 1980s $685 (137 listings); 1990s $668 (19 listings); 2000s $641 (16 listings); 2010s count only (1 listings).", "title": "Coconut Creek condo fees by recorded decade built, retained usable-fee sample (n=228)", "visible_labels": [ "$685", "55", "$685", "137", "$668", "19", "$641", "16", "1" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 234, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 234, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 102, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 128, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 234, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 234, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 228, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 228, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 228, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 222, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 228, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 227, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 234, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 228, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 228, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 411.27, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 910.2461999999999, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Coconut Creek median $678 a month, South Florida median $800; Coconut Creek ranks 44 of 69 cities.", "after": "Dot strip chart in five county lanes. Coconut Creek retained-sample median $678 a month (n=228); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Coconut Creek against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Coconut Creek and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Coconut Creek condo fees sit 15% below the South Florida median", "after": "Coconut Creek condos, retained usable-fee sample (n=228): median $678/month, 15% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$678", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "228", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 6.6% (15 listings); $500 to $750 72.8% (166 listings); $750 to $1,000 20.6% (47 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 6.6% (15 listings); $500 to $750 72.8% (166 listings); $750 to $1,000 20.6% (47 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Coconut Creek condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 228 active Coconut Creek condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "72.8% of Coconut Creek condos for sale carry a fee of $500 to $750 a month", "after": "72.8% of Coconut Creek's retained usable-fee sample (228 listings) falls in the $500 to $750 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "6.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "72.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "166", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "20.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "47", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s $685 (55 listings); 1980s $685 (137 listings); 1990s $668 (19 listings); 2000s $641 (16 listings); 2010s too few (1 listings).", "after": "Column chart of median fee by recorded decade built: 1970s $685 (55 listings); 1980s $685 (137 listings); 1990s $668 (19 listings); 2000s $641 (16 listings); 2010s count only (1 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Coconut Creek condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Coconut Creek condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Coconut Creek condo fees by decade the building was completed", "after": "Coconut Creek condo fees by recorded decade built, retained usable-fee sample (n=228)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$685", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "55", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$685", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "137", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$668", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "19", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$641", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Coconut Creek condo for sale carries a $678-a-month association fee, 15% below the South Florida median", "after": "Coconut Creek condo monthly association fees have a median of $678 in the retained usable-fee sample of 228 listings, 15% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "0% of Coconut Creek condos on the market ask $1,000 or more a month in fees; 6.6% stay under $500", "after": "In Coconut Creek's retained usable-fee sample (228 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 6.6% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Coconut Creek condo fees run $600 to $738 a month for the middle half of listings", "after": "Coconut Creek's retained usable-fee sample (n=228): reported monthly-equivalent association fees range from $600 to $738 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "COCONUT CREEK, Fla., September 7, 2026 - The median monthly association fee across the 228 condominiums listed for sale in Coconut Creek is $678, with half of the listings between $600 and $738 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 15% below the five-county South Florida median of $800, and ranks Coconut Creek 44 of 69 cities.", "after": "COCONUT CREEK, Fla., September 7, 2026 - Among 228 active condominium listings in Coconut Creek retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $678, with the middle half between $600 and $738, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 234 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 15% below the separately trimmed five-county median of $800 and ranks 44th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Coconut Creek permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (6 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-coconut-creek/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Coconut Creek, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (234 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (6 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 228 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 234 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coconut-creek/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-coconut-creek/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Coconut Creek carries a monthly association fee of $678, 15% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Coconut Creek's retained usable-fee sample (n=228), after exclusions and percentile trimming, is $678, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"0 percent of Coconut Creek condos on the market ask $1,000 or more a month in association fees; only 6.6 percent stay under $500.\"", "after": "\"Among Coconut Creek condos in the retained usable-fee sample (n=228) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 6.6 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Coconut Creek condo, a year of association fees equals 3.69 percent of the asking price.\"", "after": "\"Among 228 retained listings with a current asking price of at least $20,000 in Coconut Creek's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.69 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "4274e8f7dda8130be1bc590ebddf5229aa424261ed15d4b010f27ec418def5e5", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nCoconut Creek condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Coconut Creek condo for sale carries a $678-a-month association fee, 15% below the South\nFlorida median\n0% of Coconut Creek condos on the market ask $1,000 or more a month in fees; 6.6% stay under $500\nCoconut Creek condo fees run $600 to $738 a month for the middle half of listings\nLEDE\nCOCONUT CREEK, Fla., September 7, 2026 - The median monthly association fee across the 228\ncondominiums listed for sale in Coconut Creek is $678, with half of the listings between $600 and $738 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 15% below the five-\ncounty South Florida median of $800, and ranks Coconut Creek 44 of 69 cities.\nNUT GRAF\nPer square foot, the median Coconut Creek condo fee is $0.60 a month on a median unit of 1,156 square feet;\nat the median asking price of $221K, a year of fees equals 3.69% of the price. 0% of listings ask $1,000 or\nmore a month and 6.6% under $500. 12.3% of listings report two association layers (a master and a sub-\nassociation); 2.2% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention\na special assessment on 3.1% of listings, describe one as pending or payable by the buyer on 0%, and mention\na mandatory club or membership on 0%.\nFACT BOX\nActive condominium listings, Coconut Creek\n234 (228 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$678\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$600 to $738\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.60 (median unit 1,156 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n3.69% (asking $221K)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n0% / 6.6%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n12.3% (28)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n2.2%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n3.1% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Coconut Creek ranks 44 of 69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Coconut Creek carries a monthly association fee of $678, 15%\nbelow the five-county South Florida median of $800.\"\n\"0 percent of Coconut Creek condos on the market ask $1,000 or more a month in association fees; only\n6.6 percent stay under $500.\"\n\"On the median Coconut Creek condo, a year of association fees equals 3.69 percent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Coconut Creek against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Coconut Creek condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nMedian monthly-equivalent association fee for active Coconut Creek condominiums by decade the building was completed, September\n7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Coconut Creek permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (6 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-coconut-creek/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "faca0f43c910df9fc97c7e31558a311481b4e246225dc4b2149a75c766490cc1", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nCoconut Creek condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/coconut-\ncreek/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nCoconut Creek condo monthly association fees have a median of $678 in the retained usable-fee sample of\n228 listings, 15% below the five-county median\nIn Coconut Creek's retained usable-fee sample (228 listings after exclusions and percentile trimming), 0%\nhave monthly-equivalent fees of $1,000 or more and 6.6% are below $500\nCoconut Creek's retained usable-fee sample (n=228): reported monthly-equivalent association fees range\nfrom $600 to $738 at the 25th to 75th percentiles\nLEDE\nCOCONUT CREEK, Fla., September 7, 2026 - Among 228 active condominium listings in Coconut Creek\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly association fee is $678, with the middle half between $600 and\n$738, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n234 active condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 15% below the separately trimmed five-county median\nof $800 and ranks 44th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Coconut Creek condo fee is $0.60 a month (227\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n3.69% of the listing's current asking price across 228 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a\nmonth and 6.6% are below $500. 12.3% of the retained sample report two association layers (a master and a\nsub-association, summed here); 2.2% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 3.1% of the retained sample, describe one as pending or\npayable by the buyer on 0%, and mention a mandatory club or membership on 0%; 225 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association.\nFACT BOX\nActive condominium listings, Coconut Creek\n(before exclusions and trimming)\n234\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n234 / 228 (6 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$678\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$600 to $738\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.60 (227 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n3.69% (228 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n0% (0) / 6.6% (15) of 228\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n12.3% (28)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n2.2%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n3.1% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Coconut Creek ranks\n44th among 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Coconut Creek's retained usable-fee sample (n=228),\nafter exclusions and percentile trimming, is $678, compared with $800 in the separately trimmed five-\ncounty sample.\"\n\"Among Coconut Creek condos in the retained usable-fee sample (n=228) after exclusions and percentile\ntrimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 6.6 percent are below\n$500.\"\n\"Among 228 retained listings with a current asking price of at least $20,000 in Coconut Creek's usable-fee\nsample after exclusions and percentile trimming, a year of reported association fees equals a median 3.69\npercent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Coconut Creek\nand the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Coconut Creek retained-sample median $678 a\nmonth (n=228); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 228 active Coconut Creek condominium listings retained after unusable-fee exclusions\nand city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 6.6% (15 listings); $500 to $750 72.8% (166 listings); $750 to $1,000 20.6% (47\nlistings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Coconut Creek condominiums in the retained usable-\nfee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s $685 (55 listings); 1980s\n$685 (137 listings); 1990s $668 (19 listings); 2000s $641 (16 listings); 2010s count only (1 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Coconut Creek, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (234 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (6 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 228 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 234 active listings. Region and county comparisons are trimmed separately within their own samples\n(the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nnot a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet;\nannual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-\nlisting ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10\nlistings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples\nwith fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least\n30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-\ndollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written\npublic remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse,\nvilla or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal\ndescription is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums\nare reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical\nclassifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the\nMLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its\nindividual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may\nrequest the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records)\nfrom info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained\nlater same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files;\noriginal edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coconut-\ncreek/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-\ncoconut-creek/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "49072c8a469ddc70064712f0eeaf5fe661e27f7db9ad04a327371bb7f3683488", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - COCONUT CREEK CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Coconut Creek condo monthly association fees have a median of $678 in the retained usable-fee sample of 228 listings, 15% below the five-county median\n2. In Coconut Creek's retained usable-fee sample (228 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 6.6% are below $500\n3. Coconut Creek's retained usable-fee sample (n=228): reported monthly-equivalent association fees range from $600 to $738 at the 25th to 75th percentiles\n\nLEDE\nCOCONUT CREEK, Fla., September 7, 2026 - Among 228 active condominium listings in Coconut Creek retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $678, with the middle half between $600 and $738, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 234 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 15% below the separately trimmed five-county median of $800 and ranks 44th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Coconut Creek condo fee is $0.60 a month (227 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.69% of the listing's current asking price across 228 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a month and 6.6% are below $500. 12.3% of the retained sample report two association layers (a master and a sub-association, summed here); 2.2% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 3.1% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 225 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association.\n\nFACT BOX (exact figures)\n- Active condominium listings, Coconut Creek (before exclusions and trimming): 234 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 234 / 228 (6 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $678 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $600 to $738 [September 7, 2026]\n- Median fee per square foot per month: $0.60 (227 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 3.69% (228 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 0% (0) / 6.6% (15) of 228 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 12.3% (28) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 2.2% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 3.1% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Coconut Creek ranks 44th among 69 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Coconut Creek's retained usable-fee sample (n=228), after exclusions and percentile trimming, is $678, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Coconut Creek condos in the retained usable-fee sample (n=228) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 6.6 percent are below $500.\"\n- \"Among 228 retained listings with a current asking price of at least $20,000 in Coconut Creek's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.69 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- coconut-creek-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Coconut Creek and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Coconut Creek retained-sample median $678 a month (n=228); five-county median $800 (n=22,695, region-level trim).\n- coconut-creek-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 228 active Coconut Creek condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 6.6% (15 listings); $500 to $750 72.8% (166 listings); $750 to $1,000 20.6% (47 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\n- coconut-creek-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Coconut Creek condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1970s $685 (55 listings); 1980s $685 (137 listings); 1990s $668 (19 listings); 2000s $641 (16 listings); 2010s count only (1 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Coconut Creek, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (234 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (6 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 228 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 234 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coconut-creek/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-coconut-creek/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "coconut-grove", "city": "Coconut Grove", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "segments": { "houses": { "active": 6, "sample_ok": false, "small_sample": false, "pending": 0, "median_list_price": 5025000.0, "cut_count": 0, "cut_pct": 0.0, "raised_count": 0, "median_cut_pct": null, "median_cut_dollars": null, "cut_last30": 0, "cut_last30_pct": 0.0, "cut_last7": 0, "median_dom": 31.0, "median_cdom": 31.0, "relisted_count": 0, "relisted_pct": 0.0, "over90": 2, "over90_pct": 33.3, "over180": 1, "fresh_held": 4, "fresh_held_pct": 66.7, "stale_uncut": 2, "stale_uncut_pct": 33.3, "dom_buckets": [ { "label": "0-30", "count": 3, "pct": 50.0 }, { "label": "31-60", "count": 1, "pct": 16.7 }, { "label": "61-90", "count": 0, "pct": 0.0 }, { "label": "91-180", "count": 1, "pct": 16.7 }, { "label": "181+", "count": 1, "pct": 16.7 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M to $2M", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 0 }, { "label": "$2M to $5M", "active": 2, "cut": 0, "cut_pct": 0.0, "median_cdom": 31.0 }, { "label": "$5M and up", "active": 3, "cut": 0, "cut_pct": 0.0, "median_cdom": 164 } ], "pending_cut_count": 0, "pending_cut_pct": null, "pending_median_cut_pct": null, "pending_median_cdom": null, "series": [] }, "condos": { "active": 33, "sample_ok": true, "small_sample": true, "pending": 7, "median_list_price": 3100000.0, "cut_count": 7, "cut_pct": 21.2, "raised_count": 2, "median_cut_pct": 4.5, "median_cut_dollars": 80000.0, "cut_last30": 1, "cut_last30_pct": 3.0, "cut_last7": 0, "median_dom": 141, "median_cdom": 141, "relisted_count": 1, "relisted_pct": 3.0, "over90": 22, "over90_pct": 66.7, "over180": 7, "fresh_held": 6, "fresh_held_pct": 18.2, "stale_uncut": 16, "stale_uncut_pct": 48.5, "dom_buckets": [ { "label": "0-30", "count": 5, "pct": 15.2 }, { "label": "31-60", "count": 2, "pct": 6.1 }, { "label": "61-90", "count": 4, "pct": 12.1 }, { "label": "91-180", "count": 15, "pct": 45.5 }, { "label": "181+", "count": 7, "pct": 21.2 } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$250K to $500K", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 15 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M and up", "active": 32, "cut": 7, "cut_pct": 21.9, "median_cdom": 144.5 } ], "pending_cut_count": 2, "pending_cut_pct": 28.6, "pending_median_cut_pct": 9.2, "pending_median_cdom": 127, "tier": "c4", "series": [ { "date": "2026-09-06", "active": 33, "cut_pct": 21.2, "median_cdom": 141, "median_list_price": 3100000.0 }, { "date": "2026-09-07", "active": 33, "cut_pct": 21.2, "median_cdom": 141, "median_list_price": 3100000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "21.2% of Coconut Grove condominiums for sale have cut their asking price", "Coconut Grove sellers hold firmer than the rest of Miami-Dade County as 66.7% of condominiums pass 90 days on the market", "Buying in Coconut Grove? One in five condominiums have already come down once, by a median $80K" ], "lede": "COCONUT GROVE, Fla., September 7, 2026 - 21.2% of the 33 condominiums listed for sale in Coconut Grove have reduced their asking price at least once, by a median 4.5% (about $80K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 6 for sale, too few to report percentages (floor 30).", "quotes": [ "\"21.2 percent of condominiums for sale in Coconut Grove have reduced their asking price at least once, by a median $80K.\"", "\"Counting every relisting, the median Coconut Grove condominium for sale has been waiting 141 days, not the 141 the current listing shows.\"", "\"Of the Coconut Grove condominiums now under contract, 71.4 percent never reduced their asking price; the rest cut by a median 9.2 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Coconut Grove and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 33 condominiums, 6 houses, 7 condominiums under contract. Small sample: 33 condominiums for sale in Coconut Grove, between 30 and 39, so one listing moves the share by roughly 3.0 points. Read the percentages as a direction, not a decimal. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-coconut-grove/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Coconut Grove versus Miami-Dade County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Coconut Grove condominiums 21.2%, Miami-Dade County condominiums 37.4%. Houses: 6 for sale, too few to report.", "title": "Coconut Grove condominiums are cutting 16.2 points less often than Miami-Dade County" }, { "caption": "Active Coconut Grove listings by cumulative days on market, condominiums, September 7, 2026. 66.7% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 15.2%, 31-60 days 6.1%, 61-90 days 12.1%, 91-180 days 45.5%, 181+ days 21.2%.", "title": "66.7% of Coconut Grove condominiums for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Coconut Grove condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K too few to read of 0; $250K to $500K too few to read of 1; $500K to $1M too few to read of 0; $1M and up 21.9% of 32.", "title": "$1M and up Coconut Grove condominiums have cut most often: 21.9% of 32" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 46 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 6, "sample_ok": false, "small_sample": false, "pending": 0, "median_list_price": 5025000.0, "cut_count": 0, "cut_pct": 0.0, "raised_count": 0, "valid_price_count": 6, "missing_price_count": 0, "unchanged_count": 6, "not_below_original_count": 6, "cut_sample_ok": false, "cut_small_sample": false, "median_cut_pct": null, "median_cut_dollars": null, "cut_last30": 0, "cut_last30_pct": 0.0, "cut_last7": 0, "median_dom": 31.0, "median_cdom": 31.0, "dom_n": 6, "cdom_n": 6, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 6, "relisted_count": 0, "relisted_pct": 0.0, "over90": 2, "over90_pct": 33.3, "over180": 1, "fresh_held": 4, "fresh_held_pct": 66.7, "fresh_held_missing_cdom_count": 0, "stale_uncut": 2, "stale_uncut_pct": 33.3, "dom_buckets": [ { "label": "0-30", "count": 3, "pct": 50.0 }, { "label": "31-60", "count": 1, "pct": 16.7 }, { "label": "61-90", "count": 0, "pct": 0.0 }, { "label": "91-180", "count": 1, "pct": 16.7 }, { "label": "181+", "count": 1, "pct": 16.7 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M to $2M", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 0, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$2M to $5M", "active": 2, "cut": 0, "cut_pct": 0.0, "median_cdom": 31.0, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 }, { "label": "$5M and up", "active": 3, "cut": 0, "cut_pct": 0.0, "median_cdom": 164, "cut_pct_denominator": 3, "cdom_n": 3, "valid_price_count": 3 } ], "pending_cut_count": 0, "pending_cut_pct": null, "pending_valid_price_count": 0, "pending_missing_price_count": 0, "pending_unchanged_count": 0, "pending_raised_count": 0, "pending_not_below_original_count": 0, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 0, "pending_dom_n": 0, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": null, "pending_median_cdom": null, "denominators": { "cut_pct": 6, "cut_last30_pct": 6, "relisted_pct": 6, "fresh_held_pct": 6, "stale_uncut_pct": 6, "over90_pct": 6, "dom_bucket_pct": 6, "pending_cut_pct": 0, "median_dom": 6, "median_cdom": 6, "median_cut_pct": 0, "median_cut_dollars": 0, "pending_median_cut_pct": 0, "pending_median_cdom": 0 }, "county_counts": { "Miami-Dade": 6 }, "series": [] }, "condos": { "active": 33, "sample_ok": true, "small_sample": true, "pending": 7, "median_list_price": 3100000.0, "cut_count": 7, "cut_pct": 21.2, "raised_count": 2, "valid_price_count": 33, "missing_price_count": 0, "unchanged_count": 24, "not_below_original_count": 26, "cut_sample_ok": false, "cut_small_sample": true, "median_cut_pct": 4.5, "median_cut_dollars": 80000.0, "cut_last30": 1, "cut_last30_pct": 3.0, "cut_last7": 0, "median_dom": 141, "median_cdom": 141, "dom_n": 33, "cdom_n": 33, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 33, "relisted_count": 1, "relisted_pct": 3.0, "over90": 22, "over90_pct": 66.7, "over180": 7, "fresh_held": 6, "fresh_held_pct": 18.2, "fresh_held_missing_cdom_count": 0, "stale_uncut": 16, "stale_uncut_pct": 48.5, "dom_buckets": [ { "label": "0-30", "count": 5, "pct": 15.2 }, { "label": "31-60", "count": 2, "pct": 6.1 }, { "label": "61-90", "count": 4, "pct": 12.1 }, { "label": "91-180", "count": 15, "pct": 45.5 }, { "label": "181+", "count": 7, "pct": 21.2 } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$250K to $500K", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 15, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 32, "cut": 7, "cut_pct": 21.9, "median_cdom": 144.5, "cut_pct_denominator": 32, "cdom_n": 32, "valid_price_count": 32 } ], "pending_cut_count": 2, "pending_cut_pct": 28.6, "pending_valid_price_count": 7, "pending_missing_price_count": 0, "pending_unchanged_count": 3, "pending_raised_count": 2, "pending_not_below_original_count": 5, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 7, "pending_dom_n": 7, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 9.2, "pending_median_cdom": 127, "denominators": { "cut_pct": 33, "cut_last30_pct": 33, "relisted_pct": 33, "fresh_held_pct": 33, "stale_uncut_pct": 33, "over90_pct": 33, "dom_bucket_pct": 33, "pending_cut_pct": 7, "median_dom": 33, "median_cdom": 33, "median_cut_pct": 7, "median_cut_dollars": 7, "pending_median_cut_pct": 2, "pending_median_cdom": 7 }, "county_counts": { "Miami-Dade": 33 }, "tier": "c4", "series": [ { "date": "2026-09-07", "active": 33, "cut_pct": 21.2, "median_cdom": 141, "median_list_price": 3100000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "21.2% of Coconut Grove condominiums for sale are asking less than their original list price. Small sample: 33 condominiums; read cautiously.", "Seller Blink Rate™ in Coconut Grove: 21.2% of condominiums list below original asking, against 37.4% across Miami-Dade County. Small sample: 33 condominiums; read cautiously.", "Buying in Coconut Grove? 7 of the 33 condominiums for sale are asking below their original price. Small sample: 33 condominiums; read cautiously." ], "lede": "COCONUT GROVE, Fla., September 7, 2026 - 21.2% of the 33 condominiums listed for sale in Coconut Grove (7 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. With 7 reduced listings, the group is too small to report a median reduction. Houses: 6 for sale, below the 30-listing floor, so no percentages are reported for them. Small sample: 33 condominiums; read cautiously.", "quotes": [ "\"21.2 percent of condominiums for sale in Coconut Grove have a current asking price below their original list price. Small sample: 33 condominiums; read cautiously.\"", "\"Among active Coconut Grove condominiums, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 141 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 33 condominiums; read cautiously.\"", "\"7 Coconut Grove condominiums are under contract in this snapshot, 2 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Coconut Grove, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (24 unchanged, 2 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 33 condominiums for sale in Coconut Grove, between 30 and 39, so one listing moves the share by roughly 3.0 points. Read the percentages as a direction, not a decimal. Houses are below the floor and appear as a count only. Sample sizes: 33 condominiums, 6 houses, 7 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coconut-grove/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-coconut-grove/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Coconut Grove versus Miami-Dade County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 33 condominiums; read cautiously.", "alt": "Horizontal bar chart. Coconut Grove condominiums 21.2%, Miami-Dade County condominiums 37.4%. Houses: 6 for sale, count only. Share of active listings asking below their original list price, September 7, 2026. Small sample: 33 condominiums; read cautiously.", "title": "Seller Blink Rate™: 21.2% of Coconut Grove condominiums for sale are asking below their original price, against 37.4% across Miami-Dade County. Small sample: 33 condominiums; read cautiously.", "visible_labels": [ "37.4%", "21.2%" ] }, { "caption": "Active Coconut Grove condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 66.7% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 33 condominiums; read cautiously.", "alt": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 15.2%, 31-60 days 6.1%, 61-90 days 12.1%, 91-180 days 45.5%, 181+ days 21.2%. Small sample: 33 condominiums; read cautiously.", "title": "66.7% of Coconut Grove condominiums for sale with a recorded cumulative-days value exceed 90 days. Small sample: 33 condominiums; read cautiously.", "visible_labels": [ "15.2%", "6.1%", "12.1%", "45.5%", "21.2%", "66.7%" ] }, { "caption": "Share of active Coconut Grove condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 33 condominiums; read cautiously.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 0 listed, count only; $250K to $500K 1 listed, count only; $500K to $1M 0 listed, count only; $1M and up 21.9% (7 of 32). Small sample: 33 condominiums; read cautiously.", "title": "$1M and up Coconut Grove condominiums show the highest share asking below original: 21.9% of 32. Small sample: 33 condominiums; read cautiously.", "visible_labels": [ "21.9%", "7", "32", "0", "1", "0" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Miami-Dade", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Miami-Dade", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 6, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Coconut Grove condominiums 21.2%, Miami-Dade County condominiums 37.4%. Houses: 6 for sale, too few to report.", "after": "Horizontal bar chart. Coconut Grove condominiums 21.2%, Miami-Dade County condominiums 37.4%. Houses: 6 for sale, count only. Share of active listings asking below their original list price, September 7, 2026. Small sample: 33 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Coconut Grove versus Miami-Dade County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Coconut Grove versus Miami-Dade County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 33 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Coconut Grove condominiums are cutting 16.2 points less often than Miami-Dade County", "after": "Seller Blink Rate™: 21.2% of Coconut Grove condominiums for sale are asking below their original price, against 37.4% across Miami-Dade County. Small sample: 33 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "37.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "21.2%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 15.2%, 31-60 days 6.1%, 61-90 days 12.1%, 91-180 days 45.5%, 181+ days 21.2%.", "after": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 15.2%, 31-60 days 6.1%, 61-90 days 12.1%, 91-180 days 45.5%, 181+ days 21.2%. Small sample: 33 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Coconut Grove listings by cumulative days on market, condominiums, September 7, 2026. 66.7% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Coconut Grove condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 66.7% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 33 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "66.7% of Coconut Grove condominiums for sale have waited more than 90 days, counting every relisting", "after": "66.7% of Coconut Grove condominiums for sale with a recorded cumulative-days value exceed 90 days. Small sample: 33 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "15.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "6.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "12.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "45.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "21.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "66.7%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K too few to read of 0; $250K to $500K too few to read of 1; $500K to $1M too few to read of 0; $1M and up 21.9% of 32.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 0 listed, count only; $250K to $500K 1 listed, count only; $500K to $1M 0 listed, count only; $1M and up 21.9% (7 of 32). Small sample: 33 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Coconut Grove condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Coconut Grove condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 33 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$1M and up Coconut Grove condominiums have cut most often: 21.9% of 32", "after": "$1M and up Coconut Grove condominiums show the highest share asking below original: 21.9% of 32. Small sample: 33 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "21.9%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "32", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "21.2% of Coconut Grove condominiums for sale have cut their asking price", "after": "21.2% of Coconut Grove condominiums for sale are asking less than their original list price. Small sample: 33 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Coconut Grove sellers hold firmer than the rest of Miami-Dade County as 66.7% of condominiums pass 90 days on the market", "after": "Seller Blink Rate™ in Coconut Grove: 21.2% of condominiums list below original asking, against 37.4% across Miami-Dade County. Small sample: 33 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Coconut Grove? One in five condominiums have already come down once, by a median $80K", "after": "Buying in Coconut Grove? 7 of the 33 condominiums for sale are asking below their original price. Small sample: 33 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "COCONUT GROVE, Fla., September 7, 2026 - 21.2% of the 33 condominiums listed for sale in Coconut Grove have reduced their asking price at least once, by a median 4.5% (about $80K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 6 for sale, too few to report percentages (floor 30).", "after": "COCONUT GROVE, Fla., September 7, 2026 - 21.2% of the 33 condominiums listed for sale in Coconut Grove (7 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. With 7 reduced listings, the group is too small to report a median reduction. Houses: 6 for sale, below the 30-listing floor, so no percentages are reported for them. Small sample: 33 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Coconut Grove and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 33 condominiums, 6 houses, 7 condominiums under contract. Small sample: 33 condominiums for sale in Coconut Grove, between 30 and 39, so one listing moves the share by roughly 3.0 points. Read the percentages as a direction, not a decimal. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-coconut-grove/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Coconut Grove, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (24 unchanged, 2 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 33 condominiums for sale in Coconut Grove, between 30 and 39, so one listing moves the share by roughly 3.0 points. Read the percentages as a direction, not a decimal. Houses are below the floor and appear as a count only. Sample sizes: 33 condominiums, 6 houses, 7 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coconut-grove/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-coconut-grove/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"21.2 percent of condominiums for sale in Coconut Grove have reduced their asking price at least once, by a median $80K.\"", "after": "\"21.2 percent of condominiums for sale in Coconut Grove have a current asking price below their original list price. Small sample: 33 condominiums; read cautiously.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Coconut Grove condominium for sale has been waiting 141 days, not the 141 the current listing shows.\"", "after": "\"Among active Coconut Grove condominiums, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 141 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 33 condominiums; read cautiously.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Coconut Grove condominiums now under contract, 71.4 percent never reduced their asking price; the rest cut by a median 9.2 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"7 Coconut Grove condominiums are under contract in this snapshot, 2 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "bbaf52e92fcbf18fae2012135e603f93a033e3b4696703c2bbca32179a52c22f", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nCoconut Grove price cuts and true days on market\nHEADLINE OPTIONS\n21.2% of Coconut Grove condominiums for sale have cut their asking price\nCoconut Grove sellers hold firmer than the rest of Miami-Dade County as 66.7% of condominiums pass 90\ndays on the market\nBuying in Coconut Grove? One in five condominiums have already come down once, by a median $80K\nLEDE\nCOCONUT GROVE, Fla., September 7, 2026 - 21.2% of the 33 condominiums listed for sale in Coconut Grove\nhave reduced their asking price at least once, by a median 4.5% (about $80K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Houses: 6 for sale, too few to report percentages (floor 30).\nNUT GRAF\nThe figures point to a market where 28.6% of condominiums reached a contract only after a price cut: of the 7\nCoconut Grove condominiums now under contract, 28.6% reduced before going under contract, with a median\ncut of 9.2% and a median 127 days to contract. Across Miami-Dade County the price-cut share is 37.4% for\ncondominiums and 37.6% for houses, so Coconut Grove condominiums are cutting 16.2 points less often than\nthe county. Counting every relisting, the median Coconut Grove condominium for sale has been on the market\n141 days, against 141 on its current listing; 3.0% of active condominiums have been withdrawn and relisted at\nleast once.\nFACT BOX\nActive\ncondominium\nlistings,\nCoconut Grove\n33\nShare with at\nleast one price\nreduction,\ncondominiums\n21.2% (7 of 33)\nMedian\nreduction from\noriginal asking,\ncondominiums\n4.5% (about $80K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nActive single-\nfamily listings,\nCoconut Grove\n6 (below the 30-listing floor; percentages not reported)\nMedian\ncumulative days\non market,\ncondominiums\n141 days (141 on current listing)\nCondominiums\non market more\nthan 90 days,\ncumulative\n66.7% (22 of 33)\nCondominiums\nunder contract\nthat reduced\nfirst\n28.6% of 7\nMiami-Dade\nCounty price-\ncut share,\ncondominiums /\nhouses\n37.4% / 37.6%\nConditions read\n(PBP rule,\ndisclosed in\nmethod)\nCondominiums: Cutting at peer pace\nPeer group,\ncondominiums\n(median asking\n$600K and up;\npeer cut share\n38.1%)\nCoral Gables, Riviera Beach, Hillsboro Beach, Sunny Isles Beach, Singer Island, Surfside, Highland Beach, Bay Harbor\nQUOTABLE DATA POINTS\n\"21.2 percent of condominiums for sale in Coconut Grove have reduced their asking price at least once, by\na median $80K.\"\n\"Counting every relisting, the median Coconut Grove condominium for sale has been waiting 141 days, not\nthe 141 the current listing shows.\"\n\"Of the Coconut Grove condominiums now under contract, 71.4 percent never reduced their asking price;\nthe rest cut by a median 9.2 percent before a buyer committed. Contract prices are not known until the\nsales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nShare of active listings with at least one price reduction, Coconut Grove versus Miami-Dade County, condominiums, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nActive Coconut Grove listings by cumulative days on market, condominiums, September 7, 2026. 66.7% of condominiums have passed\n90 days. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nShare of active Coconut Grove condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30\nlistings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Coconut Grove and Miami-Dade County\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit\nreflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days\non market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences;\ncondominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under\nContract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 33 condominiums, 6 houses,\n7 condominiums under contract. Small sample: 33 condominiums for sale in Coconut Grove, between 30 and 39, so one listing\nmoves the share by roughly 3.0 points. Read the percentages as a direction, not a decimal. Houses are below the 30-listing reporting\nfloor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh\nevery morning at https://www.pbprealestate.com/price-cuts-coconut-grove/ . Conditions read: How the read works: each city is\ncompared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums\nseparately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the\npeer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more\npoints over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says\nso. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "689e1d76519e9ad2ae522a4590f1b1478dc9c5642c67d1c86cf97d0fd8eafdca", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nCoconut Grove asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/coconut-\ngrove/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n21.2% of Coconut Grove condominiums for sale are asking less than their original list price. Small sample:\n33 condominiums; read cautiously.\nSeller Blink Rate™ in Coconut Grove: 21.2% of condominiums list below original asking, against 37.4%\nacross Miami-Dade County. Small sample: 33 condominiums; read cautiously.\nBuying in Coconut Grove? 7 of the 33 condominiums for sale are asking below their original price. Small\nsample: 33 condominiums; read cautiously.\nLEDE\nCOCONUT GROVE, Fla., September 7, 2026 - 21.2% of the 33 condominiums listed for sale in Coconut Grove\n(7 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. With 7 reduced listings, the group is too small to report a\nmedian reduction. Houses: 6 for sale, below the 30-listing floor, so no percentages are reported for them. Small\nsample: 33 condominiums; read cautiously.\nNUT GRAF\nFor active Coconut Grove condominiums, the median recorded CumulativeDaysOnMarket and DaysOnMarket\nvalues are both 141 days (from 33 and 33 listings with a value in each field). Equal medians describe the\nrecorded fields only; they do not establish anything about individual listing histories. 3% of all active\ncondominiums have both fields recorded and a cumulative value greater than their DaysOnMarket value; this\ncomparison does not establish a relisting event. Small sample: 33 condominiums; read cautiously. 7 Coconut\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nGrove condominiums are under contract (Pending or Active Under Contract), 2 of them with a recorded asking\nprice below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the\nagreed contract price. Across Miami-Dade County the shares asking below original are 37.4% for\ncondominiums and 37.6% for houses; Coconut Grove condominiums are 16.2 points below the county share.\nFACT BOX\nActive condominium listings, Coconut\nGrove\n33\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n21.2% (7 of 33)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\ncondominiums\n33 / 0; 24 / 2\nSeptember 7, 2026\nMedian reduction among the 7 reduced\ncondominiums\nnot reported (fewer than 10 reduced listings)\nSeptember 7, 2026\nActive single-family listings, Coconut\nGrove\n6 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, condominiums\n141 / 141 days (from 33 / 33 recorded values)\nSeptember 7, 2026\nCondominiums with recorded\nCumulativeDaysOnMarket over 90 days\n66.7% (22 of 33 with a recorded value)\nSeptember 7, 2026\nCondominiums under contract (count\nonly; fewer than 30)\n7, 2 asking below original\nSeptember 7, 2026\nMiami-Dade County share asking below\noriginal, condominiums / houses\n37.4% / 37.6%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nCondominiums: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, condominiums (median\nasking $600K and up; peer share 38.1%)\nCoral Gables, Riviera Beach, Hillsboro Beach, Sunny Isles\nBeach, Singer Island, Surfside, Highland Beach, Bay\nHarbor Islands, Palm Beach, Lake Park, Key Biscayne,\nJuno Beach, Bal Harbour\nSeptember 7, 2026\nSmall active sample — interpretation\ncaution\nSmall sample: 33 condominiums; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"21.2 percent of condominiums for sale in Coconut Grove have a current asking price below their original\nlist price. Small sample: 33 condominiums; read cautiously.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"Among active Coconut Grove condominiums, the median recorded CumulativeDaysOnMarket and\nDaysOnMarket values are both 141 days. These are MLS-recorded fields, not an independently\nreconstructed listing history. Small sample: 33 condominiums; read cautiously.\"\n\"7 Coconut Grove condominiums are under contract in this snapshot, 2 of them with a recorded asking\nprice below original; the group is too small to report a percentage. These asking-price fields do not disclose\nthe agreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Coconut Grove versus Miami-Dade\nCounty, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 33\ncondominiums; read cautiously.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nChart data (aggregate): Horizontal bar chart. Coconut Grove condominiums 21.2%, Miami-Dade County\ncondominiums 37.4%. Houses: 6 for sale, count only. Share of active listings asking below their original list\nprice, September 7, 2026. Small sample: 33 condominiums; read cautiously.\nActive Coconut Grove condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a\nrecorded value in that field; 66.7% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate. Small sample: 33 condominiums; read cautiously.\nChart data (aggregate): Column chart of recorded cumulative days on market. Condominiums: 0-30 days\n15.2%, 31-60 days 6.1%, 61-90 days 12.1%, 91-180 days 45.5%, 181+ days 21.2%. Small sample: 33\ncondominiums; read cautiously.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Coconut Grove condominiums asking below their original list price, by current asking-price band, September 7, 2026.\nBands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 33\ncondominiums; read cautiously.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\ncondominiums: Under $250K 0 listed, count only; $250K to $500K 1 listed, count only; $500K to $1M 0\nlisted, count only; $1M and up 21.9% (7 of 32). Small sample: 33 condominiums; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Coconut Grove,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (24 unchanged, 2 above original, 0 without both prices among condominiums). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 33\ncondominiums for sale in Coconut Grove, between 30 and 39, so one listing moves the share by roughly 3.0 points. Read the\npercentages as a direction, not a decimal. Houses are below the floor and appear as a count only. Sample sizes: 33 condominiums, 6\nhouses, 7 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons\nuse listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings\nasking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the\nread works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and\ncondominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of\nunder-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-\nprice records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between\nthe rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active\nlistings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source\ntable behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coconut-grove/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-coconut-grove/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "b9e8f38e72346467e9caa2267f04583095f1e52d0f75b077f8f5c9dda5e6170b", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - COCONUT GROVE PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 21.2% of Coconut Grove condominiums for sale are asking less than their original list price. Small sample: 33 condominiums; read cautiously.\n2. Seller Blink Rate™ in Coconut Grove: 21.2% of condominiums list below original asking, against 37.4% across Miami-Dade County. Small sample: 33 condominiums; read cautiously.\n3. Buying in Coconut Grove? 7 of the 33 condominiums for sale are asking below their original price. Small sample: 33 condominiums; read cautiously.\n\nLEDE\nCOCONUT GROVE, Fla., September 7, 2026 - 21.2% of the 33 condominiums listed for sale in Coconut Grove (7 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. With 7 reduced listings, the group is too small to report a median reduction. Houses: 6 for sale, below the 30-listing floor, so no percentages are reported for them. Small sample: 33 condominiums; read cautiously.\n\nNUT GRAF\nFor active Coconut Grove condominiums, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 141 days (from 33 and 33 listings with a value in each field). Equal medians describe the recorded fields only; they do not establish anything about individual listing histories. 3% of all active condominiums have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Small sample: 33 condominiums; read cautiously. 7 Coconut Grove condominiums are under contract (Pending or Active Under Contract), 2 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.4% for condominiums and 37.6% for houses; Coconut Grove condominiums are 16.2 points below the county share.\n\nFACT BOX (exact figures)\n- Active condominium listings, Coconut Grove: 33 [September 7, 2026]\n- Share asking below original list price, condominiums: 21.2% (7 of 33) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, condominiums: 33 / 0; 24 / 2 [September 7, 2026]\n- Median reduction among the 7 reduced condominiums: not reported (fewer than 10 reduced listings) [September 7, 2026]\n- Active single-family listings, Coconut Grove: 6 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, condominiums: 141 / 141 days (from 33 / 33 recorded values) [September 7, 2026]\n- Condominiums with recorded CumulativeDaysOnMarket over 90 days: 66.7% (22 of 33 with a recorded value) [September 7, 2026]\n- Condominiums under contract (count only; fewer than 30): 7, 2 asking below original [September 7, 2026]\n- Miami-Dade County share asking below original, condominiums / houses: 37.4% / 37.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, condominiums (median asking $600K and up; peer share 38.1%): Coral Gables, Riviera Beach, Hillsboro Beach, Sunny Isles Beach, Singer Island, Surfside, Highland Beach, Bay Harbor Islands, Palm Beach, Lake Park, Key Biscayne, Juno Beach, Bal Harbour [September 7, 2026]\n- Small active sample — interpretation caution: Small sample: 33 condominiums; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"21.2 percent of condominiums for sale in Coconut Grove have a current asking price below their original list price. Small sample: 33 condominiums; read cautiously.\"\n- \"Among active Coconut Grove condominiums, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 141 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 33 condominiums; read cautiously.\"\n- \"7 Coconut Grove condominiums are under contract in this snapshot, 2 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- coconut-grove-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Coconut Grove versus Miami-Dade County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 33 condominiums; read cautiously.\n Alt text: Horizontal bar chart. Coconut Grove condominiums 21.2%, Miami-Dade County condominiums 37.4%. Houses: 6 for sale, count only. Share of active listings asking below their original list price, September 7, 2026. Small sample: 33 condominiums; read cautiously.\n- coconut-grove-true-days-on-market-r1-2026-09-07.png\n Caption: Active Coconut Grove condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 66.7% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 33 condominiums; read cautiously.\n Alt text: Column chart of recorded cumulative days on market. Condominiums: 0-30 days 15.2%, 31-60 days 6.1%, 61-90 days 12.1%, 91-180 days 45.5%, 181+ days 21.2%. Small sample: 33 condominiums; read cautiously.\n- coconut-grove-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Coconut Grove condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 33 condominiums; read cautiously.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 0 listed, count only; $250K to $500K 1 listed, count only; $500K to $1M 0 listed, count only; $1M and up 21.9% (7 of 32). Small sample: 33 condominiums; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Coconut Grove, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (24 unchanged, 2 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 33 condominiums for sale in Coconut Grove, between 30 and 39, so one listing moves the share by roughly 3.0 points. Read the percentages as a direction, not a decimal. Houses are below the floor and appear as a count only. Sample sizes: 33 condominiums, 6 houses, 7 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coconut-grove/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-coconut-grove/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-1245a0228a92103fe7c7" }, { "slug": "coconut-grove", "city": "Coconut Grove", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "active": 33, "with_fee": 32, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 33, "cut_count": 7, "cut_pct": 21.2, "median_cut_pct": 4.5, "median_cut_dollars": 80000 }, "outliers_dropped": 2, "n": 30, "median": 3810, "p10": 1747, "p25": 2668, "p75": 6170, "p90": 7101, "min": 1490, "max": 7816, "median_sqft": 1.76, "n_sqft": 28, "median_pct_price": 1.25, "median_list_price": 3047500, "median_year_built": 2025, "median_sqft_area": 2246, "over_1000": 30, "over_1000_pct": 100.0, "under_500": 0, "under_500_pct": 0.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 30, "over_hi_pct": 100.0, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Condominium": { "count": 30, "pct": 100.0 } }, "regime": { "COA": { "count": 24, "pct": 80.0 }, "not_recorded": { "count": 5, "pct": 16.7 }, "HOA": { "count": 1, "pct": 3.3 } }, "villa_median": null, "townhouse_median": null, "cadence": { "Monthly": { "count": 30, "pct": 100.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 0, "pct": 0.0 }, { "label": "$500 to $750", "count": 0, "pct": 0.0 }, { "label": "$750 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 to $1,500", "count": 1, "pct": 3.3 }, { "label": "$1,500 to $2,000", "count": 3, "pct": 10.0 }, { "label": "$2,000 and up", "count": 26, "pct": 86.7 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 1, "median": 1490, "median_sqft": 1.27 }, { "label": "1980s", "n": 3, "median": 3103, "median_sqft": 1.51 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 5, "median": 2809, "median_sqft": 1.82 }, { "label": "2010s", "n": 1, "median": 2885, "median_sqft": 2.95 }, { "label": "2020s", "n": 20, "median": 4402, "median_sqft": 1.76 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 30, "median": 3810, "median_pct_price": 1.25 } ], "pre1995": { "n": 4, "median": 2972 }, "post2005": { "n": 22, "median": 4290 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 22, "pct": 84.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 16, "pct": 61.5 }, { "key": "Sewer", "label": "Sewer", "count": 15, "pct": 57.7 }, { "key": "Security", "label": "Security", "count": 14, "pct": 53.8 }, { "key": "Water", "label": "Water", "count": 13, "pct": 50.0 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 12, "pct": 46.2 }, { "key": "Trash", "label": "Trash", "count": 11, "pct": 42.3 }, { "key": "Pools", "label": "Pool", "count": 10, "pct": 38.5 }, { "key": "Insurance", "label": "Building insurance", "count": 8, "pct": 30.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 7, "pct": 26.9 }, { "key": "CableTv", "label": "Cable TV", "count": 7, "pct": 26.9 }, { "key": "Internet", "label": "Internet", "count": 6, "pct": 23.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 6, "pct": 23.1 }, { "key": "HotWater", "label": "Hot water", "count": 5, "pct": 19.2 } ], "includes_n": 26, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 30 }, "developments": [ { "name": "Vita at Grove Isle", "master": "Grove Isle", "n": 6, "anecdotal": true, "median": 6765, "median_sqft": 1.75, "year_built": 2025, "median_list_price": 9650000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Grove Isle", "n": 5, "median": 6765, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 3810, "p25": 2668, "p75": 6170, "n": 30, "median_sqft": 1.76, "sa_pending_pct": 0.0 }, { "date": "2026-09-07", "median": 3810, "p25": 2668, "p75": 6170, "n": 30, "median_sqft": 1.76, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Coconut Grove condo for sale carries a $3,810-a-month association fee, 376% above the South Florida median", "100% of Coconut Grove condos on the market ask $1,000 or more a month in fees; 0% stay under $500", "Coconut Grove condo fees run $2,668 to $6,170 a month for the middle half of listings" ], "lede": "COCONUT GROVE, Fla., September 7, 2026 - The median monthly association fee across the 30 condominiums listed for sale in Coconut Grove is $3,810, with half of the listings between $2,668 and $6,170 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 376% above the five-county South Florida median of $800, and ranks Coconut Grove 1 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Coconut Grove carries a monthly association fee of $3,810, 376% above the five-county South Florida median of $800.\"", "\"100 percent of Coconut Grove condos on the market ask $1,000 or more a month in association fees; only 0 percent stay under $500.\"", "\"On the median Coconut Grove condo, a year of association fees equals 1.25 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Coconut Grove permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-coconut-grove/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Coconut Grove against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Coconut Grove median $3,810 a month, South Florida median $800; Coconut Grove ranks 1 of 69 cities.", "title": "Coconut Grove condo fees sit 376% above the South Florida median" }, { "caption": "Share of active Coconut Grove condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 0% (0 listings); $750 to $1,000 0% (0 listings); $1,000 to $1,500 3.3% (1 listings); $1,500 to $2,000 10% (3 listings); $2,000 and up 86.7% (26 listings).", "title": "86.7% of Coconut Grove condos for sale carry a fee of $2,000 and up a month" }, { "caption": "Median monthly-equivalent association fee for active Coconut Grove condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s too few (1 listings); 1980s too few (3 listings); 2000s too few (5 listings); 2010s too few (1 listings); 2020s $4,402 (20 listings).", "title": "Coconut Grove condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 33 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 33, "with_fee": 32, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 32, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 1, "n": 30, "retained_n": 30, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 33, "cut_count": 7, "cut_pct": 21.2, "median_cut_pct": 4.5, "median_cut_dollars": 80000, "valid_price_count": 33, "missing_price_count": 0, "unchanged_count": 24, "raised_count": 2, "not_below_original_count": 26, "cut_pct_denominator": 33, "cut_sample_ok": false, "median_cut_n": 7 }, "trim_bounds": { "p1": 960.77, "p99": 11060.380000000006 }, "retained_small_sample": true, "retained_below_30": false, "median": 3810, "p10": 1747, "p25": 2668, "p75": 6170, "p90": 7101, "min": 1490, "max": 7816, "median_sqft": 1.76, "n_sqft": 28, "median_pct_price": 1.25, "n_pct_price": 30, "median_list_price": 3047500, "median_year_built": 2025, "median_sqft_area": 2246, "over_1000": 30, "over_1000_pct": 100.0, "under_500": 0, "under_500_pct": 0.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 30, "over_hi_pct": 100.0, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Condominium": { "count": 30, "pct": 100.0 } }, "regime": { "COA": { "count": 24, "pct": 80.0 }, "not_recorded": { "count": 5, "pct": 16.7 }, "HOA": { "count": 1, "pct": 3.3 } }, "villa_median": null, "townhouse_median": null, "cadence": { "Monthly": { "count": 30, "pct": 100.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 0, "pct": 0.0 }, { "label": "$500 to $750", "count": 0, "pct": 0.0 }, { "label": "$750 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 to $1,500", "count": 1, "pct": 3.3 }, { "label": "$1,500 to $2,000", "count": 3, "pct": 10.0 }, { "label": "$2,000 and up", "count": 26, "pct": 86.7 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 1, "median": 1490, "median_sqft": 1.27 }, { "label": "1980s", "n": 3, "median": 3103, "median_sqft": 1.51 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 5, "median": 2809, "median_sqft": 1.82 }, { "label": "2010s", "n": 1, "median": 2885, "median_sqft": 2.95 }, { "label": "2020s", "n": 20, "median": 4402, "median_sqft": 1.76 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 30, "median": 3810, "median_pct_price": 1.25 } ], "pre1995": { "n": 4, "median": 2972 }, "post2005": { "n": 22, "median": 4290 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 22, "pct": 84.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 16, "pct": 61.5 }, { "key": "Sewer", "label": "Sewer", "count": 15, "pct": 57.7 }, { "key": "Security", "label": "Security", "count": 14, "pct": 53.8 }, { "key": "Water", "label": "Water", "count": 13, "pct": 50.0 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 12, "pct": 46.2 }, { "key": "Trash", "label": "Trash", "count": 11, "pct": 42.3 }, { "key": "Pools", "label": "Pool", "count": 10, "pct": 38.5 }, { "key": "Insurance", "label": "Building insurance", "count": 8, "pct": 30.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 7, "pct": 26.9 }, { "key": "CableTv", "label": "Cable TV", "count": 7, "pct": 26.9 }, { "key": "Internet", "label": "Internet", "count": 6, "pct": 23.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 6, "pct": 23.1 }, { "key": "HotWater", "label": "Hot water", "count": 5, "pct": 19.2 } ], "includes_n": 26, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 30 }, "denominators": { "fee_percentages": 30, "fee_medians_percentiles": 30, "median_sqft": 28, "median_pct_price": 30, "includes_pct": 26, "flags_pct": 30, "cut_pct": 33 }, "developments": [ { "name": "Vita at Grove Isle", "master": "Grove Isle", "n": 6, "anecdotal": true, "median": 6765, "median_sqft": 1.75, "year_built": 2025, "median_list_price": 9650000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Grove Isle", "n": 5, "median": 6765, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 3810, "p25": 2668, "p75": 6170, "n": 30, "median_sqft": 1.76, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Coconut Grove condo monthly association fees have a median of $3,810 in the retained usable-fee sample of 30 listings, 376% above the five-county median. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.", "In Coconut Grove's retained usable-fee sample (30 listings after exclusions and percentile trimming), 100% have monthly-equivalent fees of $1,000 or more and 0% are below $500. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.", "Coconut Grove's retained usable-fee sample (n=30): reported monthly-equivalent association fees range from $2,668 to $6,170 at the 25th to 75th percentiles. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures." ], "lede": "COCONUT GROVE, Fla., September 7, 2026 - Among 30 active condominium listings in Coconut Grove retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $3,810, with the middle half between $2,668 and $6,170, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 33 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 376% above the separately trimmed five-county median of $800 and ranks 1st among 69 published city medians. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.", "quotes": [ "\"The median monthly-equivalent association fee in Coconut Grove's retained usable-fee sample (n=30), after exclusions and percentile trimming, is $3,810, compared with $800 in the separately trimmed five-county sample. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.\"", "\"Among Coconut Grove condos in the retained usable-fee sample (n=30) after exclusions and percentile trimming, 100 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.\"", "\"Among 30 retained listings with a current asking price of at least $20,000 in Coconut Grove's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 1.25 percent of the current asking price (median of per-listing ratios). Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Coconut Grove, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (32 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 30 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 33 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coconut-grove/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-coconut-grove/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Coconut Grove and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.", "alt": "Dot strip chart in five county lanes. Coconut Grove retained-sample median $3,810 a month (n=30); five-county median $800 (n=22,695, region-level trim). Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.", "title": "Coconut Grove condos, retained usable-fee sample (n=30): median $3,810/month, 376% above the five-county median of $800. Small sample: 32 valid before trim; 30 retained.", "visible_labels": [ "$3,810", "30", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 30 active Coconut Grove condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 0% (0 listings); $750 to $1,000 0% (0 listings); $1,000 to $1,500 3.3% (1 listings); $1,500 to $2,000 10% (3 listings); $2,000 and up 86.7% (26 listings). Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.", "title": "86.7% of Coconut Grove's retained usable-fee sample (30 listings) falls in the $2,000 and up monthly band. Small sample: 32 valid before trim; 30 retained.", "visible_labels": [ "0%", "0", "0%", "0", "0%", "0", "0%", "0", "3.3%", "1", "10%", "3", "86.7%", "26" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Coconut Grove condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.", "alt": "Column chart of median fee by recorded decade built: 1970s count only (1 listings); 1980s count only (3 listings); 2000s count only (5 listings); 2010s count only (1 listings); 2020s $4,402 (20 listings). Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.", "title": "Coconut Grove condo fees by recorded decade built, retained usable-fee sample (n=30). Small sample: 32 valid before trim; 30 retained.", "visible_labels": [ "1", "3", "5", "1", "$4,402", "20" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 960.77, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 11060.380000000006, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Coconut Grove median $3,810 a month, South Florida median $800; Coconut Grove ranks 1 of 69 cities.", "after": "Dot strip chart in five county lanes. Coconut Grove retained-sample median $3,810 a month (n=30); five-county median $800 (n=22,695, region-level trim). Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Coconut Grove against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Coconut Grove and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Coconut Grove condo fees sit 376% above the South Florida median", "after": "Coconut Grove condos, retained usable-fee sample (n=30): median $3,810/month, 376% above the five-county median of $800. Small sample: 32 valid before trim; 30 retained.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$3,810", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "30", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 0% (0 listings); $750 to $1,000 0% (0 listings); $1,000 to $1,500 3.3% (1 listings); $1,500 to $2,000 10% (3 listings); $2,000 and up 86.7% (26 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 0% (0 listings); $750 to $1,000 0% (0 listings); $1,000 to $1,500 3.3% (1 listings); $1,500 to $2,000 10% (3 listings); $2,000 and up 86.7% (26 listings). Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Coconut Grove condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 30 active Coconut Grove condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "86.7% of Coconut Grove condos for sale carry a fee of $2,000 and up a month", "after": "86.7% of Coconut Grove's retained usable-fee sample (30 listings) falls in the $2,000 and up monthly band. Small sample: 32 valid before trim; 30 retained.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "10%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "86.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "26", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "3.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s too few (1 listings); 1980s too few (3 listings); 2000s too few (5 listings); 2010s too few (1 listings); 2020s $4,402 (20 listings).", "after": "Column chart of median fee by recorded decade built: 1970s count only (1 listings); 1980s count only (3 listings); 2000s count only (5 listings); 2010s count only (1 listings); 2020s $4,402 (20 listings). Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Coconut Grove condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Coconut Grove condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Coconut Grove condo fees by decade the building was completed", "after": "Coconut Grove condo fees by recorded decade built, retained usable-fee sample (n=30). Small sample: 32 valid before trim; 30 retained.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$4,402", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Coconut Grove condo for sale carries a $3,810-a-month association fee, 376% above the South Florida median", "after": "Coconut Grove condo monthly association fees have a median of $3,810 in the retained usable-fee sample of 30 listings, 376% above the five-county median. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "100% of Coconut Grove condos on the market ask $1,000 or more a month in fees; 0% stay under $500", "after": "In Coconut Grove's retained usable-fee sample (30 listings after exclusions and percentile trimming), 100% have monthly-equivalent fees of $1,000 or more and 0% are below $500. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Coconut Grove condo fees run $2,668 to $6,170 a month for the middle half of listings", "after": "Coconut Grove's retained usable-fee sample (n=30): reported monthly-equivalent association fees range from $2,668 to $6,170 at the 25th to 75th percentiles. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "lede", "before": "COCONUT GROVE, Fla., September 7, 2026 - The median monthly association fee across the 30 condominiums listed for sale in Coconut Grove is $3,810, with half of the listings between $2,668 and $6,170 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 376% above the five-county South Florida median of $800, and ranks Coconut Grove 1 of 69 cities.", "after": "COCONUT GROVE, Fla., September 7, 2026 - Among 30 active condominium listings in Coconut Grove retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $3,810, with the middle half between $2,668 and $6,170, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 33 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 376% above the separately trimmed five-county median of $800 and ranks 1st among 69 published city medians. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Coconut Grove permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-coconut-grove/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Coconut Grove, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (32 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 30 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 33 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coconut-grove/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-coconut-grove/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Coconut Grove carries a monthly association fee of $3,810, 376% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Coconut Grove's retained usable-fee sample (n=30), after exclusions and percentile trimming, is $3,810, compared with $800 in the separately trimmed five-county sample. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"100 percent of Coconut Grove condos on the market ask $1,000 or more a month in association fees; only 0 percent stay under $500.\"", "after": "\"Among Coconut Grove condos in the retained usable-fee sample (n=30) after exclusions and percentile trimming, 100 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Coconut Grove condo, a year of association fees equals 1.25 percent of the asking price.\"", "after": "\"Among 30 retained listings with a current asking price of at least $20,000 in Coconut Grove's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 1.25 percent of the current asking price (median of per-listing ratios). Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "f85ad48fc2a0b5c5893785982db38e9de048dad238017ea1c11185a825bcda0c", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nCoconut Grove condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Coconut Grove condo for sale carries a $3,810-a-month association fee, 376% above the South\nFlorida median\n100% of Coconut Grove condos on the market ask $1,000 or more a month in fees; 0% stay under $500\nCoconut Grove condo fees run $2,668 to $6,170 a month for the middle half of listings\nLEDE\nCOCONUT GROVE, Fla., September 7, 2026 - The median monthly association fee across the 30\ncondominiums listed for sale in Coconut Grove is $3,810, with half of the listings between $2,668 and $6,170\na month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 376% above the\nfive-county South Florida median of $800, and ranks Coconut Grove 1 of 69 cities.\nNUT GRAF\nPer square foot, the median Coconut Grove condo fee is $1.76 a month on a median unit of 2,246 square feet;\nat the median asking price of $3.05M, a year of fees equals 1.25% of the price. 100% of listings ask $1,000 or\nmore a month and 0% under $500. 0% of listings report two association layers (a master and a sub-\nassociation); 0% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a\nspecial assessment on 0% of listings, describe one as pending or payable by the buyer on 0%, and mention a\nmandatory club or membership on 0%.\nFACT BOX\nActive condominium listings, Coconut Grove\n33 (30 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$3,810\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$2,668 to $6,170\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.76 (median unit 2,246 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n1.25% (asking $3.05M)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n100% / 0%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Coconut Grove ranks 1 of 69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Coconut Grove carries a monthly association fee of $3,810,\n376% above the five-county South Florida median of $800.\"\n\"100 percent of Coconut Grove condos on the market ask $1,000 or more a month in association fees;\nonly 0 percent stay under $500.\"\n\"On the median Coconut Grove condo, a year of association fees equals 1.25 percent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Coconut Grove against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Coconut Grove condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nMedian monthly-equivalent association fee for active Coconut Grove condominiums by decade the building was completed, September\n7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Coconut Grove permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-coconut-grove/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "a72241adb63778a164172fa539e8d1f3010f3f02bae58dfbc55efee766893109", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nCoconut Grove condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/coconut-\ngrove/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nCoconut Grove condo monthly association fees have a median of $3,810 in the retained usable-fee sample\nof 30 listings, 376% above the five-county median. Small sample: 32 valid before trimming; 30 retained. A\nfew listings can materially change these figures.\nIn Coconut Grove's retained usable-fee sample (30 listings after exclusions and percentile trimming), 100%\nhave monthly-equivalent fees of $1,000 or more and 0% are below $500. Small sample: 32 valid before\ntrimming; 30 retained. A few listings can materially change these figures.\nCoconut Grove's retained usable-fee sample (n=30): reported monthly-equivalent association fees range\nfrom $2,668 to $6,170 at the 25th to 75th percentiles. Small sample: 32 valid before trimming; 30 retained.\nA few listings can materially change these figures.\nLEDE\nCOCONUT GROVE, Fla., September 7, 2026 - Among 30 active condominium listings in Coconut Grove\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly association fee is $3,810, with the middle half between $2,668\nand $6,170, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There\nare 33 active condominium listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 376% above the separately trimmed five-\ncounty median of $800 and ranks 1st among 69 published city medians. Small sample: 32 valid before\ntrimming; 30 retained. A few listings can materially change these figures.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Coconut Grove condo fee is $1.76 a month (28\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n1.25% of the listing's current asking price across 30 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 100% of the retained sample have fees of $1,000 or more a\nmonth and 0% are below $500. 0% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by\nthe buyer on 0%, and mention a mandatory club or membership on 0%; 30 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. Small sample: 32 valid\nbefore trimming; 30 retained. A few listings can materially change these figures.\nFACT BOX\nActive condominium listings, Coconut Grove\n(before exclusions and trimming)\n33\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n32 / 30 (2 trimmed; 0 fee without billing frequency\nexcluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$3,810\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$2,668 to $6,170\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.76 (28 retained listings with recorded living area\nof at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n1.25% (30 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more\na month / below $500\n100% (30) / 0% (0) of 30\nSeptember 7, 2026\nTwo association layers reported (master +\nsub), retained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly),\nretained sample\n0%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Coconut Grove ranks 1st\namong 69 published city medians\nSeptember 7, 2026\nSmall retained fee sample — interpretation\ncaution\nSmall sample: 32 valid before trimming; 30 retained.\nA few listings can materially change these figures.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Coconut Grove's retained usable-fee sample (n=30),\nafter exclusions and percentile trimming, is $3,810, compared with $800 in the separately trimmed five-\ncounty sample. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change\nthese figures.\"\n\"Among Coconut Grove condos in the retained usable-fee sample (n=30) after exclusions and percentile\ntrimming, 100 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below\n$500. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these\nfigures.\"\n\"Among 30 retained listings with a current asking price of at least $20,000 in Coconut Grove's usable-fee\nsample after exclusions and percentile trimming, a year of reported association fees equals a median 1.25\npercent of the current asking price (median of per-listing ratios). Small sample: 32 valid before trimming; 30\nretained. A few listings can materially change these figures.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Coconut Grove\nand the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample:\n32 valid before trimming; 30 retained. A few listings can materially change these figures.\nChart data (aggregate): Dot strip chart in five county lanes. Coconut Grove retained-sample median $3,810 a\nmonth (n=30); five-county median $800 (n=22,695, region-level trim). Small sample: 32 valid before trimming;\n30 retained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 30 active Coconut Grove condominium listings retained after unusable-fee exclusions\nand city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 0% (0 listings); $500 to $750 0% (0 listings); $750 to $1,000 0% (0 listings); $1,000 to\n$1,500 3.3% (1 listings); $1,500 to $2,000 10% (3 listings); $2,000 and up 86.7% (26 listings). Small sample: 32\nvalid before trimming; 30 retained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Coconut Grove condominiums in the retained usable-\nfee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 32\nvalid before trimming; 30 retained. A few listings can materially change these figures.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s count only (1 listings);\n1980s count only (3 listings); 2000s count only (5 listings); 2010s count only (1 listings); 2020s $4,402 (20\nlistings). Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Coconut Grove, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (32 here). Fees below the 1st or above the 99th\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npercentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 30 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 33 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a\nverified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings\nthrough the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate\nsource table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coconut-grove/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-coconut-grove/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "69afecdf6ec3a8c9b4f0b98bb775038443d4d0f8303983f136e302247fabd57b", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - COCONUT GROVE CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Coconut Grove condo monthly association fees have a median of $3,810 in the retained usable-fee sample of 30 listings, 376% above the five-county median. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.\n2. In Coconut Grove's retained usable-fee sample (30 listings after exclusions and percentile trimming), 100% have monthly-equivalent fees of $1,000 or more and 0% are below $500. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.\n3. Coconut Grove's retained usable-fee sample (n=30): reported monthly-equivalent association fees range from $2,668 to $6,170 at the 25th to 75th percentiles. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.\n\nLEDE\nCOCONUT GROVE, Fla., September 7, 2026 - Among 30 active condominium listings in Coconut Grove retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $3,810, with the middle half between $2,668 and $6,170, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 33 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 376% above the separately trimmed five-county median of $800 and ranks 1st among 69 published city medians. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Coconut Grove condo fee is $1.76 a month (28 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.25% of the listing's current asking price across 30 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 100% of the retained sample have fees of $1,000 or more a month and 0% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 30 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.\n\nFACT BOX (exact figures)\n- Active condominium listings, Coconut Grove (before exclusions and trimming): 33 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 32 / 30 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $3,810 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $2,668 to $6,170 [September 7, 2026]\n- Median fee per square foot per month: $1.76 (28 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 1.25% (30 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 100% (30) / 0% (0) of 30 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 0% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 0% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Coconut Grove ranks 1st among 69 published city medians [September 7, 2026]\n- Small retained fee sample — interpretation caution: Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Coconut Grove's retained usable-fee sample (n=30), after exclusions and percentile trimming, is $3,810, compared with $800 in the separately trimmed five-county sample. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.\"\n- \"Among Coconut Grove condos in the retained usable-fee sample (n=30) after exclusions and percentile trimming, 100 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.\"\n- \"Among 30 retained listings with a current asking price of at least $20,000 in Coconut Grove's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 1.25 percent of the current asking price (median of per-listing ratios). Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- coconut-grove-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Coconut Grove and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.\n Alt text: Dot strip chart in five county lanes. Coconut Grove retained-sample median $3,810 a month (n=30); five-county median $800 (n=22,695, region-level trim). Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.\n- coconut-grove-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 30 active Coconut Grove condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 0% (0 listings); $750 to $1,000 0% (0 listings); $1,000 to $1,500 3.3% (1 listings); $1,500 to $2,000 10% (3 listings); $2,000 and up 86.7% (26 listings). Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.\n- coconut-grove-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Coconut Grove condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.\n Alt text: Column chart of median fee by recorded decade built: 1970s count only (1 listings); 1980s count only (3 listings); 2000s count only (5 listings); 2010s count only (1 listings); 2020s $4,402 (20 listings). Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Coconut Grove, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (32 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 30 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 33 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coconut-grove/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-coconut-grove/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "cooper-city", "city": "Cooper City", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 59, "sample_ok": true, "small_sample": false, "pending": 29, "median_list_price": 830000.0, "cut_count": 31, "cut_pct": 52.5, "raised_count": 0, "median_cut_pct": 4.3, "median_cut_dollars": 40000.0, "cut_last30": 20, "cut_last30_pct": 33.9, "cut_last7": 6, "median_dom": 41, "median_cdom": 42, "relisted_count": 6, "relisted_pct": 10.2, "over90": 14, "over90_pct": 23.7, "over180": 4, "fresh_held": 25, "fresh_held_pct": 42.4, "stale_uncut": 2, "stale_uncut_pct": 3.4, "dom_buckets": [ { "label": "0-30", "count": 19, "pct": 32.2 }, { "label": "31-60", "count": 16, "pct": 27.1 }, { "label": "61-90", "count": 10, "pct": 16.9 }, { "label": "91-180", "count": 10, "pct": 16.9 }, { "label": "181+", "count": 4, "pct": 6.8 } ], "bands": [ { "label": "Under $500K", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 6 }, { "label": "$500K to $1M", "active": 41, "cut": 21, "cut_pct": 51.2, "median_cdom": 41 }, { "label": "$1M to $2M", "active": 14, "cut": 8, "cut_pct": 57.1, "median_cdom": 70.0 }, { "label": "$2M to $5M", "active": 3, "cut": 2, "cut_pct": 66.7, "median_cdom": 36 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 16, "pending_cut_pct": 55.2, "pending_median_cut_pct": 3.3, "pending_median_cdom": 33, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 59, "cut_pct": 52.5, "median_cdom": 42, "median_list_price": 830000.0 }, { "date": "2026-09-06", "active": 60, "cut_pct": 53.3, "median_cdom": 42.0, "median_list_price": 829500.0 }, { "date": "2026-09-07", "active": 59, "cut_pct": 52.5, "median_cdom": 42, "median_list_price": 830000.0 } ] }, "condos": { "active": 1, "sample_ok": false, "small_sample": false, "pending": 0, "median_list_price": 389000.0, "cut_count": 0, "cut_pct": 0.0, "raised_count": 0, "median_cut_pct": null, "median_cut_dollars": null, "cut_last30": 0, "cut_last30_pct": 0.0, "cut_last7": 0, "median_dom": 2, "median_cdom": 2, "relisted_count": 0, "relisted_pct": 0.0, "over90": 0, "over90_pct": 0.0, "over180": 0, "fresh_held": 1, "fresh_held_pct": 100.0, "stale_uncut": 0, "stale_uncut_pct": 0.0, "dom_buckets": [ { "label": "0-30", "count": 1, "pct": 100.0 }, { "label": "31-60", "count": 0, "pct": 0.0 }, { "label": "61-90", "count": 0, "pct": 0.0 }, { "label": "91-180", "count": 0, "pct": 0.0 }, { "label": "181+", "count": 0, "pct": 0.0 } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$250K to $500K", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 2 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 0, "pending_cut_pct": null, "pending_median_cut_pct": null, "pending_median_cdom": null, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "52.5% of Cooper City houses for sale have cut their asking price", "Cooper City sellers blink faster than the rest of Broward County as 23.7% of houses pass 90 days on the market", "Buying in Cooper City? Half houses have already come down once, by a median $40K" ], "lede": "COOPER CITY, Fla., September 7, 2026 - 52.5% of the 59 single-family homes listed for sale in Cooper City have reduced their asking price at least once, by a median 4.3% (about $40K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 1 for sale, too few to report percentages (floor 30).", "quotes": [ "\"52.5 percent of single-family homes for sale in Cooper City have reduced their asking price at least once, by a median $40K.\"", "\"Counting every relisting, the median Cooper City house for sale has been waiting 42 days, not the 41 the current listing shows.\"", "\"Of the Cooper City houses now under contract, 44.8 percent never reduced their asking price; the rest cut by a median 3.3 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Cooper City and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 59 houses, 1 condominiums, 29 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-cooper-city/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Cooper City versus Broward County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Cooper City houses 52.5%, Broward County houses 43.3%. Condominiums: 1 for sale, too few to report.", "title": "Cooper City houses are cutting 9.2 points more often than Broward County" }, { "caption": "Active Cooper City listings by cumulative days on market, houses, September 7, 2026. 23.7% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 32.2%, 31-60 days 27.1%, 61-90 days 16.9%, 91-180 days 16.9%, 181+ days 6.8%.", "title": "23.7% of Cooper City houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Cooper City houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 1; $500K to $1M 51.2% of 41; $1M to $2M 57.1% of 14; $2M to $5M too few to read of 3; $5M and up too few to read of 0.", "title": "$500K to $1M Cooper City houses have cut most often: 51.2% of 41" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 89 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 58, "sample_ok": true, "small_sample": false, "pending": 30, "median_list_price": 829500.0, "cut_count": 31, "cut_pct": 53.4, "raised_count": 0, "valid_price_count": 58, "missing_price_count": 0, "unchanged_count": 27, "not_below_original_count": 27, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.3, "median_cut_dollars": 40000.0, "cut_last30": 20, "cut_last30_pct": 34.5, "cut_last7": 6, "median_dom": 41.0, "median_cdom": 44.5, "dom_n": 58, "cdom_n": 58, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 58, "relisted_count": 6, "relisted_pct": 10.3, "over90": 14, "over90_pct": 24.1, "over180": 4, "fresh_held": 24, "fresh_held_pct": 41.4, "fresh_held_missing_cdom_count": 0, "stale_uncut": 2, "stale_uncut_pct": 3.4, "dom_buckets": [ { "label": "0-30", "count": 18, "pct": 31.0 }, { "label": "31-60", "count": 16, "pct": 27.6 }, { "label": "61-90", "count": 10, "pct": 17.2 }, { "label": "91-180", "count": 10, "pct": 17.2 }, { "label": "181+", "count": 4, "pct": 6.9 } ], "bands": [ { "label": "Under $500K", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 6, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$500K to $1M", "active": 41, "cut": 21, "cut_pct": 51.2, "median_cdom": 41, "cut_pct_denominator": 41, "cdom_n": 41, "valid_price_count": 41 }, { "label": "$1M to $2M", "active": 13, "cut": 8, "cut_pct": 61.5, "median_cdom": 79, "cut_pct_denominator": 13, "cdom_n": 13, "valid_price_count": 13 }, { "label": "$2M to $5M", "active": 3, "cut": 2, "cut_pct": 66.7, "median_cdom": 36, "cut_pct_denominator": 3, "cdom_n": 3, "valid_price_count": 3 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 16, "pending_cut_pct": 53.3, "pending_valid_price_count": 30, "pending_missing_price_count": 0, "pending_unchanged_count": 14, "pending_raised_count": 0, "pending_not_below_original_count": 14, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 30, "pending_dom_n": 30, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 3.3, "pending_median_cdom": 32.5, "denominators": { "cut_pct": 58, "cut_last30_pct": 58, "relisted_pct": 58, "fresh_held_pct": 58, "stale_uncut_pct": 58, "over90_pct": 58, "dom_bucket_pct": 58, "pending_cut_pct": 30, "median_dom": 58, "median_cdom": 58, "median_cut_pct": 31, "median_cut_dollars": 31, "pending_median_cut_pct": 16, "pending_median_cdom": 30 }, "county_counts": { "Broward": 58 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 58, "cut_pct": 53.4, "median_cdom": 44.5, "median_list_price": 829500.0 } ] }, "condos": { "active": 1, "sample_ok": false, "small_sample": false, "pending": 0, "median_list_price": 389000.0, "cut_count": 0, "cut_pct": 0.0, "raised_count": 0, "valid_price_count": 1, "missing_price_count": 0, "unchanged_count": 1, "not_below_original_count": 1, "cut_sample_ok": false, "cut_small_sample": false, "median_cut_pct": null, "median_cut_dollars": null, "cut_last30": 0, "cut_last30_pct": 0.0, "cut_last7": 0, "median_dom": 2, "median_cdom": 2, "dom_n": 1, "cdom_n": 1, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 1, "relisted_count": 0, "relisted_pct": 0.0, "over90": 0, "over90_pct": 0.0, "over180": 0, "fresh_held": 1, "fresh_held_pct": 100.0, "fresh_held_missing_cdom_count": 0, "stale_uncut": 0, "stale_uncut_pct": 0.0, "dom_buckets": [ { "label": "0-30", "count": 1, "pct": 100.0 }, { "label": "31-60", "count": 0, "pct": 0.0 }, { "label": "61-90", "count": 0, "pct": 0.0 }, { "label": "91-180", "count": 0, "pct": 0.0 }, { "label": "181+", "count": 0, "pct": 0.0 } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$250K to $500K", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 2, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 0, "pending_cut_pct": null, "pending_valid_price_count": 0, "pending_missing_price_count": 0, "pending_unchanged_count": 0, "pending_raised_count": 0, "pending_not_below_original_count": 0, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 0, "pending_dom_n": 0, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": null, "pending_median_cdom": null, "denominators": { "cut_pct": 1, "cut_last30_pct": 1, "relisted_pct": 1, "fresh_held_pct": 1, "stale_uncut_pct": 1, "over90_pct": 1, "dom_bucket_pct": 1, "pending_cut_pct": 0, "median_dom": 1, "median_cdom": 1, "median_cut_pct": 0, "median_cut_dollars": 0, "pending_median_cut_pct": 0, "pending_median_cdom": 0 }, "county_counts": { "Broward": 1 }, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "53.4% of Cooper City houses for sale are asking less than their original list price", "Seller Blink Rate™ in Cooper City: 53.4% of houses list below original asking, against 43.3% across Broward County", "Buying in Cooper City? 31 of the 58 houses for sale are asking below their original price, by a median $40K" ], "lede": "COOPER CITY, Fla., September 7, 2026 - 53.4% of the 58 single-family homes listed for sale in Cooper City (31 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 31 reduced listings, the median reduction is 4.3% (about $40K). Condominiums: 1 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"53.4 percent of single-family homes for sale in Cooper City have a current asking price below their original list price; among those 31 reduced listings the median reduction is $40K.\"", "\"Among active Cooper City houses, the median recorded CumulativeDaysOnMarket value is 44 days and the median recorded DaysOnMarket value is 41 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 53.3 percent of the 30 Cooper City houses under contract had a recorded asking price below their original list price; the median reduction among that group was 3.3 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Cooper City, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (27 unchanged, 0 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 58 houses, 1 condominiums, 30 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/cooper-city/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-cooper-city/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Cooper City versus Broward County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Cooper City houses 53.4%, Broward County houses 43.3%. Condominiums: 1 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 53.4% of Cooper City houses for sale are asking below their original price, against 43.3% across Broward County", "visible_labels": [ "43.3%", "53.4%" ] }, { "caption": "Active Cooper City houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 24.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 31%, 31-60 days 27.6%, 61-90 days 17.2%, 91-180 days 17.2%, 181+ days 6.9%.", "title": "24.1% of Cooper City houses for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "31%", "27.6%", "17.2%", "17.2%", "6.9%", "24.1%" ] }, { "caption": "Share of active Cooper City houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 1 listed, count only; $500K to $1M 51.2% (21 of 41); $1M to $2M 61.5% (8 of 13); $2M to $5M 3 listed, count only; $5M and up 0 listed, count only.", "title": "$500K to $1M Cooper City houses show the highest share asking below original: 51.2% of 41", "visible_labels": [ "0", "3", "61.5%", "8", "13", "51.2%", "21", "41", "1" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.active", "before": 59, "after": 58, "before_present": true, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].active", "before": 14, "after": 13, "before_present": true, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct", "before": 57.1, "after": 61.5, "before_present": true, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].median_cdom", "before": 70.0, "after": 79, "before_present": true, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_last30_pct", "before": 33.9, "after": 34.5, "before_present": true, "after_present": true }, { "field": "city.segments.houses.cut_pct", "before": 52.5, "after": 53.4, "before_present": true, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_buckets[0].count", "before": 19, "after": 18, "before_present": true, "after_present": true }, { "field": "city.segments.houses.dom_buckets[0].pct", "before": 32.2, "after": 31.0, "before_present": true, "after_present": true }, { "field": "city.segments.houses.dom_buckets[1].pct", "before": 27.1, "after": 27.6, "before_present": true, "after_present": true }, { "field": "city.segments.houses.dom_buckets[2].pct", "before": 16.9, "after": 17.2, "before_present": true, "after_present": true }, { "field": "city.segments.houses.dom_buckets[3].pct", "before": 16.9, "after": 17.2, "before_present": true, "after_present": true }, { "field": "city.segments.houses.dom_buckets[4].pct", "before": 6.8, "after": 6.9, "before_present": true, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held", "before": 25, "after": 24, "before_present": true, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_pct", "before": 42.4, "after": 41.4, "before_present": true, "after_present": true }, { "field": "city.segments.houses.median_cdom", "before": 42, "after": 44.5, "before_present": true, "after_present": true }, { "field": "city.segments.houses.median_list_price", "before": 830000.0, "after": 829500.0, "before_present": true, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.over90_pct", "before": 23.7, "after": 24.1, "before_present": true, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending", "before": 29, "after": 30, "before_present": true, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_pct", "before": 55.2, "after": 53.3, "before_present": true, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_median_cdom", "before": 33, "after": 32.5, "before_present": true, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.relisted_pct", "before": 10.2, "after": 10.3, "before_present": true, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 58, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Cooper City houses 52.5%, Broward County houses 43.3%. Condominiums: 1 for sale, too few to report.", "after": "Horizontal bar chart. Cooper City houses 53.4%, Broward County houses 43.3%. Condominiums: 1 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Cooper City versus Broward County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Cooper City versus Broward County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Cooper City houses are cutting 9.2 points more often than Broward County", "after": "Seller Blink Rate™: 53.4% of Cooper City houses for sale are asking below their original price, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "53.4%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 32.2%, 31-60 days 27.1%, 61-90 days 16.9%, 91-180 days 16.9%, 181+ days 6.8%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 31%, 31-60 days 27.6%, 61-90 days 17.2%, 91-180 days 17.2%, 181+ days 6.9%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Cooper City listings by cumulative days on market, houses, September 7, 2026. 23.7% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Cooper City houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 24.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "23.7% of Cooper City houses for sale have waited more than 90 days, counting every relisting", "after": "24.1% of Cooper City houses for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "31%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "27.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "17.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "17.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "6.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "24.1%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 1; $500K to $1M 51.2% of 41; $1M to $2M 57.1% of 14; $2M to $5M too few to read of 3; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 1 listed, count only; $500K to $1M 51.2% (21 of 41); $1M to $2M 61.5% (8 of 13); $2M to $5M 3 listed, count only; $5M and up 0 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Cooper City houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Cooper City houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Cooper City houses have cut most often: 51.2% of 41", "after": "$500K to $1M Cooper City houses show the highest share asking below original: 51.2% of 41", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "61.5%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "51.2%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "41", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "52.5% of Cooper City houses for sale have cut their asking price", "after": "53.4% of Cooper City houses for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Cooper City sellers blink faster than the rest of Broward County as 23.7% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Cooper City: 53.4% of houses list below original asking, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Cooper City? Half houses have already come down once, by a median $40K", "after": "Buying in Cooper City? 31 of the 58 houses for sale are asking below their original price, by a median $40K", "before_present": true, "after_present": true }, { "field": "lede", "before": "COOPER CITY, Fla., September 7, 2026 - 52.5% of the 59 single-family homes listed for sale in Cooper City have reduced their asking price at least once, by a median 4.3% (about $40K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 1 for sale, too few to report percentages (floor 30).", "after": "COOPER CITY, Fla., September 7, 2026 - 53.4% of the 58 single-family homes listed for sale in Cooper City (31 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 31 reduced listings, the median reduction is 4.3% (about $40K). Condominiums: 1 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Cooper City and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 59 houses, 1 condominiums, 29 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-cooper-city/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Cooper City, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (27 unchanged, 0 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 58 houses, 1 condominiums, 30 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/cooper-city/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-cooper-city/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"52.5 percent of single-family homes for sale in Cooper City have reduced their asking price at least once, by a median $40K.\"", "after": "\"53.4 percent of single-family homes for sale in Cooper City have a current asking price below their original list price; among those 31 reduced listings the median reduction is $40K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Cooper City house for sale has been waiting 42 days, not the 41 the current listing shows.\"", "after": "\"Among active Cooper City houses, the median recorded CumulativeDaysOnMarket value is 44 days and the median recorded DaysOnMarket value is 41 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Cooper City houses now under contract, 44.8 percent never reduced their asking price; the rest cut by a median 3.3 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 53.3 percent of the 30 Cooper City houses under contract had a recorded asking price below their original list price; the median reduction among that group was 3.3 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "32f738f8c7e369052096735fce45734b5d9b224edd26d295e7ab53cd695fdc03", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nCooper City price cuts and true days on market\nHEADLINE OPTIONS\n52.5% of Cooper City houses for sale have cut their asking price\nCooper City sellers blink faster than the rest of Broward County as 23.7% of houses pass 90 days on the\nmarket\nBuying in Cooper City? Half houses have already come down once, by a median $40K\nLEDE\nCOOPER CITY, Fla., September 7, 2026 - 52.5% of the 59 single-family homes listed for sale in Cooper City\nhave reduced their asking price at least once, by a median 4.3% (about $40K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Condominiums: 1 for sale, too few to report percentages (floor\n30).\nNUT GRAF\nThe figures point to a market where 55.2% of houses reached a contract only after a price cut: of the 29\nCooper City houses now under contract, 55.2% reduced before going under contract, with a median cut of\n3.3% and a median 33 days to contract. Across Broward County the price-cut share is 43.3% for houses and\n45.0% for condominiums, so Cooper City houses are cutting 9.2 points more often than the county. Counting\nevery relisting, the median Cooper City house for sale has been on the market 42 days, against 41 on its\ncurrent listing; 10.2% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nCooper City\n59\nShare with at\nleast one price\nreduction,\nhouses\n52.5% (31 of 59)\nMedian\nreduction\nfrom original\nasking, houses\n4.3% (about $40K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nActive\ncondominium\nlistings,\nCooper City\n1 (below the 30-listing floor; percentages not reported)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n42 days (41 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n23.7% (14 of 59)\nHouses under\ncontract that\nreduced first\n55.2% of 29\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting faster than similar-priced cities\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Bea\nQUOTABLE DATA POINTS\n\"52.5 percent of single-family homes for sale in Cooper City have reduced their asking price at least once,\nby a median $40K.\"\n\"Counting every relisting, the median Cooper City house for sale has been waiting 42 days, not the 41 the\ncurrent listing shows.\"\n\"Of the Cooper City houses now under contract, 44.8 percent never reduced their asking price; the rest cut\nby a median 3.3 percent before a buyer committed. Contract prices are not known until the sales close.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Cooper City versus Broward County, houses, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nActive Cooper City listings by cumulative days on market, houses, September 7, 2026. 23.7% of houses have passed 90 days. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nShare of active Cooper City houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Cooper City and Broward County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 59 houses, 1 condominiums, 29 houses under contract.\nCondominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a\ncount or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-cooper-city/ .\nConditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price\nfalls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced\ncities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut.\nCutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four\ncities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets.\nA read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "56cb1599012efec987be64b81214a9ef2b24719ea0c2579a46254c673cac997f", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nCooper City asking-price reductions and recorded days\non market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/cooper-city/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n53.4% of Cooper City houses for sale are asking less than their original list price\nSeller Blink Rate™ in Cooper City: 53.4% of houses list below original asking, against 43.3% across Broward\nCounty\nBuying in Cooper City? 31 of the 58 houses for sale are asking below their original price, by a median $40K\nLEDE\nCOOPER CITY, Fla., September 7, 2026 - 53.4% of the 58 single-family homes listed for sale in Cooper City (31\nlistings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 31 reduced listings, the median reduction is\n4.3% (about $40K). Condominiums: 1 for sale, below the 30-listing floor, so no percentages are reported for\nthem.\nNUT GRAF\nFor active Cooper City houses, the median recorded CumulativeDaysOnMarket value is 44 days and the\nmedian recorded DaysOnMarket value is 41 days, each calculated from non-missing values in that field (58 and\n58 listings). 10.3% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 30 Cooper City houses under\ncontract (Pending or Active Under Contract), 16 (53.3%) have a recorded asking price below their original list\nprice; the median reduction among that group is 3.3%. The remainder are not recorded as below their original\nlist price, which is not a price history. These asking-price fields do not disclose the agreed contract price.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nAcross Broward County the shares asking below original are 43.3% for houses and 45% for condominiums;\nCooper City houses are 10.1 points above the county share.\nFACT BOX\nActive single-family listings,\nCooper City\n58\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n53.4% (31 of 58)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n58 / 0; 27 / 0\nSeptember 7, 2026\nMedian reduction among the 31\nreduced houses\n4.3% (about $40K)\nSeptember 7, 2026\nActive condominium listings,\nCooper City\n1 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n44 / 41 days (from 58 / 58 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over\n90 days\n24.1% (14 of 58 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking\nbelow original list price\n53.3% (16 of 30)\nSeptember 7, 2026\nBroward County share asking\nbelow original, houses /\ncondominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Higher below-original share than peers\nSeptember 7, 2026\nPeer group, houses (median asking\n$600K to $1M; peer share 44.3%)\nRoyal Palm Beach, Homestead, Jensen Beach, Hallandale\nBeach, Hollywood, Pompano Beach, Dania Beach, Hialeah,\nNorth Miami Beach, West Palm Beach, Pembroke Pines, Cutler\nBay, Miramar, The Acreage, Coral Springs, North Miami, Hobe\nSound, Stuart, Plantation, Westlake, Loxahatchee, Miami, Palm\nCity, Wilton Manors, Fort Lauderdale\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"53.4 percent of single-family homes for sale in Cooper City have a current asking price below their original\nlist price; among those 31 reduced listings the median reduction is $40K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"Among active Cooper City houses, the median recorded CumulativeDaysOnMarket value is 44 days and\nthe median recorded DaysOnMarket value is 41 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"At the snapshot, 53.3 percent of the 30 Cooper City houses under contract had a recorded asking price\nbelow their original list price; the median reduction among that group was 3.3 percent. The remainder\nwere not recorded as below their original list price, which is not a price history. Agreed contract prices are\nnot inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Cooper City versus Broward County,\nhouses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nChart data (aggregate): Horizontal bar chart. Cooper City houses 53.4%, Broward County houses 43.3%.\nCondominiums: 1 for sale, count only. Share of active listings asking below their original list price, September 7,\n2026.\nActive Cooper City houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded\nvalue in that field; 24.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real\nEstate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 31%, 31-60\ndays 27.6%, 61-90 days 17.2%, 91-180 days 17.2%, 181+ days 6.9%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Cooper City houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10\nto 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 1 listed, count only; $500K to $1M 51.2% (21 of 41); $1M to $2M 61.5% (8 of 13); $2M\nto $5M 3 listed, count only; $5M and up 0 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Cooper City,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (27 unchanged, 0 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below\nthe floor and appear as a count only. Sample sizes: 58 houses, 1 condominiums, 30 houses under contract. Geography is the MLS\nCity field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink\nRate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking\nprices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city\nshares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-\noriginal share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/cooper-city/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-cooper-city/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "2a0c51658e32b3937c07cdb9ab2c3451b56f341a3243e289fce15c05b6c8ee66", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - COOPER CITY PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 53.4% of Cooper City houses for sale are asking less than their original list price\n2. Seller Blink Rate™ in Cooper City: 53.4% of houses list below original asking, against 43.3% across Broward County\n3. Buying in Cooper City? 31 of the 58 houses for sale are asking below their original price, by a median $40K\n\nLEDE\nCOOPER CITY, Fla., September 7, 2026 - 53.4% of the 58 single-family homes listed for sale in Cooper City (31 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 31 reduced listings, the median reduction is 4.3% (about $40K). Condominiums: 1 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active Cooper City houses, the median recorded CumulativeDaysOnMarket value is 44 days and the median recorded DaysOnMarket value is 41 days, each calculated from non-missing values in that field (58 and 58 listings). 10.3% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 30 Cooper City houses under contract (Pending or Active Under Contract), 16 (53.3%) have a recorded asking price below their original list price; the median reduction among that group is 3.3%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; Cooper City houses are 10.1 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Cooper City: 58 [September 7, 2026]\n- Share asking below original list price, houses: 53.4% (31 of 58) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 58 / 0; 27 / 0 [September 7, 2026]\n- Median reduction among the 31 reduced houses: 4.3% (about $40K) [September 7, 2026]\n- Active condominium listings, Cooper City: 1 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 44 / 41 days (from 58 / 58 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 24.1% (14 of 58 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 53.3% (16 of 30) [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Higher below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, North Miami Beach, West Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The Acreage, Coral Springs, North Miami, Hobe Sound, Stuart, Plantation, Westlake, Loxahatchee, Miami, Palm City, Wilton Manors, Fort Lauderdale [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"53.4 percent of single-family homes for sale in Cooper City have a current asking price below their original list price; among those 31 reduced listings the median reduction is $40K.\"\n- \"Among active Cooper City houses, the median recorded CumulativeDaysOnMarket value is 44 days and the median recorded DaysOnMarket value is 41 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 53.3 percent of the 30 Cooper City houses under contract had a recorded asking price below their original list price; the median reduction among that group was 3.3 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- cooper-city-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Cooper City versus Broward County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Cooper City houses 53.4%, Broward County houses 43.3%. Condominiums: 1 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- cooper-city-true-days-on-market-r1-2026-09-07.png\n Caption: Active Cooper City houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 24.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 31%, 31-60 days 27.6%, 61-90 days 17.2%, 91-180 days 17.2%, 181+ days 6.9%.\n- cooper-city-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Cooper City houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 1 listed, count only; $500K to $1M 51.2% (21 of 41); $1M to $2M 61.5% (8 of 13); $2M to $5M 3 listed, count only; $5M and up 0 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Cooper City, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (27 unchanged, 0 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 58 houses, 1 condominiums, 30 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/cooper-city/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-cooper-city/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "coral-gables", "city": "Coral Gables", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "segments": { "houses": { "active": 140, "sample_ok": true, "small_sample": false, "pending": 42, "median_list_price": 3497000.0, "cut_count": 56, "cut_pct": 40.0, "raised_count": 3, "median_cut_pct": 7.0, "median_cut_dollars": 200000.0, "cut_last30": 18, "cut_last30_pct": 12.9, "cut_last7": 2, "median_dom": 78.0, "median_cdom": 78.0, "relisted_count": 0, "relisted_pct": 0.0, "over90": 61, "over90_pct": 43.6, "over180": 28, "fresh_held": 52, "fresh_held_pct": 37.1, "stale_uncut": 20, "stale_uncut_pct": 14.3, "dom_buckets": [ { "label": "0-30", "count": 46, "pct": 32.9 }, { "label": "31-60", "count": 14, "pct": 10.0 }, { "label": "61-90", "count": 19, "pct": 13.6 }, { "label": "91-180", "count": 33, "pct": 23.6 }, { "label": "181+", "count": 28, "pct": 20.0 } ], "bands": [ { "label": "Under $500K", "active": 1, "cut": 1, "cut_pct": 100.0, "median_cdom": 189 }, { "label": "$500K to $1M", "active": 9, "cut": 3, "cut_pct": 33.3, "median_cdom": 26 }, { "label": "$1M to $2M", "active": 31, "cut": 12, "cut_pct": 38.7, "median_cdom": 75 }, { "label": "$2M to $5M", "active": 48, "cut": 20, "cut_pct": 41.7, "median_cdom": 53.0 }, { "label": "$5M and up", "active": 51, "cut": 20, "cut_pct": 39.2, "median_cdom": 119 } ], "pending_cut_count": 19, "pending_cut_pct": 45.2, "pending_median_cut_pct": 7.2, "pending_median_cdom": 48.0, "tier": "h4", "series": [ { "date": "2026-09-05", "active": 139, "cut_pct": 39.6, "median_cdom": 75, "median_list_price": 3495000.0 }, { "date": "2026-09-06", "active": 139, "cut_pct": 39.6, "median_cdom": 75, "median_list_price": 3495000.0 }, { "date": "2026-09-07", "active": 140, "cut_pct": 40.0, "median_cdom": 78.0, "median_list_price": 3497000.0 } ] }, "condos": { "active": 119, "sample_ok": true, "small_sample": false, "pending": 28, "median_list_price": 630000.0, "cut_count": 41, "cut_pct": 34.5, "raised_count": 3, "median_cut_pct": 4.4, "median_cut_dollars": 31000.0, "cut_last30": 18, "cut_last30_pct": 15.1, "cut_last7": 1, "median_dom": 44, "median_cdom": 51, "relisted_count": 2, "relisted_pct": 1.7, "over90": 45, "over90_pct": 37.8, "over180": 16, "fresh_held": 54, "fresh_held_pct": 45.4, "stale_uncut": 18, "stale_uncut_pct": 15.1, "dom_buckets": [ { "label": "0-30", "count": 53, "pct": 44.5 }, { "label": "31-60", "count": 9, "pct": 7.6 }, { "label": "61-90", "count": 12, "pct": 10.1 }, { "label": "91-180", "count": 29, "pct": 24.4 }, { "label": "181+", "count": 16, "pct": 13.4 } ], "bands": [ { "label": "Under $250K", "active": 9, "cut": 4, "cut_pct": 44.4, "median_cdom": 13 }, { "label": "$250K to $500K", "active": 36, "cut": 12, "cut_pct": 33.3, "median_cdom": 32.0 }, { "label": "$500K to $1M", "active": 41, "cut": 17, "cut_pct": 41.5, "median_cdom": 51 }, { "label": "$1M and up", "active": 33, "cut": 8, "cut_pct": 24.2, "median_cdom": 117 } ], "pending_cut_count": 6, "pending_cut_pct": 21.4, "pending_median_cut_pct": 4.2, "pending_median_cdom": 54.0, "tier": "c4", "series": [ { "date": "2026-09-05", "active": 118, "cut_pct": 34.7, "median_cdom": 53.5, "median_list_price": 625000.0 }, { "date": "2026-09-06", "active": 118, "cut_pct": 34.7, "median_cdom": 53.5, "median_list_price": 625000.0 }, { "date": "2026-09-07", "active": 119, "cut_pct": 34.5, "median_cdom": 51, "median_list_price": 630000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "40.0% of Coral Gables houses for sale have cut their asking price, 34.5% of condos", "Coral Gables sellers blink faster than the rest of Miami-Dade County as 43.6% of houses pass 90 days on the market", "Buying in Coral Gables? Two in five houses have already come down once, by a median $200K" ], "lede": "CORAL GABLES, Fla., September 7, 2026 - 40.0% of the 140 single-family homes listed for sale in Coral Gables have reduced their asking price at least once, by a median 7.0% (about $200K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 119 condominium listings, 34.5% have cut, by a median 4.4%.", "quotes": [ "\"40.0 percent of single-family homes for sale in Coral Gables have reduced their asking price at least once, by a median $200K.\"", "\"Counting every relisting, the median Coral Gables house for sale has been waiting 78 days, not the 78 the current listing shows.\"", "\"Of the Coral Gables houses now under contract, 54.8 percent never reduced their asking price; the rest cut by a median 7.2 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Coral Gables and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 140 houses, 119 condominiums, 42 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-coral-gables/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Coral Gables versus Miami-Dade County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Coral Gables houses 40.0%, Miami-Dade County houses 37.6%; Coral Gables condominiums 34.5%, Miami-Dade County condominiums 37.4%.", "title": "Coral Gables houses are cutting 2.4 points more often than Miami-Dade County" }, { "caption": "Active Coral Gables listings by cumulative days on market, houses and condominiums, September 7, 2026. 43.6% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 32.9%, 31-60 days 10.0%, 61-90 days 13.6%, 91-180 days 23.6%, 181+ days 20.0%. Condominiums: 0-30 days 44.5%, 31-60 days 7.6%, 61-90 days 10.1%, 91-180 days 24.4%, 181+ days 13.4%.", "title": "43.6% of Coral Gables houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Coral Gables houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 1; $500K to $1M too few to read of 9; $1M to $2M 38.7% of 31; $2M to $5M 41.7% of 48; $5M and up 39.2% of 51.", "title": "$2M to $5M Coral Gables houses have cut most often: 41.7% of 48" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 329 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 140, "sample_ok": true, "small_sample": false, "pending": 42, "median_list_price": 3497000.0, "cut_count": 56, "cut_pct": 40.0, "raised_count": 3, "valid_price_count": 140, "missing_price_count": 0, "unchanged_count": 81, "not_below_original_count": 84, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 7.0, "median_cut_dollars": 200000.0, "cut_last30": 18, "cut_last30_pct": 12.9, "cut_last7": 2, "median_dom": 78.0, "median_cdom": 78.0, "dom_n": 140, "cdom_n": 140, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 140, "relisted_count": 0, "relisted_pct": 0.0, "over90": 61, "over90_pct": 43.6, "over180": 28, "fresh_held": 52, "fresh_held_pct": 37.1, "fresh_held_missing_cdom_count": 0, "stale_uncut": 20, "stale_uncut_pct": 14.3, "dom_buckets": [ { "label": "0-30", "count": 46, "pct": 32.9 }, { "label": "31-60", "count": 14, "pct": 10.0 }, { "label": "61-90", "count": 19, "pct": 13.6 }, { "label": "91-180", "count": 33, "pct": 23.6 }, { "label": "181+", "count": 28, "pct": 20.0 } ], "bands": [ { "label": "Under $500K", "active": 1, "cut": 1, "cut_pct": 100.0, "median_cdom": 189, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$500K to $1M", "active": 9, "cut": 3, "cut_pct": 33.3, "median_cdom": 26, "cut_pct_denominator": 9, "cdom_n": 9, "valid_price_count": 9 }, { "label": "$1M to $2M", "active": 31, "cut": 12, "cut_pct": 38.7, "median_cdom": 75, "cut_pct_denominator": 31, "cdom_n": 31, "valid_price_count": 31 }, { "label": "$2M to $5M", "active": 48, "cut": 20, "cut_pct": 41.7, "median_cdom": 53.0, "cut_pct_denominator": 48, "cdom_n": 48, "valid_price_count": 48 }, { "label": "$5M and up", "active": 51, "cut": 20, "cut_pct": 39.2, "median_cdom": 119, "cut_pct_denominator": 51, "cdom_n": 51, "valid_price_count": 51 } ], "pending_cut_count": 19, "pending_cut_pct": 45.2, "pending_valid_price_count": 42, "pending_missing_price_count": 0, "pending_unchanged_count": 22, "pending_raised_count": 1, "pending_not_below_original_count": 23, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 42, "pending_dom_n": 42, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 7.2, "pending_median_cdom": 48.0, "denominators": { "cut_pct": 140, "cut_last30_pct": 140, "relisted_pct": 140, "fresh_held_pct": 140, "stale_uncut_pct": 140, "over90_pct": 140, "dom_bucket_pct": 140, "pending_cut_pct": 42, "median_dom": 140, "median_cdom": 140, "median_cut_pct": 56, "median_cut_dollars": 56, "pending_median_cut_pct": 19, "pending_median_cdom": 42 }, "county_counts": { "Miami-Dade": 140 }, "tier": "h4", "series": [ { "date": "2026-09-07", "active": 140, "cut_pct": 40.0, "median_cdom": 78.0, "median_list_price": 3497000.0 } ] }, "condos": { "active": 119, "sample_ok": true, "small_sample": false, "pending": 28, "median_list_price": 630000.0, "cut_count": 41, "cut_pct": 34.5, "raised_count": 3, "valid_price_count": 119, "missing_price_count": 0, "unchanged_count": 75, "not_below_original_count": 78, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.4, "median_cut_dollars": 31000.0, "cut_last30": 18, "cut_last30_pct": 15.1, "cut_last7": 1, "median_dom": 44, "median_cdom": 51, "dom_n": 119, "cdom_n": 119, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 119, "relisted_count": 2, "relisted_pct": 1.7, "over90": 45, "over90_pct": 37.8, "over180": 16, "fresh_held": 54, "fresh_held_pct": 45.4, "fresh_held_missing_cdom_count": 0, "stale_uncut": 18, "stale_uncut_pct": 15.1, "dom_buckets": [ { "label": "0-30", "count": 53, "pct": 44.5 }, { "label": "31-60", "count": 9, "pct": 7.6 }, { "label": "61-90", "count": 12, "pct": 10.1 }, { "label": "91-180", "count": 29, "pct": 24.4 }, { "label": "181+", "count": 16, "pct": 13.4 } ], "bands": [ { "label": "Under $250K", "active": 9, "cut": 4, "cut_pct": 44.4, "median_cdom": 13, "cut_pct_denominator": 9, "cdom_n": 9, "valid_price_count": 9 }, { "label": "$250K to $500K", "active": 36, "cut": 12, "cut_pct": 33.3, "median_cdom": 32.0, "cut_pct_denominator": 36, "cdom_n": 36, "valid_price_count": 36 }, { "label": "$500K to $1M", "active": 41, "cut": 17, "cut_pct": 41.5, "median_cdom": 51, "cut_pct_denominator": 41, "cdom_n": 41, "valid_price_count": 41 }, { "label": "$1M and up", "active": 33, "cut": 8, "cut_pct": 24.2, "median_cdom": 117, "cut_pct_denominator": 33, "cdom_n": 33, "valid_price_count": 33 } ], "pending_cut_count": 6, "pending_cut_pct": 21.4, "pending_valid_price_count": 28, "pending_missing_price_count": 0, "pending_unchanged_count": 22, "pending_raised_count": 0, "pending_not_below_original_count": 22, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 28, "pending_dom_n": 28, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 4.2, "pending_median_cdom": 54.0, "denominators": { "cut_pct": 119, "cut_last30_pct": 119, "relisted_pct": 119, "fresh_held_pct": 119, "stale_uncut_pct": 119, "over90_pct": 119, "dom_bucket_pct": 119, "pending_cut_pct": 28, "median_dom": 119, "median_cdom": 119, "median_cut_pct": 41, "median_cut_dollars": 41, "pending_median_cut_pct": 6, "pending_median_cdom": 28 }, "county_counts": { "Miami-Dade": 119 }, "tier": "c4", "series": [ { "date": "2026-09-07", "active": 119, "cut_pct": 34.5, "median_cdom": 51, "median_list_price": 630000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "40% of Coral Gables houses for sale are asking less than their original list price; 34.5% of condos", "Seller Blink Rate™ in Coral Gables: 40% of houses list below original asking, against 37.6% across Miami-Dade County", "Buying in Coral Gables? 56 of the 140 houses for sale are asking below their original price, by a median $200K" ], "lede": "CORAL GABLES, Fla., September 7, 2026 - 40% of the 140 single-family homes listed for sale in Coral Gables (56 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 56 reduced listings, the median reduction is 7% (about $200K). Among the city's 119 condominium listings, 34.5% are asking below their original price, by a median 4.4%.", "quotes": [ "\"40 percent of single-family homes for sale in Coral Gables have a current asking price below their original list price; among those 56 reduced listings the median reduction is $200K.\"", "\"Among active Coral Gables houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 78 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 45.2 percent of the 42 Coral Gables houses under contract had a recorded asking price below their original list price; the median reduction among that group was 7.2 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Coral Gables, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (81 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 140 houses, 119 condominiums, 42 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coral-gables/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-coral-gables/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Coral Gables versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Coral Gables houses 40%, Miami-Dade County houses 37.6%; Coral Gables condominiums 34.5%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 40% of Coral Gables houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "visible_labels": [ "37.4%", "34.5%", "37.6%", "40%" ] }, { "caption": "Active Coral Gables houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 43.6% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 32.9%, 31-60 days 10%, 61-90 days 13.6%, 91-180 days 23.6%, 181+ days 20%. Condominiums: 0-30 days 44.5%, 31-60 days 7.6%, 61-90 days 10.1%, 91-180 days 24.4%, 181+ days 13.4%.", "title": "43.6% of Coral Gables houses for sale with a recorded cumulative-days value exceed 90 days; 37.8% of condos", "visible_labels": [ "32.9%", "44.5%", "10%", "7.6%", "13.6%", "10.1%", "23.6%", "24.4%", "20%", "13.4%", "43.6%" ] }, { "caption": "Share of active Coral Gables houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 1 listed, count only; $500K to $1M 9 listed, count only; $1M to $2M 38.7% (12 of 31); $2M to $5M 41.7% (20 of 48); $5M and up 39.2% (20 of 51).", "title": "$2M to $5M Coral Gables houses show the highest share asking below original: 41.7% of 48", "visible_labels": [ "39.2%", "20", "51", "41.7%", "20", "48", "38.7%", "12", "31", "9", "1" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 329, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Miami-Dade", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Miami-Dade", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 81, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 140, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Coral Gables houses 40.0%, Miami-Dade County houses 37.6%; Coral Gables condominiums 34.5%, Miami-Dade County condominiums 37.4%.", "after": "Horizontal bar chart. Coral Gables houses 40%, Miami-Dade County houses 37.6%; Coral Gables condominiums 34.5%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Coral Gables versus Miami-Dade County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Coral Gables versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Coral Gables houses are cutting 2.4 points more often than Miami-Dade County", "after": "Seller Blink Rate™: 40% of Coral Gables houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "37.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "34.5%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "37.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "40%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 32.9%, 31-60 days 10.0%, 61-90 days 13.6%, 91-180 days 23.6%, 181+ days 20.0%. Condominiums: 0-30 days 44.5%, 31-60 days 7.6%, 61-90 days 10.1%, 91-180 days 24.4%, 181+ days 13.4%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 32.9%, 31-60 days 10%, 61-90 days 13.6%, 91-180 days 23.6%, 181+ days 20%. Condominiums: 0-30 days 44.5%, 31-60 days 7.6%, 61-90 days 10.1%, 91-180 days 24.4%, 181+ days 13.4%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Coral Gables listings by cumulative days on market, houses and condominiums, September 7, 2026. 43.6% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Coral Gables houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 43.6% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "43.6% of Coral Gables houses for sale have waited more than 90 days, counting every relisting", "after": "43.6% of Coral Gables houses for sale with a recorded cumulative-days value exceed 90 days; 37.8% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "32.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "43.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "44.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "10%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "7.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "13.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "10.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "23.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "24.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "20%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "13.4%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 1; $500K to $1M too few to read of 9; $1M to $2M 38.7% of 31; $2M to $5M 41.7% of 48; $5M and up 39.2% of 51.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 1 listed, count only; $500K to $1M 9 listed, count only; $1M to $2M 38.7% (12 of 31); $2M to $5M 41.7% (20 of 48); $5M and up 39.2% (20 of 51).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Coral Gables houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Coral Gables houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$2M to $5M Coral Gables houses have cut most often: 41.7% of 48", "after": "$2M to $5M Coral Gables houses show the highest share asking below original: 41.7% of 48", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "39.2%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "51", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "41.7%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "48", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "38.7%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "31", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "40.0% of Coral Gables houses for sale have cut their asking price, 34.5% of condos", "after": "40% of Coral Gables houses for sale are asking less than their original list price; 34.5% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Coral Gables sellers blink faster than the rest of Miami-Dade County as 43.6% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Coral Gables: 40% of houses list below original asking, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Coral Gables? Two in five houses have already come down once, by a median $200K", "after": "Buying in Coral Gables? 56 of the 140 houses for sale are asking below their original price, by a median $200K", "before_present": true, "after_present": true }, { "field": "lede", "before": "CORAL GABLES, Fla., September 7, 2026 - 40.0% of the 140 single-family homes listed for sale in Coral Gables have reduced their asking price at least once, by a median 7.0% (about $200K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 119 condominium listings, 34.5% have cut, by a median 4.4%.", "after": "CORAL GABLES, Fla., September 7, 2026 - 40% of the 140 single-family homes listed for sale in Coral Gables (56 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 56 reduced listings, the median reduction is 7% (about $200K). Among the city's 119 condominium listings, 34.5% are asking below their original price, by a median 4.4%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Coral Gables and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 140 houses, 119 condominiums, 42 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-coral-gables/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Coral Gables, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (81 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 140 houses, 119 condominiums, 42 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coral-gables/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-coral-gables/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"40.0 percent of single-family homes for sale in Coral Gables have reduced their asking price at least once, by a median $200K.\"", "after": "\"40 percent of single-family homes for sale in Coral Gables have a current asking price below their original list price; among those 56 reduced listings the median reduction is $200K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Coral Gables house for sale has been waiting 78 days, not the 78 the current listing shows.\"", "after": "\"Among active Coral Gables houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 78 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Coral Gables houses now under contract, 54.8 percent never reduced their asking price; the rest cut by a median 7.2 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 45.2 percent of the 42 Coral Gables houses under contract had a recorded asking price below their original list price; the median reduction among that group was 7.2 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "4984a97899e956a89da64d54c94d9084360c63780c90b7857b5a2c8e9f668f3d", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nCoral Gables price cuts and true days on market\nHEADLINE OPTIONS\n40.0% of Coral Gables houses for sale have cut their asking price, 34.5% of condos\nCoral Gables sellers blink faster than the rest of Miami-Dade County as 43.6% of houses pass 90 days on\nthe market\nBuying in Coral Gables? Two in five houses have already come down once, by a median $200K\nLEDE\nCORAL GABLES, Fla., September 7, 2026 - 40.0% of the 140 single-family homes listed for sale in Coral Gables\nhave reduced their asking price at least once, by a median 7.0% (about $200K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Among the city's 119 condominium listings, 34.5% have cut, by a\nmedian 4.4%.\nNUT GRAF\nThe figures point to a market where 45.2% of houses reached a contract only after a price cut: of the 42 Coral\nGables houses now under contract, 45.2% reduced before going under contract, with a median cut of 7.2% and\na median 48 days to contract. Across Miami-Dade County the price-cut share is 37.6% for houses and 37.4%\nfor condominiums, so Coral Gables houses are cutting 2.4 points more often than the county. Counting every\nrelisting, the median Coral Gables house for sale has been on the market 78 days, against 78 on its current\nlisting; 0.0% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nCoral Gables\n140\nShare with at\nleast one price\nreduction,\nhouses\n40.0% (56 of 140)\nMedian\nreduction\nfrom original\nasking, houses\n7.0% (about $200K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings, Coral\nGables\n119\nShare with at\nleast one price\nreduction,\ncondominiums\n34.5% (41 of 119)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n78 days (78 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n43.6% (61 of 140)\nHouses under\ncontract that\nreduced first\n45.2% of 42\nMiami-Dade\nCounty price-\ncut share,\nhouses /\ncondominiums\n37.6% / 37.4%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting faster than similar-priced cities; Condominiums: Firmer than similar-priced cities\nPeer group,\nhouses\n(median\nasking $2M\nand up; peer\ncut share\n34.0%)\nMiami Shores, Southwest Ranches, Lighthouse Point, North Palm Beach, Miami Beach, Pinecrest, Key Biscayne, Palm \nQUOTABLE DATA POINTS\n\"40.0 percent of single-family homes for sale in Coral Gables have reduced their asking price at least once,\nby a median $200K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Coral Gables house for sale has been waiting 78 days, not the 78 the\ncurrent listing shows.\"\n\"Of the Coral Gables houses now under contract, 54.8 percent never reduced their asking price; the rest\ncut by a median 7.2 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Coral Gables versus Miami-Dade County, houses and condominiums, September\n7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Coral Gables listings by cumulative days on market, houses and condominiums, September 7, 2026. 43.6% of houses have passed\n90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Coral Gables houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Coral Gables and Miami-Dade County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 140 houses, 119 condominiums, 42 houses\nunder contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at\nhttps://www.pbprealestate.com/price-cuts-coral-gables/ . Conditions read: How the read works: each city is compared with its peer\ngroup, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer\nfigure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at\nleast 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting\nat peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is\nrelative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "16966c6fbc508be39a529cde145124924e54545072ef2bc961d68d3b9ba080ff", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nCoral Gables asking-price reductions and recorded days\non market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/coral-gables/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n40% of Coral Gables houses for sale are asking less than their original list price; 34.5% of condos\nSeller Blink Rate™ in Coral Gables: 40% of houses list below original asking, against 37.6% across Miami-\nDade County\nBuying in Coral Gables? 56 of the 140 houses for sale are asking below their original price, by a median\n$200K\nLEDE\nCORAL GABLES, Fla., September 7, 2026 - 40% of the 140 single-family homes listed for sale in Coral Gables\n(56 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 56 reduced listings, the median reduction is\n7% (about $200K). Among the city's 119 condominium listings, 34.5% are asking below their original price, by a\nmedian 4.4%.\nNUT GRAF\nFor active Coral Gables houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are\nboth 78 days (from 140 and 140 listings with a value in each field). Equal medians describe the recorded fields\nonly; they do not establish anything about individual listing histories. 0% of all active houses have both fields\nrecorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a\nrelisting event. Of the 42 Coral Gables houses under contract (Pending or Active Under Contract), 19 (45.2%)\nhave a recorded asking price below their original list price; the median reduction among that group is 7.2%. The\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nremainder are not recorded as below their original list price, which is not a price history. These asking-price\nfields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original\nare 37.6% for houses and 37.4% for condominiums; Coral Gables houses are 2.4 points above the county\nshare.\nFACT BOX\nActive single-family listings, Coral Gables\n140\nSeptember 7, 2026\nShare asking below original list price,\nhouses\n40% (56 of 140)\nSeptember 7, 2026\nPrice pairs recorded / missing; unchanged /\nabove original, houses\n140 / 0; 81 / 3\nSeptember 7, 2026\nMedian reduction among the 56 reduced\nhouses\n7% (about $200K)\nSeptember 7, 2026\nActive condominium listings, Coral Gables\n119\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n34.5% (41 of 119)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n78 / 78 days (from 140 / 140 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90 days\n43.6% (61 of 140 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking below\noriginal list price\n45.2% (19 of 42)\nSeptember 7, 2026\nMiami-Dade County share asking below\noriginal, houses / condominiums\n37.6% / 37.4%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nHouses: Higher below-original share than peers;\nCondominiums: Lower below-original share than\npeers\nSeptember 7, 2026\nPeer group, houses (median asking $2M and\nup; peer share 34%)\nMiami Shores, Southwest Ranches, Lighthouse Point,\nNorth Palm Beach, Miami Beach, Pinecrest, Key\nBiscayne, Palm Beach\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"40 percent of single-family homes for sale in Coral Gables have a current asking price below their original\nlist price; among those 56 reduced listings the median reduction is $200K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"Among active Coral Gables houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket\nvalues are both 78 days. These are MLS-recorded fields, not an independently reconstructed listing\nhistory.\"\n\"At the snapshot, 45.2 percent of the 42 Coral Gables houses under contract had a recorded asking price\nbelow their original list price; the median reduction among that group was 7.2 percent. The remainder\nwere not recorded as below their original list price, which is not a price history. Agreed contract prices are\nnot inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Coral Gables versus Miami-Dade\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nChart data (aggregate): Horizontal bar chart. Coral Gables houses 40%, Miami-Dade County houses 37.6%;\nCoral Gables condominiums 34.5%, Miami-Dade County condominiums 37.4%. Share of active listings asking\nbelow their original list price, September 7, 2026.\nActive Coral Gables houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 43.6% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 32.9%, 31-60\ndays 10%, 61-90 days 13.6%, 91-180 days 23.6%, 181+ days 20%. Condominiums: 0-30 days 44.5%, 31-60\ndays 7.6%, 61-90 days 10.1%, 91-180 days 24.4%, 181+ days 13.4%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Coral Gables houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10\nto 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 1 listed, count only; $500K to $1M 9 listed, count only; $1M to $2M 38.7% (12 of 31);\n$2M to $5M 41.7% (20 of 48); $5M and up 39.2% (20 of 51).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Coral Gables,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (81 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 140 houses,\n119 condominiums, 42 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coral-gables/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-coral-gables/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "3f0805f86b74ac2ee7ffc7f2db1b3d34eb24cf36f6e48cfc67d8797c06c1b6c3", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - CORAL GABLES PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 40% of Coral Gables houses for sale are asking less than their original list price; 34.5% of condos\n2. Seller Blink Rate™ in Coral Gables: 40% of houses list below original asking, against 37.6% across Miami-Dade County\n3. Buying in Coral Gables? 56 of the 140 houses for sale are asking below their original price, by a median $200K\n\nLEDE\nCORAL GABLES, Fla., September 7, 2026 - 40% of the 140 single-family homes listed for sale in Coral Gables (56 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 56 reduced listings, the median reduction is 7% (about $200K). Among the city's 119 condominium listings, 34.5% are asking below their original price, by a median 4.4%.\n\nNUT GRAF\nFor active Coral Gables houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 78 days (from 140 and 140 listings with a value in each field). Equal medians describe the recorded fields only; they do not establish anything about individual listing histories. 0% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 42 Coral Gables houses under contract (Pending or Active Under Contract), 19 (45.2%) have a recorded asking price below their original list price; the median reduction among that group is 7.2%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.6% for houses and 37.4% for condominiums; Coral Gables houses are 2.4 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Coral Gables: 140 [September 7, 2026]\n- Share asking below original list price, houses: 40% (56 of 140) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 140 / 0; 81 / 3 [September 7, 2026]\n- Median reduction among the 56 reduced houses: 7% (about $200K) [September 7, 2026]\n- Active condominium listings, Coral Gables: 119 [September 7, 2026]\n- Share asking below original list price, condominiums: 34.5% (41 of 119) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 78 / 78 days (from 140 / 140 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 43.6% (61 of 140 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 45.2% (19 of 42) [September 7, 2026]\n- Miami-Dade County share asking below original, houses / condominiums: 37.6% / 37.4% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Higher below-original share than peers; Condominiums: Lower below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking $2M and up; peer share 34%): Miami Shores, Southwest Ranches, Lighthouse Point, North Palm Beach, Miami Beach, Pinecrest, Key Biscayne, Palm Beach [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"40 percent of single-family homes for sale in Coral Gables have a current asking price below their original list price; among those 56 reduced listings the median reduction is $200K.\"\n- \"Among active Coral Gables houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 78 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 45.2 percent of the 42 Coral Gables houses under contract had a recorded asking price below their original list price; the median reduction among that group was 7.2 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- coral-gables-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Coral Gables versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Coral Gables houses 40%, Miami-Dade County houses 37.6%; Coral Gables condominiums 34.5%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.\n- coral-gables-true-days-on-market-r1-2026-09-07.png\n Caption: Active Coral Gables houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 43.6% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 32.9%, 31-60 days 10%, 61-90 days 13.6%, 91-180 days 23.6%, 181+ days 20%. Condominiums: 0-30 days 44.5%, 31-60 days 7.6%, 61-90 days 10.1%, 91-180 days 24.4%, 181+ days 13.4%.\n- coral-gables-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Coral Gables houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 1 listed, count only; $500K to $1M 9 listed, count only; $1M to $2M 38.7% (12 of 31); $2M to $5M 41.7% (20 of 48); $5M and up 39.2% (20 of 51).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Coral Gables, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (81 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 140 houses, 119 condominiums, 42 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coral-gables/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-coral-gables/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-1245a0228a92103fe7c7" }, { "slug": "coral-gables", "city": "Coral Gables", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "active": 119, "with_fee": 113, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 119, "cut_count": 41, "cut_pct": 34.5, "median_cut_pct": 4.4, "median_cut_dollars": 31000 }, "outliers_dropped": 4, "n": 109, "median": 1146, "p10": 546, "p25": 767, "p75": 1669, "p90": 3482, "min": 223, "max": 5702, "median_sqft": 1.15, "n_sqft": 105, "median_pct_price": 2.26, "median_list_price": 639000, "median_year_built": 1996, "median_sqft_area": 1090, "over_1000": 62, "over_1000_pct": 56.9, "under_500": 11, "under_500_pct": 10.1, "hi_thr": 1000, "lo_thr": 500, "over_hi": 62, "over_hi_pct": 56.9, "under_lo": 11, "under_lo_pct": 10.1, "types": { "Condominium": { "count": 108, "pct": 99.1 }, "Townhouse": { "count": 1, "pct": 0.9 } }, "regime": { "COA": { "count": 99, "pct": 90.8 }, "HOA": { "count": 8, "pct": 7.3 }, "not_recorded": { "count": 2, "pct": 1.8 } }, "villa_median": null, "townhouse_median": 767, "cadence": { "Monthly": { "count": 99, "pct": 90.8 }, "Quarterly": { "count": 10, "pct": 9.2 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 1, "pct": 0.9 }, { "label": "$250 to $500", "count": 10, "pct": 9.2 }, { "label": "$500 to $750", "count": 16, "pct": 14.7 }, { "label": "$750 to $1,000", "count": 20, "pct": 18.3 }, { "label": "$1,000 to $1,500", "count": 22, "pct": 20.2 }, { "label": "$1,500 to $2,000", "count": 22, "pct": 20.2 }, { "label": "$2,000 and up", "count": 18, "pct": 16.5 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 28, "median": 1056, "median_sqft": 1.23 }, { "label": "1970s", "n": 7, "median": 804, "median_sqft": 0.9 }, { "label": "1980s", "n": 5, "median": 675, "median_sqft": 0.67 }, { "label": "1990s", "n": 12, "median": 2510, "median_sqft": 1.0 }, { "label": "2000s", "n": 28, "median": 1204, "median_sqft": 1.11 }, { "label": "2010s", "n": 10, "median": 1062, "median_sqft": 1.22 }, { "label": "2020s", "n": 14, "median": 1660, "median_sqft": 1.66 } ], "bands": [ { "label": "Under $250K", "n": 8, "median": 436, "median_pct_price": 2.84 }, { "label": "$250K to $500K", "n": 32, "median": 726, "median_pct_price": 2.5 }, { "label": "$500K to $1M", "n": 40, "median": 1280, "median_pct_price": 2.28 }, { "label": "$1M and up", "n": 29, "median": 2863, "median_pct_price": 1.43 } ], "pre1995": { "n": 53, "median": 803 }, "post2005": { "n": 42, "median": 1351 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 68, "pct": 66.7 }, { "key": "Trash", "label": "Trash", "count": 63, "pct": 61.8 }, { "key": "Water", "label": "Water", "count": 61, "pct": 59.8 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 57, "pct": 55.9 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 54, "pct": 52.9 }, { "key": "Pools", "label": "Pool", "count": 48, "pct": 47.1 }, { "key": "Sewer", "label": "Sewer", "count": 43, "pct": 42.2 }, { "key": "Insurance", "label": "Building insurance", "count": 37, "pct": 36.3 }, { "key": "Security", "label": "Security", "count": 36, "pct": 35.3 }, { "key": "CableTv", "label": "Cable TV", "count": 33, "pct": 32.4 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 22, "pct": 21.6 }, { "key": "HotWater", "label": "Hot water", "count": 21, "pct": 20.6 }, { "key": "Roof", "label": "Roof", "count": 19, "pct": 18.6 }, { "key": "Internet", "label": "Internet", "count": 18, "pct": 17.6 } ], "includes_n": 102, "flags": { "sa_mentioned": { "count": 7, "pct": 6.4 }, "sa_none_or_paid": { "count": 5, "pct": 4.6 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 3, "pct": 2.8 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 109 }, "developments": [ { "name": "Gables Waterway Towers Co", "master": null, "n": 9, "anecdotal": true, "median": 1611, "median_sqft": 1.23, "year_built": 1969, "median_list_price": 825000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coral Gables Ind Sec", "master": null, "n": 6, "anecdotal": true, "median": 2554, "median_sqft": 1.85, "year_built": 2027, "median_list_price": 1995500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Merrick Manor", "master": null, "n": 6, "anecdotal": true, "median": 1033, "median_sqft": 1.22, "year_built": 2019, "median_list_price": 877000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "David William Hotel", "master": null, "n": 5, "anecdotal": true, "median": 665, "median_sqft": 1.51, "year_built": 1963, "median_list_price": 315000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-06", "median": 1145, "p25": 766, "p75": 1666, "n": 108, "median_sqft": 1.15, "sa_pending_pct": 0.0 }, { "date": "2026-09-07", "median": 1146, "p25": 767, "p75": 1669, "n": 109, "median_sqft": 1.15, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Coral Gables condo for sale carries a $1,146-a-month association fee, 43% above the South Florida median", "56.9% of Coral Gables condos on the market ask $1,000 or more a month in fees; 10.1% stay under $500", "Coral Gables condos built since 2005 carry fees 68% higher than buildings from before 1995" ], "lede": "CORAL GABLES, Fla., September 7, 2026 - The median monthly association fee across the 109 condominiums listed for sale in Coral Gables is $1,146, with half of the listings between $767 and $1,669 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 43% above the five-county South Florida median of $800, and ranks Coral Gables 17 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Coral Gables carries a monthly association fee of $1,146, 43% above the five-county South Florida median of $800.\"", "\"56.9 percent of Coral Gables condos on the market ask $1,000 or more a month in association fees; only 10.1 percent stay under $500.\"", "\"In Coral Gables, a condo completed since 2005 carries a median fee of $1,351 a month, against $803 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Coral Gables permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-coral-gables/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Coral Gables against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Coral Gables median $1,146 a month, South Florida median $800; Coral Gables ranks 17 of 69 cities.", "title": "Coral Gables condo fees sit 43% above the South Florida median" }, { "caption": "Share of active Coral Gables condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0.9% (1 listings); $250 to $500 9.2% (10 listings); $500 to $750 14.7% (16 listings); $750 to $1,000 18.3% (20 listings); $1,000 to $1,500 20.2% (22 listings); $1,500 to $2,000 20.2% (22 listings); $2,000 and up 16.5% (18 listings).", "title": "20.2% of Coral Gables condos for sale carry a fee of $1,000 to $1,500 a month" }, { "caption": "Median monthly-equivalent association fee for active Coral Gables condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s $1,056 (28 listings); 1970s too few (7 listings); 1980s too few (5 listings); 1990s $2,510 (12 listings); 2000s $1,204 (28 listings); 2010s $1,062 (10 listings); 2020s $1,660 (14 listings).", "title": "Coral Gables condos built since 2005 ask 68% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 119 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 119, "with_fee": 113, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 113, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 6, "n": 109, "retained_n": 109, "outliers_dropped": 4, "trim_applied": true, "cuts": { "active": 119, "cut_count": 41, "cut_pct": 34.5, "median_cut_pct": 4.4, "median_cut_dollars": 31000, "valid_price_count": 119, "missing_price_count": 0, "unchanged_count": 75, "raised_count": 3, "not_below_original_count": 78, "cut_pct_denominator": 119, "cut_sample_ok": true, "median_cut_n": 41 }, "trim_bounds": { "p1": 194.84, "p99": 6069.879999999998 }, "retained_small_sample": false, "retained_below_30": false, "median": 1146, "p10": 546, "p25": 767, "p75": 1669, "p90": 3482, "min": 223, "max": 5702, "median_sqft": 1.15, "n_sqft": 105, "median_pct_price": 2.26, "n_pct_price": 109, "median_list_price": 639000, "median_year_built": 1996, "median_sqft_area": 1090, "over_1000": 62, "over_1000_pct": 56.9, "under_500": 11, "under_500_pct": 10.1, "hi_thr": 1000, "lo_thr": 500, "over_hi": 62, "over_hi_pct": 56.9, "under_lo": 11, "under_lo_pct": 10.1, "types": { "Condominium": { "count": 108, "pct": 99.1 }, "Townhouse": { "count": 1, "pct": 0.9 } }, "regime": { "COA": { "count": 99, "pct": 90.8 }, "HOA": { "count": 8, "pct": 7.3 }, "not_recorded": { "count": 2, "pct": 1.8 } }, "villa_median": null, "townhouse_median": 767, "cadence": { "Monthly": { "count": 99, "pct": 90.8 }, "Quarterly": { "count": 10, "pct": 9.2 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 1, "pct": 0.9 }, { "label": "$250 to $500", "count": 10, "pct": 9.2 }, { "label": "$500 to $750", "count": 16, "pct": 14.7 }, { "label": "$750 to $1,000", "count": 20, "pct": 18.3 }, { "label": "$1,000 to $1,500", "count": 22, "pct": 20.2 }, { "label": "$1,500 to $2,000", "count": 22, "pct": 20.2 }, { "label": "$2,000 and up", "count": 18, "pct": 16.5 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 28, "median": 1056, "median_sqft": 1.23 }, { "label": "1970s", "n": 7, "median": 804, "median_sqft": 0.9 }, { "label": "1980s", "n": 5, "median": 675, "median_sqft": 0.67 }, { "label": "1990s", "n": 12, "median": 2510, "median_sqft": 1.0 }, { "label": "2000s", "n": 28, "median": 1204, "median_sqft": 1.11 }, { "label": "2010s", "n": 10, "median": 1062, "median_sqft": 1.22 }, { "label": "2020s", "n": 14, "median": 1660, "median_sqft": 1.66 } ], "bands": [ { "label": "Under $250K", "n": 8, "median": 436, "median_pct_price": 2.84 }, { "label": "$250K to $500K", "n": 32, "median": 726, "median_pct_price": 2.5 }, { "label": "$500K to $1M", "n": 40, "median": 1280, "median_pct_price": 2.28 }, { "label": "$1M and up", "n": 29, "median": 2863, "median_pct_price": 1.43 } ], "pre1995": { "n": 53, "median": 803 }, "post2005": { "n": 42, "median": 1351 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 68, "pct": 66.7 }, { "key": "Trash", "label": "Trash", "count": 63, "pct": 61.8 }, { "key": "Water", "label": "Water", "count": 61, "pct": 59.8 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 57, "pct": 55.9 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 54, "pct": 52.9 }, { "key": "Pools", "label": "Pool", "count": 48, "pct": 47.1 }, { "key": "Sewer", "label": "Sewer", "count": 43, "pct": 42.2 }, { "key": "Insurance", "label": "Building insurance", "count": 37, "pct": 36.3 }, { "key": "Security", "label": "Security", "count": 36, "pct": 35.3 }, { "key": "CableTv", "label": "Cable TV", "count": 33, "pct": 32.4 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 22, "pct": 21.6 }, { "key": "HotWater", "label": "Hot water", "count": 21, "pct": 20.6 }, { "key": "Roof", "label": "Roof", "count": 19, "pct": 18.6 }, { "key": "Internet", "label": "Internet", "count": 18, "pct": 17.6 } ], "includes_n": 102, "flags": { "sa_mentioned": { "count": 7, "pct": 6.4 }, "sa_none_or_paid": { "count": 5, "pct": 4.6 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 3, "pct": 2.8 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 109 }, "denominators": { "fee_percentages": 109, "fee_medians_percentiles": 109, "median_sqft": 105, "median_pct_price": 109, "includes_pct": 102, "flags_pct": 109, "cut_pct": 119 }, "developments": [ { "name": "Gables Waterway Towers Co", "master": null, "n": 9, "anecdotal": true, "median": 1611, "median_sqft": 1.23, "year_built": 1969, "median_list_price": 825000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coral Gables Ind Sec", "master": null, "n": 6, "anecdotal": true, "median": 2554, "median_sqft": 1.85, "year_built": 2027, "median_list_price": 1995500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Merrick Manor", "master": null, "n": 6, "anecdotal": true, "median": 1033, "median_sqft": 1.22, "year_built": 2019, "median_list_price": 877000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "David William Hotel", "master": null, "n": 5, "anecdotal": true, "median": 665, "median_sqft": 1.51, "year_built": 1963, "median_list_price": 315000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 1146, "p25": 767, "p75": 1669, "n": 109, "median_sqft": 1.15, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Coral Gables condo monthly association fees have a median of $1,146 in the retained usable-fee sample of 109 listings, 43% above the five-county median", "In Coral Gables's retained usable-fee sample (109 listings after exclusions and percentile trimming), 56.9% have monthly-equivalent fees of $1,000 or more and 10.1% are below $500", "Coral Gables condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=42) vs pre-1995 (n=53), monthly median 68% higher" ], "lede": "CORAL GABLES, Fla., September 7, 2026 - Among 109 active condominium listings in Coral Gables retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,146, with the middle half between $767 and $1,669, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 119 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 43% above the separately trimmed five-county median of $800 and ranks 17th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Coral Gables's retained usable-fee sample (n=109), after exclusions and percentile trimming, is $1,146, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Coral Gables condos in the retained usable-fee sample (n=109) after exclusions and percentile trimming, 56.9 percent have listed monthly-equivalent fees of $1,000 or more and 10.1 percent are below $500.\"", "\"Among the retained usable-fee listings in Coral Gables with a recorded construction year, the median monthly-equivalent fee is $1,351 for a recorded year built of 2005 or later (42 listings) and $803 for those built before 1995 (53 listings).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Coral Gables, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (113 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 109 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 119 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coral-gables/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-coral-gables/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Coral Gables and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Coral Gables retained-sample median $1,146 a month (n=109); five-county median $800 (n=22,695, region-level trim).", "title": "Coral Gables condos, retained usable-fee sample (n=109): median $1,146/month, 43% above the five-county median of $800", "visible_labels": [ "$1,146", "109", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 109 active Coral Gables condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0.9% (1 listings); $250 to $500 9.2% (10 listings); $500 to $750 14.7% (16 listings); $750 to $1,000 18.3% (20 listings); $1,000 to $1,500 20.2% (22 listings); $1,500 to $2,000 20.2% (22 listings); $2,000 and up 16.5% (18 listings).", "title": "20.2% of Coral Gables's retained usable-fee sample (109 listings) falls in each of the $1,000 to $1,500 and $1,500 to $2,000 monthly bands, a tie at the reported precision", "visible_labels": [ "0.9%", "1", "9.2%", "10", "14.7%", "16", "18.3%", "20", "20.2%", "22", "20.2%", "22", "16.5%", "18" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Coral Gables condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=42; pre-1995 n=53.", "alt": "Column chart of median fee by recorded decade built: 1960s $1,056 (28 listings); 1970s count only (7 listings); 1980s count only (5 listings); 1990s $2,510 (12 listings); 2000s $1,204 (28 listings); 2010s $1,062 (10 listings); 2020s $1,660 (14 listings). Recorded year built 2005 or later $1,351 (42 listings); before 1995 $803 (53 listings).", "title": "Coral Gables condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=42) vs pre-1995 (n=53), monthly median 68% higher", "visible_labels": [ "$1,056", "28", "7", "5", "$2,510", "12", "$1,204", "28", "$1,062", "10", "$1,660", "14", "$1,351", "42", "$803", "53" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 109, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 109, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 109, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 102, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 109, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 109, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 109, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 194.84, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 6069.879999999998, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Coral Gables median $1,146 a month, South Florida median $800; Coral Gables ranks 17 of 69 cities.", "after": "Dot strip chart in five county lanes. Coral Gables retained-sample median $1,146 a month (n=109); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Coral Gables against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Coral Gables and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Coral Gables condo fees sit 43% above the South Florida median", "after": "Coral Gables condos, retained usable-fee sample (n=109): median $1,146/month, 43% above the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$1,146", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "109", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0.9% (1 listings); $250 to $500 9.2% (10 listings); $500 to $750 14.7% (16 listings); $750 to $1,000 18.3% (20 listings); $1,000 to $1,500 20.2% (22 listings); $1,500 to $2,000 20.2% (22 listings); $2,000 and up 16.5% (18 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0.9% (1 listings); $250 to $500 9.2% (10 listings); $500 to $750 14.7% (16 listings); $750 to $1,000 18.3% (20 listings); $1,000 to $1,500 20.2% (22 listings); $1,500 to $2,000 20.2% (22 listings); $2,000 and up 16.5% (18 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Coral Gables condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 109 active Coral Gables condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "20.2% of Coral Gables condos for sale carry a fee of $1,000 to $1,500 a month", "after": "20.2% of Coral Gables's retained usable-fee sample (109 listings) falls in each of the $1,000 to $1,500 and $1,500 to $2,000 monthly bands, a tie at the reported precision", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "20.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "22", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "16.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "18", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "9.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "14.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "18.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "20.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "22", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s $1,056 (28 listings); 1970s too few (7 listings); 1980s too few (5 listings); 1990s $2,510 (12 listings); 2000s $1,204 (28 listings); 2010s $1,062 (10 listings); 2020s $1,660 (14 listings).", "after": "Column chart of median fee by recorded decade built: 1960s $1,056 (28 listings); 1970s count only (7 listings); 1980s count only (5 listings); 1990s $2,510 (12 listings); 2000s $1,204 (28 listings); 2010s $1,062 (10 listings); 2020s $1,660 (14 listings). Recorded year built 2005 or later $1,351 (42 listings); before 1995 $803 (53 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Coral Gables condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Coral Gables condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=42; pre-1995 n=53.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Coral Gables condos built since 2005 ask 68% more in fees than those built before 1995", "after": "Coral Gables condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=42) vs pre-1995 (n=53), monthly median 68% higher", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$1,056", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$1,660", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "$1,351", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "42", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "$803", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[15]", "before": null, "after": "53", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "28", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$2,510", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$1,204", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "28", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$1,062", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Coral Gables condo for sale carries a $1,146-a-month association fee, 43% above the South Florida median", "after": "Coral Gables condo monthly association fees have a median of $1,146 in the retained usable-fee sample of 109 listings, 43% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "56.9% of Coral Gables condos on the market ask $1,000 or more a month in fees; 10.1% stay under $500", "after": "In Coral Gables's retained usable-fee sample (109 listings after exclusions and percentile trimming), 56.9% have monthly-equivalent fees of $1,000 or more and 10.1% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Coral Gables condos built since 2005 carry fees 68% higher than buildings from before 1995", "after": "Coral Gables condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=42) vs pre-1995 (n=53), monthly median 68% higher", "before_present": true, "after_present": true }, { "field": "lede", "before": "CORAL GABLES, Fla., September 7, 2026 - The median monthly association fee across the 109 condominiums listed for sale in Coral Gables is $1,146, with half of the listings between $767 and $1,669 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 43% above the five-county South Florida median of $800, and ranks Coral Gables 17 of 69 cities.", "after": "CORAL GABLES, Fla., September 7, 2026 - Among 109 active condominium listings in Coral Gables retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,146, with the middle half between $767 and $1,669, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 119 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 43% above the separately trimmed five-county median of $800 and ranks 17th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Coral Gables permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-coral-gables/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Coral Gables, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (113 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 109 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 119 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coral-gables/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-coral-gables/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Coral Gables carries a monthly association fee of $1,146, 43% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Coral Gables's retained usable-fee sample (n=109), after exclusions and percentile trimming, is $1,146, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"56.9 percent of Coral Gables condos on the market ask $1,000 or more a month in association fees; only 10.1 percent stay under $500.\"", "after": "\"Among Coral Gables condos in the retained usable-fee sample (n=109) after exclusions and percentile trimming, 56.9 percent have listed monthly-equivalent fees of $1,000 or more and 10.1 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Coral Gables, a condo completed since 2005 carries a median fee of $1,351 a month, against $803 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Coral Gables with a recorded construction year, the median monthly-equivalent fee is $1,351 for a recorded year built of 2005 or later (42 listings) and $803 for those built before 1995 (53 listings).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "be6ded65b91da85c909820daf4a24744655bafa3563129c77736b83930c8a6de", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nCoral Gables condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Coral Gables condo for sale carries a $1,146-a-month association fee, 43% above the South\nFlorida median\n56.9% of Coral Gables condos on the market ask $1,000 or more a month in fees; 10.1% stay under $500\nCoral Gables condos built since 2005 carry fees 68% higher than buildings from before 1995\nLEDE\nCORAL GABLES, Fla., September 7, 2026 - The median monthly association fee across the 109 condominiums\nlisted for sale in Coral Gables is $1,146, with half of the listings between $767 and $1,669 a month, according\nto a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 43% above the five-county South\nFlorida median of $800, and ranks Coral Gables 17 of 69 cities.\nNUT GRAF\nPer square foot, the median Coral Gables condo fee is $1.15 a month on a median unit of 1,090 square feet; at\nthe median asking price of $639K, a year of fees equals 2.26% of the price. 56.9% of listings ask $1,000 or\nmore a month and 10.1% under $500. 0% of listings report two association layers (a master and a sub-\nassociation); 9.2% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention\na special assessment on 6.4% of listings, describe one as pending or payable by the buyer on 0%, and mention\na mandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of $1,351 against\n$803 for those completed before 1995.\nFACT BOX\nActive condominium listings, Coral Gables\n119 (109 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$1,146\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$767 to $1,669\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.15 (median unit 1,090 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n2.26% (asking $639K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n56.9% / 10.1%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n9.2%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n6.4% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Coral Gables ranks 17 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$1,351 (42 listings) / $803 (53 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Coral Gables carries a monthly association fee of $1,146, 43%\nabove the five-county South Florida median of $800.\"\n\"56.9 percent of Coral Gables condos on the market ask $1,000 or more a month in association fees; only\n10.1 percent stay under $500.\"\n\"In Coral Gables, a condo completed since 2005 carries a median fee of $1,351 a month, against $803 for\na building completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Coral Gables against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Coral Gables condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS\nvia PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Coral Gables condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Coral Gables permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-coral-gables/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "9f75e03038d461c7d9d54ebe8488e4e1ff717c2d5c2b14afcdf34367968b1dce", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nCoral Gables condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/coral-gables/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nCoral Gables condo monthly association fees have a median of $1,146 in the retained usable-fee sample of\n109 listings, 43% above the five-county median\nIn Coral Gables's retained usable-fee sample (109 listings after exclusions and percentile trimming), 56.9%\nhave monthly-equivalent fees of $1,000 or more and 10.1% are below $500\nCoral Gables condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=42) vs pre-1995 (n=53),\nmonthly median 68% higher\nLEDE\nCORAL GABLES, Fla., September 7, 2026 - Among 109 active condominium listings in Coral Gables retained\nafter excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its\n99th percentile, the median monthly association fee is $1,146, with the middle half between $767 and $1,669,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 119\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 43% above the separately trimmed five-county median\nof $800 and ranks 17th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Coral Gables condo fee is $1.15 a month (105\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n2.26% of the listing's current asking price across 109 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 56.9% of the retained sample have fees of $1,000 or more a\nmonth and 10.1% are below $500. 0% of the retained sample report two association layers (a master and a\nsub-association, summed here); 9.2% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 6.4% of the retained sample, describe one as pending or\npayable by the buyer on 0%, and mention a mandatory club or membership on 0%; 109 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $1,351 for a recorded\nyear built of 2005 or later (42 listings) and $803 for those built before 1995 (53 listings); construction year is a\nrecorded field and this comparison does not explain why fees differ. \nFACT BOX\nActive condominium listings, Coral Gables (before\nexclusions and trimming)\n119\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n113 / 109 (4 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$1,146\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$767 to $1,669\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.15 (105 retained listings with recorded\nliving area of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n2.26% (109 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n56.9% (62) / 10.1% (11) of 109\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n9.2%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n6.4% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Coral Gables ranks 17th\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$1,351 (2005+ n=42) / $803 (pre-1995 n=53)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Coral Gables's retained usable-fee sample (n=109),\nafter exclusions and percentile trimming, is $1,146, compared with $800 in the separately trimmed five-\ncounty sample.\"\n\"Among Coral Gables condos in the retained usable-fee sample (n=109) after exclusions and percentile\ntrimming, 56.9 percent have listed monthly-equivalent fees of $1,000 or more and 10.1 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Coral Gables with a recorded construction year, the median\nmonthly-equivalent fee is $1,351 for a recorded year built of 2005 or later (42 listings) and $803 for those\nbuilt before 1995 (53 listings).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Coral Gables and\nthe published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference\nuses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Coral Gables retained-sample median $1,146 a\nmonth (n=109); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 109 active Coral Gables condominium listings retained after unusable-fee exclusions\nand city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0.9% (1\nlistings); $250 to $500 9.2% (10 listings); $500 to $750 14.7% (16 listings); $750 to $1,000 18.3% (20 listings);\n$1,000 to $1,500 20.2% (22 listings); $1,500 to $2,000 20.2% (22 listings); $2,000 and up 16.5% (18 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Coral Gables condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=42;\npre-1995 n=53.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s $1,056 (28 listings);\n1970s count only (7 listings); 1980s count only (5 listings); 1990s $2,510 (12 listings); 2000s $1,204 (28\nlistings); 2010s $1,062 (10 listings); 2020s $1,660 (14 listings). Recorded year built 2005 or later $1,351 (42\nlistings); before 1995 $803 (53 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Coral Gables, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npublished when at least 30 listings have a valid fee before trimming (113 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 109 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 119 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coral-gables/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-coral-gables/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "716b1130892cbac7dabc28437570395ec505e6ab60248a0732578c294beca880", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - CORAL GABLES CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Coral Gables condo monthly association fees have a median of $1,146 in the retained usable-fee sample of 109 listings, 43% above the five-county median\n2. In Coral Gables's retained usable-fee sample (109 listings after exclusions and percentile trimming), 56.9% have monthly-equivalent fees of $1,000 or more and 10.1% are below $500\n3. Coral Gables condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=42) vs pre-1995 (n=53), monthly median 68% higher\n\nLEDE\nCORAL GABLES, Fla., September 7, 2026 - Among 109 active condominium listings in Coral Gables retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,146, with the middle half between $767 and $1,669, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 119 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 43% above the separately trimmed five-county median of $800 and ranks 17th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Coral Gables condo fee is $1.15 a month (105 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.26% of the listing's current asking price across 109 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 56.9% of the retained sample have fees of $1,000 or more a month and 10.1% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 9.2% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 6.4% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 109 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $1,351 for a recorded year built of 2005 or later (42 listings) and $803 for those built before 1995 (53 listings); construction year is a recorded field and this comparison does not explain why fees differ. \n\nFACT BOX (exact figures)\n- Active condominium listings, Coral Gables (before exclusions and trimming): 119 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 113 / 109 (4 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $1,146 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $767 to $1,669 [September 7, 2026]\n- Median fee per square foot per month: $1.15 (105 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 2.26% (109 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 56.9% (62) / 10.1% (11) of 109 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 9.2% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 6.4% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Coral Gables ranks 17th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $1,351 (2005+ n=42) / $803 (pre-1995 n=53) [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Coral Gables's retained usable-fee sample (n=109), after exclusions and percentile trimming, is $1,146, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Coral Gables condos in the retained usable-fee sample (n=109) after exclusions and percentile trimming, 56.9 percent have listed monthly-equivalent fees of $1,000 or more and 10.1 percent are below $500.\"\n- \"Among the retained usable-fee listings in Coral Gables with a recorded construction year, the median monthly-equivalent fee is $1,351 for a recorded year built of 2005 or later (42 listings) and $803 for those built before 1995 (53 listings).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- coral-gables-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Coral Gables and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Coral Gables retained-sample median $1,146 a month (n=109); five-county median $800 (n=22,695, region-level trim).\n- coral-gables-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 109 active Coral Gables condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0.9% (1 listings); $250 to $500 9.2% (10 listings); $500 to $750 14.7% (16 listings); $750 to $1,000 18.3% (20 listings); $1,000 to $1,500 20.2% (22 listings); $1,500 to $2,000 20.2% (22 listings); $2,000 and up 16.5% (18 listings).\n- coral-gables-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Coral Gables condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=42; pre-1995 n=53.\n Alt text: Column chart of median fee by recorded decade built: 1960s $1,056 (28 listings); 1970s count only (7 listings); 1980s count only (5 listings); 1990s $2,510 (12 listings); 2000s $1,204 (28 listings); 2010s $1,062 (10 listings); 2020s $1,660 (14 listings). Recorded year built 2005 or later $1,351 (42 listings); before 1995 $803 (53 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Coral Gables, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (113 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 109 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 119 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coral-gables/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-coral-gables/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "coral-springs", "city": "Coral Springs", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 159, "sample_ok": true, "small_sample": false, "pending": 97, "median_list_price": 749888.0, "cut_count": 74, "cut_pct": 46.5, "raised_count": 3, "median_cut_pct": 3.8, "median_cut_dollars": 30002.5, "cut_last30": 40, "cut_last30_pct": 25.2, "cut_last7": 6, "median_dom": 42, "median_cdom": 46, "relisted_count": 13, "relisted_pct": 8.2, "over90": 44, "over90_pct": 27.7, "over180": 19, "fresh_held": 71, "fresh_held_pct": 44.7, "stale_uncut": 8, "stale_uncut_pct": 5.0, "dom_buckets": [ { "label": "0-30", "count": 65, "pct": 40.9 }, { "label": "31-60", "count": 26, "pct": 16.4 }, { "label": "61-90", "count": 24, "pct": 15.1 }, { "label": "91-180", "count": 25, "pct": 15.7 }, { "label": "181+", "count": 19, "pct": 11.9 } ], "bands": [ { "label": "Under $500K", "active": 3, "cut": 1, "cut_pct": 33.3, "median_cdom": 78 }, { "label": "$500K to $1M", "active": 135, "cut": 67, "cut_pct": 49.6, "median_cdom": 53 }, { "label": "$1M to $2M", "active": 16, "cut": 4, "cut_pct": 25.0, "median_cdom": 16.5 }, { "label": "$2M to $5M", "active": 4, "cut": 2, "cut_pct": 50.0, "median_cdom": 178.0 }, { "label": "$5M and up", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 22 } ], "pending_cut_count": 35, "pending_cut_pct": 36.1, "pending_median_cut_pct": 3.7, "pending_median_cdom": 24, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 162, "cut_pct": 46.3, "median_cdom": 45.0, "median_list_price": 749950.0 }, { "date": "2026-09-06", "active": 160, "cut_pct": 46.2, "median_cdom": 46.0, "median_list_price": 749894.0 }, { "date": "2026-09-07", "active": 159, "cut_pct": 46.5, "median_cdom": 46, "median_list_price": 749888.0 } ] }, "condos": { "active": 274, "sample_ok": true, "small_sample": false, "pending": 47, "median_list_price": 210000.0, "cut_count": 137, "cut_pct": 50.0, "raised_count": 8, "median_cut_pct": 6.5, "median_cut_dollars": 15000.0, "cut_last30": 64, "cut_last30_pct": 23.4, "cut_last7": 18, "median_dom": 75.5, "median_cdom": 80.0, "relisted_count": 8, "relisted_pct": 2.9, "over90": 127, "over90_pct": 46.4, "over180": 65, "fresh_held": 79, "fresh_held_pct": 28.8, "stale_uncut": 41, "stale_uncut_pct": 15.0, "dom_buckets": [ { "label": "0-30", "count": 70, "pct": 25.5 }, { "label": "31-60", "count": 35, "pct": 12.8 }, { "label": "61-90", "count": 42, "pct": 15.3 }, { "label": "91-180", "count": 62, "pct": 22.6 }, { "label": "181+", "count": 65, "pct": 23.7 } ], "bands": [ { "label": "Under $250K", "active": 204, "cut": 109, "cut_pct": 53.4, "median_cdom": 81.0 }, { "label": "$250K to $500K", "active": 67, "cut": 26, "cut_pct": 38.8, "median_cdom": 77 }, { "label": "$500K to $1M", "active": 3, "cut": 2, "cut_pct": 66.7, "median_cdom": 111 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 17, "pending_cut_pct": 36.2, "pending_median_cut_pct": 8.8, "pending_median_cdom": 42, "tier": "c2", "series": [ { "date": "2026-09-05", "active": 246, "cut_pct": 51.2, "median_cdom": 84.5, "median_list_price": 204900.0 }, { "date": "2026-09-06", "active": 246, "cut_pct": 50.8, "median_cdom": 85.0, "median_list_price": 204900.0 }, { "date": "2026-09-07", "active": 274, "cut_pct": 50.0, "median_cdom": 80.0, "median_list_price": 210000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "46.5% of Coral Springs houses for sale have cut their asking price, 50.0% of condos", "Coral Springs sellers blink faster than the rest of Broward County as 27.7% of houses pass 90 days on the market", "Buying in Coral Springs? Half houses have already come down once, by a median $30K" ], "lede": "CORAL SPRINGS, Fla., September 7, 2026 - 46.5% of the 159 single-family homes listed for sale in Coral Springs have reduced their asking price at least once, by a median 3.8% (about $30K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 274 condominium listings, 50.0% have cut, by a median 6.5%.", "quotes": [ "\"46.5 percent of single-family homes for sale in Coral Springs have reduced their asking price at least once, by a median $30K.\"", "\"Counting every relisting, the median Coral Springs house for sale has been waiting 46 days, not the 42 the current listing shows.\"", "\"Of the Coral Springs houses now under contract, 63.9 percent never reduced their asking price; the rest cut by a median 3.7 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Coral Springs and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 159 houses, 274 condominiums, 97 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-coral-springs/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Coral Springs versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Coral Springs houses 46.5%, Broward County houses 43.3%; Coral Springs condominiums 50.0%, Broward County condominiums 45.0%.", "title": "Coral Springs houses are cutting 3.2 points more often than Broward County" }, { "caption": "Active Coral Springs listings by cumulative days on market, houses and condominiums, September 7, 2026. 27.7% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 40.9%, 31-60 days 16.4%, 61-90 days 15.1%, 91-180 days 15.7%, 181+ days 11.9%. Condominiums: 0-30 days 25.5%, 31-60 days 12.8%, 61-90 days 15.3%, 91-180 days 22.6%, 181+ days 23.7%.", "title": "27.7% of Coral Springs houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Coral Springs houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 3; $500K to $1M 49.6% of 135; $1M to $2M 25.0% of 16; $2M to $5M too few to read of 4; $5M and up too few to read of 1.", "title": "$500K to $1M Coral Springs houses have cut most often: 49.6% of 135" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 577 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 159, "sample_ok": true, "small_sample": false, "pending": 97, "median_list_price": 749888.0, "cut_count": 74, "cut_pct": 46.5, "raised_count": 3, "valid_price_count": 159, "missing_price_count": 0, "unchanged_count": 82, "not_below_original_count": 85, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 3.8, "median_cut_dollars": 30002.5, "cut_last30": 40, "cut_last30_pct": 25.2, "cut_last7": 6, "median_dom": 42, "median_cdom": 46, "dom_n": 159, "cdom_n": 159, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 159, "relisted_count": 13, "relisted_pct": 8.2, "over90": 44, "over90_pct": 27.7, "over180": 19, "fresh_held": 71, "fresh_held_pct": 44.7, "fresh_held_missing_cdom_count": 0, "stale_uncut": 8, "stale_uncut_pct": 5.0, "dom_buckets": [ { "label": "0-30", "count": 65, "pct": 40.9 }, { "label": "31-60", "count": 26, "pct": 16.4 }, { "label": "61-90", "count": 24, "pct": 15.1 }, { "label": "91-180", "count": 25, "pct": 15.7 }, { "label": "181+", "count": 19, "pct": 11.9 } ], "bands": [ { "label": "Under $500K", "active": 3, "cut": 1, "cut_pct": 33.3, "median_cdom": 78, "cut_pct_denominator": 3, "cdom_n": 3, "valid_price_count": 3 }, { "label": "$500K to $1M", "active": 135, "cut": 67, "cut_pct": 49.6, "median_cdom": 53, "cut_pct_denominator": 135, "cdom_n": 135, "valid_price_count": 135 }, { "label": "$1M to $2M", "active": 16, "cut": 4, "cut_pct": 25.0, "median_cdom": 16.5, "cut_pct_denominator": 16, "cdom_n": 16, "valid_price_count": 16 }, { "label": "$2M to $5M", "active": 4, "cut": 2, "cut_pct": 50.0, "median_cdom": 178.0, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 }, { "label": "$5M and up", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 22, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 } ], "pending_cut_count": 35, "pending_cut_pct": 36.1, "pending_valid_price_count": 97, "pending_missing_price_count": 0, "pending_unchanged_count": 59, "pending_raised_count": 3, "pending_not_below_original_count": 62, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 97, "pending_dom_n": 97, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 3.7, "pending_median_cdom": 24, "denominators": { "cut_pct": 159, "cut_last30_pct": 159, "relisted_pct": 159, "fresh_held_pct": 159, "stale_uncut_pct": 159, "over90_pct": 159, "dom_bucket_pct": 159, "pending_cut_pct": 97, "median_dom": 159, "median_cdom": 159, "median_cut_pct": 74, "median_cut_dollars": 74, "pending_median_cut_pct": 35, "pending_median_cdom": 97 }, "county_counts": { "Broward": 159 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 159, "cut_pct": 46.5, "median_cdom": 46, "median_list_price": 749888.0 } ] }, "condos": { "active": 274, "sample_ok": true, "small_sample": false, "pending": 47, "median_list_price": 210000.0, "cut_count": 137, "cut_pct": 50.0, "raised_count": 8, "valid_price_count": 274, "missing_price_count": 0, "unchanged_count": 129, "not_below_original_count": 137, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.5, "median_cut_dollars": 15000.0, "cut_last30": 64, "cut_last30_pct": 23.4, "cut_last7": 18, "median_dom": 75.5, "median_cdom": 80.0, "dom_n": 274, "cdom_n": 274, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 274, "relisted_count": 8, "relisted_pct": 2.9, "over90": 127, "over90_pct": 46.4, "over180": 65, "fresh_held": 79, "fresh_held_pct": 28.8, "fresh_held_missing_cdom_count": 0, "stale_uncut": 41, "stale_uncut_pct": 15.0, "dom_buckets": [ { "label": "0-30", "count": 70, "pct": 25.5 }, { "label": "31-60", "count": 35, "pct": 12.8 }, { "label": "61-90", "count": 42, "pct": 15.3 }, { "label": "91-180", "count": 62, "pct": 22.6 }, { "label": "181+", "count": 65, "pct": 23.7 } ], "bands": [ { "label": "Under $250K", "active": 204, "cut": 109, "cut_pct": 53.4, "median_cdom": 81.0, "cut_pct_denominator": 204, "cdom_n": 204, "valid_price_count": 204 }, { "label": "$250K to $500K", "active": 67, "cut": 26, "cut_pct": 38.8, "median_cdom": 77, "cut_pct_denominator": 67, "cdom_n": 67, "valid_price_count": 67 }, { "label": "$500K to $1M", "active": 3, "cut": 2, "cut_pct": 66.7, "median_cdom": 111, "cut_pct_denominator": 3, "cdom_n": 3, "valid_price_count": 3 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 17, "pending_cut_pct": 36.2, "pending_valid_price_count": 47, "pending_missing_price_count": 0, "pending_unchanged_count": 29, "pending_raised_count": 1, "pending_not_below_original_count": 30, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 47, "pending_dom_n": 47, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 8.8, "pending_median_cdom": 42, "denominators": { "cut_pct": 274, "cut_last30_pct": 274, "relisted_pct": 274, "fresh_held_pct": 274, "stale_uncut_pct": 274, "over90_pct": 274, "dom_bucket_pct": 274, "pending_cut_pct": 47, "median_dom": 274, "median_cdom": 274, "median_cut_pct": 137, "median_cut_dollars": 137, "pending_median_cut_pct": 17, "pending_median_cdom": 47 }, "county_counts": { "Broward": 274 }, "tier": "c2", "series": [ { "date": "2026-09-07", "active": 274, "cut_pct": 50.0, "median_cdom": 80.0, "median_list_price": 210000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "46.5% of Coral Springs houses for sale are asking less than their original list price; 50% of condos", "Seller Blink Rate™ in Coral Springs: 46.5% of houses list below original asking, against 43.3% across Broward County", "Buying in Coral Springs? 74 of the 159 houses for sale are asking below their original price, by a median $30K" ], "lede": "CORAL SPRINGS, Fla., September 7, 2026 - 46.5% of the 159 single-family homes listed for sale in Coral Springs (74 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 74 reduced listings, the median reduction is 3.8% (about $30K). Among the city's 274 condominium listings, 50% are asking below their original price, by a median 6.5%.", "quotes": [ "\"46.5 percent of single-family homes for sale in Coral Springs have a current asking price below their original list price; among those 74 reduced listings the median reduction is $30K.\"", "\"Among active Coral Springs houses, the median recorded CumulativeDaysOnMarket value is 46 days and the median recorded DaysOnMarket value is 42 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 36.1 percent of the 97 Coral Springs houses under contract had a recorded asking price below their original list price; the median reduction among that group was 3.7 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Coral Springs, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (82 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 159 houses, 274 condominiums, 97 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coral-springs/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-coral-springs/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Coral Springs versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Coral Springs houses 46.5%, Broward County houses 43.3%; Coral Springs condominiums 50%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 46.5% of Coral Springs houses for sale are asking below their original price, against 43.3% across Broward County", "visible_labels": [ "45%", "50%", "43.3%", "46.5%" ] }, { "caption": "Active Coral Springs houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 27.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 40.9%, 31-60 days 16.4%, 61-90 days 15.1%, 91-180 days 15.7%, 181+ days 11.9%. Condominiums: 0-30 days 25.5%, 31-60 days 12.8%, 61-90 days 15.3%, 91-180 days 22.6%, 181+ days 23.7%.", "title": "27.7% of Coral Springs houses for sale with a recorded cumulative-days value exceed 90 days; 46.4% of condos", "visible_labels": [ "40.9%", "25.5%", "16.4%", "12.8%", "15.1%", "15.3%", "15.7%", "22.6%", "11.9%", "23.7%", "27.7%" ] }, { "caption": "Share of active Coral Springs houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 3 listed, count only; $500K to $1M 49.6% (67 of 135); $1M to $2M 25% (4 of 16); $2M to $5M 4 listed, count only; $5M and up 1 listed, count only.", "title": "$500K to $1M Coral Springs houses show the highest share asking below original: 49.6% of 135", "visible_labels": [ "1", "4", "25%", "4", "16", "49.6%", "67", "135", "3" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 577, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 204, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 204, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 204, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 274, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 274, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 274, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 274, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 274, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 274, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 274, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 137, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 137, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 274, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 274, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 274, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 274, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 274, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 137, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 274, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 129, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 274, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 135, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 135, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 135, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 74, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 74, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 97, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 97, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 85, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 97, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 97, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 97, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 159, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Coral Springs houses 46.5%, Broward County houses 43.3%; Coral Springs condominiums 50.0%, Broward County condominiums 45.0%.", "after": "Horizontal bar chart. Coral Springs houses 46.5%, Broward County houses 43.3%; Coral Springs condominiums 50%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Coral Springs versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Coral Springs versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Coral Springs houses are cutting 3.2 points more often than Broward County", "after": "Seller Blink Rate™: 46.5% of Coral Springs houses for sale are asking below their original price, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "50%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "46.5%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 40.9%, 31-60 days 16.4%, 61-90 days 15.1%, 91-180 days 15.7%, 181+ days 11.9%. Condominiums: 0-30 days 25.5%, 31-60 days 12.8%, 61-90 days 15.3%, 91-180 days 22.6%, 181+ days 23.7%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 40.9%, 31-60 days 16.4%, 61-90 days 15.1%, 91-180 days 15.7%, 181+ days 11.9%. Condominiums: 0-30 days 25.5%, 31-60 days 12.8%, 61-90 days 15.3%, 91-180 days 22.6%, 181+ days 23.7%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Coral Springs listings by cumulative days on market, houses and condominiums, September 7, 2026. 27.7% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Coral Springs houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 27.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "27.7% of Coral Springs houses for sale have waited more than 90 days, counting every relisting", "after": "27.7% of Coral Springs houses for sale with a recorded cumulative-days value exceed 90 days; 46.4% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "40.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "27.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "25.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "16.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "12.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "15.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "15.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "15.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "22.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "11.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "23.7%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 3; $500K to $1M 49.6% of 135; $1M to $2M 25.0% of 16; $2M to $5M too few to read of 4; $5M and up too few to read of 1.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 3 listed, count only; $500K to $1M 49.6% (67 of 135); $1M to $2M 25% (4 of 16); $2M to $5M 4 listed, count only; $5M and up 1 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Coral Springs houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Coral Springs houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Coral Springs houses have cut most often: 49.6% of 135", "after": "$500K to $1M Coral Springs houses show the highest share asking below original: 49.6% of 135", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "25%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "49.6%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "67", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "135", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "46.5% of Coral Springs houses for sale have cut their asking price, 50.0% of condos", "after": "46.5% of Coral Springs houses for sale are asking less than their original list price; 50% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Coral Springs sellers blink faster than the rest of Broward County as 27.7% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Coral Springs: 46.5% of houses list below original asking, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Coral Springs? Half houses have already come down once, by a median $30K", "after": "Buying in Coral Springs? 74 of the 159 houses for sale are asking below their original price, by a median $30K", "before_present": true, "after_present": true }, { "field": "lede", "before": "CORAL SPRINGS, Fla., September 7, 2026 - 46.5% of the 159 single-family homes listed for sale in Coral Springs have reduced their asking price at least once, by a median 3.8% (about $30K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 274 condominium listings, 50.0% have cut, by a median 6.5%.", "after": "CORAL SPRINGS, Fla., September 7, 2026 - 46.5% of the 159 single-family homes listed for sale in Coral Springs (74 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 74 reduced listings, the median reduction is 3.8% (about $30K). Among the city's 274 condominium listings, 50% are asking below their original price, by a median 6.5%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Coral Springs and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 159 houses, 274 condominiums, 97 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-coral-springs/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Coral Springs, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (82 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 159 houses, 274 condominiums, 97 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coral-springs/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-coral-springs/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"46.5 percent of single-family homes for sale in Coral Springs have reduced their asking price at least once, by a median $30K.\"", "after": "\"46.5 percent of single-family homes for sale in Coral Springs have a current asking price below their original list price; among those 74 reduced listings the median reduction is $30K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Coral Springs house for sale has been waiting 46 days, not the 42 the current listing shows.\"", "after": "\"Among active Coral Springs houses, the median recorded CumulativeDaysOnMarket value is 46 days and the median recorded DaysOnMarket value is 42 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Coral Springs houses now under contract, 63.9 percent never reduced their asking price; the rest cut by a median 3.7 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 36.1 percent of the 97 Coral Springs houses under contract had a recorded asking price below their original list price; the median reduction among that group was 3.7 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "418a80f0a3791be0c73df67817674cfcfbe68565401816229afbb8cdd413e55d", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nCoral Springs price cuts and true days on market\nHEADLINE OPTIONS\n46.5% of Coral Springs houses for sale have cut their asking price, 50.0% of condos\nCoral Springs sellers blink faster than the rest of Broward County as 27.7% of houses pass 90 days on the\nmarket\nBuying in Coral Springs? Half houses have already come down once, by a median $30K\nLEDE\nCORAL SPRINGS, Fla., September 7, 2026 - 46.5% of the 159 single-family homes listed for sale in Coral\nSprings have reduced their asking price at least once, by a median 3.8% (about $30K), according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. Among the city's 274 condominium listings, 50.0%\nhave cut, by a median 6.5%.\nNUT GRAF\nThe figures point to a market where 36.1% of houses reached a contract only after a price cut: of the 97 Coral\nSprings houses now under contract, 36.1% reduced before going under contract, with a median cut of 3.7%\nand a median 24 days to contract. Across Broward County the price-cut share is 43.3% for houses and 45.0%\nfor condominiums, so Coral Springs houses are cutting 3.2 points more often than the county. Counting every\nrelisting, the median Coral Springs house for sale has been on the market 46 days, against 42 on its current\nlisting; 8.2% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nCoral Springs\n159\nShare with at\nleast one price\nreduction,\nhouses\n46.5% (74 of 159)\nMedian\nreduction\nfrom original\nasking, houses\n3.8% (about $30K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings, Coral\nSprings\n274\nShare with at\nleast one price\nreduction,\ncondominiums\n50.0% (137 of 274)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n46 days (42 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n27.7% (44 of 159)\nHouses under\ncontract that\nreduced first\n36.1% of 97\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting faster than similar-priced cities\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Bea\nQUOTABLE DATA POINTS\n\"46.5 percent of single-family homes for sale in Coral Springs have reduced their asking price at least once,\nby a median $30K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Coral Springs house for sale has been waiting 46 days, not the 42 the\ncurrent listing shows.\"\n\"Of the Coral Springs houses now under contract, 63.9 percent never reduced their asking price; the rest\ncut by a median 3.7 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Coral Springs versus Broward County, houses and condominiums, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Coral Springs listings by cumulative days on market, houses and condominiums, September 7, 2026. 27.7% of houses have passed\n90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Coral Springs houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Coral Springs and Broward County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 159 houses, 274 condominiums, 97 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-coral-springs/ . Conditions read: How the read works: each city is compared with its peer group,\nthe South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "86e4df03cc451f91484a248f4eb209423955f298b6b6be38b793aded9f968aa7", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nCoral Springs asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/coral-springs/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n46.5% of Coral Springs houses for sale are asking less than their original list price; 50% of condos\nSeller Blink Rate™ in Coral Springs: 46.5% of houses list below original asking, against 43.3% across\nBroward County\nBuying in Coral Springs? 74 of the 159 houses for sale are asking below their original price, by a median\n$30K\nLEDE\nCORAL SPRINGS, Fla., September 7, 2026 - 46.5% of the 159 single-family homes listed for sale in Coral\nSprings (74 listings) have a current asking price below their original list price, according to PBP Real Estate's\nanalysis of BeachesMLS listing data as of September 7, 2026. Among those 74 reduced listings, the median\nreduction is 3.8% (about $30K). Among the city's 274 condominium listings, 50% are asking below their\noriginal price, by a median 6.5%.\nNUT GRAF\nFor active Coral Springs houses, the median recorded CumulativeDaysOnMarket value is 46 days and the\nmedian recorded DaysOnMarket value is 42 days, each calculated from non-missing values in that field (159\nand 159 listings). 8.2% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 97 Coral Springs houses\nunder contract (Pending or Active Under Contract), 35 (36.1%) have a recorded asking price below their\noriginal list price; the median reduction among that group is 3.7%. The remainder are not recorded as below\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\ntheir original list price, which is not a price history. These asking-price fields do not disclose the agreed contract\nprice. Across Broward County the shares asking below original are 43.3% for houses and 45% for\ncondominiums; Coral Springs houses are 3.2 points above the county share.\nFACT BOX\nActive single-family listings, Coral\nSprings\n159\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n46.5% (74 of 159)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n159 / 0; 82 / 3\nSeptember 7, 2026\nMedian reduction among the 74\nreduced houses\n3.8% (about $30K)\nSeptember 7, 2026\nActive condominium listings,\nCoral Springs\n274\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n50% (137 of 274)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n46 / 42 days (from 159 / 159 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over\n90 days\n27.7% (44 of 159 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking\nbelow original list price\n36.1% (35 of 97)\nSeptember 7, 2026\nBroward County share asking\nbelow original, houses /\ncondominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Between the comparison thresholds; Condominiums:\nHigher below-original share than peers\nSeptember 7, 2026\nPeer group, houses (median\nasking $600K to $1M; peer share\n44.3%)\nRoyal Palm Beach, Homestead, Jensen Beach, Hallandale Beach,\nHollywood, Pompano Beach, Dania Beach, Hialeah, North\nMiami Beach, West Palm Beach, Pembroke Pines, Cutler Bay,\nMiramar, The Acreage, North Miami, Hobe Sound, Stuart,\nPlantation, Westlake, Loxahatchee, Miami, Cooper City, Palm\nCity, Wilton Manors, Fort Lauderdale\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"46.5 percent of single-family homes for sale in Coral Springs have a current asking price below their\noriginal list price; among those 74 reduced listings the median reduction is $30K.\"\n\"Among active Coral Springs houses, the median recorded CumulativeDaysOnMarket value is 46 days and\nthe median recorded DaysOnMarket value is 42 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"At the snapshot, 36.1 percent of the 97 Coral Springs houses under contract had a recorded asking price\nbelow their original list price; the median reduction among that group was 3.7 percent. The remainder\nwere not recorded as below their original list price, which is not a price history. Agreed contract prices are\nnot inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Coral Springs versus Broward\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Coral Springs houses 46.5%, Broward County houses 43.3%;\nCoral Springs condominiums 50%, Broward County condominiums 45%. Share of active listings asking below\ntheir original list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Coral Springs houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 27.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 40.9%, 31-60\ndays 16.4%, 61-90 days 15.1%, 91-180 days 15.7%, 181+ days 11.9%. Condominiums: 0-30 days 25.5%,\n31-60 days 12.8%, 61-90 days 15.3%, 91-180 days 22.6%, 181+ days 23.7%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Coral Springs houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with\n10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 3 listed, count only; $500K to $1M 49.6% (67 of 135); $1M to $2M 25% (4 of 16); $2M\nto $5M 4 listed, count only; $5M and up 1 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Coral Springs,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (82 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 159 houses,\n274 condominiums, 97 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coral-springs/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-coral-springs/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "1d758e6530d1577c6e0b37137086aa54d02484ca87556d58aa1ea66b5efe82e2", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - CORAL SPRINGS PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 46.5% of Coral Springs houses for sale are asking less than their original list price; 50% of condos\n2. Seller Blink Rate™ in Coral Springs: 46.5% of houses list below original asking, against 43.3% across Broward County\n3. Buying in Coral Springs? 74 of the 159 houses for sale are asking below their original price, by a median $30K\n\nLEDE\nCORAL SPRINGS, Fla., September 7, 2026 - 46.5% of the 159 single-family homes listed for sale in Coral Springs (74 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 74 reduced listings, the median reduction is 3.8% (about $30K). Among the city's 274 condominium listings, 50% are asking below their original price, by a median 6.5%.\n\nNUT GRAF\nFor active Coral Springs houses, the median recorded CumulativeDaysOnMarket value is 46 days and the median recorded DaysOnMarket value is 42 days, each calculated from non-missing values in that field (159 and 159 listings). 8.2% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 97 Coral Springs houses under contract (Pending or Active Under Contract), 35 (36.1%) have a recorded asking price below their original list price; the median reduction among that group is 3.7%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; Coral Springs houses are 3.2 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Coral Springs: 159 [September 7, 2026]\n- Share asking below original list price, houses: 46.5% (74 of 159) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 159 / 0; 82 / 3 [September 7, 2026]\n- Median reduction among the 74 reduced houses: 3.8% (about $30K) [September 7, 2026]\n- Active condominium listings, Coral Springs: 274 [September 7, 2026]\n- Share asking below original list price, condominiums: 50% (137 of 274) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 46 / 42 days (from 159 / 159 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 27.7% (44 of 159 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 36.1% (35 of 97) [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Higher below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, North Miami Beach, West Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The Acreage, North Miami, Hobe Sound, Stuart, Plantation, Westlake, Loxahatchee, Miami, Cooper City, Palm City, Wilton Manors, Fort Lauderdale [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"46.5 percent of single-family homes for sale in Coral Springs have a current asking price below their original list price; among those 74 reduced listings the median reduction is $30K.\"\n- \"Among active Coral Springs houses, the median recorded CumulativeDaysOnMarket value is 46 days and the median recorded DaysOnMarket value is 42 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 36.1 percent of the 97 Coral Springs houses under contract had a recorded asking price below their original list price; the median reduction among that group was 3.7 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- coral-springs-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Coral Springs versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Coral Springs houses 46.5%, Broward County houses 43.3%; Coral Springs condominiums 50%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.\n- coral-springs-true-days-on-market-r1-2026-09-07.png\n Caption: Active Coral Springs houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 27.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 40.9%, 31-60 days 16.4%, 61-90 days 15.1%, 91-180 days 15.7%, 181+ days 11.9%. Condominiums: 0-30 days 25.5%, 31-60 days 12.8%, 61-90 days 15.3%, 91-180 days 22.6%, 181+ days 23.7%.\n- coral-springs-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Coral Springs houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 3 listed, count only; $500K to $1M 49.6% (67 of 135); $1M to $2M 25% (4 of 16); $2M to $5M 4 listed, count only; $5M and up 1 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Coral Springs, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (82 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 159 houses, 274 condominiums, 97 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coral-springs/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-coral-springs/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "coral-springs", "city": "Coral Springs", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 274, "with_fee": 273, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 274, "cut_count": 137, "cut_pct": 50.0, "median_cut_pct": 6.5, "median_cut_dollars": 15000 }, "outliers_dropped": 5, "n": 268, "median": 588, "p10": 411, "p25": 512, "p75": 678, "p90": 752, "min": 236, "max": 1115, "median_sqft": 0.56, "n_sqft": 267, "median_pct_price": 3.29, "median_list_price": 210000, "median_year_built": 1983, "median_sqft_area": 1000, "over_1000": 2, "over_1000_pct": 0.7, "under_500": 62, "under_500_pct": 23.1, "hi_thr": 1000, "lo_thr": 500, "over_hi": 2, "over_hi_pct": 0.7, "under_lo": 62, "under_lo_pct": 23.1, "types": { "Condominium": { "count": 242, "pct": 90.3 }, "Townhouse": { "count": 25, "pct": 9.3 }, "Villa": { "count": 1, "pct": 0.4 } }, "regime": { "COA": { "count": 265, "pct": 98.9 }, "not_recorded": { "count": 2, "pct": 0.7 }, "HOA": { "count": 1, "pct": 0.4 } }, "villa_median": 685, "townhouse_median": 635, "cadence": { "Monthly": { "count": 259, "pct": 96.6 }, "Quarterly": { "count": 9, "pct": 3.4 } }, "stacked": { "count": 4, "pct": 1.5, "median_total": 776, "median_master": 286 }, "bins": [ { "label": "Under $250", "count": 1, "pct": 0.4 }, { "label": "$250 to $500", "count": 61, "pct": 22.8 }, { "label": "$500 to $750", "count": 172, "pct": 64.2 }, { "label": "$750 to $1,000", "count": 32, "pct": 11.9 }, { "label": "$1,000 to $1,500", "count": 2, "pct": 0.7 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 1, "median": 690, "median_sqft": 0.66 }, { "label": "1970s", "n": 68, "median": 617, "median_sqft": 0.54 }, { "label": "1980s", "n": 136, "median": 572, "median_sqft": 0.59 }, { "label": "1990s", "n": 39, "median": 595, "median_sqft": 0.48 }, { "label": "2000s", "n": 23, "median": 616, "median_sqft": 0.48 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 1, "median": 586, "median_sqft": 0.36 } ], "bands": [ { "label": "Under $250K", "n": 200, "median": 578, "median_pct_price": 3.49 }, { "label": "$250K to $500K", "n": 65, "median": 640, "median_pct_price": 2.47 }, { "label": "$500K to $1M", "n": 3, "median": 694, "median_pct_price": 1.6 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 243, "median": 588 }, "post2005": { "n": 15, "median": 624 }, "includes": [ { "key": "Water", "label": "Water", "count": 171, "pct": 68.7 }, { "key": "CommonAreas", "label": "Common areas", "count": 168, "pct": 67.5 }, { "key": "Trash", "label": "Trash", "count": 167, "pct": 67.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 143, "pct": 57.4 }, { "key": "Sewer", "label": "Sewer", "count": 140, "pct": 56.2 }, { "key": "Pools", "label": "Pool", "count": 123, "pct": 49.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 115, "pct": 46.2 }, { "key": "Roof", "label": "Roof", "count": 112, "pct": 45.0 }, { "key": "Insurance", "label": "Building insurance", "count": 109, "pct": 43.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 47, "pct": 18.9 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 41, "pct": 16.5 }, { "key": "Security", "label": "Security", "count": 21, "pct": 8.4 }, { "key": "CableTv", "label": "Cable TV", "count": 18, "pct": 7.2 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 17, "pct": 6.8 } ], "includes_n": 249, "flags": { "sa_mentioned": { "count": 17, "pct": 6.3 }, "sa_none_or_paid": { "count": 10, "pct": 3.7 }, "sa_pending": { "count": 5, "pct": 1.9 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 11, "pct": 4.1 }, "reserves": { "count": 2, "pct": 0.7 }, "land_lease": { "count": 3, "pct": 1.1 }, "remarks_n": 265 }, "developments": [ { "name": "Lakewood Village", "master": null, "n": 16, "anecdotal": false, "median": 625, "median_sqft": 0.81, "year_built": 1982, "median_list_price": 162500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Savannah at Riverside Con", "master": "Riverside Con", "n": 10, "anecdotal": false, "median": 646, "median_sqft": 0.65, "year_built": 1987, "median_list_price": 199950, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Visconti", "master": null, "n": 10, "anecdotal": false, "median": 473, "median_sqft": 0.47, "year_built": 1990, "median_list_price": 245500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Edgewater", "master": null, "n": 9, "anecdotal": true, "median": 639, "median_sqft": 0.61, "year_built": 1990, "median_list_price": 264999, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "El Ad Poinciana", "master": null, "n": 9, "anecdotal": true, "median": 700, "median_sqft": 0.67, "year_built": 2005, "median_list_price": 259900, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cypress Pointe at Coral Springs", "master": "Coral Springs", "n": 8, "anecdotal": true, "median": 588, "median_sqft": 0.45, "year_built": 2003, "median_list_price": 314900, "sa_mentioned": 2, "sa_pending": 2, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Napoli Gardens at Coral Springs", "master": "Coral S", "n": 8, "anecdotal": true, "median": 524, "median_sqft": 0.5, "year_built": 1988, "median_list_price": 224950, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coral Springs Estate Townhomes", "master": null, "n": 7, "anecdotal": true, "median": 750, "median_sqft": 0.53, "year_built": 1991, "median_list_price": 204900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Country Club Tower of Coral", "master": null, "n": 7, "anecdotal": true, "median": 591, "median_sqft": 0.49, "year_built": 1976, "median_list_price": 159900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ramblewood East", "master": null, "n": 6, "anecdotal": true, "median": 278, "median_sqft": 0.33, "year_built": 1979, "median_list_price": 147500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sherwood Square", "master": null, "n": 6, "anecdotal": true, "median": 547, "median_sqft": 0.56, "year_built": 1980, "median_list_price": 167450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cypress Trace", "master": null, "n": 5, "anecdotal": true, "median": 475, "median_sqft": 0.59, "year_built": 1984, "median_list_price": 190000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sherwood Square Condomini", "master": null, "n": 5, "anecdotal": true, "median": 547, "median_sqft": 0.55, "year_built": 1980, "median_list_price": 179000, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Springs Park", "master": null, "n": 5, "anecdotal": true, "median": 533, "median_sqft": 0.61, "year_built": 1981, "median_list_price": 192500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Coral Springs", "n": 17, "median": 616, "enclaves": 5, "stacked_pct": 5.9 }, { "name": "Riverside Con", "n": 7, "median": 646, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Coral S", "n": 6, "median": 538, "enclaves": 2, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 588, "p25": 500, "p75": 675, "n": 241, "median_sqft": 0.57, "sa_pending_pct": 1.7 }, { "date": "2026-09-07", "median": 588, "p25": 512, "p75": 678, "n": 268, "median_sqft": 0.56, "sa_pending_pct": 1.9 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Coral Springs condo for sale carries a $588-a-month association fee, 26% below the South Florida median", "0.7% of Coral Springs condos on the market ask $1,000 or more a month in fees; 23.1% stay under $500", "Coral Springs condos built since 2005 carry fees 6% higher than buildings from before 1995" ], "lede": "CORAL SPRINGS, Fla., September 7, 2026 - The median monthly association fee across the 268 condominiums listed for sale in Coral Springs is $588, with half of the listings between $512 and $678 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 26% below the five-county South Florida median of $800, and ranks Coral Springs 55 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Coral Springs carries a monthly association fee of $588, 26% below the five-county South Florida median of $800.\"", "\"0.7 percent of Coral Springs condos on the market ask $1,000 or more a month in association fees; only 23.1 percent stay under $500.\"", "\"In Coral Springs, a condo completed since 2005 carries a median fee of $624 a month, against $588 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Coral Springs permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (5 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-coral-springs/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Coral Springs against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Coral Springs median $588 a month, South Florida median $800; Coral Springs ranks 55 of 69 cities.", "title": "Coral Springs condo fees sit 26% below the South Florida median" }, { "caption": "Share of active Coral Springs condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0.4% (1 listings); $250 to $500 22.8% (61 listings); $500 to $750 64.2% (172 listings); $750 to $1,000 11.9% (32 listings); $1,000 to $1,500 0.7% (2 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "64.2% of Coral Springs condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Coral Springs condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s too few (1 listings); 1970s $617 (68 listings); 1980s $572 (136 listings); 1990s $595 (39 listings); 2000s $616 (23 listings); 2020s too few (1 listings).", "title": "Coral Springs condos built since 2005 ask 6% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 274 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 274, "with_fee": 273, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 273, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 1, "n": 268, "retained_n": 268, "outliers_dropped": 5, "trim_applied": true, "cuts": { "active": 274, "cut_count": 137, "cut_pct": 50.0, "median_cut_pct": 6.5, "median_cut_dollars": 15000, "valid_price_count": 274, "missing_price_count": 0, "unchanged_count": 129, "raised_count": 8, "not_below_original_count": 137, "cut_pct_denominator": 274, "cut_sample_ok": true, "median_cut_n": 137 }, "trim_bounds": { "p1": 233.76, "p99": 1115.0 }, "retained_small_sample": false, "retained_below_30": false, "median": 588, "p10": 411, "p25": 512, "p75": 678, "p90": 752, "min": 236, "max": 1115, "median_sqft": 0.56, "n_sqft": 267, "median_pct_price": 3.29, "n_pct_price": 268, "median_list_price": 210000, "median_year_built": 1983, "median_sqft_area": 1000, "over_1000": 2, "over_1000_pct": 0.7, "under_500": 62, "under_500_pct": 23.1, "hi_thr": 1000, "lo_thr": 500, "over_hi": 2, "over_hi_pct": 0.7, "under_lo": 62, "under_lo_pct": 23.1, "types": { "Condominium": { "count": 242, "pct": 90.3 }, "Townhouse": { "count": 25, "pct": 9.3 }, "Villa": { "count": 1, "pct": 0.4 } }, "regime": { "COA": { "count": 265, "pct": 98.9 }, "not_recorded": { "count": 2, "pct": 0.7 }, "HOA": { "count": 1, "pct": 0.4 } }, "villa_median": 685, "townhouse_median": 635, "cadence": { "Monthly": { "count": 259, "pct": 96.6 }, "Quarterly": { "count": 9, "pct": 3.4 } }, "stacked": { "count": 4, "pct": 1.5, "median_total": 776, "median_master": 286 }, "bins": [ { "label": "Under $250", "count": 1, "pct": 0.4 }, { "label": "$250 to $500", "count": 61, "pct": 22.8 }, { "label": "$500 to $750", "count": 172, "pct": 64.2 }, { "label": "$750 to $1,000", "count": 32, "pct": 11.9 }, { "label": "$1,000 to $1,500", "count": 2, "pct": 0.7 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 1, "median": 690, "median_sqft": 0.66 }, { "label": "1970s", "n": 68, "median": 617, "median_sqft": 0.54 }, { "label": "1980s", "n": 136, "median": 572, "median_sqft": 0.59 }, { "label": "1990s", "n": 39, "median": 595, "median_sqft": 0.48 }, { "label": "2000s", "n": 23, "median": 616, "median_sqft": 0.48 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 1, "median": 586, "median_sqft": 0.36 } ], "bands": [ { "label": "Under $250K", "n": 200, "median": 578, "median_pct_price": 3.49 }, { "label": "$250K to $500K", "n": 65, "median": 640, "median_pct_price": 2.47 }, { "label": "$500K to $1M", "n": 3, "median": 694, "median_pct_price": 1.6 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 243, "median": 588 }, "post2005": { "n": 15, "median": 624 }, "includes": [ { "key": "Water", "label": "Water", "count": 171, "pct": 68.7 }, { "key": "CommonAreas", "label": "Common areas", "count": 168, "pct": 67.5 }, { "key": "Trash", "label": "Trash", "count": 167, "pct": 67.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 143, "pct": 57.4 }, { "key": "Sewer", "label": "Sewer", "count": 140, "pct": 56.2 }, { "key": "Pools", "label": "Pool", "count": 123, "pct": 49.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 115, "pct": 46.2 }, { "key": "Roof", "label": "Roof", "count": 112, "pct": 45.0 }, { "key": "Insurance", "label": "Building insurance", "count": 109, "pct": 43.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 47, "pct": 18.9 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 41, "pct": 16.5 }, { "key": "Security", "label": "Security", "count": 21, "pct": 8.4 }, { "key": "CableTv", "label": "Cable TV", "count": 18, "pct": 7.2 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 17, "pct": 6.8 } ], "includes_n": 249, "flags": { "sa_mentioned": { "count": 17, "pct": 6.3 }, "sa_none_or_paid": { "count": 10, "pct": 3.7 }, "sa_pending": { "count": 5, "pct": 1.9 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 11, "pct": 4.1 }, "reserves": { "count": 2, "pct": 0.7 }, "land_lease": { "count": 3, "pct": 1.1 }, "remarks_n": 265 }, "denominators": { "fee_percentages": 268, "fee_medians_percentiles": 268, "median_sqft": 267, "median_pct_price": 268, "includes_pct": 249, "flags_pct": 268, "cut_pct": 274 }, "developments": [ { "name": "Lakewood Village", "master": null, "n": 16, "anecdotal": false, "median": 625, "median_sqft": 0.81, "year_built": 1982, "median_list_price": 162500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Savannah at Riverside Con", "master": "Riverside Con", "n": 10, "anecdotal": false, "median": 646, "median_sqft": 0.65, "year_built": 1987, "median_list_price": 199950, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Visconti", "master": null, "n": 10, "anecdotal": false, "median": 473, "median_sqft": 0.47, "year_built": 1990, "median_list_price": 245500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Edgewater", "master": null, "n": 9, "anecdotal": true, "median": 639, "median_sqft": 0.61, "year_built": 1990, "median_list_price": 264999, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "El Ad Poinciana", "master": null, "n": 9, "anecdotal": true, "median": 700, "median_sqft": 0.67, "year_built": 2005, "median_list_price": 259900, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cypress Pointe at Coral Springs", "master": "Coral Springs", "n": 8, "anecdotal": true, "median": 588, "median_sqft": 0.45, "year_built": 2003, "median_list_price": 314900, "sa_mentioned": 2, "sa_pending": 2, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Napoli Gardens at Coral Springs", "master": "Coral S", "n": 8, "anecdotal": true, "median": 524, "median_sqft": 0.5, "year_built": 1988, "median_list_price": 224950, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coral Springs Estate Townhomes", "master": null, "n": 7, "anecdotal": true, "median": 750, "median_sqft": 0.53, "year_built": 1991, "median_list_price": 204900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Country Club Tower of Coral", "master": null, "n": 7, "anecdotal": true, "median": 591, "median_sqft": 0.49, "year_built": 1976, "median_list_price": 159900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ramblewood East", "master": null, "n": 6, "anecdotal": true, "median": 278, "median_sqft": 0.33, "year_built": 1979, "median_list_price": 147500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sherwood Square", "master": null, "n": 6, "anecdotal": true, "median": 547, "median_sqft": 0.56, "year_built": 1980, "median_list_price": 167450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cypress Trace", "master": null, "n": 5, "anecdotal": true, "median": 475, "median_sqft": 0.59, "year_built": 1984, "median_list_price": 190000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sherwood Square Condomini", "master": null, "n": 5, "anecdotal": true, "median": 547, "median_sqft": 0.55, "year_built": 1980, "median_list_price": 179000, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Springs Park", "master": null, "n": 5, "anecdotal": true, "median": 533, "median_sqft": 0.61, "year_built": 1981, "median_list_price": 192500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Coral Springs", "n": 17, "median": 616, "enclaves": 5, "stacked_pct": 5.9 }, { "name": "Riverside Con", "n": 7, "median": 646, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Coral S", "n": 6, "median": 538, "enclaves": 2, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 588, "p25": 512, "p75": 678, "n": 268, "median_sqft": 0.56, "sa_pending_pct": 1.9 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Coral Springs condo monthly association fees have a median of $588 in the retained usable-fee sample of 268 listings, 26% below the five-county median", "In Coral Springs's retained usable-fee sample (268 listings after exclusions and percentile trimming), 0.7% have monthly-equivalent fees of $1,000 or more and 23.1% are below $500", "Coral Springs condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=243), monthly median 6% higher. Small subgroup: 2005+; read cautiously." ], "lede": "CORAL SPRINGS, Fla., September 7, 2026 - Among 268 active condominium listings in Coral Springs retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $588, with the middle half between $512 and $678, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 274 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 26% below the separately trimmed five-county median of $800 and ranks 55th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Coral Springs's retained usable-fee sample (n=268), after exclusions and percentile trimming, is $588, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Coral Springs condos in the retained usable-fee sample (n=268) after exclusions and percentile trimming, 0.7 percent have listed monthly-equivalent fees of $1,000 or more and 23.1 percent are below $500.\"", "\"Among the retained usable-fee listings in Coral Springs with a recorded construction year, the median monthly-equivalent fee is $624 for a recorded year built of 2005 or later (15 listings) and $588 for those built before 1995 (243 listings). Small subgroup: 2005+ n=15; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Coral Springs, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (273 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (5 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 268 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 274 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coral-springs/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-coral-springs/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Coral Springs and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Coral Springs retained-sample median $588 a month (n=268); five-county median $800 (n=22,695, region-level trim).", "title": "Coral Springs condos, retained usable-fee sample (n=268): median $588/month, 26% below the five-county median of $800", "visible_labels": [ "$588", "268", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 268 active Coral Springs condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0.4% (1 listings); $250 to $500 22.8% (61 listings); $500 to $750 64.2% (172 listings); $750 to $1,000 11.9% (32 listings); $1,000 to $1,500 0.7% (2 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "64.2% of Coral Springs's retained usable-fee sample (268 listings) falls in the $500 to $750 monthly band", "visible_labels": [ "0.4%", "1", "22.8%", "61", "64.2%", "172", "11.9%", "32", "0.7%", "2", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Coral Springs condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=15; pre-1995 n=243. Small subgroup: 2005+ n=15; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1960s count only (1 listings); 1970s $617 (68 listings); 1980s $572 (136 listings); 1990s $595 (39 listings); 2000s $616 (23 listings); 2020s count only (1 listings). Recorded year built 2005 or later $624 (15 listings); before 1995 $588 (243 listings). Small subgroup: 2005+ n=15; read cautiously.", "title": "Coral Springs condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=243), monthly median 6% higher. Small subgroup: 2005+; read cautiously.", "visible_labels": [ "1", "$617", "68", "$572", "136", "$595", "39", "$616", "23", "1", "$624", "15", "$588", "243" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 274, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 274, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 137, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 137, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 129, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 274, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 274, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 268, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 268, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 268, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 249, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 268, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 267, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 273, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 268, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 268, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 233.76, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1115.0, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Coral Springs median $588 a month, South Florida median $800; Coral Springs ranks 55 of 69 cities.", "after": "Dot strip chart in five county lanes. Coral Springs retained-sample median $588 a month (n=268); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Coral Springs against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Coral Springs and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Coral Springs condo fees sit 26% below the South Florida median", "after": "Coral Springs condos, retained usable-fee sample (n=268): median $588/month, 26% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$588", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "268", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0.4% (1 listings); $250 to $500 22.8% (61 listings); $500 to $750 64.2% (172 listings); $750 to $1,000 11.9% (32 listings); $1,000 to $1,500 0.7% (2 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0.4% (1 listings); $250 to $500 22.8% (61 listings); $500 to $750 64.2% (172 listings); $750 to $1,000 11.9% (32 listings); $1,000 to $1,500 0.7% (2 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Coral Springs condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 268 active Coral Springs condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "64.2% of Coral Springs condos for sale carry a fee of $500 to $750 a month", "after": "64.2% of Coral Springs's retained usable-fee sample (268 listings) falls in the $500 to $750 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "22.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "61", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "64.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "172", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "11.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "32", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "0.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s too few (1 listings); 1970s $617 (68 listings); 1980s $572 (136 listings); 1990s $595 (39 listings); 2000s $616 (23 listings); 2020s too few (1 listings).", "after": "Column chart of median fee by recorded decade built: 1960s count only (1 listings); 1970s $617 (68 listings); 1980s $572 (136 listings); 1990s $595 (39 listings); 2000s $616 (23 listings); 2020s count only (1 listings). Recorded year built 2005 or later $624 (15 listings); before 1995 $588 (243 listings). Small subgroup: 2005+ n=15; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Coral Springs condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Coral Springs condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=15; pre-1995 n=243. Small subgroup: 2005+ n=15; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Coral Springs condos built since 2005 ask 6% more in fees than those built before 1995", "after": "Coral Springs condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=243), monthly median 6% higher. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$624", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "$588", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "243", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$617", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "68", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$572", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "136", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "$595", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "39", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "$616", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "23", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Coral Springs condo for sale carries a $588-a-month association fee, 26% below the South Florida median", "after": "Coral Springs condo monthly association fees have a median of $588 in the retained usable-fee sample of 268 listings, 26% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "0.7% of Coral Springs condos on the market ask $1,000 or more a month in fees; 23.1% stay under $500", "after": "In Coral Springs's retained usable-fee sample (268 listings after exclusions and percentile trimming), 0.7% have monthly-equivalent fees of $1,000 or more and 23.1% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Coral Springs condos built since 2005 carry fees 6% higher than buildings from before 1995", "after": "Coral Springs condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=243), monthly median 6% higher. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "CORAL SPRINGS, Fla., September 7, 2026 - The median monthly association fee across the 268 condominiums listed for sale in Coral Springs is $588, with half of the listings between $512 and $678 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 26% below the five-county South Florida median of $800, and ranks Coral Springs 55 of 69 cities.", "after": "CORAL SPRINGS, Fla., September 7, 2026 - Among 268 active condominium listings in Coral Springs retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $588, with the middle half between $512 and $678, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 274 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 26% below the separately trimmed five-county median of $800 and ranks 55th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Coral Springs permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (5 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-coral-springs/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Coral Springs, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (273 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (5 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 268 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 274 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coral-springs/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-coral-springs/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Coral Springs carries a monthly association fee of $588, 26% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Coral Springs's retained usable-fee sample (n=268), after exclusions and percentile trimming, is $588, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"0.7 percent of Coral Springs condos on the market ask $1,000 or more a month in association fees; only 23.1 percent stay under $500.\"", "after": "\"Among Coral Springs condos in the retained usable-fee sample (n=268) after exclusions and percentile trimming, 0.7 percent have listed monthly-equivalent fees of $1,000 or more and 23.1 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Coral Springs, a condo completed since 2005 carries a median fee of $624 a month, against $588 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Coral Springs with a recorded construction year, the median monthly-equivalent fee is $624 for a recorded year built of 2005 or later (15 listings) and $588 for those built before 1995 (243 listings). Small subgroup: 2005+ n=15; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "eb2279ea5407d9db147a943c51aa533684d1ab6b4b1ac87c5e9a702309284251", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nCoral Springs condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Coral Springs condo for sale carries a $588-a-month association fee, 26% below the South\nFlorida median\n0.7% of Coral Springs condos on the market ask $1,000 or more a month in fees; 23.1% stay under $500\nCoral Springs condos built since 2005 carry fees 6% higher than buildings from before 1995\nLEDE\nCORAL SPRINGS, Fla., September 7, 2026 - The median monthly association fee across the 268 condominiums\nlisted for sale in Coral Springs is $588, with half of the listings between $512 and $678 a month, according to a\ndaily analysis of BeachesMLS listing data by PBP Real Estate. That is 26% below the five-county South Florida\nmedian of $800, and ranks Coral Springs 55 of 69 cities.\nNUT GRAF\nPer square foot, the median Coral Springs condo fee is $0.56 a month on a median unit of 1,000 square feet; at\nthe median asking price of $210K, a year of fees equals 3.29% of the price. 0.7% of listings ask $1,000 or more\na month and 23.1% under $500. 1.5% of listings report two association layers (a master and a sub-association);\n3.4% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 6.3% of listings, describe one as pending or payable by the buyer on 1.9%, and mention a\nmandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of $624 against\n$588 for those completed before 1995.\nFACT BOX\nActive condominium listings, Coral Springs\n274 (268 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$588\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$512 to $678\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.56 (median unit 1,000 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n3.29% (asking $210K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n0.7% / 23.1%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n1.5% (4)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n3.4%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n6.3% / 1.9%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Coral Springs ranks 55 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$624 (15 listings) / $588 (243 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Coral Springs carries a monthly association fee of $588, 26%\nbelow the five-county South Florida median of $800.\"\n\"0.7 percent of Coral Springs condos on the market ask $1,000 or more a month in association fees; only\n23.1 percent stay under $500.\"\n\"In Coral Springs, a condo completed since 2005 carries a median fee of $624 a month, against $588 for a\nbuilding completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Coral Springs against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Coral Springs condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS\nvia PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Coral Springs condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Coral Springs permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (5 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-coral-springs/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity\nor accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing\nOpportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "711ffd0f1dcfd266f4e3de1d97e70c8f4b9e4fe4946b37c6553ab4c4d70a3af1", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nCoral Springs condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/coral-springs/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nCoral Springs condo monthly association fees have a median of $588 in the retained usable-fee sample of\n268 listings, 26% below the five-county median\nIn Coral Springs's retained usable-fee sample (268 listings after exclusions and percentile trimming), 0.7%\nhave monthly-equivalent fees of $1,000 or more and 23.1% are below $500\nCoral Springs condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=243),\nmonthly median 6% higher. Small subgroup: 2005+; read cautiously.\nLEDE\nCORAL SPRINGS, Fla., September 7, 2026 - Among 268 active condominium listings in Coral Springs retained\nafter excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its\n99th percentile, the median monthly association fee is $588, with the middle half between $512 and $678,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 274\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 26% below the separately trimmed five-county median\nof $800 and ranks 55th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Coral Springs condo fee is $0.56 a month (267\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n3.29% of the listing's current asking price across 268 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 0.7% of the retained sample have fees of $1,000 or more a\nmonth and 23.1% are below $500. 1.5% of the retained sample report two association layers (a master and a\nsub-association, summed here); 3.4% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 6.3% of the retained sample, describe one as pending or\npayable by the buyer on 1.9%, and mention a mandatory club or membership on 0%; 265 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $624 for a recorded\nyear built of 2005 or later (15 listings) and $588 for those built before 1995 (243 listings); construction year is\na recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=15; read\ncautiously.\nFACT BOX\nActive condominium listings, Coral Springs\n(before exclusions and trimming)\n274\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n273 / 268 (5 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$588\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$512 to $678\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.56 (267 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n3.29% (268 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n0.7% (2) / 23.1% (62) of 268\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n1.5% (4)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n3.4%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n6.3% / 1.9%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Coral Springs ranks 55th\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$624 (2005+ n=15) / $588 (pre-1995 n=243).\nSmall subgroup: 2005+ n=15; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Coral Springs's retained usable-fee sample (n=268),\nafter exclusions and percentile trimming, is $588, compared with $800 in the separately trimmed five-\ncounty sample.\"\n\"Among Coral Springs condos in the retained usable-fee sample (n=268) after exclusions and percentile\ntrimming, 0.7 percent have listed monthly-equivalent fees of $1,000 or more and 23.1 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Coral Springs with a recorded construction year, the median\nmonthly-equivalent fee is $624 for a recorded year built of 2005 or later (15 listings) and $588 for those\nbuilt before 1995 (243 listings). Small subgroup: 2005+ n=15; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Coral Springs and\nthe published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference\nuses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Coral Springs retained-sample median $588 a\nmonth (n=268); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 268 active Coral Springs condominium listings retained after unusable-fee exclusions\nand city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0.4% (1\nlistings); $250 to $500 22.8% (61 listings); $500 to $750 64.2% (172 listings); $750 to $1,000 11.9% (32\nlistings); $1,000 to $1,500 0.7% (2 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Coral Springs condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=15;\npre-1995 n=243. Small subgroup: 2005+ n=15; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s count only (1 listings);\n1970s $617 (68 listings); 1980s $572 (136 listings); 1990s $595 (39 listings); 2000s $616 (23 listings); 2020s\ncount only (1 listings). Recorded year built 2005 or later $624 (15 listings); before 1995 $588 (243 listings).\nSmall subgroup: 2005+ n=15; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Coral Springs, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (273 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (5 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 268 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 274 active listings. Region and county comparisons are trimmed separately within their own samples\n(the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is\nnot a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet;\nannual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-\nlisting ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10\nlistings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples\nwith fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least\n30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-\ndollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written\npublic remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse,\nvilla or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal\ndescription is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums\nare reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical\nclassifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the\nMLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its\nindividual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may\nrequest the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records)\nfrom info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained\nlater same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files;\noriginal edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coral-\nsprings/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-coral-\nsprings/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "1dc3907b5c75a4d42987acecc4b6a37d5757889497808e01667c223cffdbee8c", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - CORAL SPRINGS CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Coral Springs condo monthly association fees have a median of $588 in the retained usable-fee sample of 268 listings, 26% below the five-county median\n2. In Coral Springs's retained usable-fee sample (268 listings after exclusions and percentile trimming), 0.7% have monthly-equivalent fees of $1,000 or more and 23.1% are below $500\n3. Coral Springs condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=243), monthly median 6% higher. Small subgroup: 2005+; read cautiously.\n\nLEDE\nCORAL SPRINGS, Fla., September 7, 2026 - Among 268 active condominium listings in Coral Springs retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $588, with the middle half between $512 and $678, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 274 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 26% below the separately trimmed five-county median of $800 and ranks 55th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Coral Springs condo fee is $0.56 a month (267 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.29% of the listing's current asking price across 268 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 0.7% of the retained sample have fees of $1,000 or more a month and 23.1% are below $500. 1.5% of the retained sample report two association layers (a master and a sub-association, summed here); 3.4% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 6.3% of the retained sample, describe one as pending or payable by the buyer on 1.9%, and mention a mandatory club or membership on 0%; 265 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $624 for a recorded year built of 2005 or later (15 listings) and $588 for those built before 1995 (243 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=15; read cautiously.\n\nFACT BOX (exact figures)\n- Active condominium listings, Coral Springs (before exclusions and trimming): 274 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 273 / 268 (5 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $588 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $512 to $678 [September 7, 2026]\n- Median fee per square foot per month: $0.56 (267 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 3.29% (268 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 0.7% (2) / 23.1% (62) of 268 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 1.5% (4) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 3.4% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 6.3% / 1.9% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Coral Springs ranks 55th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $624 (2005+ n=15) / $588 (pre-1995 n=243). Small subgroup: 2005+ n=15; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Coral Springs's retained usable-fee sample (n=268), after exclusions and percentile trimming, is $588, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Coral Springs condos in the retained usable-fee sample (n=268) after exclusions and percentile trimming, 0.7 percent have listed monthly-equivalent fees of $1,000 or more and 23.1 percent are below $500.\"\n- \"Among the retained usable-fee listings in Coral Springs with a recorded construction year, the median monthly-equivalent fee is $624 for a recorded year built of 2005 or later (15 listings) and $588 for those built before 1995 (243 listings). Small subgroup: 2005+ n=15; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- coral-springs-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Coral Springs and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Coral Springs retained-sample median $588 a month (n=268); five-county median $800 (n=22,695, region-level trim).\n- coral-springs-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 268 active Coral Springs condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0.4% (1 listings); $250 to $500 22.8% (61 listings); $500 to $750 64.2% (172 listings); $750 to $1,000 11.9% (32 listings); $1,000 to $1,500 0.7% (2 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\n- coral-springs-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Coral Springs condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=15; pre-1995 n=243. Small subgroup: 2005+ n=15; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1960s count only (1 listings); 1970s $617 (68 listings); 1980s $572 (136 listings); 1990s $595 (39 listings); 2000s $616 (23 listings); 2020s count only (1 listings). Recorded year built 2005 or later $624 (15 listings); before 1995 $588 (243 listings). Small subgroup: 2005+ n=15; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Coral Springs, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (273 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (5 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 268 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 274 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/coral-springs/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-coral-springs/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "cutler-bay", "city": "Cutler Bay", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "segments": { "houses": { "active": 140, "sample_ok": true, "small_sample": false, "pending": 39, "median_list_price": 699900.0, "cut_count": 55, "cut_pct": 39.3, "raised_count": 2, "median_cut_pct": 4.3, "median_cut_dollars": 30098.0, "cut_last30": 26, "cut_last30_pct": 18.6, "cut_last7": 6, "median_dom": 39.0, "median_cdom": 39.0, "relisted_count": 2, "relisted_pct": 1.4, "over90": 38, "over90_pct": 27.1, "over180": 13, "fresh_held": 72, "fresh_held_pct": 51.4, "stale_uncut": 13, "stale_uncut_pct": 9.3, "dom_buckets": [ { "label": "0-30", "count": 64, "pct": 45.7 }, { "label": "31-60", "count": 23, "pct": 16.4 }, { "label": "61-90", "count": 15, "pct": 10.7 }, { "label": "91-180", "count": 25, "pct": 17.9 }, { "label": "181+", "count": 13, "pct": 9.3 } ], "bands": [ { "label": "Under $500K", "active": 4, "cut": 1, "cut_pct": 25.0, "median_cdom": 3.0 }, { "label": "$500K to $1M", "active": 115, "cut": 45, "cut_pct": 39.1, "median_cdom": 36 }, { "label": "$1M to $2M", "active": 18, "cut": 9, "cut_pct": 50.0, "median_cdom": 77.0 }, { "label": "$2M to $5M", "active": 3, "cut": 0, "cut_pct": 0.0, "median_cdom": 22 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 17, "pending_cut_pct": 43.6, "pending_median_cut_pct": 4.9, "pending_median_cdom": 43, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 139, "cut_pct": 39.6, "median_cdom": 39, "median_list_price": 699900.0 }, { "date": "2026-09-06", "active": 140, "cut_pct": 39.3, "median_cdom": 39.0, "median_list_price": 699900.0 }, { "date": "2026-09-07", "active": 140, "cut_pct": 39.3, "median_cdom": 39.0, "median_list_price": 699900.0 } ] }, "condos": { "active": 63, "sample_ok": true, "small_sample": false, "pending": 9, "median_list_price": 270000.0, "cut_count": 18, "cut_pct": 28.6, "raised_count": 3, "median_cut_pct": 5.2, "median_cut_dollars": 11150.0, "cut_last30": 12, "cut_last30_pct": 19.0, "cut_last7": 3, "median_dom": 60, "median_cdom": 60, "relisted_count": 0, "relisted_pct": 0.0, "over90": 21, "over90_pct": 33.3, "over180": 10, "fresh_held": 27, "fresh_held_pct": 42.9, "stale_uncut": 13, "stale_uncut_pct": 20.6, "dom_buckets": [ { "label": "0-30", "count": 24, "pct": 38.1 }, { "label": "31-60", "count": 8, "pct": 12.7 }, { "label": "61-90", "count": 10, "pct": 15.9 }, { "label": "91-180", "count": 11, "pct": 17.5 }, { "label": "181+", "count": 10, "pct": 15.9 } ], "bands": [ { "label": "Under $250K", "active": 24, "cut": 6, "cut_pct": 25.0, "median_cdom": 42.0 }, { "label": "$250K to $500K", "active": 39, "cut": 12, "cut_pct": 30.8, "median_cdom": 69 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 3, "pending_cut_pct": 33.3, "pending_median_cut_pct": 2.5, "pending_median_cdom": 76, "tier": "c2", "series": [ { "date": "2026-09-05", "active": 53, "cut_pct": 24.5, "median_cdom": 50, "median_list_price": 265000.0 }, { "date": "2026-09-06", "active": 54, "cut_pct": 24.1, "median_cdom": 47.5, "median_list_price": 265000.0 }, { "date": "2026-09-07", "active": 63, "cut_pct": 28.6, "median_cdom": 60, "median_list_price": 270000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "39.3% of Cutler Bay houses for sale have cut their asking price, 28.6% of condos", "Cutler Bay sellers blink faster than the rest of Miami-Dade County as 27.1% of houses pass 90 days on the market", "Buying in Cutler Bay? Two in five houses have already come down once, by a median $30K" ], "lede": "CUTLER BAY, Fla., September 7, 2026 - 39.3% of the 140 single-family homes listed for sale in Cutler Bay have reduced their asking price at least once, by a median 4.3% (about $30K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 63 condominium listings, 28.6% have cut, by a median 5.2%.", "quotes": [ "\"39.3 percent of single-family homes for sale in Cutler Bay have reduced their asking price at least once, by a median $30K.\"", "\"Counting every relisting, the median Cutler Bay house for sale has been waiting 39 days, not the 39 the current listing shows.\"", "\"Of the Cutler Bay houses now under contract, 56.4 percent never reduced their asking price; the rest cut by a median 4.9 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Cutler Bay and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 140 houses, 63 condominiums, 39 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-cutler-bay/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Cutler Bay versus Miami-Dade County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Cutler Bay houses 39.3%, Miami-Dade County houses 37.6%; Cutler Bay condominiums 28.6%, Miami-Dade County condominiums 37.4%.", "title": "Cutler Bay houses are cutting 1.7 points more often than Miami-Dade County" }, { "caption": "Active Cutler Bay listings by cumulative days on market, houses and condominiums, September 7, 2026. 27.1% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 45.7%, 31-60 days 16.4%, 61-90 days 10.7%, 91-180 days 17.9%, 181+ days 9.3%. Condominiums: 0-30 days 38.1%, 31-60 days 12.7%, 61-90 days 15.9%, 91-180 days 17.5%, 181+ days 15.9%.", "title": "27.1% of Cutler Bay houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Cutler Bay houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 4; $500K to $1M 39.1% of 115; $1M to $2M 50.0% of 18; $2M to $5M too few to read of 3; $5M and up too few to read of 0.", "title": "$500K to $1M Cutler Bay houses have cut most often: 39.1% of 115" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 251 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 140, "sample_ok": true, "small_sample": false, "pending": 39, "median_list_price": 699900.0, "cut_count": 55, "cut_pct": 39.3, "raised_count": 2, "valid_price_count": 140, "missing_price_count": 0, "unchanged_count": 83, "not_below_original_count": 85, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.3, "median_cut_dollars": 30098.0, "cut_last30": 26, "cut_last30_pct": 18.6, "cut_last7": 6, "median_dom": 39.0, "median_cdom": 39.0, "dom_n": 140, "cdom_n": 140, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 140, "relisted_count": 2, "relisted_pct": 1.4, "over90": 38, "over90_pct": 27.1, "over180": 13, "fresh_held": 72, "fresh_held_pct": 51.4, "fresh_held_missing_cdom_count": 0, "stale_uncut": 13, "stale_uncut_pct": 9.3, "dom_buckets": [ { "label": "0-30", "count": 64, "pct": 45.7 }, { "label": "31-60", "count": 23, "pct": 16.4 }, { "label": "61-90", "count": 15, "pct": 10.7 }, { "label": "91-180", "count": 25, "pct": 17.9 }, { "label": "181+", "count": 13, "pct": 9.3 } ], "bands": [ { "label": "Under $500K", "active": 4, "cut": 1, "cut_pct": 25.0, "median_cdom": 3.0, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 }, { "label": "$500K to $1M", "active": 115, "cut": 45, "cut_pct": 39.1, "median_cdom": 36, "cut_pct_denominator": 115, "cdom_n": 115, "valid_price_count": 115 }, { "label": "$1M to $2M", "active": 18, "cut": 9, "cut_pct": 50.0, "median_cdom": 77.0, "cut_pct_denominator": 18, "cdom_n": 18, "valid_price_count": 18 }, { "label": "$2M to $5M", "active": 3, "cut": 0, "cut_pct": 0.0, "median_cdom": 22, "cut_pct_denominator": 3, "cdom_n": 3, "valid_price_count": 3 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 17, "pending_cut_pct": 43.6, "pending_valid_price_count": 39, "pending_missing_price_count": 0, "pending_unchanged_count": 20, "pending_raised_count": 2, "pending_not_below_original_count": 22, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 39, "pending_dom_n": 39, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 4.9, "pending_median_cdom": 43, "denominators": { "cut_pct": 140, "cut_last30_pct": 140, "relisted_pct": 140, "fresh_held_pct": 140, "stale_uncut_pct": 140, "over90_pct": 140, "dom_bucket_pct": 140, "pending_cut_pct": 39, "median_dom": 140, "median_cdom": 140, "median_cut_pct": 55, "median_cut_dollars": 55, "pending_median_cut_pct": 17, "pending_median_cdom": 39 }, "county_counts": { "Miami-Dade": 140 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 140, "cut_pct": 39.3, "median_cdom": 39.0, "median_list_price": 699900.0 } ] }, "condos": { "active": 63, "sample_ok": true, "small_sample": false, "pending": 9, "median_list_price": 270000.0, "cut_count": 18, "cut_pct": 28.6, "raised_count": 3, "valid_price_count": 63, "missing_price_count": 0, "unchanged_count": 42, "not_below_original_count": 45, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 5.2, "median_cut_dollars": 11150.0, "cut_last30": 12, "cut_last30_pct": 19.0, "cut_last7": 3, "median_dom": 60, "median_cdom": 60, "dom_n": 63, "cdom_n": 63, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 63, "relisted_count": 0, "relisted_pct": 0.0, "over90": 21, "over90_pct": 33.3, "over180": 10, "fresh_held": 27, "fresh_held_pct": 42.9, "fresh_held_missing_cdom_count": 0, "stale_uncut": 13, "stale_uncut_pct": 20.6, "dom_buckets": [ { "label": "0-30", "count": 24, "pct": 38.1 }, { "label": "31-60", "count": 8, "pct": 12.7 }, { "label": "61-90", "count": 10, "pct": 15.9 }, { "label": "91-180", "count": 11, "pct": 17.5 }, { "label": "181+", "count": 10, "pct": 15.9 } ], "bands": [ { "label": "Under $250K", "active": 24, "cut": 6, "cut_pct": 25.0, "median_cdom": 42.0, "cut_pct_denominator": 24, "cdom_n": 24, "valid_price_count": 24 }, { "label": "$250K to $500K", "active": 39, "cut": 12, "cut_pct": 30.8, "median_cdom": 69, "cut_pct_denominator": 39, "cdom_n": 39, "valid_price_count": 39 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 3, "pending_cut_pct": 33.3, "pending_valid_price_count": 9, "pending_missing_price_count": 0, "pending_unchanged_count": 6, "pending_raised_count": 0, "pending_not_below_original_count": 6, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 9, "pending_dom_n": 9, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 2.5, "pending_median_cdom": 76, "denominators": { "cut_pct": 63, "cut_last30_pct": 63, "relisted_pct": 63, "fresh_held_pct": 63, "stale_uncut_pct": 63, "over90_pct": 63, "dom_bucket_pct": 63, "pending_cut_pct": 9, "median_dom": 63, "median_cdom": 63, "median_cut_pct": 18, "median_cut_dollars": 18, "pending_median_cut_pct": 3, "pending_median_cdom": 9 }, "county_counts": { "Miami-Dade": 63 }, "tier": "c2", "series": [ { "date": "2026-09-07", "active": 63, "cut_pct": 28.6, "median_cdom": 60, "median_list_price": 270000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "39.3% of Cutler Bay houses for sale are asking less than their original list price; 28.6% of condos", "Seller Blink Rate™ in Cutler Bay: 39.3% of houses list below original asking, against 37.6% across Miami-Dade County", "Buying in Cutler Bay? 55 of the 140 houses for sale are asking below their original price, by a median $30K" ], "lede": "CUTLER BAY, Fla., September 7, 2026 - 39.3% of the 140 single-family homes listed for sale in Cutler Bay (55 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 55 reduced listings, the median reduction is 4.3% (about $30K). Among the city's 63 condominium listings, 28.6% are asking below their original price, by a median 5.2%.", "quotes": [ "\"39.3 percent of single-family homes for sale in Cutler Bay have a current asking price below their original list price; among those 55 reduced listings the median reduction is $30K.\"", "\"Among active Cutler Bay houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 39 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 43.6 percent of the 39 Cutler Bay houses under contract had a recorded asking price below their original list price; the median reduction among that group was 4.9 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Cutler Bay, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (83 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 140 houses, 63 condominiums, 39 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/cutler-bay/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-cutler-bay/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Cutler Bay versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Cutler Bay houses 39.3%, Miami-Dade County houses 37.6%; Cutler Bay condominiums 28.6%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 39.3% of Cutler Bay houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "visible_labels": [ "37.4%", "28.6%", "37.6%", "39.3%" ] }, { "caption": "Active Cutler Bay houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 27.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 45.7%, 31-60 days 16.4%, 61-90 days 10.7%, 91-180 days 17.9%, 181+ days 9.3%. Condominiums: 0-30 days 38.1%, 31-60 days 12.7%, 61-90 days 15.9%, 91-180 days 17.5%, 181+ days 15.9%.", "title": "27.1% of Cutler Bay houses for sale with a recorded cumulative-days value exceed 90 days; 33.3% of condos", "visible_labels": [ "45.7%", "38.1%", "16.4%", "12.7%", "10.7%", "15.9%", "17.9%", "17.5%", "9.3%", "15.9%", "27.1%" ] }, { "caption": "Share of active Cutler Bay houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 4 listed, count only; $500K to $1M 39.1% (45 of 115); $1M to $2M 50% (9 of 18); $2M to $5M 3 listed, count only; $5M and up 0 listed, count only.", "title": "$500K to $1M Cutler Bay houses show the highest share asking below original: 39.1% of 115", "visible_labels": [ "0", "3", "50%", "9", "18", "39.1%", "45", "115", "4" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 251, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Miami-Dade", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 115, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 115, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 115, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Miami-Dade", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 55, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 55, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 85, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 83, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 140, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Cutler Bay houses 39.3%, Miami-Dade County houses 37.6%; Cutler Bay condominiums 28.6%, Miami-Dade County condominiums 37.4%.", "after": "Horizontal bar chart. Cutler Bay houses 39.3%, Miami-Dade County houses 37.6%; Cutler Bay condominiums 28.6%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Cutler Bay versus Miami-Dade County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Cutler Bay versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Cutler Bay houses are cutting 1.7 points more often than Miami-Dade County", "after": "Seller Blink Rate™: 39.3% of Cutler Bay houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "37.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "28.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "37.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "39.3%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 45.7%, 31-60 days 16.4%, 61-90 days 10.7%, 91-180 days 17.9%, 181+ days 9.3%. Condominiums: 0-30 days 38.1%, 31-60 days 12.7%, 61-90 days 15.9%, 91-180 days 17.5%, 181+ days 15.9%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 45.7%, 31-60 days 16.4%, 61-90 days 10.7%, 91-180 days 17.9%, 181+ days 9.3%. Condominiums: 0-30 days 38.1%, 31-60 days 12.7%, 61-90 days 15.9%, 91-180 days 17.5%, 181+ days 15.9%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Cutler Bay listings by cumulative days on market, houses and condominiums, September 7, 2026. 27.1% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Cutler Bay houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 27.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "27.1% of Cutler Bay houses for sale have waited more than 90 days, counting every relisting", "after": "27.1% of Cutler Bay houses for sale with a recorded cumulative-days value exceed 90 days; 33.3% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "45.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "27.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "38.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "16.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "12.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "10.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "15.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "17.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "17.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "9.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "15.9%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 4; $500K to $1M 39.1% of 115; $1M to $2M 50.0% of 18; $2M to $5M too few to read of 3; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 4 listed, count only; $500K to $1M 39.1% (45 of 115); $1M to $2M 50% (9 of 18); $2M to $5M 3 listed, count only; $5M and up 0 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Cutler Bay houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Cutler Bay houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Cutler Bay houses have cut most often: 39.1% of 115", "after": "$500K to $1M Cutler Bay houses show the highest share asking below original: 39.1% of 115", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "50%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "18", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "39.1%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "45", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "115", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "39.3% of Cutler Bay houses for sale have cut their asking price, 28.6% of condos", "after": "39.3% of Cutler Bay houses for sale are asking less than their original list price; 28.6% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Cutler Bay sellers blink faster than the rest of Miami-Dade County as 27.1% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Cutler Bay: 39.3% of houses list below original asking, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Cutler Bay? Two in five houses have already come down once, by a median $30K", "after": "Buying in Cutler Bay? 55 of the 140 houses for sale are asking below their original price, by a median $30K", "before_present": true, "after_present": true }, { "field": "lede", "before": "CUTLER BAY, Fla., September 7, 2026 - 39.3% of the 140 single-family homes listed for sale in Cutler Bay have reduced their asking price at least once, by a median 4.3% (about $30K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 63 condominium listings, 28.6% have cut, by a median 5.2%.", "after": "CUTLER BAY, Fla., September 7, 2026 - 39.3% of the 140 single-family homes listed for sale in Cutler Bay (55 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 55 reduced listings, the median reduction is 4.3% (about $30K). Among the city's 63 condominium listings, 28.6% are asking below their original price, by a median 5.2%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Cutler Bay and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 140 houses, 63 condominiums, 39 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-cutler-bay/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Cutler Bay, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (83 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 140 houses, 63 condominiums, 39 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/cutler-bay/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-cutler-bay/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"39.3 percent of single-family homes for sale in Cutler Bay have reduced their asking price at least once, by a median $30K.\"", "after": "\"39.3 percent of single-family homes for sale in Cutler Bay have a current asking price below their original list price; among those 55 reduced listings the median reduction is $30K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Cutler Bay house for sale has been waiting 39 days, not the 39 the current listing shows.\"", "after": "\"Among active Cutler Bay houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 39 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Cutler Bay houses now under contract, 56.4 percent never reduced their asking price; the rest cut by a median 4.9 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 43.6 percent of the 39 Cutler Bay houses under contract had a recorded asking price below their original list price; the median reduction among that group was 4.9 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "562009010cca929f5450a6f5723f126653d6252bb88b5a63e6f9513bc37b56ab", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nCutler Bay price cuts and true days on market\nHEADLINE OPTIONS\n39.3% of Cutler Bay houses for sale have cut their asking price, 28.6% of condos\nCutler Bay sellers blink faster than the rest of Miami-Dade County as 27.1% of houses pass 90 days on the\nmarket\nBuying in Cutler Bay? Two in five houses have already come down once, by a median $30K\nLEDE\nCUTLER BAY, Fla., September 7, 2026 - 39.3% of the 140 single-family homes listed for sale in Cutler Bay have\nreduced their asking price at least once, by a median 4.3% (about $30K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Among the city's 63 condominium listings, 28.6% have cut, by a\nmedian 5.2%.\nNUT GRAF\nThe figures point to a market where 43.6% of houses reached a contract only after a price cut: of the 39 Cutler\nBay houses now under contract, 43.6% reduced before going under contract, with a median cut of 4.9% and a\nmedian 43 days to contract. Across Miami-Dade County the price-cut share is 37.6% for houses and 37.4% for\ncondominiums, so Cutler Bay houses are cutting 1.7 points more often than the county. Counting every\nrelisting, the median Cutler Bay house for sale has been on the market 39 days, against 39 on its current listing;\n1.4% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nCutler Bay\n140\nShare with at\nleast one price\nreduction,\nhouses\n39.3% (55 of 140)\nMedian\nreduction\nfrom original\nasking, houses\n4.3% (about $30K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings, Cutler\nBay\n63\nShare with at\nleast one price\nreduction,\ncondominiums\n28.6% (18 of 63)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n39 days (39 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n27.1% (38 of 140)\nHouses under\ncontract that\nreduced first\n43.6% of 39\nMiami-Dade\nCounty price-\ncut share,\nhouses /\ncondominiums\n37.6% / 37.4%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Bea\nQUOTABLE DATA POINTS\n\"39.3 percent of single-family homes for sale in Cutler Bay have reduced their asking price at least once, by\na median $30K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Cutler Bay house for sale has been waiting 39 days, not the 39 the\ncurrent listing shows.\"\n\"Of the Cutler Bay houses now under contract, 56.4 percent never reduced their asking price; the rest cut\nby a median 4.9 percent before a buyer committed. Contract prices are not known until the sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Cutler Bay versus Miami-Dade County, houses and condominiums, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Cutler Bay listings by cumulative days on market, houses and condominiums, September 7, 2026. 27.1% of houses have passed 90\ndays. Source: BeachesMLS via PBP Real Estate.\nShare of active Cutler Bay houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Cutler Bay and Miami-Dade County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 140 houses, 63 condominiums, 39 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-cutler-bay/ . Conditions read: How the read works: each city is compared with its peer group,\nthe South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "65d0d64bf83e64ce129494bf00eb6da10046286729f41bf5162fe2ccf05d9a1e", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nCutler Bay asking-price reductions and recorded days\non market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/cutler-bay/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n39.3% of Cutler Bay houses for sale are asking less than their original list price; 28.6% of condos\nSeller Blink Rate™ in Cutler Bay: 39.3% of houses list below original asking, against 37.6% across Miami-\nDade County\nBuying in Cutler Bay? 55 of the 140 houses for sale are asking below their original price, by a median $30K\nLEDE\nCUTLER BAY, Fla., September 7, 2026 - 39.3% of the 140 single-family homes listed for sale in Cutler Bay (55\nlistings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 55 reduced listings, the median reduction is\n4.3% (about $30K). Among the city's 63 condominium listings, 28.6% are asking below their original price, by a\nmedian 5.2%.\nNUT GRAF\nFor active Cutler Bay houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are\nboth 39 days (from 140 and 140 listings with a value in each field). Equal medians describe the recorded fields\nonly; they do not establish anything about individual listing histories. 1.4% of all active houses have both fields\nrecorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a\nrelisting event. Of the 39 Cutler Bay houses under contract (Pending or Active Under Contract), 17 (43.6%)\nhave a recorded asking price below their original list price; the median reduction among that group is 4.9%. The\nremainder are not recorded as below their original list price, which is not a price history. These asking-price\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nfields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original\nare 37.6% for houses and 37.4% for condominiums; Cutler Bay houses are 1.7 points above the county share.\nFACT BOX\nActive single-family listings, Cutler\nBay\n140\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n39.3% (55 of 140)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n140 / 0; 83 / 2\nSeptember 7, 2026\nMedian reduction among the 55\nreduced houses\n4.3% (about $30K)\nSeptember 7, 2026\nActive condominium listings,\nCutler Bay\n63\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n28.6% (18 of 63)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n39 / 39 days (from 140 / 140 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over\n90 days\n27.1% (38 of 140 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking\nbelow original list price\n43.6% (17 of 39)\nSeptember 7, 2026\nMiami-Dade County share asking\nbelow original, houses /\ncondominiums\n37.6% / 37.4%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Between the comparison thresholds; Condominiums:\nBetween the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking\n$600K to $1M; peer share 44.3%)\nRoyal Palm Beach, Homestead, Jensen Beach, Hallandale\nBeach, Hollywood, Pompano Beach, Dania Beach, Hialeah,\nNorth Miami Beach, West Palm Beach, Pembroke Pines,\nMiramar, The Acreage, Coral Springs, North Miami, Hobe\nSound, Stuart, Plantation, Westlake, Loxahatchee, Miami,\nCooper City, Palm City, Wilton Manors, Fort Lauderdale\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"39.3 percent of single-family homes for sale in Cutler Bay have a current asking price below their original\nlist price; among those 55 reduced listings the median reduction is $30K.\"\n\"Among active Cutler Bay houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket\nvalues are both 39 days. These are MLS-recorded fields, not an independently reconstructed listing\nhistory.\"\n\"At the snapshot, 43.6 percent of the 39 Cutler Bay houses under contract had a recorded asking price\nbelow their original list price; the median reduction among that group was 4.9 percent. The remainder\nwere not recorded as below their original list price, which is not a price history. Agreed contract prices are\nnot inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Cutler Bay versus Miami-Dade\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Cutler Bay houses 39.3%, Miami-Dade County houses 37.6%;\nCutler Bay condominiums 28.6%, Miami-Dade County condominiums 37.4%. Share of active listings asking\nbelow their original list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Cutler Bay houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings\nwith a recorded value in that field; 27.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 45.7%, 31-60\ndays 16.4%, 61-90 days 10.7%, 91-180 days 17.9%, 181+ days 9.3%. Condominiums: 0-30 days 38.1%, 31-60\ndays 12.7%, 61-90 days 15.9%, 91-180 days 17.5%, 181+ days 15.9%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Cutler Bay houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10\nto 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 4 listed, count only; $500K to $1M 39.1% (45 of 115); $1M to $2M 50% (9 of 18); $2M\nto $5M 3 listed, count only; $5M and up 0 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Cutler Bay,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (83 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 140 houses,\n63 condominiums, 39 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/cutler-bay/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-cutler-bay/; where published, it uses\na separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "de06ee59c17ccaff311240a50fa97d0233ef08159876e196d501e2fce8418c05", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - CUTLER BAY PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 39.3% of Cutler Bay houses for sale are asking less than their original list price; 28.6% of condos\n2. Seller Blink Rate™ in Cutler Bay: 39.3% of houses list below original asking, against 37.6% across Miami-Dade County\n3. Buying in Cutler Bay? 55 of the 140 houses for sale are asking below their original price, by a median $30K\n\nLEDE\nCUTLER BAY, Fla., September 7, 2026 - 39.3% of the 140 single-family homes listed for sale in Cutler Bay (55 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 55 reduced listings, the median reduction is 4.3% (about $30K). Among the city's 63 condominium listings, 28.6% are asking below their original price, by a median 5.2%.\n\nNUT GRAF\nFor active Cutler Bay houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 39 days (from 140 and 140 listings with a value in each field). Equal medians describe the recorded fields only; they do not establish anything about individual listing histories. 1.4% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 39 Cutler Bay houses under contract (Pending or Active Under Contract), 17 (43.6%) have a recorded asking price below their original list price; the median reduction among that group is 4.9%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.6% for houses and 37.4% for condominiums; Cutler Bay houses are 1.7 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Cutler Bay: 140 [September 7, 2026]\n- Share asking below original list price, houses: 39.3% (55 of 140) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 140 / 0; 83 / 2 [September 7, 2026]\n- Median reduction among the 55 reduced houses: 4.3% (about $30K) [September 7, 2026]\n- Active condominium listings, Cutler Bay: 63 [September 7, 2026]\n- Share asking below original list price, condominiums: 28.6% (18 of 63) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 39 / 39 days (from 140 / 140 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 27.1% (38 of 140 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 43.6% (17 of 39) [September 7, 2026]\n- Miami-Dade County share asking below original, houses / condominiums: 37.6% / 37.4% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, North Miami Beach, West Palm Beach, Pembroke Pines, Miramar, The Acreage, Coral Springs, North Miami, Hobe Sound, Stuart, Plantation, Westlake, Loxahatchee, Miami, Cooper City, Palm City, Wilton Manors, Fort Lauderdale [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"39.3 percent of single-family homes for sale in Cutler Bay have a current asking price below their original list price; among those 55 reduced listings the median reduction is $30K.\"\n- \"Among active Cutler Bay houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 39 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 43.6 percent of the 39 Cutler Bay houses under contract had a recorded asking price below their original list price; the median reduction among that group was 4.9 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- cutler-bay-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Cutler Bay versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Cutler Bay houses 39.3%, Miami-Dade County houses 37.6%; Cutler Bay condominiums 28.6%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.\n- cutler-bay-true-days-on-market-r1-2026-09-07.png\n Caption: Active Cutler Bay houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 27.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 45.7%, 31-60 days 16.4%, 61-90 days 10.7%, 91-180 days 17.9%, 181+ days 9.3%. Condominiums: 0-30 days 38.1%, 31-60 days 12.7%, 61-90 days 15.9%, 91-180 days 17.5%, 181+ days 15.9%.\n- cutler-bay-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Cutler Bay houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 4 listed, count only; $500K to $1M 39.1% (45 of 115); $1M to $2M 50% (9 of 18); $2M to $5M 3 listed, count only; $5M and up 0 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Cutler Bay, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (83 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 140 houses, 63 condominiums, 39 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/cutler-bay/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-cutler-bay/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-1245a0228a92103fe7c7" }, { "slug": "cutler-bay", "city": "Cutler Bay", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "active": 63, "with_fee": 63, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 63, "cut_count": 18, "cut_pct": 28.6, "median_cut_pct": 5.2, "median_cut_dollars": 11150 }, "outliers_dropped": 1, "n": 62, "median": 413, "p10": 300, "p25": 355, "p75": 499, "p90": 602, "min": 100, "max": 665, "median_sqft": 0.44, "n_sqft": 62, "median_pct_price": 1.76, "median_list_price": 271000, "median_year_built": 2005, "median_sqft_area": 980, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 46, "under_500_pct": 74.2, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 46, "under_lo_pct": 74.2, "types": { "Condominium": { "count": 53, "pct": 85.5 }, "Townhouse": { "count": 8, "pct": 12.9 }, "Villa": { "count": 1, "pct": 1.6 } }, "regime": { "COA": { "count": 62, "pct": 100.0 } }, "villa_median": 372, "townhouse_median": 328, "cadence": { "Monthly": { "count": 62, "pct": 100.0 } }, "stacked": { "count": 1, "pct": 1.6, "median_total": 372, "median_master": 17 }, "bins": [ { "label": "Under $250", "count": 1, "pct": 1.6 }, { "label": "$250 to $500", "count": 45, "pct": 72.6 }, { "label": "$500 to $750", "count": 16, "pct": 25.8 }, { "label": "$750 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 2, "median": 270, "median_sqft": 0.38 }, { "label": "1970s", "n": 6, "median": 368, "median_sqft": 0.5 }, { "label": "1980s", "n": 15, "median": 585, "median_sqft": 0.61 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 28, "median": 372, "median_sqft": 0.42 }, { "label": "2010s", "n": 11, "median": 356, "median_sqft": 0.33 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 23, "median": 467, "median_pct_price": 2.79 }, { "label": "$250K to $500K", "n": 39, "median": 371, "median_pct_price": 1.5 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 23, "median": 467 }, "post2005": { "n": 37, "median": 371 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 38, "pct": 66.7 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 34, "pct": 59.6 }, { "key": "Trash", "label": "Trash", "count": 26, "pct": 45.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 25, "pct": 43.9 }, { "key": "Water", "label": "Water", "count": 21, "pct": 36.8 }, { "key": "Security", "label": "Security", "count": 21, "pct": 36.8 }, { "key": "Pools", "label": "Pool", "count": 18, "pct": 31.6 }, { "key": "Insurance", "label": "Building insurance", "count": 17, "pct": 29.8 }, { "key": "Sewer", "label": "Sewer", "count": 16, "pct": 28.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 13, "pct": 22.8 }, { "key": "Roof", "label": "Roof", "count": 12, "pct": 21.1 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 8, "pct": 14.0 }, { "key": "PestControl", "label": "Pest control", "count": 1, "pct": 1.8 }, { "key": "CableTv", "label": "Cable TV", "count": 1, "pct": 1.8 } ], "includes_n": 57, "flags": { "sa_mentioned": { "count": 7, "pct": 11.3 }, "sa_none_or_paid": { "count": 6, "pct": 9.7 }, "sa_pending": { "count": 1, "pct": 1.6 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 1, "pct": 1.6 }, "reserves": { "count": 1, "pct": 1.6 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 62 }, "developments": [ { "name": "The Courts at Bayshore Ii", "master": "Bayshore Ii", "n": 26, "anecdotal": false, "median": 358, "median_sqft": 0.33, "year_built": 2007, "median_list_price": 309950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 1 }, { "name": "Le Club at Old Cutler Con", "master": "Old Cutler Con", "n": 9, "anecdotal": true, "median": 585, "median_sqft": 0.53, "year_built": 1988, "median_list_price": 230000, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Saga Bay Gardens", "master": null, "n": 6, "anecdotal": true, "median": 604, "median_sqft": 0.62, "year_built": 1988, "median_list_price": 220000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Paradise Pointe", "master": null, "n": 5, "anecdotal": true, "median": 665, "median_sqft": 0.82, "year_built": 2005, "median_list_price": 220000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Bayshore Ii", "n": 15, "median": 360, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Bayshore I", "n": 10, "median": 355, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Old Cutler Con", "n": 9, "median": 585, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 420, "p25": 360, "p75": 555, "n": 53, "median_sqft": 0.5, "sa_pending_pct": 1.9 }, { "date": "2026-09-07", "median": 413, "p25": 355, "p75": 499, "n": 62, "median_sqft": 0.44, "sa_pending_pct": 1.6 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Cutler Bay condo for sale carries a $413-a-month association fee, 48% below the South Florida median", "0% of Cutler Bay condos on the market ask $1,000 or more a month in fees; 74.2% stay under $500", "Cutler Bay condos built since 2005 carry fees -21% higher than buildings from before 1995" ], "lede": "CUTLER BAY, Fla., September 7, 2026 - The median monthly association fee across the 62 condominiums listed for sale in Cutler Bay is $413, with half of the listings between $355 and $499 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 48% below the five-county South Florida median of $800, and ranks Cutler Bay 66 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Cutler Bay carries a monthly association fee of $413, 48% below the five-county South Florida median of $800.\"", "\"0 percent of Cutler Bay condos on the market ask $1,000 or more a month in association fees; only 74.2 percent stay under $500.\"", "\"In Cutler Bay, a condo completed since 2005 carries a median fee of $371 a month, against $467 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Cutler Bay permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-cutler-bay/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Cutler Bay against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Cutler Bay median $413 a month, South Florida median $800; Cutler Bay ranks 66 of 69 cities.", "title": "Cutler Bay condo fees sit 48% below the South Florida median" }, { "caption": "Share of active Cutler Bay condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 1.6% (1 listings); $250 to $500 72.6% (45 listings); $500 to $750 25.8% (16 listings); $750 to $1,000 0% (0 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "72.6% of Cutler Bay condos for sale carry a fee of $250 to $500 a month" }, { "caption": "Median monthly-equivalent association fee for active Cutler Bay condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s too few (2 listings); 1970s too few (6 listings); 1980s $585 (15 listings); 2000s $372 (28 listings); 2010s $356 (11 listings).", "title": "Cutler Bay condos built since 2005 ask 21% less in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 63 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 63, "with_fee": 63, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 63, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 62, "retained_n": 62, "outliers_dropped": 1, "trim_applied": true, "cuts": { "active": 63, "cut_count": 18, "cut_pct": 28.6, "median_cut_pct": 5.2, "median_cut_dollars": 11150, "valid_price_count": 63, "missing_price_count": 0, "unchanged_count": 42, "raised_count": 3, "not_below_original_count": 45, "cut_pct_denominator": 63, "cut_sample_ok": true, "median_cut_n": 18 }, "trim_bounds": { "p1": 78.40333333333334, "p99": 665.0 }, "retained_small_sample": false, "retained_below_30": false, "median": 413, "p10": 300, "p25": 355, "p75": 499, "p90": 602, "min": 100, "max": 665, "median_sqft": 0.44, "n_sqft": 62, "median_pct_price": 1.76, "n_pct_price": 62, "median_list_price": 271000, "median_year_built": 2005, "median_sqft_area": 980, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 46, "under_500_pct": 74.2, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 46, "under_lo_pct": 74.2, "types": { "Condominium": { "count": 53, "pct": 85.5 }, "Townhouse": { "count": 8, "pct": 12.9 }, "Villa": { "count": 1, "pct": 1.6 } }, "regime": { "COA": { "count": 62, "pct": 100.0 } }, "villa_median": 372, "townhouse_median": 328, "cadence": { "Monthly": { "count": 62, "pct": 100.0 } }, "stacked": { "count": 1, "pct": 1.6, "median_total": 372, "median_master": 17 }, "bins": [ { "label": "Under $250", "count": 1, "pct": 1.6 }, { "label": "$250 to $500", "count": 45, "pct": 72.6 }, { "label": "$500 to $750", "count": 16, "pct": 25.8 }, { "label": "$750 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 2, "median": 270, "median_sqft": 0.38 }, { "label": "1970s", "n": 6, "median": 368, "median_sqft": 0.5 }, { "label": "1980s", "n": 15, "median": 585, "median_sqft": 0.61 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 28, "median": 372, "median_sqft": 0.42 }, { "label": "2010s", "n": 11, "median": 356, "median_sqft": 0.33 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 23, "median": 467, "median_pct_price": 2.79 }, { "label": "$250K to $500K", "n": 39, "median": 371, "median_pct_price": 1.5 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 23, "median": 467 }, "post2005": { "n": 37, "median": 371 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 38, "pct": 66.7 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 34, "pct": 59.6 }, { "key": "Trash", "label": "Trash", "count": 26, "pct": 45.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 25, "pct": 43.9 }, { "key": "Water", "label": "Water", "count": 21, "pct": 36.8 }, { "key": "Security", "label": "Security", "count": 21, "pct": 36.8 }, { "key": "Pools", "label": "Pool", "count": 18, "pct": 31.6 }, { "key": "Insurance", "label": "Building insurance", "count": 17, "pct": 29.8 }, { "key": "Sewer", "label": "Sewer", "count": 16, "pct": 28.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 13, "pct": 22.8 }, { "key": "Roof", "label": "Roof", "count": 12, "pct": 21.1 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 8, "pct": 14.0 }, { "key": "PestControl", "label": "Pest control", "count": 1, "pct": 1.8 }, { "key": "CableTv", "label": "Cable TV", "count": 1, "pct": 1.8 } ], "includes_n": 57, "flags": { "sa_mentioned": { "count": 7, "pct": 11.3 }, "sa_none_or_paid": { "count": 6, "pct": 9.7 }, "sa_pending": { "count": 1, "pct": 1.6 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 1, "pct": 1.6 }, "reserves": { "count": 1, "pct": 1.6 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 62 }, "denominators": { "fee_percentages": 62, "fee_medians_percentiles": 62, "median_sqft": 62, "median_pct_price": 62, "includes_pct": 57, "flags_pct": 62, "cut_pct": 63 }, "developments": [ { "name": "The Courts at Bayshore Ii", "master": "Bayshore Ii", "n": 26, "anecdotal": false, "median": 358, "median_sqft": 0.33, "year_built": 2007, "median_list_price": 309950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 1 }, { "name": "Le Club at Old Cutler Con", "master": "Old Cutler Con", "n": 9, "anecdotal": true, "median": 585, "median_sqft": 0.53, "year_built": 1988, "median_list_price": 230000, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Saga Bay Gardens", "master": null, "n": 6, "anecdotal": true, "median": 604, "median_sqft": 0.62, "year_built": 1988, "median_list_price": 220000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Paradise Pointe", "master": null, "n": 5, "anecdotal": true, "median": 665, "median_sqft": 0.82, "year_built": 2005, "median_list_price": 220000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Bayshore Ii", "n": 15, "median": 360, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Bayshore I", "n": 10, "median": 355, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Old Cutler Con", "n": 9, "median": 585, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 413, "p25": 355, "p75": 499, "n": 62, "median_sqft": 0.44, "sa_pending_pct": 1.6 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Cutler Bay condo monthly association fees have a median of $413 in the retained usable-fee sample of 62 listings, 48% below the five-county median", "In Cutler Bay's retained usable-fee sample (62 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 74.2% are below $500", "Cutler Bay condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=37) vs pre-1995 (n=23), monthly median 21% lower. Small subgroup: pre-1995; read cautiously." ], "lede": "CUTLER BAY, Fla., September 7, 2026 - Among 62 active condominium listings in Cutler Bay retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $413, with the middle half between $355 and $499, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 63 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 48% below the separately trimmed five-county median of $800 and ranks 66th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Cutler Bay's retained usable-fee sample (n=62), after exclusions and percentile trimming, is $413, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Cutler Bay condos in the retained usable-fee sample (n=62) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 74.2 percent are below $500.\"", "\"Among the retained usable-fee listings in Cutler Bay with a recorded construction year, the median monthly-equivalent fee is $371 for a recorded year built of 2005 or later (37 listings) and $467 for those built before 1995 (23 listings). Small subgroup: pre-1995 n=23; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Cutler Bay, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (63 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 62 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 63 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/cutler-bay/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-cutler-bay/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Cutler Bay and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Cutler Bay retained-sample median $413 a month (n=62); five-county median $800 (n=22,695, region-level trim).", "title": "Cutler Bay condos, retained usable-fee sample (n=62): median $413/month, 48% below the five-county median of $800", "visible_labels": [ "$413", "62", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 62 active Cutler Bay condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 1.6% (1 listings); $250 to $500 72.6% (45 listings); $500 to $750 25.8% (16 listings); $750 to $1,000 0% (0 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "72.6% of Cutler Bay's retained usable-fee sample (62 listings) falls in the $250 to $500 monthly band", "visible_labels": [ "1.6%", "1", "72.6%", "45", "25.8%", "16", "0%", "0", "0%", "0", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Cutler Bay condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=37; pre-1995 n=23. Small subgroup: pre-1995 n=23; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1960s count only (2 listings); 1970s count only (6 listings); 1980s $585 (15 listings); 2000s $372 (28 listings); 2010s $356 (11 listings). Recorded year built 2005 or later $371 (37 listings); before 1995 $467 (23 listings). Small subgroup: pre-1995 n=23; read cautiously.", "title": "Cutler Bay condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=37) vs pre-1995 (n=23), monthly median 21% lower. Small subgroup: pre-1995; read cautiously.", "visible_labels": [ "2", "6", "$585", "15", "$372", "28", "$356", "11", "$371", "37", "$467", "23" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 78.40333333333334, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 665.0, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Cutler Bay median $413 a month, South Florida median $800; Cutler Bay ranks 66 of 69 cities.", "after": "Dot strip chart in five county lanes. Cutler Bay retained-sample median $413 a month (n=62); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Cutler Bay against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Cutler Bay and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Cutler Bay condo fees sit 48% below the South Florida median", "after": "Cutler Bay condos, retained usable-fee sample (n=62): median $413/month, 48% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$413", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "62", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 1.6% (1 listings); $250 to $500 72.6% (45 listings); $500 to $750 25.8% (16 listings); $750 to $1,000 0% (0 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 1.6% (1 listings); $250 to $500 72.6% (45 listings); $500 to $750 25.8% (16 listings); $750 to $1,000 0% (0 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Cutler Bay condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 62 active Cutler Bay condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "72.6% of Cutler Bay condos for sale carry a fee of $250 to $500 a month", "after": "72.6% of Cutler Bay's retained usable-fee sample (62 listings) falls in the $250 to $500 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "1.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "72.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "45", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "25.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s too few (2 listings); 1970s too few (6 listings); 1980s $585 (15 listings); 2000s $372 (28 listings); 2010s $356 (11 listings).", "after": "Column chart of median fee by recorded decade built: 1960s count only (2 listings); 1970s count only (6 listings); 1980s $585 (15 listings); 2000s $372 (28 listings); 2010s $356 (11 listings). Recorded year built 2005 or later $371 (37 listings); before 1995 $467 (23 listings). Small subgroup: pre-1995 n=23; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Cutler Bay condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Cutler Bay condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=37; pre-1995 n=23. Small subgroup: pre-1995 n=23; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Cutler Bay condos built since 2005 ask 21% less in fees than those built before 1995", "after": "Cutler Bay condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=37) vs pre-1995 (n=23), monthly median 21% lower. Small subgroup: pre-1995; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$467", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "23", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$585", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$372", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "28", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$356", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$371", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "37", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Cutler Bay condo for sale carries a $413-a-month association fee, 48% below the South Florida median", "after": "Cutler Bay condo monthly association fees have a median of $413 in the retained usable-fee sample of 62 listings, 48% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "0% of Cutler Bay condos on the market ask $1,000 or more a month in fees; 74.2% stay under $500", "after": "In Cutler Bay's retained usable-fee sample (62 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 74.2% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Cutler Bay condos built since 2005 carry fees -21% higher than buildings from before 1995", "after": "Cutler Bay condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=37) vs pre-1995 (n=23), monthly median 21% lower. Small subgroup: pre-1995; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "CUTLER BAY, Fla., September 7, 2026 - The median monthly association fee across the 62 condominiums listed for sale in Cutler Bay is $413, with half of the listings between $355 and $499 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 48% below the five-county South Florida median of $800, and ranks Cutler Bay 66 of 69 cities.", "after": "CUTLER BAY, Fla., September 7, 2026 - Among 62 active condominium listings in Cutler Bay retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $413, with the middle half between $355 and $499, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 63 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 48% below the separately trimmed five-county median of $800 and ranks 66th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Cutler Bay permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-cutler-bay/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Cutler Bay, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (63 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 62 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 63 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/cutler-bay/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-cutler-bay/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Cutler Bay carries a monthly association fee of $413, 48% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Cutler Bay's retained usable-fee sample (n=62), after exclusions and percentile trimming, is $413, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"0 percent of Cutler Bay condos on the market ask $1,000 or more a month in association fees; only 74.2 percent stay under $500.\"", "after": "\"Among Cutler Bay condos in the retained usable-fee sample (n=62) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 74.2 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Cutler Bay, a condo completed since 2005 carries a median fee of $371 a month, against $467 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Cutler Bay with a recorded construction year, the median monthly-equivalent fee is $371 for a recorded year built of 2005 or later (37 listings) and $467 for those built before 1995 (23 listings). Small subgroup: pre-1995 n=23; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "c14439acaeb85c20611ee83da614d1bb702596328c34b57369d0ec4a36ebd19b", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nCutler Bay condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Cutler Bay condo for sale carries a $413-a-month association fee, 48% below the South Florida\nmedian\n0% of Cutler Bay condos on the market ask $1,000 or more a month in fees; 74.2% stay under $500\nCutler Bay condos built since 2005 carry fees -21% higher than buildings from before 1995\nLEDE\nCUTLER BAY, Fla., September 7, 2026 - The median monthly association fee across the 62 condominiums\nlisted for sale in Cutler Bay is $413, with half of the listings between $355 and $499 a month, according to a\ndaily analysis of BeachesMLS listing data by PBP Real Estate. That is 48% below the five-county South Florida\nmedian of $800, and ranks Cutler Bay 66 of 69 cities.\nNUT GRAF\nPer square foot, the median Cutler Bay condo fee is $0.44 a month on a median unit of 980 square feet; at the\nmedian asking price of $271K, a year of fees equals 1.76% of the price. 0% of listings ask $1,000 or more a\nmonth and 74.2% under $500. 1.6% of listings report two association layers (a master and a sub-association);\n0% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 11.3% of listings, describe one as pending or payable by the buyer on 1.6%, and mention a\nmandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of $371 against\n$467 for those completed before 1995.\nFACT BOX\nActive condominium listings, Cutler Bay\n63 (62 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$413\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$355 to $499\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.44 (median unit 980 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n1.76% (asking $271K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n0% / 74.2%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n1.6% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n11.3% / 1.6%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Cutler Bay ranks 66 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$371 (37 listings) / $467 (23 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Cutler Bay carries a monthly association fee of $413, 48%\nbelow the five-county South Florida median of $800.\"\n\"0 percent of Cutler Bay condos on the market ask $1,000 or more a month in association fees; only 74.2\npercent stay under $500.\"\n\"In Cutler Bay, a condo completed since 2005 carries a median fee of $371 a month, against $467 for a\nbuilding completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Cutler Bay against every South Florida city with 30 or more active condo listings, grouped\nby county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Cutler Bay condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS\nvia PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Cutler Bay condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Cutler Bay permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-cutler-bay/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "ec45b9108f0db7a1096384c2dbd27d77d3c7336c86cfdde1247b9f63fcee7aef", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nCutler Bay condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/cutler-bay/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nCutler Bay condo monthly association fees have a median of $413 in the retained usable-fee sample of 62\nlistings, 48% below the five-county median\nIn Cutler Bay's retained usable-fee sample (62 listings after exclusions and percentile trimming), 0% have\nmonthly-equivalent fees of $1,000 or more and 74.2% are below $500\nCutler Bay condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=37) vs pre-1995 (n=23),\nmonthly median 21% lower. Small subgroup: pre-1995; read cautiously.\nLEDE\nCUTLER BAY, Fla., September 7, 2026 - Among 62 active condominium listings in Cutler Bay retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly association fee is $413, with the middle half between $355 and $499,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 63\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 48% below the separately trimmed five-county median\nof $800 and ranks 66th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Cutler Bay condo fee is $0.44 a month (62 retained\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nlistings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.76% of\nthe listing's current asking price across 62 retained listings with a current asking price of at least $20,000; this\nis the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a month and 74.2%\nare below $500. 1.6% of the retained sample report two association layers (a master and a sub-association,\nsummed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks\nmention a special assessment on 11.3% of the retained sample, describe one as pending or payable by the\nbuyer on 1.6%, and mention a mandatory club or membership on 0%; 62 retained listings carry remarks. These\nare keyword classifications of free text, not verified facts about any association. Among retained listings with a\nrecorded construction year, the median monthly-equivalent fee is $371 for a recorded year built of 2005 or\nlater (37 listings) and $467 for those built before 1995 (23 listings); construction year is a recorded field and\nthis comparison does not explain why fees differ. Small subgroup: pre-1995 n=23; read cautiously.\nFACT BOX\nActive condominium listings, Cutler Bay (before\nexclusions and trimming)\n63\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n63 / 62 (1 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$413\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$355 to $499\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.44 (62 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n1.76% (62 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n0% (0) / 74.2% (46) of 62\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n1.6% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n0%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n11.3% / 1.6%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Cutler Bay ranks 66th\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$371 (2005+ n=37) / $467 (pre-1995 n=23). Small\nsubgroup: pre-1995 n=23; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Cutler Bay's retained usable-fee sample (n=62), after\nexclusions and percentile trimming, is $413, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Cutler Bay condos in the retained usable-fee sample (n=62) after exclusions and percentile\ntrimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 74.2 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Cutler Bay with a recorded construction year, the median\nmonthly-equivalent fee is $371 for a recorded year built of 2005 or later (37 listings) and $467 for those\nbuilt before 1995 (23 listings). Small subgroup: pre-1995 n=23; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Cutler Bay and\nthe published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference\nuses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Cutler Bay retained-sample median $413 a month\n(n=62); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 62 active Cutler Bay condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 1.6% (1\nlistings); $250 to $500 72.6% (45 listings); $500 to $750 25.8% (16 listings); $750 to $1,000 0% (0 listings);\n$1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Cutler Bay condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=37;\npre-1995 n=23. Small subgroup: pre-1995 n=23; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s count only (2 listings);\n1970s count only (6 listings); 1980s $585 (15 listings); 2000s $372 (28 listings); 2010s $356 (11 listings).\nRecorded year built 2005 or later $371 (37 listings); before 1995 $467 (23 listings). Small subgroup: pre-1995\nn=23; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Cutler Bay, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npublished when at least 30 listings have a valid fee before trimming (63 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 62 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 63 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/cutler-bay/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-cutler-bay/; where published, it uses\na separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "d5be7fcce6507b2c4a1f23adfb6a8cd26793adf110331b7481a1bd73861622fc", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - CUTLER BAY CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Cutler Bay condo monthly association fees have a median of $413 in the retained usable-fee sample of 62 listings, 48% below the five-county median\n2. In Cutler Bay's retained usable-fee sample (62 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 74.2% are below $500\n3. Cutler Bay condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=37) vs pre-1995 (n=23), monthly median 21% lower. Small subgroup: pre-1995; read cautiously.\n\nLEDE\nCUTLER BAY, Fla., September 7, 2026 - Among 62 active condominium listings in Cutler Bay retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $413, with the middle half between $355 and $499, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 63 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 48% below the separately trimmed five-county median of $800 and ranks 66th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Cutler Bay condo fee is $0.44 a month (62 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.76% of the listing's current asking price across 62 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a month and 74.2% are below $500. 1.6% of the retained sample report two association layers (a master and a sub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 11.3% of the retained sample, describe one as pending or payable by the buyer on 1.6%, and mention a mandatory club or membership on 0%; 62 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $371 for a recorded year built of 2005 or later (37 listings) and $467 for those built before 1995 (23 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: pre-1995 n=23; read cautiously.\n\nFACT BOX (exact figures)\n- Active condominium listings, Cutler Bay (before exclusions and trimming): 63 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 63 / 62 (1 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $413 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $355 to $499 [September 7, 2026]\n- Median fee per square foot per month: $0.44 (62 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 1.76% (62 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 0% (0) / 74.2% (46) of 62 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 1.6% (1) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 0% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 11.3% / 1.6% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Cutler Bay ranks 66th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $371 (2005+ n=37) / $467 (pre-1995 n=23). Small subgroup: pre-1995 n=23; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Cutler Bay's retained usable-fee sample (n=62), after exclusions and percentile trimming, is $413, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Cutler Bay condos in the retained usable-fee sample (n=62) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 74.2 percent are below $500.\"\n- \"Among the retained usable-fee listings in Cutler Bay with a recorded construction year, the median monthly-equivalent fee is $371 for a recorded year built of 2005 or later (37 listings) and $467 for those built before 1995 (23 listings). Small subgroup: pre-1995 n=23; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- cutler-bay-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Cutler Bay and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Cutler Bay retained-sample median $413 a month (n=62); five-county median $800 (n=22,695, region-level trim).\n- cutler-bay-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 62 active Cutler Bay condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 1.6% (1 listings); $250 to $500 72.6% (45 listings); $500 to $750 25.8% (16 listings); $750 to $1,000 0% (0 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\n- cutler-bay-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Cutler Bay condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=37; pre-1995 n=23. Small subgroup: pre-1995 n=23; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1960s count only (2 listings); 1970s count only (6 listings); 1980s $585 (15 listings); 2000s $372 (28 listings); 2010s $356 (11 listings). Recorded year built 2005 or later $371 (37 listings); before 1995 $467 (23 listings). Small subgroup: pre-1995 n=23; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Cutler Bay, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (63 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 62 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 63 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/cutler-bay/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-cutler-bay/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "dania-beach", "city": "Dania Beach", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 82, "sample_ok": true, "small_sample": false, "pending": 19, "median_list_price": 670450.0, "cut_count": 33, "cut_pct": 40.2, "raised_count": 6, "median_cut_pct": 6.3, "median_cut_dollars": 46000.0, "cut_last30": 15, "cut_last30_pct": 18.3, "cut_last7": 3, "median_dom": 53.0, "median_cdom": 57.5, "relisted_count": 3, "relisted_pct": 3.7, "over90": 28, "over90_pct": 34.1, "over180": 15, "fresh_held": 35, "fresh_held_pct": 42.7, "stale_uncut": 9, "stale_uncut_pct": 11.0, "dom_buckets": [ { "label": "0-30", "count": 32, "pct": 39.0 }, { "label": "31-60", "count": 9, "pct": 11.0 }, { "label": "61-90", "count": 13, "pct": 15.9 }, { "label": "91-180", "count": 13, "pct": 15.9 }, { "label": "181+", "count": 15, "pct": 18.3 } ], "bands": [ { "label": "Under $500K", "active": 14, "cut": 5, "cut_pct": 35.7, "median_cdom": 24.5 }, { "label": "$500K to $1M", "active": 48, "cut": 19, "cut_pct": 39.6, "median_cdom": 61.0 }, { "label": "$1M to $2M", "active": 14, "cut": 5, "cut_pct": 35.7, "median_cdom": 20.5 }, { "label": "$2M to $5M", "active": 6, "cut": 4, "cut_pct": 66.7, "median_cdom": 220.5 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 10, "pending_cut_pct": 52.6, "pending_median_cut_pct": 10.6, "pending_median_cdom": 60, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 81, "cut_pct": 40.7, "median_cdom": 54, "median_list_price": 671000.0 }, { "date": "2026-09-06", "active": 81, "cut_pct": 40.7, "median_cdom": 54, "median_list_price": 671000.0 }, { "date": "2026-09-07", "active": 82, "cut_pct": 40.2, "median_cdom": 57.5, "median_list_price": 670450.0 } ] }, "condos": { "active": 94, "sample_ok": true, "small_sample": false, "pending": 9, "median_list_price": 249200.0, "cut_count": 39, "cut_pct": 41.5, "raised_count": 3, "median_cut_pct": 5.7, "median_cut_dollars": 10500.0, "cut_last30": 16, "cut_last30_pct": 17.0, "cut_last7": 4, "median_dom": 83.5, "median_cdom": 92.5, "relisted_count": 8, "relisted_pct": 8.5, "over90": 48, "over90_pct": 51.1, "over180": 28, "fresh_held": 32, "fresh_held_pct": 34.0, "stale_uncut": 19, "stale_uncut_pct": 20.2, "dom_buckets": [ { "label": "0-30", "count": 33, "pct": 35.1 }, { "label": "31-60", "count": 4, "pct": 4.3 }, { "label": "61-90", "count": 9, "pct": 9.6 }, { "label": "91-180", "count": 20, "pct": 21.3 }, { "label": "181+", "count": 28, "pct": 29.8 } ], "bands": [ { "label": "Under $250K", "active": 48, "cut": 28, "cut_pct": 58.3, "median_cdom": 140.0 }, { "label": "$250K to $500K", "active": 43, "cut": 11, "cut_pct": 25.6, "median_cdom": 79 }, { "label": "$500K to $1M", "active": 3, "cut": 0, "cut_pct": 0.0, "median_cdom": 17 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 3, "pending_cut_pct": 33.3, "pending_median_cut_pct": 15.4, "pending_median_cdom": 42, "tier": "c2", "series": [ { "date": "2026-09-05", "active": 82, "cut_pct": 43.9, "median_cdom": 107.5, "median_list_price": 232450.0 }, { "date": "2026-09-06", "active": 82, "cut_pct": 43.9, "median_cdom": 107.5, "median_list_price": 232450.0 }, { "date": "2026-09-07", "active": 94, "cut_pct": 41.5, "median_cdom": 92.5, "median_list_price": 249200.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "40.2% of Dania Beach houses for sale have cut their asking price, 41.5% of condos", "Dania Beach sellers hold firmer than the rest of Broward County as 34.1% of houses pass 90 days on the market", "Buying in Dania Beach? Two in five houses have already come down once, by a median $46K" ], "lede": "DANIA BEACH, Fla., September 7, 2026 - 40.2% of the 82 single-family homes listed for sale in Dania Beach have reduced their asking price at least once, by a median 6.3% (about $46K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 94 condominium listings, 41.5% have cut, by a median 5.7%.", "quotes": [ "\"40.2 percent of single-family homes for sale in Dania Beach have reduced their asking price at least once, by a median $46K.\"", "\"Counting every relisting, the median Dania Beach house for sale has been waiting 58 days, not the 53 the current listing shows.\"", "\"Of the Dania Beach houses now under contract, 47.4 percent never reduced their asking price; the rest cut by a median 10.6 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Dania Beach and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 82 houses, 94 condominiums, 19 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-dania-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Dania Beach versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Dania Beach houses 40.2%, Broward County houses 43.3%; Dania Beach condominiums 41.5%, Broward County condominiums 45.0%.", "title": "Dania Beach houses are cutting 3.1 points less often than Broward County" }, { "caption": "Active Dania Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 34.1% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 39.0%, 31-60 days 11.0%, 61-90 days 15.9%, 91-180 days 15.9%, 181+ days 18.3%. Condominiums: 0-30 days 35.1%, 31-60 days 4.3%, 61-90 days 9.6%, 91-180 days 21.3%, 181+ days 29.8%.", "title": "34.1% of Dania Beach houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Dania Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 35.7% of 14; $500K to $1M 39.6% of 48; $1M to $2M 35.7% of 14; $2M to $5M too few to read of 6; $5M and up too few to read of 0.", "title": "$500K to $1M Dania Beach houses have cut most often: 39.6% of 48" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 204 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 82, "sample_ok": true, "small_sample": false, "pending": 19, "median_list_price": 670450.0, "cut_count": 33, "cut_pct": 40.2, "raised_count": 6, "valid_price_count": 82, "missing_price_count": 0, "unchanged_count": 43, "not_below_original_count": 49, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.3, "median_cut_dollars": 46000.0, "cut_last30": 15, "cut_last30_pct": 18.3, "cut_last7": 3, "median_dom": 53.0, "median_cdom": 57.5, "dom_n": 82, "cdom_n": 82, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 82, "relisted_count": 3, "relisted_pct": 3.7, "over90": 28, "over90_pct": 34.1, "over180": 15, "fresh_held": 35, "fresh_held_pct": 42.7, "fresh_held_missing_cdom_count": 0, "stale_uncut": 9, "stale_uncut_pct": 11.0, "dom_buckets": [ { "label": "0-30", "count": 32, "pct": 39.0 }, { "label": "31-60", "count": 9, "pct": 11.0 }, { "label": "61-90", "count": 13, "pct": 15.9 }, { "label": "91-180", "count": 13, "pct": 15.9 }, { "label": "181+", "count": 15, "pct": 18.3 } ], "bands": [ { "label": "Under $500K", "active": 14, "cut": 5, "cut_pct": 35.7, "median_cdom": 24.5, "cut_pct_denominator": 14, "cdom_n": 14, "valid_price_count": 14 }, { "label": "$500K to $1M", "active": 48, "cut": 19, "cut_pct": 39.6, "median_cdom": 61.0, "cut_pct_denominator": 48, "cdom_n": 48, "valid_price_count": 48 }, { "label": "$1M to $2M", "active": 14, "cut": 5, "cut_pct": 35.7, "median_cdom": 20.5, "cut_pct_denominator": 14, "cdom_n": 14, "valid_price_count": 14 }, { "label": "$2M to $5M", "active": 6, "cut": 4, "cut_pct": 66.7, "median_cdom": 220.5, "cut_pct_denominator": 6, "cdom_n": 6, "valid_price_count": 6 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 10, "pending_cut_pct": 52.6, "pending_valid_price_count": 19, "pending_missing_price_count": 0, "pending_unchanged_count": 9, "pending_raised_count": 0, "pending_not_below_original_count": 9, "pending_sample_ok": false, "pending_cut_sample_ok": true, "pending_cdom_n": 19, "pending_dom_n": 19, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 10.6, "pending_median_cdom": 60, "denominators": { "cut_pct": 82, "cut_last30_pct": 82, "relisted_pct": 82, "fresh_held_pct": 82, "stale_uncut_pct": 82, "over90_pct": 82, "dom_bucket_pct": 82, "pending_cut_pct": 19, "median_dom": 82, "median_cdom": 82, "median_cut_pct": 33, "median_cut_dollars": 33, "pending_median_cut_pct": 10, "pending_median_cdom": 19 }, "county_counts": { "Broward": 82 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 82, "cut_pct": 40.2, "median_cdom": 57.5, "median_list_price": 670450.0 } ] }, "condos": { "active": 94, "sample_ok": true, "small_sample": false, "pending": 9, "median_list_price": 249200.0, "cut_count": 39, "cut_pct": 41.5, "raised_count": 3, "valid_price_count": 94, "missing_price_count": 0, "unchanged_count": 52, "not_below_original_count": 55, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 5.7, "median_cut_dollars": 10500.0, "cut_last30": 16, "cut_last30_pct": 17.0, "cut_last7": 4, "median_dom": 83.5, "median_cdom": 92.5, "dom_n": 94, "cdom_n": 94, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 94, "relisted_count": 8, "relisted_pct": 8.5, "over90": 48, "over90_pct": 51.1, "over180": 28, "fresh_held": 32, "fresh_held_pct": 34.0, "fresh_held_missing_cdom_count": 0, "stale_uncut": 19, "stale_uncut_pct": 20.2, "dom_buckets": [ { "label": "0-30", "count": 33, "pct": 35.1 }, { "label": "31-60", "count": 4, "pct": 4.3 }, { "label": "61-90", "count": 9, "pct": 9.6 }, { "label": "91-180", "count": 20, "pct": 21.3 }, { "label": "181+", "count": 28, "pct": 29.8 } ], "bands": [ { "label": "Under $250K", "active": 48, "cut": 28, "cut_pct": 58.3, "median_cdom": 140.0, "cut_pct_denominator": 48, "cdom_n": 48, "valid_price_count": 48 }, { "label": "$250K to $500K", "active": 43, "cut": 11, "cut_pct": 25.6, "median_cdom": 79, "cut_pct_denominator": 43, "cdom_n": 43, "valid_price_count": 43 }, { "label": "$500K to $1M", "active": 3, "cut": 0, "cut_pct": 0.0, "median_cdom": 17, "cut_pct_denominator": 3, "cdom_n": 3, "valid_price_count": 3 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 3, "pending_cut_pct": 33.3, "pending_valid_price_count": 9, "pending_missing_price_count": 0, "pending_unchanged_count": 6, "pending_raised_count": 0, "pending_not_below_original_count": 6, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 9, "pending_dom_n": 9, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 15.4, "pending_median_cdom": 42, "denominators": { "cut_pct": 94, "cut_last30_pct": 94, "relisted_pct": 94, "fresh_held_pct": 94, "stale_uncut_pct": 94, "over90_pct": 94, "dom_bucket_pct": 94, "pending_cut_pct": 9, "median_dom": 94, "median_cdom": 94, "median_cut_pct": 39, "median_cut_dollars": 39, "pending_median_cut_pct": 3, "pending_median_cdom": 9 }, "county_counts": { "Broward": 94 }, "tier": "c2", "series": [ { "date": "2026-09-07", "active": 94, "cut_pct": 41.5, "median_cdom": 92.5, "median_list_price": 249200.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "40.2% of Dania Beach houses for sale are asking less than their original list price; 41.5% of condos", "Seller Blink Rate™ in Dania Beach: 40.2% of houses list below original asking, against 43.3% across Broward County", "Buying in Dania Beach? 33 of the 82 houses for sale are asking below their original price, by a median $46K" ], "lede": "DANIA BEACH, Fla., September 7, 2026 - 40.2% of the 82 single-family homes listed for sale in Dania Beach (33 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 33 reduced listings, the median reduction is 6.3% (about $46K). Among the city's 94 condominium listings, 41.5% are asking below their original price, by a median 5.7%.", "quotes": [ "\"40.2 percent of single-family homes for sale in Dania Beach have a current asking price below their original list price; among those 33 reduced listings the median reduction is $46K.\"", "\"Among active Dania Beach houses, the median recorded CumulativeDaysOnMarket value is 58 days and the median recorded DaysOnMarket value is 53 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"19 Dania Beach houses are under contract in this snapshot, 10 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Dania Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (43 unchanged, 6 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 82 houses, 94 condominiums, 19 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/dania-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-dania-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Dania Beach versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Dania Beach houses 40.2%, Broward County houses 43.3%; Dania Beach condominiums 41.5%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 40.2% of Dania Beach houses for sale are asking below their original price, against 43.3% across Broward County", "visible_labels": [ "45%", "41.5%", "43.3%", "40.2%" ] }, { "caption": "Active Dania Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 34.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 39%, 31-60 days 11%, 61-90 days 15.9%, 91-180 days 15.9%, 181+ days 18.3%. Condominiums: 0-30 days 35.1%, 31-60 days 4.3%, 61-90 days 9.6%, 91-180 days 21.3%, 181+ days 29.8%.", "title": "34.1% of Dania Beach houses for sale with a recorded cumulative-days value exceed 90 days; 51.1% of condos", "visible_labels": [ "39%", "35.1%", "11%", "4.3%", "15.9%", "9.6%", "15.9%", "21.3%", "18.3%", "29.8%", "34.1%" ] }, { "caption": "Share of active Dania Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 35.7% (5 of 14); $500K to $1M 39.6% (19 of 48); $1M to $2M 35.7% (5 of 14); $2M to $5M 6 listed, count only; $5M and up 0 listed, count only.", "title": "$500K to $1M Dania Beach houses show the highest share asking below original: 39.6% of 48", "visible_labels": [ "0", "6", "35.7%", "5", "14", "39.6%", "19", "48", "35.7%", "5", "14" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 204, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 55, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 82, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Dania Beach houses 40.2%, Broward County houses 43.3%; Dania Beach condominiums 41.5%, Broward County condominiums 45.0%.", "after": "Horizontal bar chart. Dania Beach houses 40.2%, Broward County houses 43.3%; Dania Beach condominiums 41.5%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Dania Beach versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Dania Beach versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Dania Beach houses are cutting 3.1 points less often than Broward County", "after": "Seller Blink Rate™: 40.2% of Dania Beach houses for sale are asking below their original price, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "41.5%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "40.2%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 39.0%, 31-60 days 11.0%, 61-90 days 15.9%, 91-180 days 15.9%, 181+ days 18.3%. Condominiums: 0-30 days 35.1%, 31-60 days 4.3%, 61-90 days 9.6%, 91-180 days 21.3%, 181+ days 29.8%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 39%, 31-60 days 11%, 61-90 days 15.9%, 91-180 days 15.9%, 181+ days 18.3%. Condominiums: 0-30 days 35.1%, 31-60 days 4.3%, 61-90 days 9.6%, 91-180 days 21.3%, 181+ days 29.8%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Dania Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 34.1% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Dania Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 34.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "34.1% of Dania Beach houses for sale have waited more than 90 days, counting every relisting", "after": "34.1% of Dania Beach houses for sale with a recorded cumulative-days value exceed 90 days; 51.1% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "39%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "34.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "35.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "11%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "4.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "15.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "9.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "15.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "21.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "18.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "29.8%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 35.7% of 14; $500K to $1M 39.6% of 48; $1M to $2M 35.7% of 14; $2M to $5M too few to read of 6; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 35.7% (5 of 14); $500K to $1M 39.6% (19 of 48); $1M to $2M 35.7% (5 of 14); $2M to $5M 6 listed, count only; $5M and up 0 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Dania Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Dania Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Dania Beach houses have cut most often: 39.6% of 48", "after": "$500K to $1M Dania Beach houses show the highest share asking below original: 39.6% of 48", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "35.7%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "39.6%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "19", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "48", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "35.7%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "40.2% of Dania Beach houses for sale have cut their asking price, 41.5% of condos", "after": "40.2% of Dania Beach houses for sale are asking less than their original list price; 41.5% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Dania Beach sellers hold firmer than the rest of Broward County as 34.1% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Dania Beach: 40.2% of houses list below original asking, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Dania Beach? Two in five houses have already come down once, by a median $46K", "after": "Buying in Dania Beach? 33 of the 82 houses for sale are asking below their original price, by a median $46K", "before_present": true, "after_present": true }, { "field": "lede", "before": "DANIA BEACH, Fla., September 7, 2026 - 40.2% of the 82 single-family homes listed for sale in Dania Beach have reduced their asking price at least once, by a median 6.3% (about $46K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 94 condominium listings, 41.5% have cut, by a median 5.7%.", "after": "DANIA BEACH, Fla., September 7, 2026 - 40.2% of the 82 single-family homes listed for sale in Dania Beach (33 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 33 reduced listings, the median reduction is 6.3% (about $46K). Among the city's 94 condominium listings, 41.5% are asking below their original price, by a median 5.7%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Dania Beach and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 82 houses, 94 condominiums, 19 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-dania-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Dania Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (43 unchanged, 6 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 82 houses, 94 condominiums, 19 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/dania-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-dania-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"40.2 percent of single-family homes for sale in Dania Beach have reduced their asking price at least once, by a median $46K.\"", "after": "\"40.2 percent of single-family homes for sale in Dania Beach have a current asking price below their original list price; among those 33 reduced listings the median reduction is $46K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Dania Beach house for sale has been waiting 58 days, not the 53 the current listing shows.\"", "after": "\"Among active Dania Beach houses, the median recorded CumulativeDaysOnMarket value is 58 days and the median recorded DaysOnMarket value is 53 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Dania Beach houses now under contract, 47.4 percent never reduced their asking price; the rest cut by a median 10.6 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"19 Dania Beach houses are under contract in this snapshot, 10 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "348541ac4f3e8adf537e178917275d6ca611c490ef57ed10410576d3a38e1e94", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nDania Beach price cuts and true days on market\nHEADLINE OPTIONS\n40.2% of Dania Beach houses for sale have cut their asking price, 41.5% of condos\nDania Beach sellers hold firmer than the rest of Broward County as 34.1% of houses pass 90 days on the\nmarket\nBuying in Dania Beach? Two in five houses have already come down once, by a median $46K\nLEDE\nDANIA BEACH, Fla., September 7, 2026 - 40.2% of the 82 single-family homes listed for sale in Dania Beach\nhave reduced their asking price at least once, by a median 6.3% (about $46K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Among the city's 94 condominium listings, 41.5% have cut, by a\nmedian 5.7%.\nNUT GRAF\nThe figures point to a market where 52.6% of houses reached a contract only after a price cut: of the 19 Dania\nBeach houses now under contract, 52.6% reduced before going under contract, with a median cut of 10.6%\nand a median 60 days to contract. Across Broward County the price-cut share is 43.3% for houses and 45.0%\nfor condominiums, so Dania Beach houses are cutting 3.1 points less often than the county. Counting every\nrelisting, the median Dania Beach house for sale has been on the market 58 days, against 53 on its current\nlisting; 3.7% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nDania Beach\n82\nShare with at\nleast one price\nreduction,\nhouses\n40.2% (33 of 82)\nMedian\nreduction\nfrom original\nasking, houses\n6.3% (about $46K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings, Dania\nBeach\n94\nShare with at\nleast one price\nreduction,\ncondominiums\n41.5% (39 of 94)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n58 days (53 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n34.1% (28 of 82)\nHouses under\ncontract that\nreduced first\n52.6% of 19\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Hialeah, N\nQUOTABLE DATA POINTS\n\"40.2 percent of single-family homes for sale in Dania Beach have reduced their asking price at least once,\nby a median $46K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Dania Beach house for sale has been waiting 58 days, not the 53 the\ncurrent listing shows.\"\n\"Of the Dania Beach houses now under contract, 47.4 percent never reduced their asking price; the rest\ncut by a median 10.6 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Dania Beach versus Broward County, houses and condominiums, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Dania Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 34.1% of houses have passed\n90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Dania Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Dania Beach and Broward County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 82 houses, 94 condominiums, 19 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-dania-beach/ . Conditions read: How the read works: each city is compared with its peer group,\nthe South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "2cd2448f4e741a4e82532b7f8c3e2a215f8e266054bb8d1bf749f5588c37a72a", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nDania Beach asking-price reductions and recorded days\non market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/dania-beach/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n40.2% of Dania Beach houses for sale are asking less than their original list price; 41.5% of condos\nSeller Blink Rate™ in Dania Beach: 40.2% of houses list below original asking, against 43.3% across Broward\nCounty\nBuying in Dania Beach? 33 of the 82 houses for sale are asking below their original price, by a median $46K\nLEDE\nDANIA BEACH, Fla., September 7, 2026 - 40.2% of the 82 single-family homes listed for sale in Dania Beach\n(33 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 33 reduced listings, the median reduction is\n6.3% (about $46K). Among the city's 94 condominium listings, 41.5% are asking below their original price, by a\nmedian 5.7%.\nNUT GRAF\nFor active Dania Beach houses, the median recorded CumulativeDaysOnMarket value is 58 days and the\nmedian recorded DaysOnMarket value is 53 days, each calculated from non-missing values in that field (82 and\n82 listings). 3.7% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. 19 Dania Beach houses are under\ncontract (Pending or Active Under Contract), 10 of them with a recorded asking price below original; fewer\nthan 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nAcross Broward County the shares asking below original are 43.3% for houses and 45% for condominiums;\nDania Beach houses are 3.1 points below the county share.\nFACT BOX\nActive single-family listings, Dania\nBeach\n82\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n40.2% (33 of 82)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n82 / 0; 43 / 6\nSeptember 7, 2026\nMedian reduction among the 33\nreduced houses\n6.3% (about $46K)\nSeptember 7, 2026\nActive condominium listings,\nDania Beach\n94\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n41.5% (39 of 94)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n58 / 53 days (from 82 / 82 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over\n90 days\n34.1% (28 of 82 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count\nonly; fewer than 30)\n19, 10 asking below original\nSeptember 7, 2026\nBroward County share asking\nbelow original, houses /\ncondominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Between the comparison thresholds; Condominiums:\nBetween the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median\nasking $600K to $1M; peer share\n44.3%)\nRoyal Palm Beach, Homestead, Jensen Beach, Hallandale Beach,\nHollywood, Pompano Beach, Hialeah, North Miami Beach, West\nPalm Beach, Pembroke Pines, Cutler Bay, Miramar, The Acreage,\nCoral Springs, North Miami, Hobe Sound, Stuart, Plantation,\nWestlake, Loxahatchee, Miami, Cooper City, Palm City, Wilton\nManors, Fort Lauderdale\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"40.2 percent of single-family homes for sale in Dania Beach have a current asking price below their\noriginal list price; among those 33 reduced listings the median reduction is $46K.\"\n\"Among active Dania Beach houses, the median recorded CumulativeDaysOnMarket value is 58 days and\nthe median recorded DaysOnMarket value is 53 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"19 Dania Beach houses are under contract in this snapshot, 10 of them with a recorded asking price\nbelow original; the group is too small to report a percentage. These asking-price fields do not disclose the\nagreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Dania Beach versus Broward\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Dania Beach houses 40.2%, Broward County houses 43.3%; Dania\nBeach condominiums 41.5%, Broward County condominiums 45%. Share of active listings asking below their\noriginal list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Dania Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 34.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 39%, 31-60\ndays 11%, 61-90 days 15.9%, 91-180 days 15.9%, 181+ days 18.3%. Condominiums: 0-30 days 35.1%, 31-60\ndays 4.3%, 61-90 days 9.6%, 91-180 days 21.3%, 181+ days 29.8%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Dania Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10\nto 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 35.7% (5 of 14); $500K to $1M 39.6% (19 of 48); $1M to $2M 35.7% (5 of 14); $2M to\n$5M 6 listed, count only; $5M and up 0 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Dania Beach,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (43 unchanged, 6 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 82 houses,\n94 condominiums, 19 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/dania-beach/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-dania-beach/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "45b2276b68ad33d8779a93c7a292ba5f6b042db58c2902af7349f27e401e0e0d", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - DANIA BEACH PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 40.2% of Dania Beach houses for sale are asking less than their original list price; 41.5% of condos\n2. Seller Blink Rate™ in Dania Beach: 40.2% of houses list below original asking, against 43.3% across Broward County\n3. Buying in Dania Beach? 33 of the 82 houses for sale are asking below their original price, by a median $46K\n\nLEDE\nDANIA BEACH, Fla., September 7, 2026 - 40.2% of the 82 single-family homes listed for sale in Dania Beach (33 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 33 reduced listings, the median reduction is 6.3% (about $46K). Among the city's 94 condominium listings, 41.5% are asking below their original price, by a median 5.7%.\n\nNUT GRAF\nFor active Dania Beach houses, the median recorded CumulativeDaysOnMarket value is 58 days and the median recorded DaysOnMarket value is 53 days, each calculated from non-missing values in that field (82 and 82 listings). 3.7% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 19 Dania Beach houses are under contract (Pending or Active Under Contract), 10 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; Dania Beach houses are 3.1 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Dania Beach: 82 [September 7, 2026]\n- Share asking below original list price, houses: 40.2% (33 of 82) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 82 / 0; 43 / 6 [September 7, 2026]\n- Median reduction among the 33 reduced houses: 6.3% (about $46K) [September 7, 2026]\n- Active condominium listings, Dania Beach: 94 [September 7, 2026]\n- Share asking below original list price, condominiums: 41.5% (39 of 94) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 58 / 53 days (from 82 / 82 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 34.1% (28 of 82 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 19, 10 asking below original [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Hialeah, North Miami Beach, West Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The Acreage, Coral Springs, North Miami, Hobe Sound, Stuart, Plantation, Westlake, Loxahatchee, Miami, Cooper City, Palm City, Wilton Manors, Fort Lauderdale [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"40.2 percent of single-family homes for sale in Dania Beach have a current asking price below their original list price; among those 33 reduced listings the median reduction is $46K.\"\n- \"Among active Dania Beach houses, the median recorded CumulativeDaysOnMarket value is 58 days and the median recorded DaysOnMarket value is 53 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"19 Dania Beach houses are under contract in this snapshot, 10 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- dania-beach-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Dania Beach versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Dania Beach houses 40.2%, Broward County houses 43.3%; Dania Beach condominiums 41.5%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.\n- dania-beach-true-days-on-market-r1-2026-09-07.png\n Caption: Active Dania Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 34.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 39%, 31-60 days 11%, 61-90 days 15.9%, 91-180 days 15.9%, 181+ days 18.3%. Condominiums: 0-30 days 35.1%, 31-60 days 4.3%, 61-90 days 9.6%, 91-180 days 21.3%, 181+ days 29.8%.\n- dania-beach-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Dania Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 35.7% (5 of 14); $500K to $1M 39.6% (19 of 48); $1M to $2M 35.7% (5 of 14); $2M to $5M 6 listed, count only; $5M and up 0 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Dania Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (43 unchanged, 6 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 82 houses, 94 condominiums, 19 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/dania-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-dania-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "dania-beach", "city": "Dania Beach", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 94, "with_fee": 94, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 94, "cut_count": 39, "cut_pct": 41.5, "median_cut_pct": 5.7, "median_cut_dollars": 10500 }, "outliers_dropped": 2, "n": 92, "median": 496, "p10": 376, "p25": 426, "p75": 576, "p90": 695, "min": 205, "max": 836, "median_sqft": 0.47, "n_sqft": 91, "median_pct_price": 2.49, "median_list_price": 249200, "median_year_built": 1980, "median_sqft_area": 1144, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 47, "under_500_pct": 51.1, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 47, "under_lo_pct": 51.1, "types": { "Condominium": { "count": 81, "pct": 88.0 }, "Townhouse": { "count": 10, "pct": 10.9 }, "StockCooperative": { "count": 1, "pct": 1.1 } }, "regime": { "COA": { "count": 90, "pct": 97.8 }, "not_recorded": { "count": 2, "pct": 2.2 } }, "villa_median": null, "townhouse_median": 496, "cadence": { "Monthly": { "count": 81, "pct": 88.0 }, "Quarterly": { "count": 11, "pct": 12.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 2, "pct": 2.2 }, { "label": "$250 to $500", "count": 45, "pct": 48.9 }, { "label": "$500 to $750", "count": 41, "pct": 44.6 }, { "label": "$750 to $1,000", "count": 4, "pct": 4.3 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 1, "median": 237, "median_sqft": 0.38 }, { "label": "1960s", "n": 2, "median": 479, "median_sqft": 0.71 }, { "label": "1970s", "n": 40, "median": 452, "median_sqft": 0.45 }, { "label": "1980s", "n": 17, "median": 575, "median_sqft": 0.48 }, { "label": "1990s", "n": 10, "median": 645, "median_sqft": 0.71 }, { "label": "2000s", "n": 18, "median": 496, "median_sqft": 0.36 }, { "label": "2010s", "n": 2, "median": 734, "median_sqft": 0.66 }, { "label": "2020s", "n": 2, "median": 517, "median_sqft": 0.74 } ], "bands": [ { "label": "Under $250K", "n": 47, "median": 475, "median_pct_price": 2.9 }, { "label": "$250K to $500K", "n": 43, "median": 496, "median_pct_price": 1.93 }, { "label": "$500K to $1M", "n": 2, "median": 517, "median_pct_price": 1.1 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 65, "median": 480 }, "post2005": { "n": 13, "median": 517 }, "includes": [ { "key": "Trash", "label": "Trash", "count": 58, "pct": 69.0 }, { "key": "CommonAreas", "label": "Common areas", "count": 52, "pct": 61.9 }, { "key": "Water", "label": "Water", "count": 50, "pct": 59.5 }, { "key": "Pools", "label": "Pool", "count": 50, "pct": 59.5 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 45, "pct": 53.6 }, { "key": "Sewer", "label": "Sewer", "count": 44, "pct": 52.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 43, "pct": 51.2 }, { "key": "Insurance", "label": "Building insurance", "count": 34, "pct": 40.5 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 28, "pct": 33.3 }, { "key": "Roof", "label": "Roof", "count": 26, "pct": 31.0 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 21, "pct": 25.0 }, { "key": "PestControl", "label": "Pest control", "count": 16, "pct": 19.0 }, { "key": "Security", "label": "Security", "count": 14, "pct": 16.7 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 8, "pct": 9.5 } ], "includes_n": 84, "flags": { "sa_mentioned": { "count": 13, "pct": 14.1 }, "sa_none_or_paid": { "count": 9, "pct": 9.8 }, "sa_pending": { "count": 2, "pct": 2.2 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 7, "pct": 7.6 }, "reserves": { "count": 2, "pct": 2.2 }, "land_lease": { "count": 1, "pct": 1.1 }, "remarks_n": 90 }, "developments": [ { "name": "Meadowbrook Lakes", "master": null, "n": 24, "anecdotal": false, "median": 475, "median_sqft": 0.42, "year_built": 1978, "median_list_price": 232450, "sa_mentioned": 4, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Meadowbrook Lakes View Co", "master": null, "n": 13, "anecdotal": false, "median": 576, "median_sqft": 0.48, "year_built": 1985, "median_list_price": 255000, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Villas at Harbor Isles Co", "master": "Harbor Isles Co", "n": 13, "anecdotal": false, "median": 495, "median_sqft": 0.36, "year_built": 2004, "median_list_price": 368000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Harbor Isles Co", "n": 9, "median": 495, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 512, "p25": 425, "p75": 594, "n": 80, "median_sqft": 0.48, "sa_pending_pct": 1.2 }, { "date": "2026-09-07", "median": 496, "p25": 426, "p75": 576, "n": 92, "median_sqft": 0.47, "sa_pending_pct": 2.2 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Dania Beach condo for sale carries a $496-a-month association fee, 38% below the South Florida median", "0% of Dania Beach condos on the market ask $1,000 or more a month in fees; 51.1% stay under $500", "Dania Beach condos built since 2005 carry fees 8% higher than buildings from before 1995" ], "lede": "DANIA BEACH, Fla., September 7, 2026 - The median monthly association fee across the 92 condominiums listed for sale in Dania Beach is $496, with half of the listings between $426 and $576 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 38% below the five-county South Florida median of $800, and ranks Dania Beach 62 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Dania Beach carries a monthly association fee of $496, 38% below the five-county South Florida median of $800.\"", "\"0 percent of Dania Beach condos on the market ask $1,000 or more a month in association fees; only 51.1 percent stay under $500.\"", "\"In Dania Beach, a condo completed since 2005 carries a median fee of $517 a month, against $480 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Dania Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-dania-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Dania Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Dania Beach median $496 a month, South Florida median $800; Dania Beach ranks 62 of 69 cities.", "title": "Dania Beach condo fees sit 38% below the South Florida median" }, { "caption": "Share of active Dania Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 2.2% (2 listings); $250 to $500 48.9% (45 listings); $500 to $750 44.6% (41 listings); $750 to $1,000 4.3% (4 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "48.9% of Dania Beach condos for sale carry a fee of $250 to $500 a month" }, { "caption": "Median monthly-equivalent association fee for active Dania Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1950s too few (1 listings); 1960s too few (2 listings); 1970s $452 (40 listings); 1980s $575 (17 listings); 1990s $645 (10 listings); 2000s $496 (18 listings); 2010s too few (2 listings); 2020s too few (2 listings).", "title": "Dania Beach condos built since 2005 ask 8% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 94 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 94, "with_fee": 94, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 94, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 92, "retained_n": 92, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 94, "cut_count": 39, "cut_pct": 41.5, "median_cut_pct": 5.7, "median_cut_dollars": 10500, "valid_price_count": 94, "missing_price_count": 0, "unchanged_count": 52, "raised_count": 3, "not_below_original_count": 55, "cut_pct_denominator": 94, "cut_sample_ok": true, "median_cut_n": 39 }, "trim_bounds": { "p1": 201.15, "p99": 837.0279999999999 }, "retained_small_sample": false, "retained_below_30": false, "median": 496, "p10": 376, "p25": 426, "p75": 576, "p90": 695, "min": 205, "max": 836, "median_sqft": 0.47, "n_sqft": 91, "median_pct_price": 2.49, "n_pct_price": 92, "median_list_price": 249200, "median_year_built": 1980, "median_sqft_area": 1144, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 47, "under_500_pct": 51.1, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 47, "under_lo_pct": 51.1, "types": { "Condominium": { "count": 81, "pct": 88.0 }, "Townhouse": { "count": 10, "pct": 10.9 }, "StockCooperative": { "count": 1, "pct": 1.1 } }, "regime": { "COA": { "count": 90, "pct": 97.8 }, "not_recorded": { "count": 2, "pct": 2.2 } }, "villa_median": null, "townhouse_median": 496, "cadence": { "Monthly": { "count": 81, "pct": 88.0 }, "Quarterly": { "count": 11, "pct": 12.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 2, "pct": 2.2 }, { "label": "$250 to $500", "count": 45, "pct": 48.9 }, { "label": "$500 to $750", "count": 41, "pct": 44.6 }, { "label": "$750 to $1,000", "count": 4, "pct": 4.3 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 1, "median": 237, "median_sqft": 0.38 }, { "label": "1960s", "n": 2, "median": 479, "median_sqft": 0.71 }, { "label": "1970s", "n": 40, "median": 452, "median_sqft": 0.45 }, { "label": "1980s", "n": 17, "median": 575, "median_sqft": 0.48 }, { "label": "1990s", "n": 10, "median": 645, "median_sqft": 0.71 }, { "label": "2000s", "n": 18, "median": 496, "median_sqft": 0.36 }, { "label": "2010s", "n": 2, "median": 734, "median_sqft": 0.66 }, { "label": "2020s", "n": 2, "median": 517, "median_sqft": 0.74 } ], "bands": [ { "label": "Under $250K", "n": 47, "median": 475, "median_pct_price": 2.9 }, { "label": "$250K to $500K", "n": 43, "median": 496, "median_pct_price": 1.93 }, { "label": "$500K to $1M", "n": 2, "median": 517, "median_pct_price": 1.1 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 65, "median": 480 }, "post2005": { "n": 13, "median": 517 }, "includes": [ { "key": "Trash", "label": "Trash", "count": 58, "pct": 69.0 }, { "key": "CommonAreas", "label": "Common areas", "count": 52, "pct": 61.9 }, { "key": "Water", "label": "Water", "count": 50, "pct": 59.5 }, { "key": "Pools", "label": "Pool", "count": 50, "pct": 59.5 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 45, "pct": 53.6 }, { "key": "Sewer", "label": "Sewer", "count": 44, "pct": 52.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 43, "pct": 51.2 }, { "key": "Insurance", "label": "Building insurance", "count": 34, "pct": 40.5 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 28, "pct": 33.3 }, { "key": "Roof", "label": "Roof", "count": 26, "pct": 31.0 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 21, "pct": 25.0 }, { "key": "PestControl", "label": "Pest control", "count": 16, "pct": 19.0 }, { "key": "Security", "label": "Security", "count": 14, "pct": 16.7 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 8, "pct": 9.5 } ], "includes_n": 84, "flags": { "sa_mentioned": { "count": 13, "pct": 14.1 }, "sa_none_or_paid": { "count": 9, "pct": 9.8 }, "sa_pending": { "count": 2, "pct": 2.2 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 7, "pct": 7.6 }, "reserves": { "count": 2, "pct": 2.2 }, "land_lease": { "count": 1, "pct": 1.1 }, "remarks_n": 90 }, "denominators": { "fee_percentages": 92, "fee_medians_percentiles": 92, "median_sqft": 91, "median_pct_price": 92, "includes_pct": 84, "flags_pct": 92, "cut_pct": 94 }, "developments": [ { "name": "Meadowbrook Lakes", "master": null, "n": 24, "anecdotal": false, "median": 475, "median_sqft": 0.42, "year_built": 1978, "median_list_price": 232450, "sa_mentioned": 4, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Meadowbrook Lakes View Co", "master": null, "n": 13, "anecdotal": false, "median": 576, "median_sqft": 0.48, "year_built": 1985, "median_list_price": 255000, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Villas at Harbor Isles Co", "master": "Harbor Isles Co", "n": 13, "anecdotal": false, "median": 495, "median_sqft": 0.36, "year_built": 2004, "median_list_price": 368000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Harbor Isles Co", "n": 9, "median": 495, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 496, "p25": 426, "p75": 576, "n": 92, "median_sqft": 0.47, "sa_pending_pct": 2.2 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Dania Beach condo monthly association fees have a median of $496 in the retained usable-fee sample of 92 listings, 38% below the five-county median", "In Dania Beach's retained usable-fee sample (92 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 51.1% are below $500", "Dania Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=13) vs pre-1995 (n=65), monthly median 8% higher. Small subgroup: 2005+; read cautiously." ], "lede": "DANIA BEACH, Fla., September 7, 2026 - Among 92 active condominium listings in Dania Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $496, with the middle half between $426 and $576, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 94 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 38% below the separately trimmed five-county median of $800 and ranks 62nd among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Dania Beach's retained usable-fee sample (n=92), after exclusions and percentile trimming, is $496, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Dania Beach condos in the retained usable-fee sample (n=92) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 51.1 percent are below $500.\"", "\"Among the retained usable-fee listings in Dania Beach with a recorded construction year, the median monthly-equivalent fee is $517 for a recorded year built of 2005 or later (13 listings) and $480 for those built before 1995 (65 listings). Small subgroup: 2005+ n=13; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Dania Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (94 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 92 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 94 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/dania-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-dania-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Dania Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Dania Beach retained-sample median $496 a month (n=92); five-county median $800 (n=22,695, region-level trim).", "title": "Dania Beach condos, retained usable-fee sample (n=92): median $496/month, 38% below the five-county median of $800", "visible_labels": [ "$496", "92", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 92 active Dania Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 2.2% (2 listings); $250 to $500 48.9% (45 listings); $500 to $750 44.6% (41 listings); $750 to $1,000 4.3% (4 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "48.9% of Dania Beach's retained usable-fee sample (92 listings) falls in the $250 to $500 monthly band", "visible_labels": [ "2.2%", "2", "48.9%", "45", "44.6%", "41", "4.3%", "4", "0%", "0", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Dania Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=13; pre-1995 n=65. Small subgroup: 2005+ n=13; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1950s count only (1 listings); 1960s count only (2 listings); 1970s $452 (40 listings); 1980s $575 (17 listings); 1990s $645 (10 listings); 2000s $496 (18 listings); 2010s count only (2 listings); 2020s count only (2 listings). Recorded year built 2005 or later $517 (13 listings); before 1995 $480 (65 listings). Small subgroup: 2005+ n=13; read cautiously.", "title": "Dania Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=13) vs pre-1995 (n=65), monthly median 8% higher. Small subgroup: 2005+; read cautiously.", "visible_labels": [ "1", "2", "$452", "40", "$575", "17", "$645", "10", "$496", "18", "2", "2", "$517", "13", "$480", "65" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 55, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 92, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 92, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 92, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 92, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 92, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 92, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 201.15, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 837.0279999999999, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Dania Beach median $496 a month, South Florida median $800; Dania Beach ranks 62 of 69 cities.", "after": "Dot strip chart in five county lanes. Dania Beach retained-sample median $496 a month (n=92); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Dania Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Dania Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Dania Beach condo fees sit 38% below the South Florida median", "after": "Dania Beach condos, retained usable-fee sample (n=92): median $496/month, 38% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$496", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "92", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 2.2% (2 listings); $250 to $500 48.9% (45 listings); $500 to $750 44.6% (41 listings); $750 to $1,000 4.3% (4 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 2.2% (2 listings); $250 to $500 48.9% (45 listings); $500 to $750 44.6% (41 listings); $750 to $1,000 4.3% (4 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Dania Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 92 active Dania Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "48.9% of Dania Beach condos for sale carry a fee of $250 to $500 a month", "after": "48.9% of Dania Beach's retained usable-fee sample (92 listings) falls in the $250 to $500 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "2.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "48.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "45", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "44.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "41", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "4.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1950s too few (1 listings); 1960s too few (2 listings); 1970s $452 (40 listings); 1980s $575 (17 listings); 1990s $645 (10 listings); 2000s $496 (18 listings); 2010s too few (2 listings); 2020s too few (2 listings).", "after": "Column chart of median fee by recorded decade built: 1950s count only (1 listings); 1960s count only (2 listings); 1970s $452 (40 listings); 1980s $575 (17 listings); 1990s $645 (10 listings); 2000s $496 (18 listings); 2010s count only (2 listings); 2020s count only (2 listings). Recorded year built 2005 or later $517 (13 listings); before 1995 $480 (65 listings). Small subgroup: 2005+ n=13; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Dania Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Dania Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=13; pre-1995 n=65. Small subgroup: 2005+ n=13; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Dania Beach condos built since 2005 ask 8% more in fees than those built before 1995", "after": "Dania Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=13) vs pre-1995 (n=65), monthly median 8% higher. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "$517", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "$480", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[15]", "before": null, "after": "65", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$452", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "40", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$575", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "17", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$645", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$496", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "18", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Dania Beach condo for sale carries a $496-a-month association fee, 38% below the South Florida median", "after": "Dania Beach condo monthly association fees have a median of $496 in the retained usable-fee sample of 92 listings, 38% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "0% of Dania Beach condos on the market ask $1,000 or more a month in fees; 51.1% stay under $500", "after": "In Dania Beach's retained usable-fee sample (92 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 51.1% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Dania Beach condos built since 2005 carry fees 8% higher than buildings from before 1995", "after": "Dania Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=13) vs pre-1995 (n=65), monthly median 8% higher. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "DANIA BEACH, Fla., September 7, 2026 - The median monthly association fee across the 92 condominiums listed for sale in Dania Beach is $496, with half of the listings between $426 and $576 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 38% below the five-county South Florida median of $800, and ranks Dania Beach 62 of 69 cities.", "after": "DANIA BEACH, Fla., September 7, 2026 - Among 92 active condominium listings in Dania Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $496, with the middle half between $426 and $576, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 94 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 38% below the separately trimmed five-county median of $800 and ranks 62nd among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Dania Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-dania-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Dania Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (94 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 92 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 94 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/dania-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-dania-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Dania Beach carries a monthly association fee of $496, 38% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Dania Beach's retained usable-fee sample (n=92), after exclusions and percentile trimming, is $496, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"0 percent of Dania Beach condos on the market ask $1,000 or more a month in association fees; only 51.1 percent stay under $500.\"", "after": "\"Among Dania Beach condos in the retained usable-fee sample (n=92) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 51.1 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Dania Beach, a condo completed since 2005 carries a median fee of $517 a month, against $480 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Dania Beach with a recorded construction year, the median monthly-equivalent fee is $517 for a recorded year built of 2005 or later (13 listings) and $480 for those built before 1995 (65 listings). Small subgroup: 2005+ n=13; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "bb086a374ecaaff1cba2fc7fd1e591f92389ecacc481eac66221870e7697fcea", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nDania Beach condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Dania Beach condo for sale carries a $496-a-month association fee, 38% below the South\nFlorida median\n0% of Dania Beach condos on the market ask $1,000 or more a month in fees; 51.1% stay under $500\nDania Beach condos built since 2005 carry fees 8% higher than buildings from before 1995\nLEDE\nDANIA BEACH, Fla., September 7, 2026 - The median monthly association fee across the 92 condominiums\nlisted for sale in Dania Beach is $496, with half of the listings between $426 and $576 a month, according to a\ndaily analysis of BeachesMLS listing data by PBP Real Estate. That is 38% below the five-county South Florida\nmedian of $800, and ranks Dania Beach 62 of 69 cities.\nNUT GRAF\nPer square foot, the median Dania Beach condo fee is $0.47 a month on a median unit of 1,144 square feet; at\nthe median asking price of $249K, a year of fees equals 2.49% of the price. 0% of listings ask $1,000 or more a\nmonth and 51.1% under $500. 0% of listings report two association layers (a master and a sub-association);\n12% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 14.1% of listings, describe one as pending or payable by the buyer on 2.2%, and mention a\nmandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of $517 against\n$480 for those completed before 1995.\nFACT BOX\nActive condominium listings, Dania Beach\n94 (92 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$496\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$426 to $576\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.47 (median unit 1,144 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n2.49% (asking $249K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n0% / 51.1%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n12%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n14.1% / 2.2%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Dania Beach ranks 62 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$517 (13 listings) / $480 (65 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Dania Beach carries a monthly association fee of $496, 38%\nbelow the five-county South Florida median of $800.\"\n\"0 percent of Dania Beach condos on the market ask $1,000 or more a month in association fees; only\n51.1 percent stay under $500.\"\n\"In Dania Beach, a condo completed since 2005 carries a median fee of $517 a month, against $480 for a\nbuilding completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Dania Beach against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Dania Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS\nvia PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Dania Beach condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Dania Beach permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-dania-beach/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "311e24b29cff26312030b63f296599f29dc07f7bc489d17240e2ec844f0a5e5d", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nDania Beach condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/dania-beach/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nDania Beach condo monthly association fees have a median of $496 in the retained usable-fee sample of 92\nlistings, 38% below the five-county median\nIn Dania Beach's retained usable-fee sample (92 listings after exclusions and percentile trimming), 0% have\nmonthly-equivalent fees of $1,000 or more and 51.1% are below $500\nDania Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=13) vs pre-1995 (n=65),\nmonthly median 8% higher. Small subgroup: 2005+; read cautiously.\nLEDE\nDANIA BEACH, Fla., September 7, 2026 - Among 92 active condominium listings in Dania Beach retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly association fee is $496, with the middle half between $426 and $576,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 94\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 38% below the separately trimmed five-county median\nof $800 and ranks 62nd among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Dania Beach condo fee is $0.47 a month (91\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n2.49% of the listing's current asking price across 92 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a\nmonth and 51.1% are below $500. 0% of the retained sample report two association layers (a master and a\nsub-association, summed here); 12% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 14.1% of the retained sample, describe one as pending or\npayable by the buyer on 2.2%, and mention a mandatory club or membership on 0%; 90 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $517 for a recorded\nyear built of 2005 or later (13 listings) and $480 for those built before 1995 (65 listings); construction year is a\nrecorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=13; read\ncautiously.\nFACT BOX\nActive condominium listings, Dania Beach\n(before exclusions and trimming)\n94\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n94 / 92 (2 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$496\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$426 to $576\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.47 (91 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n2.49% (92 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n0% (0) / 51.1% (47) of 92\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n12%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n14.1% / 2.2%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Dania Beach ranks 62nd\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$517 (2005+ n=13) / $480 (pre-1995 n=65).\nSmall subgroup: 2005+ n=13; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Dania Beach's retained usable-fee sample (n=92), after\nexclusions and percentile trimming, is $496, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Dania Beach condos in the retained usable-fee sample (n=92) after exclusions and percentile\ntrimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 51.1 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Dania Beach with a recorded construction year, the median\nmonthly-equivalent fee is $517 for a recorded year built of 2005 or later (13 listings) and $480 for those\nbuilt before 1995 (65 listings). Small subgroup: 2005+ n=13; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Dania Beach and\nthe published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference\nuses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Dania Beach retained-sample median $496 a\nmonth (n=92); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 92 active Dania Beach condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 2.2% (2\nlistings); $250 to $500 48.9% (45 listings); $500 to $750 44.6% (41 listings); $750 to $1,000 4.3% (4 listings);\n$1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Dania Beach condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=13;\npre-1995 n=65. Small subgroup: 2005+ n=13; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1950s count only (1 listings);\n1960s count only (2 listings); 1970s $452 (40 listings); 1980s $575 (17 listings); 1990s $645 (10 listings);\n2000s $496 (18 listings); 2010s count only (2 listings); 2020s count only (2 listings). Recorded year built 2005\nor later $517 (13 listings); before 1995 $480 (65 listings). Small subgroup: 2005+ n=13; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Dania Beach, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npublished when at least 30 listings have a valid fee before trimming (94 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 92 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 94 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/dania-beach/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-dania-beach/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "ddc432a2bbde221e6dc1395f3452bb40f5c88b58b78b76be4c21869fc4effb42", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - DANIA BEACH CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Dania Beach condo monthly association fees have a median of $496 in the retained usable-fee sample of 92 listings, 38% below the five-county median\n2. In Dania Beach's retained usable-fee sample (92 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 51.1% are below $500\n3. Dania Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=13) vs pre-1995 (n=65), monthly median 8% higher. Small subgroup: 2005+; read cautiously.\n\nLEDE\nDANIA BEACH, Fla., September 7, 2026 - Among 92 active condominium listings in Dania Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $496, with the middle half between $426 and $576, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 94 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 38% below the separately trimmed five-county median of $800 and ranks 62nd among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Dania Beach condo fee is $0.47 a month (91 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.49% of the listing's current asking price across 92 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a month and 51.1% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 12% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 14.1% of the retained sample, describe one as pending or payable by the buyer on 2.2%, and mention a mandatory club or membership on 0%; 90 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $517 for a recorded year built of 2005 or later (13 listings) and $480 for those built before 1995 (65 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=13; read cautiously.\n\nFACT BOX (exact figures)\n- Active condominium listings, Dania Beach (before exclusions and trimming): 94 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 94 / 92 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $496 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $426 to $576 [September 7, 2026]\n- Median fee per square foot per month: $0.47 (91 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 2.49% (92 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 0% (0) / 51.1% (47) of 92 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 12% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 14.1% / 2.2% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Dania Beach ranks 62nd among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $517 (2005+ n=13) / $480 (pre-1995 n=65). Small subgroup: 2005+ n=13; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Dania Beach's retained usable-fee sample (n=92), after exclusions and percentile trimming, is $496, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Dania Beach condos in the retained usable-fee sample (n=92) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 51.1 percent are below $500.\"\n- \"Among the retained usable-fee listings in Dania Beach with a recorded construction year, the median monthly-equivalent fee is $517 for a recorded year built of 2005 or later (13 listings) and $480 for those built before 1995 (65 listings). Small subgroup: 2005+ n=13; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- dania-beach-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Dania Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Dania Beach retained-sample median $496 a month (n=92); five-county median $800 (n=22,695, region-level trim).\n- dania-beach-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 92 active Dania Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 2.2% (2 listings); $250 to $500 48.9% (45 listings); $500 to $750 44.6% (41 listings); $750 to $1,000 4.3% (4 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\n- dania-beach-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Dania Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=13; pre-1995 n=65. Small subgroup: 2005+ n=13; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1950s count only (1 listings); 1960s count only (2 listings); 1970s $452 (40 listings); 1980s $575 (17 listings); 1990s $645 (10 listings); 2000s $496 (18 listings); 2010s count only (2 listings); 2020s count only (2 listings). Recorded year built 2005 or later $517 (13 listings); before 1995 $480 (65 listings). Small subgroup: 2005+ n=13; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Dania Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (94 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 92 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 94 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/dania-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-dania-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "davie", "city": "Davie", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 159, "sample_ok": true, "small_sample": false, "pending": 55, "median_list_price": 1197000.0, "cut_count": 78, "cut_pct": 49.1, "raised_count": 6, "median_cut_pct": 4.8, "median_cut_dollars": 49950.0, "cut_last30": 53, "cut_last30_pct": 33.3, "cut_last7": 16, "median_dom": 47, "median_cdom": 49, "relisted_count": 4, "relisted_pct": 2.5, "over90": 48, "over90_pct": 30.2, "over180": 16, "fresh_held": 64, "fresh_held_pct": 40.3, "stale_uncut": 12, "stale_uncut_pct": 7.5, "dom_buckets": [ { "label": "0-30", "count": 63, "pct": 39.6 }, { "label": "31-60", "count": 29, "pct": 18.2 }, { "label": "61-90", "count": 19, "pct": 11.9 }, { "label": "91-180", "count": 32, "pct": 20.1 }, { "label": "181+", "count": 16, "pct": 10.1 } ], "bands": [ { "label": "Under $500K", "active": 8, "cut": 6, "cut_pct": 75.0, "median_cdom": 37.0 }, { "label": "$500K to $1M", "active": 64, "cut": 34, "cut_pct": 53.1, "median_cdom": 50.0 }, { "label": "$1M to $2M", "active": 45, "cut": 22, "cut_pct": 48.9, "median_cdom": 53 }, { "label": "$2M to $5M", "active": 34, "cut": 15, "cut_pct": 44.1, "median_cdom": 37.0 }, { "label": "$5M and up", "active": 8, "cut": 1, "cut_pct": 12.5, "median_cdom": 104.0 } ], "pending_cut_count": 24, "pending_cut_pct": 43.6, "pending_median_cut_pct": 3.9, "pending_median_cdom": 33, "tier": "h3", "series": [ { "date": "2026-09-05", "active": 161, "cut_pct": 49.1, "median_cdom": 47, "median_list_price": 1197000.0 }, { "date": "2026-09-06", "active": 162, "cut_pct": 48.8, "median_cdom": 48.0, "median_list_price": 1210875.0 }, { "date": "2026-09-07", "active": 159, "cut_pct": 49.1, "median_cdom": 49, "median_list_price": 1197000.0 } ] }, "condos": { "active": 167, "sample_ok": true, "small_sample": false, "pending": 34, "median_list_price": 235000.0, "cut_count": 76, "cut_pct": 45.5, "raised_count": 5, "median_cut_pct": 4.9, "median_cut_dollars": 11500.0, "cut_last30": 30, "cut_last30_pct": 18.0, "cut_last7": 10, "median_dom": 54, "median_cdom": 57, "relisted_count": 8, "relisted_pct": 4.8, "over90": 68, "over90_pct": 40.7, "over180": 32, "fresh_held": 59, "fresh_held_pct": 35.3, "stale_uncut": 27, "stale_uncut_pct": 16.2, "dom_buckets": [ { "label": "0-30", "count": 50, "pct": 29.9 }, { "label": "31-60", "count": 37, "pct": 22.2 }, { "label": "61-90", "count": 12, "pct": 7.2 }, { "label": "91-180", "count": 36, "pct": 21.6 }, { "label": "181+", "count": 32, "pct": 19.2 } ], "bands": [ { "label": "Under $250K", "active": 103, "cut": 43, "cut_pct": 41.7, "median_cdom": 57 }, { "label": "$250K to $500K", "active": 64, "cut": 33, "cut_pct": 51.6, "median_cdom": 56.0 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 11, "pending_cut_pct": 32.4, "pending_median_cut_pct": 9.0, "pending_median_cdom": 44.0, "tier": "c2", "series": [ { "date": "2026-09-05", "active": 148, "cut_pct": 43.9, "median_cdom": 55.0, "median_list_price": 229449.5 }, { "date": "2026-09-06", "active": 147, "cut_pct": 44.2, "median_cdom": 56, "median_list_price": 229900.0 }, { "date": "2026-09-07", "active": 167, "cut_pct": 45.5, "median_cdom": 57, "median_list_price": 235000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "49.1% of Davie houses for sale have cut their asking price, 45.5% of condos", "Davie sellers blink faster than the rest of Broward County as 30.2% of houses pass 90 days on the market", "Buying in Davie? Half houses have already come down once, by a median $50K" ], "lede": "DAVIE, Fla., September 7, 2026 - 49.1% of the 159 single-family homes listed for sale in Davie have reduced their asking price at least once, by a median 4.8% (about $50K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 167 condominium listings, 45.5% have cut, by a median 4.9%.", "quotes": [ "\"49.1 percent of single-family homes for sale in Davie have reduced their asking price at least once, by a median $50K.\"", "\"Counting every relisting, the median Davie house for sale has been waiting 49 days, not the 47 the current listing shows.\"", "\"Of the Davie houses now under contract, 56.4 percent never reduced their asking price; the rest cut by a median 3.9 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Davie and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 159 houses, 167 condominiums, 55 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-davie/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Davie versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Davie houses 49.1%, Broward County houses 43.3%; Davie condominiums 45.5%, Broward County condominiums 45.0%.", "title": "Davie houses are cutting 5.8 points more often than Broward County" }, { "caption": "Active Davie listings by cumulative days on market, houses and condominiums, September 7, 2026. 30.2% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 39.6%, 31-60 days 18.2%, 61-90 days 11.9%, 91-180 days 20.1%, 181+ days 10.1%. Condominiums: 0-30 days 29.9%, 31-60 days 22.2%, 61-90 days 7.2%, 91-180 days 21.6%, 181+ days 19.2%.", "title": "30.2% of Davie houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Davie houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 8; $500K to $1M 53.1% of 64; $1M to $2M 48.9% of 45; $2M to $5M 44.1% of 34; $5M and up too few to read of 8.", "title": "$500K to $1M Davie houses have cut most often: 53.1% of 64" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 415 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 159, "sample_ok": true, "small_sample": false, "pending": 55, "median_list_price": 1197000.0, "cut_count": 78, "cut_pct": 49.1, "raised_count": 6, "valid_price_count": 159, "missing_price_count": 0, "unchanged_count": 75, "not_below_original_count": 81, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.8, "median_cut_dollars": 49950.0, "cut_last30": 53, "cut_last30_pct": 33.3, "cut_last7": 16, "median_dom": 47, "median_cdom": 49, "dom_n": 159, "cdom_n": 159, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 159, "relisted_count": 4, "relisted_pct": 2.5, "over90": 48, "over90_pct": 30.2, "over180": 16, "fresh_held": 64, "fresh_held_pct": 40.3, "fresh_held_missing_cdom_count": 0, "stale_uncut": 12, "stale_uncut_pct": 7.5, "dom_buckets": [ { "label": "0-30", "count": 63, "pct": 39.6 }, { "label": "31-60", "count": 29, "pct": 18.2 }, { "label": "61-90", "count": 19, "pct": 11.9 }, { "label": "91-180", "count": 32, "pct": 20.1 }, { "label": "181+", "count": 16, "pct": 10.1 } ], "bands": [ { "label": "Under $500K", "active": 8, "cut": 6, "cut_pct": 75.0, "median_cdom": 37.0, "cut_pct_denominator": 8, "cdom_n": 8, "valid_price_count": 8 }, { "label": "$500K to $1M", "active": 64, "cut": 34, "cut_pct": 53.1, "median_cdom": 50.0, "cut_pct_denominator": 64, "cdom_n": 64, "valid_price_count": 64 }, { "label": "$1M to $2M", "active": 45, "cut": 22, "cut_pct": 48.9, "median_cdom": 53, "cut_pct_denominator": 45, "cdom_n": 45, "valid_price_count": 45 }, { "label": "$2M to $5M", "active": 34, "cut": 15, "cut_pct": 44.1, "median_cdom": 37.0, "cut_pct_denominator": 34, "cdom_n": 34, "valid_price_count": 34 }, { "label": "$5M and up", "active": 8, "cut": 1, "cut_pct": 12.5, "median_cdom": 104.0, "cut_pct_denominator": 8, "cdom_n": 8, "valid_price_count": 8 } ], "pending_cut_count": 24, "pending_cut_pct": 43.6, "pending_valid_price_count": 55, "pending_missing_price_count": 0, "pending_unchanged_count": 30, "pending_raised_count": 1, "pending_not_below_original_count": 31, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 55, "pending_dom_n": 55, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 3.9, "pending_median_cdom": 33, "denominators": { "cut_pct": 159, "cut_last30_pct": 159, "relisted_pct": 159, "fresh_held_pct": 159, "stale_uncut_pct": 159, "over90_pct": 159, "dom_bucket_pct": 159, "pending_cut_pct": 55, "median_dom": 159, "median_cdom": 159, "median_cut_pct": 78, "median_cut_dollars": 78, "pending_median_cut_pct": 24, "pending_median_cdom": 55 }, "county_counts": { "Broward": 159 }, "tier": "h3", "series": [ { "date": "2026-09-07", "active": 159, "cut_pct": 49.1, "median_cdom": 49, "median_list_price": 1197000.0 } ] }, "condos": { "active": 167, "sample_ok": true, "small_sample": false, "pending": 34, "median_list_price": 235000.0, "cut_count": 76, "cut_pct": 45.5, "raised_count": 5, "valid_price_count": 167, "missing_price_count": 0, "unchanged_count": 86, "not_below_original_count": 91, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.9, "median_cut_dollars": 11500.0, "cut_last30": 30, "cut_last30_pct": 18.0, "cut_last7": 10, "median_dom": 54, "median_cdom": 57, "dom_n": 167, "cdom_n": 167, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 167, "relisted_count": 8, "relisted_pct": 4.8, "over90": 68, "over90_pct": 40.7, "over180": 32, "fresh_held": 59, "fresh_held_pct": 35.3, "fresh_held_missing_cdom_count": 0, "stale_uncut": 27, "stale_uncut_pct": 16.2, "dom_buckets": [ { "label": "0-30", "count": 50, "pct": 29.9 }, { "label": "31-60", "count": 37, "pct": 22.2 }, { "label": "61-90", "count": 12, "pct": 7.2 }, { "label": "91-180", "count": 36, "pct": 21.6 }, { "label": "181+", "count": 32, "pct": 19.2 } ], "bands": [ { "label": "Under $250K", "active": 103, "cut": 43, "cut_pct": 41.7, "median_cdom": 57, "cut_pct_denominator": 103, "cdom_n": 103, "valid_price_count": 103 }, { "label": "$250K to $500K", "active": 64, "cut": 33, "cut_pct": 51.6, "median_cdom": 56.0, "cut_pct_denominator": 64, "cdom_n": 64, "valid_price_count": 64 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 11, "pending_cut_pct": 32.4, "pending_valid_price_count": 34, "pending_missing_price_count": 0, "pending_unchanged_count": 22, "pending_raised_count": 1, "pending_not_below_original_count": 23, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 34, "pending_dom_n": 34, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 9.0, "pending_median_cdom": 44.0, "denominators": { "cut_pct": 167, "cut_last30_pct": 167, "relisted_pct": 167, "fresh_held_pct": 167, "stale_uncut_pct": 167, "over90_pct": 167, "dom_bucket_pct": 167, "pending_cut_pct": 34, "median_dom": 167, "median_cdom": 167, "median_cut_pct": 76, "median_cut_dollars": 76, "pending_median_cut_pct": 11, "pending_median_cdom": 34 }, "county_counts": { "Broward": 167 }, "tier": "c2", "series": [ { "date": "2026-09-07", "active": 167, "cut_pct": 45.5, "median_cdom": 57, "median_list_price": 235000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "49.1% of Davie houses for sale are asking less than their original list price; 45.5% of condos", "Seller Blink Rate™ in Davie: 49.1% of houses list below original asking, against 43.3% across Broward County", "Buying in Davie? 78 of the 159 houses for sale are asking below their original price, by a median $50K" ], "lede": "DAVIE, Fla., September 7, 2026 - 49.1% of the 159 single-family homes listed for sale in Davie (78 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 78 reduced listings, the median reduction is 4.8% (about $50K). Among the city's 167 condominium listings, 45.5% are asking below their original price, by a median 4.9%.", "quotes": [ "\"49.1 percent of single-family homes for sale in Davie have a current asking price below their original list price; among those 78 reduced listings the median reduction is $50K.\"", "\"Among active Davie houses, the median recorded CumulativeDaysOnMarket value is 49 days and the median recorded DaysOnMarket value is 47 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 43.6 percent of the 55 Davie houses under contract had a recorded asking price below their original list price; the median reduction among that group was 3.9 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Davie, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (75 unchanged, 6 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 159 houses, 167 condominiums, 55 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/davie/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-davie/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Davie versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Davie houses 49.1%, Broward County houses 43.3%; Davie condominiums 45.5%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 49.1% of Davie houses for sale are asking below their original price, against 43.3% across Broward County", "visible_labels": [ "45%", "45.5%", "43.3%", "49.1%" ] }, { "caption": "Active Davie houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 30.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 39.6%, 31-60 days 18.2%, 61-90 days 11.9%, 91-180 days 20.1%, 181+ days 10.1%. Condominiums: 0-30 days 29.9%, 31-60 days 22.2%, 61-90 days 7.2%, 91-180 days 21.6%, 181+ days 19.2%.", "title": "30.2% of Davie houses for sale with a recorded cumulative-days value exceed 90 days; 40.7% of condos", "visible_labels": [ "39.6%", "29.9%", "18.2%", "22.2%", "11.9%", "7.2%", "20.1%", "21.6%", "10.1%", "19.2%", "30.2%" ] }, { "caption": "Share of active Davie houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 8 listed, count only; $500K to $1M 53.1% (34 of 64); $1M to $2M 48.9% (22 of 45); $2M to $5M 44.1% (15 of 34); $5M and up 8 listed, count only.", "title": "$500K to $1M Davie houses show the highest share asking below original: 53.1% of 64", "visible_labels": [ "8", "44.1%", "15", "34", "48.9%", "22", "45", "53.1%", "34", "64", "8" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 415, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 64, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 64, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 64, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 76, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 76, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 64, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 64, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 64, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 55, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 55, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 81, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 55, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 55, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 55, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 159, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Davie houses 49.1%, Broward County houses 43.3%; Davie condominiums 45.5%, Broward County condominiums 45.0%.", "after": "Horizontal bar chart. Davie houses 49.1%, Broward County houses 43.3%; Davie condominiums 45.5%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Davie versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Davie versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Davie houses are cutting 5.8 points more often than Broward County", "after": "Seller Blink Rate™: 49.1% of Davie houses for sale are asking below their original price, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "45.5%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "49.1%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 39.6%, 31-60 days 18.2%, 61-90 days 11.9%, 91-180 days 20.1%, 181+ days 10.1%. Condominiums: 0-30 days 29.9%, 31-60 days 22.2%, 61-90 days 7.2%, 91-180 days 21.6%, 181+ days 19.2%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 39.6%, 31-60 days 18.2%, 61-90 days 11.9%, 91-180 days 20.1%, 181+ days 10.1%. Condominiums: 0-30 days 29.9%, 31-60 days 22.2%, 61-90 days 7.2%, 91-180 days 21.6%, 181+ days 19.2%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Davie listings by cumulative days on market, houses and condominiums, September 7, 2026. 30.2% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Davie houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 30.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "30.2% of Davie houses for sale have waited more than 90 days, counting every relisting", "after": "30.2% of Davie houses for sale with a recorded cumulative-days value exceed 90 days; 40.7% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "39.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "30.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "29.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "18.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "22.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "11.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "7.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "20.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "21.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "10.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "19.2%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 8; $500K to $1M 53.1% of 64; $1M to $2M 48.9% of 45; $2M to $5M 44.1% of 34; $5M and up too few to read of 8.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 8 listed, count only; $500K to $1M 53.1% (34 of 64); $1M to $2M 48.9% (22 of 45); $2M to $5M 44.1% (15 of 34); $5M and up 8 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Davie houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Davie houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Davie houses have cut most often: 53.1% of 64", "after": "$500K to $1M Davie houses show the highest share asking below original: 53.1% of 64", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "44.1%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "34", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "48.9%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "22", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "45", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "53.1%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "34", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "64", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "49.1% of Davie houses for sale have cut their asking price, 45.5% of condos", "after": "49.1% of Davie houses for sale are asking less than their original list price; 45.5% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Davie sellers blink faster than the rest of Broward County as 30.2% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Davie: 49.1% of houses list below original asking, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Davie? Half houses have already come down once, by a median $50K", "after": "Buying in Davie? 78 of the 159 houses for sale are asking below their original price, by a median $50K", "before_present": true, "after_present": true }, { "field": "lede", "before": "DAVIE, Fla., September 7, 2026 - 49.1% of the 159 single-family homes listed for sale in Davie have reduced their asking price at least once, by a median 4.8% (about $50K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 167 condominium listings, 45.5% have cut, by a median 4.9%.", "after": "DAVIE, Fla., September 7, 2026 - 49.1% of the 159 single-family homes listed for sale in Davie (78 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 78 reduced listings, the median reduction is 4.8% (about $50K). Among the city's 167 condominium listings, 45.5% are asking below their original price, by a median 4.9%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Davie and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 159 houses, 167 condominiums, 55 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-davie/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Davie, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (75 unchanged, 6 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 159 houses, 167 condominiums, 55 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/davie/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-davie/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"49.1 percent of single-family homes for sale in Davie have reduced their asking price at least once, by a median $50K.\"", "after": "\"49.1 percent of single-family homes for sale in Davie have a current asking price below their original list price; among those 78 reduced listings the median reduction is $50K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Davie house for sale has been waiting 49 days, not the 47 the current listing shows.\"", "after": "\"Among active Davie houses, the median recorded CumulativeDaysOnMarket value is 49 days and the median recorded DaysOnMarket value is 47 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Davie houses now under contract, 56.4 percent never reduced their asking price; the rest cut by a median 3.9 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 43.6 percent of the 55 Davie houses under contract had a recorded asking price below their original list price; the median reduction among that group was 3.9 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "0b9e5dbb82e75859eb8f7769d865314416c14dd6622128594b5110fc51318d2f", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nDavie price cuts and true days on market\nHEADLINE OPTIONS\n49.1% of Davie houses for sale have cut their asking price, 45.5% of condos\nDavie sellers blink faster than the rest of Broward County as 30.2% of houses pass 90 days on the market\nBuying in Davie? Half houses have already come down once, by a median $50K\nLEDE\nDAVIE, Fla., September 7, 2026 - 49.1% of the 159 single-family homes listed for sale in Davie have reduced\ntheir asking price at least once, by a median 4.8% (about $50K), according to a daily analysis of BeachesMLS\nlisting data by PBP Real Estate. Among the city's 167 condominium listings, 45.5% have cut, by a median 4.9%.\nNUT GRAF\nThe figures point to a market where 43.6% of houses reached a contract only after a price cut: of the 55 Davie\nhouses now under contract, 43.6% reduced before going under contract, with a median cut of 3.9% and a\nmedian 33 days to contract. Across Broward County the price-cut share is 43.3% for houses and 45.0% for\ncondominiums, so Davie houses are cutting 5.8 points more often than the county. Counting every relisting,\nthe median Davie house for sale has been on the market 49 days, against 47 on its current listing; 2.5% of\nactive houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nDavie\n159\nShare with at\nleast one price\nreduction,\nhouses\n49.1% (78 of 159)\nMedian\nreduction\nfrom original\nasking, houses\n4.8% (about $50K)\nActive\ncondominium\nlistings, Davie\n167\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nShare with at\nleast one price\nreduction,\ncondominiums\n45.5% (76 of 167)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n49 days (47 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n30.2% (48 of 159)\nHouses under\ncontract that\nreduced first\n43.6% of 55\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting faster than similar-priced cities; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking $1M to\n$2M; peer cut\nshare 44.0%)\nWellington, Weston, Doral, Parkland, Miami Lakes, Delray Beach, Palm Beach Gardens, Palmetto Bay, Jupiter, Boca Ra\nQUOTABLE DATA POINTS\n\"49.1 percent of single-family homes for sale in Davie have reduced their asking price at least once, by a\nmedian $50K.\"\n\"Counting every relisting, the median Davie house for sale has been waiting 49 days, not the 47 the\ncurrent listing shows.\"\n\"Of the Davie houses now under contract, 56.4 percent never reduced their asking price; the rest cut by a\nmedian 3.9 percent before a buyer committed. Contract prices are not known until the sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nShare of active listings with at least one price reduction, Davie versus Broward County, houses and condominiums, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nActive Davie listings by cumulative days on market, houses and condominiums, September 7, 2026. 30.2% of houses have passed 90\ndays. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nShare of active Davie houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked;\nunder 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Davie and Broward County permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of\nSeptember 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 159 houses, 167 condominiums, 55 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-davie/ . Conditions read: How the read works: each city is compared with its peer group, the\nSouth Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "5a08e922d97d66c308abd1d5d083ae56f85abd3733c92f64eec1cbad5bc7bba6", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nDavie asking-price reductions and recorded days on\nmarket\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/davie/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n49.1% of Davie houses for sale are asking less than their original list price; 45.5% of condos\nSeller Blink Rate™ in Davie: 49.1% of houses list below original asking, against 43.3% across Broward\nCounty\nBuying in Davie? 78 of the 159 houses for sale are asking below their original price, by a median $50K\nLEDE\nDAVIE, Fla., September 7, 2026 - 49.1% of the 159 single-family homes listed for sale in Davie (78 listings)\nhave a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 78 reduced listings, the median reduction is\n4.8% (about $50K). Among the city's 167 condominium listings, 45.5% are asking below their original price, by\na median 4.9%.\nNUT GRAF\nFor active Davie houses, the median recorded CumulativeDaysOnMarket value is 49 days and the median\nrecorded DaysOnMarket value is 47 days, each calculated from non-missing values in that field (159 and 159\nlistings). 2.5% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 55 Davie houses under\ncontract (Pending or Active Under Contract), 24 (43.6%) have a recorded asking price below their original list\nprice; the median reduction among that group is 3.9%. The remainder are not recorded as below their original\nlist price, which is not a price history. These asking-price fields do not disclose the agreed contract price.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nAcross Broward County the shares asking below original are 43.3% for houses and 45% for condominiums;\nDavie houses are 5.8 points above the county share.\nFACT BOX\nActive single-family listings, Davie\n159\nSeptember 7, 2026\nShare asking below original list price,\nhouses\n49.1% (78 of 159)\nSeptember 7, 2026\nPrice pairs recorded / missing; unchanged /\nabove original, houses\n159 / 0; 75 / 6\nSeptember 7, 2026\nMedian reduction among the 78 reduced\nhouses\n4.8% (about $50K)\nSeptember 7, 2026\nActive condominium listings, Davie\n167\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n45.5% (76 of 167)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n49 / 47 days (from 159 / 159 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90 days\n30.2% (48 of 159 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking below\noriginal list price\n43.6% (24 of 55)\nSeptember 7, 2026\nBroward County share asking below\noriginal, houses / condominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nHouses: Higher below-original share than peers;\nCondominiums: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking $1M to\n$2M; peer share 44%)\nWellington, Weston, Doral, Parkland, Miami Lakes,\nDelray Beach, Palm Beach Gardens, Palmetto Bay,\nJupiter, Boca Raton\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"49.1 percent of single-family homes for sale in Davie have a current asking price below their original list\nprice; among those 78 reduced listings the median reduction is $50K.\"\n\"Among active Davie houses, the median recorded CumulativeDaysOnMarket value is 49 days and the\nmedian recorded DaysOnMarket value is 47 days. These are MLS-recorded fields, not an independently\nreconstructed listing history.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"At the snapshot, 43.6 percent of the 55 Davie houses under contract had a recorded asking price below\ntheir original list price; the median reduction among that group was 3.9 percent. The remainder were not\nrecorded as below their original list price, which is not a price history. Agreed contract prices are not\ninferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Davie versus Broward County,\nhouses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Davie houses 49.1%, Broward County houses 43.3%; Davie\ncondominiums 45.5%, Broward County condominiums 45%. Share of active listings asking below their original\nlist price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive Davie houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a\nrecorded value in that field; 30.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP\nReal Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 39.6%, 31-60\ndays 18.2%, 61-90 days 11.9%, 91-180 days 20.1%, 181+ days 10.1%. Condominiums: 0-30 days 29.9%,\n31-60 days 22.2%, 61-90 days 7.2%, 91-180 days 21.6%, 181+ days 19.2%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Davie houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29\nlistings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 8 listed, count only; $500K to $1M 53.1% (34 of 64); $1M to $2M 48.9% (22 of 45);\n$2M to $5M 44.1% (15 of 34); $5M and up 8 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Davie, permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (75 unchanged, 6 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 159 houses,\n167 condominiums, 55 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/davie/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-davie/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "7668416eec473f0bbba25116b35e6133fcc9bf64c10a4b03105e3b29653df473", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - DAVIE PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 49.1% of Davie houses for sale are asking less than their original list price; 45.5% of condos\n2. Seller Blink Rate™ in Davie: 49.1% of houses list below original asking, against 43.3% across Broward County\n3. Buying in Davie? 78 of the 159 houses for sale are asking below their original price, by a median $50K\n\nLEDE\nDAVIE, Fla., September 7, 2026 - 49.1% of the 159 single-family homes listed for sale in Davie (78 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 78 reduced listings, the median reduction is 4.8% (about $50K). Among the city's 167 condominium listings, 45.5% are asking below their original price, by a median 4.9%.\n\nNUT GRAF\nFor active Davie houses, the median recorded CumulativeDaysOnMarket value is 49 days and the median recorded DaysOnMarket value is 47 days, each calculated from non-missing values in that field (159 and 159 listings). 2.5% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 55 Davie houses under contract (Pending or Active Under Contract), 24 (43.6%) have a recorded asking price below their original list price; the median reduction among that group is 3.9%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; Davie houses are 5.8 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Davie: 159 [September 7, 2026]\n- Share asking below original list price, houses: 49.1% (78 of 159) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 159 / 0; 75 / 6 [September 7, 2026]\n- Median reduction among the 78 reduced houses: 4.8% (about $50K) [September 7, 2026]\n- Active condominium listings, Davie: 167 [September 7, 2026]\n- Share asking below original list price, condominiums: 45.5% (76 of 167) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 49 / 47 days (from 159 / 159 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 30.2% (48 of 159 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 43.6% (24 of 55) [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Higher below-original share than peers; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking $1M to $2M; peer share 44%): Wellington, Weston, Doral, Parkland, Miami Lakes, Delray Beach, Palm Beach Gardens, Palmetto Bay, Jupiter, Boca Raton [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"49.1 percent of single-family homes for sale in Davie have a current asking price below their original list price; among those 78 reduced listings the median reduction is $50K.\"\n- \"Among active Davie houses, the median recorded CumulativeDaysOnMarket value is 49 days and the median recorded DaysOnMarket value is 47 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 43.6 percent of the 55 Davie houses under contract had a recorded asking price below their original list price; the median reduction among that group was 3.9 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- davie-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Davie versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Davie houses 49.1%, Broward County houses 43.3%; Davie condominiums 45.5%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.\n- davie-true-days-on-market-r1-2026-09-07.png\n Caption: Active Davie houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 30.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 39.6%, 31-60 days 18.2%, 61-90 days 11.9%, 91-180 days 20.1%, 181+ days 10.1%. Condominiums: 0-30 days 29.9%, 31-60 days 22.2%, 61-90 days 7.2%, 91-180 days 21.6%, 181+ days 19.2%.\n- davie-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Davie houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 8 listed, count only; $500K to $1M 53.1% (34 of 64); $1M to $2M 48.9% (22 of 45); $2M to $5M 44.1% (15 of 34); $5M and up 8 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Davie, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (75 unchanged, 6 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 159 houses, 167 condominiums, 55 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/davie/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-davie/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "davie", "city": "Davie", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 167, "with_fee": 164, "no_cadence": 1, "sample_ok": true, "cuts": { "active": 167, "cut_count": 76, "cut_pct": 45.5, "median_cut_pct": 4.9, "median_cut_dollars": 11500 }, "outliers_dropped": 4, "n": 160, "median": 628, "p10": 485, "p25": 527, "p75": 728, "p90": 769, "min": 250, "max": 966, "median_sqft": 0.59, "n_sqft": 159, "median_pct_price": 3.24, "median_list_price": 231500, "median_year_built": 1980, "median_sqft_area": 1100, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 21, "under_500_pct": 13.1, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 21, "under_lo_pct": 13.1, "types": { "Condominium": { "count": 142, "pct": 88.8 }, "Townhouse": { "count": 16, "pct": 10.0 }, "Villa": { "count": 2, "pct": 1.2 } }, "regime": { "COA": { "count": 158, "pct": 98.8 }, "HOA": { "count": 2, "pct": 1.2 } }, "villa_median": 460, "townhouse_median": 562, "cadence": { "Monthly": { "count": 154, "pct": 96.2 }, "Quarterly": { "count": 6, "pct": 3.8 } }, "stacked": { "count": 1, "pct": 0.6, "median_total": 734, "median_master": 150 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 21, "pct": 13.1 }, { "label": "$500 to $750", "count": 115, "pct": 71.9 }, { "label": "$750 to $1,000", "count": 24, "pct": 15.0 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 4, "median": 761, "median_sqft": 0.85 }, { "label": "1970s", "n": 76, "median": 590, "median_sqft": 0.58 }, { "label": "1980s", "n": 58, "median": 650, "median_sqft": 0.56 }, { "label": "1990s", "n": 14, "median": 657, "median_sqft": 0.63 }, { "label": "2000s", "n": 4, "median": 522, "median_sqft": 0.42 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 4, "median": 528, "median_sqft": 1.25 } ], "bands": [ { "label": "Under $250K", "n": 101, "median": 620, "median_pct_price": 3.63 }, { "label": "$250K to $500K", "n": 59, "median": 636, "median_pct_price": 2.47 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 142, "median": 633 }, "post2005": { "n": 5, "median": 547 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 108, "pct": 70.1 }, { "key": "Trash", "label": "Trash", "count": 96, "pct": 62.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 89, "pct": 57.8 }, { "key": "Water", "label": "Water", "count": 88, "pct": 57.1 }, { "key": "Pools", "label": "Pool", "count": 79, "pct": 51.3 }, { "key": "Roof", "label": "Roof", "count": 75, "pct": 48.7 }, { "key": "Sewer", "label": "Sewer", "count": 74, "pct": 48.1 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 73, "pct": 47.4 }, { "key": "Insurance", "label": "Building insurance", "count": 62, "pct": 40.3 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 53, "pct": 34.4 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 41, "pct": 26.6 }, { "key": "CableTv", "label": "Cable TV", "count": 38, "pct": 24.7 }, { "key": "PestControl", "label": "Pest control", "count": 20, "pct": 13.0 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 13, "pct": 8.4 } ], "includes_n": 154, "flags": { "sa_mentioned": { "count": 25, "pct": 15.6 }, "sa_none_or_paid": { "count": 14, "pct": 8.8 }, "sa_pending": { "count": 3, "pct": 1.9 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 9, "pct": 5.6 }, "reserves": { "count": 2, "pct": 1.2 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 160 }, "developments": [ { "name": "Sundance at Davie", "master": "Davie Condo", "n": 15, "anecdotal": false, "median": 740, "median_sqft": 0.67, "year_built": 1988, "median_list_price": 230000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Courtyards at Davie", "master": "Davie Condo", "n": 6, "anecdotal": true, "median": 730, "median_sqft": 0.68, "year_built": 1998, "median_list_price": 239500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Arrowhead Golf Tennis Club", "master": null, "n": 5, "anecdotal": true, "median": 540, "median_sqft": 0.33, "year_built": 1974, "median_list_price": 345000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Rolling Hills Golf And Tennis", "master": null, "n": 5, "anecdotal": true, "median": 613, "median_sqft": 0.54, "year_built": 1981, "median_list_price": 225000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Davie Condo", "n": 18, "median": 657, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Whitehall", "n": 14, "median": 657, "enclaves": 11, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 645, "p25": 529, "p75": 728, "n": 141, "median_sqft": 0.6, "sa_pending_pct": 2.1 }, { "date": "2026-09-07", "median": 628, "p25": 527, "p75": 728, "n": 160, "median_sqft": 0.59, "sa_pending_pct": 1.9 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Davie condo for sale carries a $628-a-month association fee, 21% below the South Florida median", "0% of Davie condos on the market ask $1,000 or more a month in fees; 13.1% stay under $500", "Davie condo fees run $527 to $728 a month for the middle half of listings" ], "lede": "DAVIE, Fla., September 7, 2026 - The median monthly association fee across the 160 condominiums listed for sale in Davie is $628, with half of the listings between $527 and $728 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 21% below the five-county South Florida median of $800, and ranks Davie 48 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Davie carries a monthly association fee of $628, 21% below the five-county South Florida median of $800.\"", "\"0 percent of Davie condos on the market ask $1,000 or more a month in association fees; only 13.1 percent stay under $500.\"", "\"On the median Davie condo, a year of association fees equals 3.24 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Davie permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (1 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-davie/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Davie against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Davie median $628 a month, South Florida median $800; Davie ranks 48 of 69 cities.", "title": "Davie condo fees sit 21% below the South Florida median" }, { "caption": "Share of active Davie condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 13.1% (21 listings); $500 to $750 71.9% (115 listings); $750 to $1,000 15% (24 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "71.9% of Davie condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Davie condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s too few (4 listings); 1970s $590 (76 listings); 1980s $650 (58 listings); 1990s $657 (14 listings); 2000s too few (4 listings); 2020s too few (4 listings).", "title": "Davie condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 167 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 167, "with_fee": 164, "no_cadence": 1, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 164, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 3, "n": 160, "retained_n": 160, "outliers_dropped": 4, "trim_applied": true, "cuts": { "active": 167, "cut_count": 76, "cut_pct": 45.5, "median_cut_pct": 4.9, "median_cut_dollars": 11500, "valid_price_count": 167, "missing_price_count": 0, "unchanged_count": 86, "raised_count": 5, "not_below_original_count": 91, "cut_pct_denominator": 167, "cut_sample_ok": true, "median_cut_n": 76 }, "trim_bounds": { "p1": 248.89, "p99": 994.4900000000004 }, "retained_small_sample": false, "retained_below_30": false, "median": 628, "p10": 485, "p25": 527, "p75": 728, "p90": 769, "min": 250, "max": 966, "median_sqft": 0.59, "n_sqft": 159, "median_pct_price": 3.24, "n_pct_price": 160, "median_list_price": 231500, "median_year_built": 1980, "median_sqft_area": 1100, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 21, "under_500_pct": 13.1, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 21, "under_lo_pct": 13.1, "types": { "Condominium": { "count": 142, "pct": 88.8 }, "Townhouse": { "count": 16, "pct": 10.0 }, "Villa": { "count": 2, "pct": 1.2 } }, "regime": { "COA": { "count": 158, "pct": 98.8 }, "HOA": { "count": 2, "pct": 1.2 } }, "villa_median": 460, "townhouse_median": 562, "cadence": { "Monthly": { "count": 154, "pct": 96.2 }, "Quarterly": { "count": 6, "pct": 3.8 } }, "stacked": { "count": 1, "pct": 0.6, "median_total": 734, "median_master": 150 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 21, "pct": 13.1 }, { "label": "$500 to $750", "count": 115, "pct": 71.9 }, { "label": "$750 to $1,000", "count": 24, "pct": 15.0 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 4, "median": 761, "median_sqft": 0.85 }, { "label": "1970s", "n": 76, "median": 590, "median_sqft": 0.58 }, { "label": "1980s", "n": 58, "median": 650, "median_sqft": 0.56 }, { "label": "1990s", "n": 14, "median": 657, "median_sqft": 0.63 }, { "label": "2000s", "n": 4, "median": 522, "median_sqft": 0.42 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 4, "median": 528, "median_sqft": 1.25 } ], "bands": [ { "label": "Under $250K", "n": 101, "median": 620, "median_pct_price": 3.63 }, { "label": "$250K to $500K", "n": 59, "median": 636, "median_pct_price": 2.47 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 142, "median": 633 }, "post2005": { "n": 5, "median": 547 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 108, "pct": 70.1 }, { "key": "Trash", "label": "Trash", "count": 96, "pct": 62.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 89, "pct": 57.8 }, { "key": "Water", "label": "Water", "count": 88, "pct": 57.1 }, { "key": "Pools", "label": "Pool", "count": 79, "pct": 51.3 }, { "key": "Roof", "label": "Roof", "count": 75, "pct": 48.7 }, { "key": "Sewer", "label": "Sewer", "count": 74, "pct": 48.1 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 73, "pct": 47.4 }, { "key": "Insurance", "label": "Building insurance", "count": 62, "pct": 40.3 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 53, "pct": 34.4 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 41, "pct": 26.6 }, { "key": "CableTv", "label": "Cable TV", "count": 38, "pct": 24.7 }, { "key": "PestControl", "label": "Pest control", "count": 20, "pct": 13.0 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 13, "pct": 8.4 } ], "includes_n": 154, "flags": { "sa_mentioned": { "count": 25, "pct": 15.6 }, "sa_none_or_paid": { "count": 14, "pct": 8.8 }, "sa_pending": { "count": 3, "pct": 1.9 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 9, "pct": 5.6 }, "reserves": { "count": 2, "pct": 1.2 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 160 }, "denominators": { "fee_percentages": 160, "fee_medians_percentiles": 160, "median_sqft": 159, "median_pct_price": 160, "includes_pct": 154, "flags_pct": 160, "cut_pct": 167 }, "developments": [ { "name": "Sundance at Davie", "master": "Davie Condo", "n": 15, "anecdotal": false, "median": 740, "median_sqft": 0.67, "year_built": 1988, "median_list_price": 230000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Courtyards at Davie", "master": "Davie Condo", "n": 6, "anecdotal": true, "median": 730, "median_sqft": 0.68, "year_built": 1998, "median_list_price": 239500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Arrowhead Golf Tennis Club", "master": null, "n": 5, "anecdotal": true, "median": 540, "median_sqft": 0.33, "year_built": 1974, "median_list_price": 345000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Rolling Hills Golf And Tennis", "master": null, "n": 5, "anecdotal": true, "median": 613, "median_sqft": 0.54, "year_built": 1981, "median_list_price": 225000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Davie Condo", "n": 18, "median": 657, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Whitehall", "n": 14, "median": 657, "enclaves": 11, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 628, "p25": 527, "p75": 728, "n": 160, "median_sqft": 0.59, "sa_pending_pct": 1.9 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Davie condo monthly association fees have a median of $628 in the retained usable-fee sample of 160 listings, 21% below the five-county median", "In Davie's retained usable-fee sample (160 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 13.1% are below $500", "Davie's retained usable-fee sample (n=160): reported monthly-equivalent association fees range from $527 to $728 at the 25th to 75th percentiles" ], "lede": "DAVIE, Fla., September 7, 2026 - Among 160 active condominium listings in Davie retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $628, with the middle half between $527 and $728, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 167 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 21% below the separately trimmed five-county median of $800 and ranks 48th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Davie's retained usable-fee sample (n=160), after exclusions and percentile trimming, is $628, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Davie condos in the retained usable-fee sample (n=160) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 13.1 percent are below $500.\"", "\"Among 160 retained listings with a current asking price of at least $20,000 in Davie's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.24 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Davie, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (164 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 160 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 167 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/davie/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-davie/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Davie and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Davie retained-sample median $628 a month (n=160); five-county median $800 (n=22,695, region-level trim).", "title": "Davie condos, retained usable-fee sample (n=160): median $628/month, 21% below the five-county median of $800", "visible_labels": [ "$628", "160", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 160 active Davie condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 13.1% (21 listings); $500 to $750 71.9% (115 listings); $750 to $1,000 15% (24 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "71.9% of Davie's retained usable-fee sample (160 listings) falls in the $500 to $750 monthly band", "visible_labels": [ "0%", "0", "13.1%", "21", "71.9%", "115", "15%", "24", "0%", "0", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Davie condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1960s count only (4 listings); 1970s $590 (76 listings); 1980s $650 (58 listings); 1990s $657 (14 listings); 2000s count only (4 listings); 2020s count only (4 listings).", "title": "Davie condo fees by recorded decade built, retained usable-fee sample (n=160)", "visible_labels": [ "4", "$590", "76", "$650", "58", "$657", "14", "4", "4" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 76, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 160, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 160, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 160, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 154, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 160, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 164, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 160, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 160, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 248.89, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 994.4900000000004, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Davie median $628 a month, South Florida median $800; Davie ranks 48 of 69 cities.", "after": "Dot strip chart in five county lanes. Davie retained-sample median $628 a month (n=160); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Davie against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Davie and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Davie condo fees sit 21% below the South Florida median", "after": "Davie condos, retained usable-fee sample (n=160): median $628/month, 21% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$628", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "160", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 13.1% (21 listings); $500 to $750 71.9% (115 listings); $750 to $1,000 15% (24 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 13.1% (21 listings); $500 to $750 71.9% (115 listings); $750 to $1,000 15% (24 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Davie condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 160 active Davie condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "71.9% of Davie condos for sale carry a fee of $500 to $750 a month", "after": "71.9% of Davie's retained usable-fee sample (160 listings) falls in the $500 to $750 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "13.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "71.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "115", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "15%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "24", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s too few (4 listings); 1970s $590 (76 listings); 1980s $650 (58 listings); 1990s $657 (14 listings); 2000s too few (4 listings); 2020s too few (4 listings).", "after": "Column chart of median fee by recorded decade built: 1960s count only (4 listings); 1970s $590 (76 listings); 1980s $650 (58 listings); 1990s $657 (14 listings); 2000s count only (4 listings); 2020s count only (4 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Davie condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Davie condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Davie condo fees by decade the building was completed", "after": "Davie condo fees by recorded decade built, retained usable-fee sample (n=160)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$590", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "76", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$650", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "58", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "$657", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Davie condo for sale carries a $628-a-month association fee, 21% below the South Florida median", "after": "Davie condo monthly association fees have a median of $628 in the retained usable-fee sample of 160 listings, 21% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "0% of Davie condos on the market ask $1,000 or more a month in fees; 13.1% stay under $500", "after": "In Davie's retained usable-fee sample (160 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 13.1% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Davie condo fees run $527 to $728 a month for the middle half of listings", "after": "Davie's retained usable-fee sample (n=160): reported monthly-equivalent association fees range from $527 to $728 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "DAVIE, Fla., September 7, 2026 - The median monthly association fee across the 160 condominiums listed for sale in Davie is $628, with half of the listings between $527 and $728 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 21% below the five-county South Florida median of $800, and ranks Davie 48 of 69 cities.", "after": "DAVIE, Fla., September 7, 2026 - Among 160 active condominium listings in Davie retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $628, with the middle half between $527 and $728, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 167 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 21% below the separately trimmed five-county median of $800 and ranks 48th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Davie permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (1 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-davie/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Davie, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (164 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 160 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 167 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/davie/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-davie/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Davie carries a monthly association fee of $628, 21% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Davie's retained usable-fee sample (n=160), after exclusions and percentile trimming, is $628, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"0 percent of Davie condos on the market ask $1,000 or more a month in association fees; only 13.1 percent stay under $500.\"", "after": "\"Among Davie condos in the retained usable-fee sample (n=160) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 13.1 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Davie condo, a year of association fees equals 3.24 percent of the asking price.\"", "after": "\"Among 160 retained listings with a current asking price of at least $20,000 in Davie's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.24 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "c80b579b747afb320c494aa03979bdde6cadb568ce3d7628b09b2b0ab983defe", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nDavie condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Davie condo for sale carries a $628-a-month association fee, 21% below the South Florida\nmedian\n0% of Davie condos on the market ask $1,000 or more a month in fees; 13.1% stay under $500\nDavie condo fees run $527 to $728 a month for the middle half of listings\nLEDE\nDAVIE, Fla., September 7, 2026 - The median monthly association fee across the 160 condominiums listed for\nsale in Davie is $628, with half of the listings between $527 and $728 a month, according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. That is 21% below the five-county South Florida median of $800,\nand ranks Davie 48 of 69 cities.\nNUT GRAF\nPer square foot, the median Davie condo fee is $0.59 a month on a median unit of 1,100 square feet; at the\nmedian asking price of $232K, a year of fees equals 3.24% of the price. 0% of listings ask $1,000 or more a\nmonth and 13.1% under $500. 0.6% of listings report two association layers (a master and a sub-association);\n3.8% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 15.6% of listings, describe one as pending or payable by the buyer on 1.9%, and mention a\nmandatory club or membership on 0%.\nFACT BOX\nActive condominium listings, Davie\n167 (160 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$628\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$527 to $728\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.59 (median unit 1,100 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n3.24% (asking $232K)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n0% / 13.1%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n0.6% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n3.8%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n15.6% / 1.9%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Davie ranks 48 of 69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Davie carries a monthly association fee of $628, 21% below\nthe five-county South Florida median of $800.\"\n\"0 percent of Davie condos on the market ask $1,000 or more a month in association fees; only 13.1\npercent stay under $500.\"\n\"On the median Davie condo, a year of association fees equals 3.24 percent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Davie against every South Florida city with 30 or more active condo listings, grouped by\ncounty, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Davie condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via\nPBP Real Estate.\nMedian monthly-equivalent association fee for active Davie condominiums by decade the building was completed, September 7, 2026.\nDecades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Davie permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (1 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-davie/ . Attribution:\nPBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real\nestate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "b6f6846abf42d82f821ccbc240db1d5f7c079baf2b467041de880fc23b9819ca", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nDavie condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/davie/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nDavie condo monthly association fees have a median of $628 in the retained usable-fee sample of 160\nlistings, 21% below the five-county median\nIn Davie's retained usable-fee sample (160 listings after exclusions and percentile trimming), 0% have\nmonthly-equivalent fees of $1,000 or more and 13.1% are below $500\nDavie's retained usable-fee sample (n=160): reported monthly-equivalent association fees range from $527\nto $728 at the 25th to 75th percentiles\nLEDE\nDAVIE, Fla., September 7, 2026 - Among 160 active condominium listings in Davie retained after excluding\nunusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile,\nthe median monthly association fee is $628, with the middle half between $527 and $728, according to PBP\nReal Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 167 active condominium\nlistings before those exclusions and trimming; the fee statistics describe the retained sample, not every\nproperty for sale. The city median is 21% below the separately trimmed five-county median of $800 and ranks\n48th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Davie condo fee is $0.59 a month (159 retained\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nlistings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.24% of\nthe listing's current asking price across 160 retained listings with a current asking price of at least $20,000; this\nis the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a month and 13.1%\nare below $500. 0.6% of the retained sample report two association layers (a master and a sub-association,\nsummed here); 3.8% are billed quarterly and shown as monthly equivalents. Agent-written public remarks\nmention a special assessment on 15.6% of the retained sample, describe one as pending or payable by the\nbuyer on 1.9%, and mention a mandatory club or membership on 0%; 160 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association.\nFACT BOX\nActive condominium listings, Davie (before\nexclusions and trimming)\n167\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n164 / 160 (4 trimmed; 1 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$628\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$527 to $728\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.59 (159 retained listings with recorded\nliving area of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n3.24% (160 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n0% (0) / 13.1% (21) of 160\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0.6% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n3.8%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n15.6% / 1.9%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Davie ranks 48th among\n69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Davie's retained usable-fee sample (n=160), after\nexclusions and percentile trimming, is $628, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Davie condos in the retained usable-fee sample (n=160) after exclusions and percentile trimming,\n0 percent have listed monthly-equivalent fees of $1,000 or more and 13.1 percent are below $500.\"\n\"Among 160 retained listings with a current asking price of at least $20,000 in Davie's usable-fee sample\nafter exclusions and percentile trimming, a year of reported association fees equals a median 3.24 percent\nof the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Davie and the\npublished comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses\na separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Davie retained-sample median $628 a month\n(n=160); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 160 active Davie condominium listings retained after unusable-fee exclusions and city-\nlevel 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS\nvia PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 13.1% (21 listings); $500 to $750 71.9% (115 listings); $750 to $1,000 15% (24\nlistings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Davie condominiums in the retained usable-fee sample\nafter exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year;\ndecades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s count only (4 listings);\n1970s $590 (76 listings); 1980s $650 (58 listings); 1990s $657 (14 listings); 2000s count only (4 listings);\n2020s count only (4 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Davie, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (164 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 160 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 167 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/davie/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-davie/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "4fde229f1192f1b25f7e055f3bf038e2e2aacfa638f4526bee0a4ec9b23199e1", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - DAVIE CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Davie condo monthly association fees have a median of $628 in the retained usable-fee sample of 160 listings, 21% below the five-county median\n2. In Davie's retained usable-fee sample (160 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 13.1% are below $500\n3. Davie's retained usable-fee sample (n=160): reported monthly-equivalent association fees range from $527 to $728 at the 25th to 75th percentiles\n\nLEDE\nDAVIE, Fla., September 7, 2026 - Among 160 active condominium listings in Davie retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $628, with the middle half between $527 and $728, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 167 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 21% below the separately trimmed five-county median of $800 and ranks 48th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Davie condo fee is $0.59 a month (159 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.24% of the listing's current asking price across 160 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a month and 13.1% are below $500. 0.6% of the retained sample report two association layers (a master and a sub-association, summed here); 3.8% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 15.6% of the retained sample, describe one as pending or payable by the buyer on 1.9%, and mention a mandatory club or membership on 0%; 160 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association.\n\nFACT BOX (exact figures)\n- Active condominium listings, Davie (before exclusions and trimming): 167 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 164 / 160 (4 trimmed; 1 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $628 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $527 to $728 [September 7, 2026]\n- Median fee per square foot per month: $0.59 (159 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 3.24% (160 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 0% (0) / 13.1% (21) of 160 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0.6% (1) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 3.8% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 15.6% / 1.9% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Davie ranks 48th among 69 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Davie's retained usable-fee sample (n=160), after exclusions and percentile trimming, is $628, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Davie condos in the retained usable-fee sample (n=160) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 13.1 percent are below $500.\"\n- \"Among 160 retained listings with a current asking price of at least $20,000 in Davie's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.24 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- davie-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Davie and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Davie retained-sample median $628 a month (n=160); five-county median $800 (n=22,695, region-level trim).\n- davie-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 160 active Davie condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 13.1% (21 listings); $500 to $750 71.9% (115 listings); $750 to $1,000 15% (24 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\n- davie-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Davie condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1960s count only (4 listings); 1970s $590 (76 listings); 1980s $650 (58 listings); 1990s $657 (14 listings); 2000s count only (4 listings); 2020s count only (4 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Davie, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (164 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 160 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 167 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/davie/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-davie/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "davie", "city": "Davie", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 54, "with_fee": 53, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 54, "cut_count": 19, "cut_pct": 35.2, "median_cut_pct": 3.6, "median_cut_dollars": 16000 }, "outliers_dropped": 2, "n": 51, "median": 345, "p10": 200, "p25": 243, "p75": 444, "p90": 480, "min": 165, "max": 560, "median_sqft": 0.23, "n_sqft": 51, "median_pct_price": 0.95, "median_list_price": 449500, "median_year_built": 1987, "median_sqft_area": 1610, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 47, "under_500_pct": 92.2, "hi_thr": 500, "lo_thr": 200, "over_hi": 4, "over_hi_pct": 7.8, "under_lo": 5, "under_lo_pct": 9.8, "types": { "Townhouse": { "count": 47, "pct": 92.2 }, "Villa": { "count": 4, "pct": 7.8 } }, "regime": { "HOA": { "count": 38, "pct": 74.5 }, "not_recorded": { "count": 13, "pct": 25.5 } }, "villa_median": 225, "townhouse_median": 345, "cadence": { "Monthly": { "count": 50, "pct": 98.0 }, "Quarterly": { "count": 1, "pct": 2.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 5, "pct": 9.8 }, { "label": "$200 to $300", "count": 11, "pct": 21.6 }, { "label": "$300 to $400", "count": 20, "pct": 39.2 }, { "label": "$400 to $600", "count": 15, "pct": 29.4 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 1, "median": 200, "median_sqft": 0.18 }, { "label": "1980s", "n": 31, "median": 384, "median_sqft": 0.23 }, { "label": "1990s", "n": 2, "median": 244, "median_sqft": 0.16 }, { "label": "2000s", "n": 9, "median": 379, "median_sqft": 0.26 }, { "label": "2010s", "n": 2, "median": 324, "median_sqft": 0.17 }, { "label": "2020s", "n": 6, "median": 220, "median_sqft": 0.12 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 36, "median": 384, "median_pct_price": 1.11 }, { "label": "$500K to $1M", "n": 15, "median": 250, "median_pct_price": 0.59 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 33, "median": 384 }, "post2005": { "n": 13, "median": 315 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 39, "pct": 81.2 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 32, "pct": 66.7 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 18, "pct": 37.5 }, { "key": "Pools", "label": "Pool", "count": 17, "pct": 35.4 }, { "key": "Roof", "label": "Roof", "count": 15, "pct": 31.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 12, "pct": 25.0 }, { "key": "Trash", "label": "Trash", "count": 11, "pct": 22.9 }, { "key": "Insurance", "label": "Building insurance", "count": 6, "pct": 12.5 }, { "key": "CableTv", "label": "Cable TV", "count": 3, "pct": 6.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 3, "pct": 6.2 }, { "key": "Sewer", "label": "Sewer", "count": 2, "pct": 4.2 }, { "key": "Security", "label": "Security", "count": 2, "pct": 4.2 }, { "key": "Internet", "label": "Internet", "count": 2, "pct": 4.2 }, { "key": "PestControl", "label": "Pest control", "count": 1, "pct": 2.1 } ], "includes_n": 48, "flags": { "sa_mentioned": { "count": 1, "pct": 2.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 51 }, "developments": [ { "name": "C H E Acres", "master": null, "n": 5, "anecdotal": true, "median": 384, "median_sqft": 0.23, "year_built": 1984, "median_list_price": 475000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Spykes Grove", "master": null, "n": 5, "anecdotal": true, "median": 220, "median_sqft": 0.12, "year_built": 2026, "median_list_price": 763990, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 345, "p25": 243, "p75": 444, "n": 51, "median_sqft": 0.23, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Davie townhouse or villa for sale carries a $345-a-month homeowners association fee, 15% above the South Florida median", "7.8% of Davie townhouses and villas on the market ask $500 or more a month in fees; 9.8% stay under $200", "Davie townhouses and villas built since 2005 carry fees 18% lower than communities from before 1995" ], "lede": "DAVIE, Fla., September 7, 2026 - The median monthly homeowners association fee across the 51 townhouses and villas listed for sale in Davie is $345, with half of the listings between $243 and $444 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 15% above the five-county South Florida median of $300, and ranks Davie 16 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Davie carries a monthly homeowners association fee of $345, 15% above the five-county South Florida median of $300.\"", "\"7.8 percent of Davie townhouses and villas on the market ask $500 or more a month in fees; 9.8 percent stay under $200.\"", "\"In Davie, a townhouse or villa completed since 2005 carries a median fee of $315 a month, against $384 for one completed before 1995.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Davie permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-davie/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Davie against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Davie median $345 a month, South Florida median $300; Davie ranks 16 of 34 cities.", "title": "Davie HOA fees on townhouses and villas sit 15% above the South Florida median" }, { "caption": "Share of active Davie townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 9.8% (5 listings); $200 to $300 21.6% (11 listings); $300 to $400 39.2% (20 listings); $400 to $600 29.4% (15 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "title": "39.2% of Davie townhouses and villas for sale carry a fee of $300 to $400 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Davie townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s too few (1 listings); 1980s $384 (31 listings); 1990s too few (2 listings); 2000s too few (9 listings); 2010s too few (2 listings); 2020s too few (6 listings).", "title": "Davie townhouses and villas built since 2005 ask 18% less in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 54 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 54, "with_fee": 53, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 53, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 1, "n": 51, "retained_n": 51, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 54, "cut_count": 19, "cut_pct": 35.2, "median_cut_pct": 3.6, "median_cut_dollars": 16000, "valid_price_count": 54, "missing_price_count": 0, "unchanged_count": 31, "raised_count": 4, "not_below_original_count": 35, "cut_pct_denominator": 54, "cut_sample_ok": true, "median_cut_n": 19 }, "trim_bounds": { "p1": 143.4, "p99": 612.7999999999996 }, "retained_small_sample": false, "retained_below_30": false, "median": 345, "p10": 200, "p25": 243, "p75": 444, "p90": 480, "min": 165, "max": 560, "median_sqft": 0.23, "n_sqft": 51, "median_pct_price": 0.95, "n_pct_price": 51, "median_list_price": 449500, "median_year_built": 1987, "median_sqft_area": 1610, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 47, "under_500_pct": 92.2, "hi_thr": 500, "lo_thr": 200, "over_hi": 4, "over_hi_pct": 7.8, "under_lo": 5, "under_lo_pct": 9.8, "types": { "Townhouse": { "count": 47, "pct": 92.2 }, "Villa": { "count": 4, "pct": 7.8 } }, "regime": { "HOA": { "count": 38, "pct": 74.5 }, "not_recorded": { "count": 13, "pct": 25.5 } }, "villa_median": 225, "townhouse_median": 345, "cadence": { "Monthly": { "count": 50, "pct": 98.0 }, "Quarterly": { "count": 1, "pct": 2.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 5, "pct": 9.8 }, { "label": "$200 to $300", "count": 11, "pct": 21.6 }, { "label": "$300 to $400", "count": 20, "pct": 39.2 }, { "label": "$400 to $600", "count": 15, "pct": 29.4 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 1, "median": 200, "median_sqft": 0.18 }, { "label": "1980s", "n": 31, "median": 384, "median_sqft": 0.23 }, { "label": "1990s", "n": 2, "median": 244, "median_sqft": 0.16 }, { "label": "2000s", "n": 9, "median": 379, "median_sqft": 0.26 }, { "label": "2010s", "n": 2, "median": 324, "median_sqft": 0.17 }, { "label": "2020s", "n": 6, "median": 220, "median_sqft": 0.12 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 36, "median": 384, "median_pct_price": 1.11 }, { "label": "$500K to $1M", "n": 15, "median": 250, "median_pct_price": 0.59 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 33, "median": 384 }, "post2005": { "n": 13, "median": 315 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 39, "pct": 81.2 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 32, "pct": 66.7 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 18, "pct": 37.5 }, { "key": "Pools", "label": "Pool", "count": 17, "pct": 35.4 }, { "key": "Roof", "label": "Roof", "count": 15, "pct": 31.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 12, "pct": 25.0 }, { "key": "Trash", "label": "Trash", "count": 11, "pct": 22.9 }, { "key": "Insurance", "label": "Building insurance", "count": 6, "pct": 12.5 }, { "key": "CableTv", "label": "Cable TV", "count": 3, "pct": 6.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 3, "pct": 6.2 }, { "key": "Sewer", "label": "Sewer", "count": 2, "pct": 4.2 }, { "key": "Security", "label": "Security", "count": 2, "pct": 4.2 }, { "key": "Internet", "label": "Internet", "count": 2, "pct": 4.2 }, { "key": "PestControl", "label": "Pest control", "count": 1, "pct": 2.1 } ], "includes_n": 48, "flags": { "sa_mentioned": { "count": 1, "pct": 2.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 51 }, "denominators": { "fee_percentages": 51, "fee_medians_percentiles": 51, "median_sqft": 51, "median_pct_price": 51, "includes_pct": 48, "flags_pct": 51, "cut_pct": 54 }, "developments": [ { "name": "C H E Acres", "master": null, "n": 5, "anecdotal": true, "median": 384, "median_sqft": 0.23, "year_built": 1984, "median_list_price": 475000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Spykes Grove", "master": null, "n": 5, "anecdotal": true, "median": 220, "median_sqft": 0.12, "year_built": 2026, "median_list_price": 763990, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 345, "p25": 243, "p75": 444, "n": 51, "median_sqft": 0.23, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Davie townhouse or villa monthly homeowners association fees have a median of $345 in the retained usable-fee sample of 51 listings, 15% above the five-county median", "In Davie's retained usable-fee sample (51 listings after exclusions and percentile trimming), 7.8% have monthly-equivalent fees of $500 or more and 9.8% are below $200", "Davie townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=13) vs pre-1995 (n=33), monthly median 18% lower. Small subgroup: 2005+; read cautiously." ], "lede": "DAVIE, Fla., September 7, 2026 - Among 51 active townhouse or villa listings in Davie retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $345, with the middle half between $243 and $444, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 54 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 15% above the separately trimmed five-county median of $300 and ranks 16th among 34 published city medians.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Davie's retained usable-fee sample (n=51), after exclusions and percentile trimming, is $345, compared with $300 in the separately trimmed five-county sample.\"", "\"Among Davie townhouses and villas in the retained usable-fee sample (n=51) after exclusions and percentile trimming, 7.8 percent have listed monthly-equivalent fees of $500 or more and 9.8 percent are below $200.\"", "\"Among the retained usable-fee listings in Davie with a recorded construction year, the median monthly-equivalent fee is $315 for a recorded year built of 2005 or later (13 listings) and $384 for those built before 1995 (33 listings). Small subgroup: 2005+ n=13; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Davie, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (53 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 51 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 54 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/davie/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-davie/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Davie and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Davie retained-sample median $345 a month (n=51); five-county median $300 (n=3,206, region-level trim).", "title": "Davie townhouses and villas, retained usable-fee sample (n=51): median $345/month, 15% above the five-county median of $300", "visible_labels": [ "$345", "51", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 51 active Davie townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 9.8% (5 listings); $200 to $300 21.6% (11 listings); $300 to $400 39.2% (20 listings); $400 to $600 29.4% (15 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "title": "39.2% of Davie's retained usable-fee sample (51 listings) falls in the $300 to $400 monthly band", "visible_labels": [ "0%", "0", "9.8%", "5", "21.6%", "11", "39.2%", "20", "29.4%", "15", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Davie townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=13; pre-1995 n=33. Small subgroup: 2005+ n=13; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1970s count only (1 listings); 1980s $384 (31 listings); 1990s count only (2 listings); 2000s count only (9 listings); 2010s count only (2 listings); 2020s count only (6 listings). Recorded year built 2005 or later $315 (13 listings); before 1995 $384 (33 listings). Small subgroup: 2005+ n=13; read cautiously.", "title": "Davie townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=13) vs pre-1995 (n=33), monthly median 18% lower. Small subgroup: 2005+; read cautiously.", "visible_labels": [ "1", "$384", "31", "2", "9", "2", "6", "$315", "13", "$384", "33" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 143.4, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 612.7999999999996, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Davie median $345 a month, South Florida median $300; Davie ranks 16 of 34 cities.", "after": "Dot strip chart in five county lanes. Davie retained-sample median $345 a month (n=51); five-county median $300 (n=3,206, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Davie against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Davie and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Davie HOA fees on townhouses and villas sit 15% above the South Florida median", "after": "Davie townhouses and villas, retained usable-fee sample (n=51): median $345/month, 15% above the five-county median of $300", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$345", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "51", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 9.8% (5 listings); $200 to $300 21.6% (11 listings); $300 to $400 39.2% (20 listings); $400 to $600 29.4% (15 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 9.8% (5 listings); $200 to $300 21.6% (11 listings); $300 to $400 39.2% (20 listings); $400 to $600 29.4% (15 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Davie townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 51 active Davie townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "39.2% of Davie townhouses and villas for sale carry a fee of $300 to $400 a month", "after": "39.2% of Davie's retained usable-fee sample (51 listings) falls in the $300 to $400 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "9.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "21.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "39.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "29.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s too few (1 listings); 1980s $384 (31 listings); 1990s too few (2 listings); 2000s too few (9 listings); 2010s too few (2 listings); 2020s too few (6 listings).", "after": "Column chart of median fee by recorded decade built: 1970s count only (1 listings); 1980s $384 (31 listings); 1990s count only (2 listings); 2000s count only (9 listings); 2010s count only (2 listings); 2020s count only (6 listings). Recorded year built 2005 or later $315 (13 listings); before 1995 $384 (33 listings). Small subgroup: 2005+ n=13; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Davie townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Davie townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=13; pre-1995 n=33. Small subgroup: 2005+ n=13; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Davie townhouses and villas built since 2005 ask 18% less in fees than those built before 1995", "after": "Davie townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=13) vs pre-1995 (n=33), monthly median 18% lower. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "33", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$384", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "31", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "$315", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "$384", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Davie townhouse or villa for sale carries a $345-a-month homeowners association fee, 15% above the South Florida median", "after": "Davie townhouse or villa monthly homeowners association fees have a median of $345 in the retained usable-fee sample of 51 listings, 15% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "7.8% of Davie townhouses and villas on the market ask $500 or more a month in fees; 9.8% stay under $200", "after": "In Davie's retained usable-fee sample (51 listings after exclusions and percentile trimming), 7.8% have monthly-equivalent fees of $500 or more and 9.8% are below $200", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Davie townhouses and villas built since 2005 carry fees 18% lower than communities from before 1995", "after": "Davie townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=13) vs pre-1995 (n=33), monthly median 18% lower. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "DAVIE, Fla., September 7, 2026 - The median monthly homeowners association fee across the 51 townhouses and villas listed for sale in Davie is $345, with half of the listings between $243 and $444 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 15% above the five-county South Florida median of $300, and ranks Davie 16 of 34 cities.", "after": "DAVIE, Fla., September 7, 2026 - Among 51 active townhouse or villa listings in Davie retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $345, with the middle half between $243 and $444, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 54 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 15% above the separately trimmed five-county median of $300 and ranks 16th among 34 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Davie permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-davie/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Davie, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (53 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 51 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 54 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/davie/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-davie/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Davie carries a monthly homeowners association fee of $345, 15% above the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Davie's retained usable-fee sample (n=51), after exclusions and percentile trimming, is $345, compared with $300 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"7.8 percent of Davie townhouses and villas on the market ask $500 or more a month in fees; 9.8 percent stay under $200.\"", "after": "\"Among Davie townhouses and villas in the retained usable-fee sample (n=51) after exclusions and percentile trimming, 7.8 percent have listed monthly-equivalent fees of $500 or more and 9.8 percent are below $200.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Davie, a townhouse or villa completed since 2005 carries a median fee of $315 a month, against $384 for one completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Davie with a recorded construction year, the median monthly-equivalent fee is $315 for a recorded year built of 2005 or later (13 listings) and $384 for those built before 1995 (33 listings). Small subgroup: 2005+ n=13; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "ebbc717b0d75908879474e2bcdfa5f38af4e31345351f3962f5b89f04a89c2ec", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nDavie HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Davie townhouse or villa for sale carries a $345-a-month homeowners association fee, 15%\nabove the South Florida median\n7.8% of Davie townhouses and villas on the market ask $500 or more a month in fees; 9.8% stay under\n$200\nDavie townhouses and villas built since 2005 carry fees 18% lower than communities from before 1995\nLEDE\nDAVIE, Fla., September 7, 2026 - The median monthly homeowners association fee across the 51 townhouses\nand villas listed for sale in Davie is $345, with half of the listings between $243 and $444 a month, according\nto a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 15% above the five-county South\nFlorida median of $300, and ranks Davie 16 of 34 cities.\nNUT GRAF\nPer square foot, the median Davie townhouse or villa fee is $0.23 a month on a median home of 1,610 square\nfeet; at the median asking price of $450K, a year of fees equals 0.95% of the price. 7.8% of listings ask $500 or\nmore a month and 9.8% under $200. 0% of listings report two association layers (a master and a sub-\nassociation); 2% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a\nspecial assessment on 2% of listings, describe one as pending or payable by the buyer on 0%, and mention a\nmandatory club or membership on 0%. Communities completed since 2005 carry a median fee of $315 against\n$384 for those completed before 1995. 7.8% of the listings are entered as single-level villas, the rest as\ntownhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Davie\n54 (51 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$345\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$243 to $444\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.23 (median home 1,610 sq ft)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nA year of fees as a share of the median asking price\n0.95% (asking $450K)\nSeptember 7, 2026\nListings asking $500 or more a month / under $200\n7.8% / 9.8%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n2%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n2% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Davie ranks 16 of 34\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$315 (13 listings) / $384 (33 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Davie carries a monthly homeowners association fee of\n$345, 15% above the five-county South Florida median of $300.\"\n\"7.8 percent of Davie townhouses and villas on the market ask $500 or more a month in fees; 9.8 percent\nstay under $200.\"\n\"In Davie, a townhouse or villa completed since 2005 carries a median fee of $315 a month, against $384\nfor one completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Davie against every South Florida city with 30 or more active townhouse or villa listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Davie townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Davie townhouses and villas by decade the home was completed,\nSeptember 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Davie permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and\nare reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are\nhomeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities\nneed 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate\nas the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable\nbut not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-davie/ . Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "9e4b0b94721162961137cd26853b2ac30b2fcbb8a44a411112bc86eaca951131", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nDavie HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/davie/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nDavie townhouse or villa monthly homeowners association fees have a median of $345 in the retained\nusable-fee sample of 51 listings, 15% above the five-county median\nIn Davie's retained usable-fee sample (51 listings after exclusions and percentile trimming), 7.8% have\nmonthly-equivalent fees of $500 or more and 9.8% are below $200\nDavie townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=13) vs pre-1995\n(n=33), monthly median 18% lower. Small subgroup: 2005+; read cautiously.\nLEDE\nDAVIE, Fla., September 7, 2026 - Among 51 active townhouse or villa listings in Davie retained after excluding\nunusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile,\nthe median monthly homeowners association fee is $345, with the middle half between $243 and $444,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 54\nactive townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 15% above the separately trimmed five-county median\nof $300 and ranks 16th among 34 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Davie townhouse or villa fee is $0.23 a month (51\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n0.95% of the listing's current asking price across 51 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 7.8% of the retained sample have fees of $500 or more a\nmonth and 9.8% are below $200. 0% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 2% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 2% of the retained sample, describe one as pending or payable by\nthe buyer on 0%, and mention a mandatory club or membership on 0%; 51 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. Among retained listings\nwith a recorded construction year, the median monthly-equivalent fee is $315 for a recorded year built of 2005\nor later (13 listings) and $384 for those built before 1995 (33 listings); construction year is a recorded field and\nthis comparison does not explain why fees differ. Small subgroup: 2005+ n=13; read cautiously. 7.8% of\nretained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two\nsubtypes are reported together after condominium classification.\nFACT BOX\nActive townhouse or villa listings, Davie (before\nexclusions and trimming)\n54\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n53 / 51 (2 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$345\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$243 to $444\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.23 (51 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n0.95% (51 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n7.8% (4) / 9.8% (5) of 51\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n2%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n2% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); Davie ranks 16th among 34\npublished city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$315 (2005+ n=13) / $384 (pre-1995 n=33). Small\nsubgroup: 2005+ n=13; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Davie's retained usable-fee sample\n(n=51), after exclusions and percentile trimming, is $345, compared with $300 in the separately trimmed\nfive-county sample.\"\n\"Among Davie townhouses and villas in the retained usable-fee sample (n=51) after exclusions and\npercentile trimming, 7.8 percent have listed monthly-equivalent fees of $500 or more and 9.8 percent are\nbelow $200.\"\n\"Among the retained usable-fee listings in Davie with a recorded construction year, the median monthly-\nequivalent fee is $315 for a recorded year built of 2005 or later (13 listings) and $384 for those built\nbefore 1995 (33 listings). Small subgroup: 2005+ n=13; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nDavie and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Davie retained-sample median $345 a month\n(n=51); five-county median $300 (n=3,206, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 51 active Davie townhouse or villa listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 0% (0\nlistings); $100 to $200 9.8% (5 listings); $200 to $300 21.6% (11 listings); $300 to $400 39.2% (20 listings);\n$400 to $600 29.4% (15 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Davie townhouses and villas in the\nretained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a\nrecorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded\nYearBuilt 2005+ n=13; pre-1995 n=33. Small subgroup: 2005+ n=13; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s count only (1 listings);\n1980s $384 (31 listings); 1990s count only (2 listings); 2000s count only (9 listings); 2010s count only (2\nlistings); 2020s count only (6 listings). Recorded year built 2005 or later $315 (13 listings); before 1995 $384\n(33 listings). Small subgroup: 2005+ n=13; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Davie, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npublished when at least 30 listings have a valid fee before trimming (53 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 51 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 54 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after\ncondominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's\nfinances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the\nbrokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but\nnot guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/davie/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/hoa-fees-davie/; where published, it uses a separately dated sample and its figures may differ. Attribution:\nPBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real\nestate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "08dfb13279859a988b4248334c45d74abbe483d90189a046b7a02b36a4aa6a51", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - DAVIE HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Davie townhouse or villa monthly homeowners association fees have a median of $345 in the retained usable-fee sample of 51 listings, 15% above the five-county median\n2. In Davie's retained usable-fee sample (51 listings after exclusions and percentile trimming), 7.8% have monthly-equivalent fees of $500 or more and 9.8% are below $200\n3. Davie townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=13) vs pre-1995 (n=33), monthly median 18% lower. Small subgroup: 2005+; read cautiously.\n\nLEDE\nDAVIE, Fla., September 7, 2026 - Among 51 active townhouse or villa listings in Davie retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $345, with the middle half between $243 and $444, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 54 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 15% above the separately trimmed five-county median of $300 and ranks 16th among 34 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Davie townhouse or villa fee is $0.23 a month (51 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 0.95% of the listing's current asking price across 51 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 7.8% of the retained sample have fees of $500 or more a month and 9.8% are below $200. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 2% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 2% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 51 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $315 for a recorded year built of 2005 or later (13 listings) and $384 for those built before 1995 (33 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=13; read cautiously. 7.8% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Davie (before exclusions and trimming): 54 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 53 / 51 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $345 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $243 to $444 [September 7, 2026]\n- Median fee per square foot per month: $0.23 (51 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 0.95% (51 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 7.8% (4) / 9.8% (5) of 51 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 2% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 2% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Davie ranks 16th among 34 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $315 (2005+ n=13) / $384 (pre-1995 n=33). Small subgroup: 2005+ n=13; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Davie's retained usable-fee sample (n=51), after exclusions and percentile trimming, is $345, compared with $300 in the separately trimmed five-county sample.\"\n- \"Among Davie townhouses and villas in the retained usable-fee sample (n=51) after exclusions and percentile trimming, 7.8 percent have listed monthly-equivalent fees of $500 or more and 9.8 percent are below $200.\"\n- \"Among the retained usable-fee listings in Davie with a recorded construction year, the median monthly-equivalent fee is $315 for a recorded year built of 2005 or later (13 listings) and $384 for those built before 1995 (33 listings). Small subgroup: 2005+ n=13; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- davie-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Davie and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Davie retained-sample median $345 a month (n=51); five-county median $300 (n=3,206, region-level trim).\n- davie-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 51 active Davie townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 9.8% (5 listings); $200 to $300 21.6% (11 listings); $300 to $400 39.2% (20 listings); $400 to $600 29.4% (15 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).\n- davie-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Davie townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=13; pre-1995 n=33. Small subgroup: 2005+ n=13; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1970s count only (1 listings); 1980s $384 (31 listings); 1990s count only (2 listings); 2000s count only (9 listings); 2010s count only (2 listings); 2020s count only (6 listings). Recorded year built 2005 or later $315 (13 listings); before 1995 $384 (33 listings). Small subgroup: 2005+ n=13; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Davie, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (53 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 51 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 54 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/davie/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-davie/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "deerfield-beach", "city": "Deerfield Beach", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 84, "sample_ok": true, "small_sample": false, "pending": 41, "median_list_price": 570000.0, "cut_count": 33, "cut_pct": 39.3, "raised_count": 1, "median_cut_pct": 5.1, "median_cut_dollars": 29000.0, "cut_last30": 25, "cut_last30_pct": 29.8, "cut_last7": 2, "median_dom": 50.5, "median_cdom": 62.5, "relisted_count": 8, "relisted_pct": 9.5, "over90": 30, "over90_pct": 35.7, "over180": 17, "fresh_held": 33, "fresh_held_pct": 39.3, "stale_uncut": 10, "stale_uncut_pct": 11.9, "dom_buckets": [ { "label": "0-30", "count": 28, "pct": 33.3 }, { "label": "31-60", "count": 13, "pct": 15.5 }, { "label": "61-90", "count": 13, "pct": 15.5 }, { "label": "91-180", "count": 13, "pct": 15.5 }, { "label": "181+", "count": 17, "pct": 20.2 } ], "bands": [ { "label": "Under $500K", "active": 32, "cut": 10, "cut_pct": 31.2, "median_cdom": 75.5 }, { "label": "$500K to $1M", "active": 41, "cut": 19, "cut_pct": 46.3, "median_cdom": 49 }, { "label": "$1M to $2M", "active": 7, "cut": 3, "cut_pct": 42.9, "median_cdom": 84 }, { "label": "$2M to $5M", "active": 2, "cut": 0, "cut_pct": 0.0, "median_cdom": 188.0 }, { "label": "$5M and up", "active": 2, "cut": 1, "cut_pct": 50.0, "median_cdom": 204.5 } ], "pending_cut_count": 17, "pending_cut_pct": 41.5, "pending_median_cut_pct": 5.8, "pending_median_cdom": 34, "tier": "h1", "series": [ { "date": "2026-09-05", "active": 92, "cut_pct": 37.0, "median_cdom": 60.5, "median_list_price": 582000.0 }, { "date": "2026-09-06", "active": 90, "cut_pct": 38.9, "median_cdom": 61.0, "median_list_price": 582000.0 }, { "date": "2026-09-07", "active": 84, "cut_pct": 39.3, "median_cdom": 62.5, "median_list_price": 570000.0 } ] }, "condos": { "active": 428, "sample_ok": true, "small_sample": false, "pending": 65, "median_list_price": 158900.0, "cut_count": 199, "cut_pct": 46.5, "raised_count": 4, "median_cut_pct": 7.9, "median_cut_dollars": 13000.0, "cut_last30": 70, "cut_last30_pct": 16.4, "cut_last7": 23, "median_dom": 92.5, "median_cdom": 108.5, "relisted_count": 47, "relisted_pct": 11.0, "over90": 243, "over90_pct": 56.8, "over180": 112, "fresh_held": 113, "fresh_held_pct": 26.4, "stale_uncut": 90, "stale_uncut_pct": 21.0, "dom_buckets": [ { "label": "0-30", "count": 91, "pct": 21.3 }, { "label": "31-60", "count": 44, "pct": 10.3 }, { "label": "61-90", "count": 50, "pct": 11.7 }, { "label": "91-180", "count": 131, "pct": 30.6 }, { "label": "181+", "count": 112, "pct": 26.2 } ], "bands": [ { "label": "Under $250K", "active": 346, "cut": 163, "cut_pct": 47.1, "median_cdom": 107.5 }, { "label": "$250K to $500K", "active": 53, "cut": 26, "cut_pct": 49.1, "median_cdom": 98 }, { "label": "$500K to $1M", "active": 19, "cut": 8, "cut_pct": 42.1, "median_cdom": 138 }, { "label": "$1M and up", "active": 10, "cut": 2, "cut_pct": 20.0, "median_cdom": 120.5 } ], "pending_cut_count": 33, "pending_cut_pct": 50.8, "pending_median_cut_pct": 12.5, "pending_median_cdom": 92, "tier": "c1", "series": [ { "date": "2026-09-05", "active": 412, "cut_pct": 47.1, "median_cdom": 110.0, "median_list_price": 150000.0 }, { "date": "2026-09-06", "active": 416, "cut_pct": 46.9, "median_cdom": 109.5, "median_list_price": 150000.0 }, { "date": "2026-09-07", "active": 428, "cut_pct": 46.5, "median_cdom": 108.5, "median_list_price": 158900.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "39.3% of Deerfield Beach houses for sale have cut their asking price, 46.5% of condos", "Deerfield Beach sellers hold firmer than the rest of Broward County as 35.7% of houses pass 90 days on the market", "Buying in Deerfield Beach? Two in five houses have already come down once, by a median $29K" ], "lede": "DEERFIELD BEACH, Fla., September 7, 2026 - 39.3% of the 84 single-family homes listed for sale in Deerfield Beach have reduced their asking price at least once, by a median 5.1% (about $29K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 428 condominium listings, 46.5% have cut, by a median 7.9%.", "quotes": [ "\"39.3 percent of single-family homes for sale in Deerfield Beach have reduced their asking price at least once, by a median $29K.\"", "\"Counting every relisting, the median Deerfield Beach house for sale has been waiting 62 days, not the 50 the current listing shows.\"", "\"Of the Deerfield Beach houses now under contract, 58.5 percent never reduced their asking price; the rest cut by a median 5.8 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Deerfield Beach and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 84 houses, 428 condominiums, 41 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-deerfield-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Deerfield Beach versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Deerfield Beach houses 39.3%, Broward County houses 43.3%; Deerfield Beach condominiums 46.5%, Broward County condominiums 45.0%.", "title": "Deerfield Beach houses are cutting 4.0 points less often than Broward County" }, { "caption": "Active Deerfield Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 35.7% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 33.3%, 31-60 days 15.5%, 61-90 days 15.5%, 91-180 days 15.5%, 181+ days 20.2%. Condominiums: 0-30 days 21.3%, 31-60 days 10.3%, 61-90 days 11.7%, 91-180 days 30.6%, 181+ days 26.2%.", "title": "35.7% of Deerfield Beach houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Deerfield Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 31.2% of 32; $500K to $1M 46.3% of 41; $1M to $2M too few to read of 7; $2M to $5M too few to read of 2; $5M and up too few to read of 2.", "title": "$500K to $1M Deerfield Beach houses have cut most often: 46.3% of 41" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 618 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 84, "sample_ok": true, "small_sample": false, "pending": 41, "median_list_price": 570000.0, "cut_count": 33, "cut_pct": 39.3, "raised_count": 1, "valid_price_count": 84, "missing_price_count": 0, "unchanged_count": 50, "not_below_original_count": 51, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 5.1, "median_cut_dollars": 29000.0, "cut_last30": 25, "cut_last30_pct": 29.8, "cut_last7": 2, "median_dom": 50.5, "median_cdom": 62.5, "dom_n": 84, "cdom_n": 84, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 84, "relisted_count": 8, "relisted_pct": 9.5, "over90": 30, "over90_pct": 35.7, "over180": 17, "fresh_held": 33, "fresh_held_pct": 39.3, "fresh_held_missing_cdom_count": 0, "stale_uncut": 10, "stale_uncut_pct": 11.9, "dom_buckets": [ { "label": "0-30", "count": 28, "pct": 33.3 }, { "label": "31-60", "count": 13, "pct": 15.5 }, { "label": "61-90", "count": 13, "pct": 15.5 }, { "label": "91-180", "count": 13, "pct": 15.5 }, { "label": "181+", "count": 17, "pct": 20.2 } ], "bands": [ { "label": "Under $500K", "active": 32, "cut": 10, "cut_pct": 31.2, "median_cdom": 75.5, "cut_pct_denominator": 32, "cdom_n": 32, "valid_price_count": 32 }, { "label": "$500K to $1M", "active": 41, "cut": 19, "cut_pct": 46.3, "median_cdom": 49, "cut_pct_denominator": 41, "cdom_n": 41, "valid_price_count": 41 }, { "label": "$1M to $2M", "active": 7, "cut": 3, "cut_pct": 42.9, "median_cdom": 84, "cut_pct_denominator": 7, "cdom_n": 7, "valid_price_count": 7 }, { "label": "$2M to $5M", "active": 2, "cut": 0, "cut_pct": 0.0, "median_cdom": 188.0, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 }, { "label": "$5M and up", "active": 2, "cut": 1, "cut_pct": 50.0, "median_cdom": 204.5, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 } ], "pending_cut_count": 17, "pending_cut_pct": 41.5, "pending_valid_price_count": 41, "pending_missing_price_count": 0, "pending_unchanged_count": 21, "pending_raised_count": 3, "pending_not_below_original_count": 24, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 41, "pending_dom_n": 41, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 5.8, "pending_median_cdom": 34, "denominators": { "cut_pct": 84, "cut_last30_pct": 84, "relisted_pct": 84, "fresh_held_pct": 84, "stale_uncut_pct": 84, "over90_pct": 84, "dom_bucket_pct": 84, "pending_cut_pct": 41, "median_dom": 84, "median_cdom": 84, "median_cut_pct": 33, "median_cut_dollars": 33, "pending_median_cut_pct": 17, "pending_median_cdom": 41 }, "county_counts": { "Broward": 84 }, "tier": "h1", "series": [ { "date": "2026-09-07", "active": 84, "cut_pct": 39.3, "median_cdom": 62.5, "median_list_price": 570000.0 } ] }, "condos": { "active": 428, "sample_ok": true, "small_sample": false, "pending": 65, "median_list_price": 158900.0, "cut_count": 199, "cut_pct": 46.5, "raised_count": 4, "valid_price_count": 428, "missing_price_count": 0, "unchanged_count": 225, "not_below_original_count": 229, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 7.9, "median_cut_dollars": 13000.0, "cut_last30": 70, "cut_last30_pct": 16.4, "cut_last7": 23, "median_dom": 92.5, "median_cdom": 108.5, "dom_n": 428, "cdom_n": 428, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 428, "relisted_count": 47, "relisted_pct": 11.0, "over90": 243, "over90_pct": 56.8, "over180": 112, "fresh_held": 113, "fresh_held_pct": 26.4, "fresh_held_missing_cdom_count": 0, "stale_uncut": 90, "stale_uncut_pct": 21.0, "dom_buckets": [ { "label": "0-30", "count": 91, "pct": 21.3 }, { "label": "31-60", "count": 44, "pct": 10.3 }, { "label": "61-90", "count": 50, "pct": 11.7 }, { "label": "91-180", "count": 131, "pct": 30.6 }, { "label": "181+", "count": 112, "pct": 26.2 } ], "bands": [ { "label": "Under $250K", "active": 346, "cut": 163, "cut_pct": 47.1, "median_cdom": 107.5, "cut_pct_denominator": 346, "cdom_n": 346, "valid_price_count": 346 }, { "label": "$250K to $500K", "active": 53, "cut": 26, "cut_pct": 49.1, "median_cdom": 98, "cut_pct_denominator": 53, "cdom_n": 53, "valid_price_count": 53 }, { "label": "$500K to $1M", "active": 19, "cut": 8, "cut_pct": 42.1, "median_cdom": 138, "cut_pct_denominator": 19, "cdom_n": 19, "valid_price_count": 19 }, { "label": "$1M and up", "active": 10, "cut": 2, "cut_pct": 20.0, "median_cdom": 120.5, "cut_pct_denominator": 10, "cdom_n": 10, "valid_price_count": 10 } ], "pending_cut_count": 33, "pending_cut_pct": 50.8, "pending_valid_price_count": 65, "pending_missing_price_count": 0, "pending_unchanged_count": 30, "pending_raised_count": 2, "pending_not_below_original_count": 32, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 65, "pending_dom_n": 65, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 12.5, "pending_median_cdom": 92, "denominators": { "cut_pct": 428, "cut_last30_pct": 428, "relisted_pct": 428, "fresh_held_pct": 428, "stale_uncut_pct": 428, "over90_pct": 428, "dom_bucket_pct": 428, "pending_cut_pct": 65, "median_dom": 428, "median_cdom": 428, "median_cut_pct": 199, "median_cut_dollars": 199, "pending_median_cut_pct": 33, "pending_median_cdom": 65 }, "county_counts": { "Broward": 428 }, "tier": "c1", "series": [ { "date": "2026-09-07", "active": 428, "cut_pct": 46.5, "median_cdom": 108.5, "median_list_price": 158900.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "39.3% of Deerfield Beach houses for sale are asking less than their original list price; 46.5% of condos", "Seller Blink Rate™ in Deerfield Beach: 39.3% of houses list below original asking, against 43.3% across Broward County", "Buying in Deerfield Beach? 33 of the 84 houses for sale are asking below their original price, by a median $29K" ], "lede": "DEERFIELD BEACH, Fla., September 7, 2026 - 39.3% of the 84 single-family homes listed for sale in Deerfield Beach (33 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 33 reduced listings, the median reduction is 5.1% (about $29K). Among the city's 428 condominium listings, 46.5% are asking below their original price, by a median 7.9%.", "quotes": [ "\"39.3 percent of single-family homes for sale in Deerfield Beach have a current asking price below their original list price; among those 33 reduced listings the median reduction is $29K.\"", "\"Among active Deerfield Beach houses, the median recorded CumulativeDaysOnMarket value is 62 days and the median recorded DaysOnMarket value is 50 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 41.5 percent of the 41 Deerfield Beach houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.8 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Deerfield Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (50 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 84 houses, 428 condominiums, 41 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/deerfield-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-deerfield-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Deerfield Beach versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Deerfield Beach houses 39.3%, Broward County houses 43.3%; Deerfield Beach condominiums 46.5%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 39.3% of Deerfield Beach houses for sale are asking below their original price, against 43.3% across Broward County", "visible_labels": [ "45%", "46.5%", "43.3%", "39.3%" ] }, { "caption": "Active Deerfield Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 35.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 33.3%, 31-60 days 15.5%, 61-90 days 15.5%, 91-180 days 15.5%, 181+ days 20.2%. Condominiums: 0-30 days 21.3%, 31-60 days 10.3%, 61-90 days 11.7%, 91-180 days 30.6%, 181+ days 26.2%.", "title": "35.7% of Deerfield Beach houses for sale with a recorded cumulative-days value exceed 90 days; 56.8% of condos", "visible_labels": [ "33.3%", "21.3%", "15.5%", "10.3%", "15.5%", "11.7%", "15.5%", "30.6%", "20.2%", "26.2%", "35.7%" ] }, { "caption": "Share of active Deerfield Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 31.2% (10 of 32); $500K to $1M 46.3% (19 of 41); $1M to $2M 7 listed, count only; $2M to $5M 2 listed, count only; $5M and up 2 listed, count only.", "title": "$500K to $1M Deerfield Beach houses show the highest share asking below original: 46.3% of 41", "visible_labels": [ "2", "2", "7", "46.3%", "19", "41", "31.2%", "10", "32" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 618, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 346, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 346, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 346, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 428, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 428, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 428, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 428, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 428, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 428, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 428, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 199, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 199, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 428, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 428, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 428, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 428, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 428, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 229, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 428, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 225, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 428, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 84, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Deerfield Beach houses 39.3%, Broward County houses 43.3%; Deerfield Beach condominiums 46.5%, Broward County condominiums 45.0%.", "after": "Horizontal bar chart. Deerfield Beach houses 39.3%, Broward County houses 43.3%; Deerfield Beach condominiums 46.5%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Deerfield Beach versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Deerfield Beach versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Deerfield Beach houses are cutting 4.0 points less often than Broward County", "after": "Seller Blink Rate™: 39.3% of Deerfield Beach houses for sale are asking below their original price, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "46.5%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "39.3%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 33.3%, 31-60 days 15.5%, 61-90 days 15.5%, 91-180 days 15.5%, 181+ days 20.2%. Condominiums: 0-30 days 21.3%, 31-60 days 10.3%, 61-90 days 11.7%, 91-180 days 30.6%, 181+ days 26.2%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 33.3%, 31-60 days 15.5%, 61-90 days 15.5%, 91-180 days 15.5%, 181+ days 20.2%. Condominiums: 0-30 days 21.3%, 31-60 days 10.3%, 61-90 days 11.7%, 91-180 days 30.6%, 181+ days 26.2%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Deerfield Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 35.7% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Deerfield Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 35.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "35.7% of Deerfield Beach houses for sale have waited more than 90 days, counting every relisting", "after": "35.7% of Deerfield Beach houses for sale with a recorded cumulative-days value exceed 90 days; 56.8% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "33.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "35.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "21.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "15.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "10.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "15.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "11.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "15.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "30.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "20.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "26.2%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 31.2% of 32; $500K to $1M 46.3% of 41; $1M to $2M too few to read of 7; $2M to $5M too few to read of 2; $5M and up too few to read of 2.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 31.2% (10 of 32); $500K to $1M 46.3% (19 of 41); $1M to $2M 7 listed, count only; $2M to $5M 2 listed, count only; $5M and up 2 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Deerfield Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Deerfield Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Deerfield Beach houses have cut most often: 46.3% of 41", "after": "$500K to $1M Deerfield Beach houses show the highest share asking below original: 46.3% of 41", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "46.3%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "19", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "41", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "31.2%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "32", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "39.3% of Deerfield Beach houses for sale have cut their asking price, 46.5% of condos", "after": "39.3% of Deerfield Beach houses for sale are asking less than their original list price; 46.5% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Deerfield Beach sellers hold firmer than the rest of Broward County as 35.7% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Deerfield Beach: 39.3% of houses list below original asking, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Deerfield Beach? Two in five houses have already come down once, by a median $29K", "after": "Buying in Deerfield Beach? 33 of the 84 houses for sale are asking below their original price, by a median $29K", "before_present": true, "after_present": true }, { "field": "lede", "before": "DEERFIELD BEACH, Fla., September 7, 2026 - 39.3% of the 84 single-family homes listed for sale in Deerfield Beach have reduced their asking price at least once, by a median 5.1% (about $29K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 428 condominium listings, 46.5% have cut, by a median 7.9%.", "after": "DEERFIELD BEACH, Fla., September 7, 2026 - 39.3% of the 84 single-family homes listed for sale in Deerfield Beach (33 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 33 reduced listings, the median reduction is 5.1% (about $29K). Among the city's 428 condominium listings, 46.5% are asking below their original price, by a median 7.9%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Deerfield Beach and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 84 houses, 428 condominiums, 41 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-deerfield-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Deerfield Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (50 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 84 houses, 428 condominiums, 41 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/deerfield-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-deerfield-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"39.3 percent of single-family homes for sale in Deerfield Beach have reduced their asking price at least once, by a median $29K.\"", "after": "\"39.3 percent of single-family homes for sale in Deerfield Beach have a current asking price below their original list price; among those 33 reduced listings the median reduction is $29K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Deerfield Beach house for sale has been waiting 62 days, not the 50 the current listing shows.\"", "after": "\"Among active Deerfield Beach houses, the median recorded CumulativeDaysOnMarket value is 62 days and the median recorded DaysOnMarket value is 50 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Deerfield Beach houses now under contract, 58.5 percent never reduced their asking price; the rest cut by a median 5.8 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 41.5 percent of the 41 Deerfield Beach houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.8 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "7ab88f4ac5a8a306756208997471880d82699a1cd2caad97b46659a868c94f31", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nDeerfield Beach price cuts and true days on market\nHEADLINE OPTIONS\n39.3% of Deerfield Beach houses for sale have cut their asking price, 46.5% of condos\nDeerfield Beach sellers hold firmer than the rest of Broward County as 35.7% of houses pass 90 days on the\nmarket\nBuying in Deerfield Beach? Two in five houses have already come down once, by a median $29K\nLEDE\nDEERFIELD BEACH, Fla., September 7, 2026 - 39.3% of the 84 single-family homes listed for sale in Deerfield\nBeach have reduced their asking price at least once, by a median 5.1% (about $29K), according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. Among the city's 428 condominium listings, 46.5%\nhave cut, by a median 7.9%.\nNUT GRAF\nThe figures point to a market where 41.5% of houses reached a contract only after a price cut: of the 41\nDeerfield Beach houses now under contract, 41.5% reduced before going under contract, with a median cut of\n5.8% and a median 34 days to contract. Across Broward County the price-cut share is 43.3% for houses and\n45.0% for condominiums, so Deerfield Beach houses are cutting 4.0 points less often than the county.\nCounting every relisting, the median Deerfield Beach house for sale has been on the market 62 days, against\n50 on its current listing; 9.5% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nDeerfield\nBeach\n84\nShare with at\nleast one price\nreduction,\nhouses\n39.3% (33 of 84)\nMedian\nreduction\nfrom original\nasking, houses\n5.1% (about $29K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings,\nDeerfield\nBeach\n428\nShare with at\nleast one price\nreduction,\ncondominiums\n46.5% (199 of 428)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n62 days (50 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n35.7% (30 of 84)\nHouses under\ncontract that\nreduced first\n41.5% of 41\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking under\n$600K; peer\ncut share\n40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida\nQUOTABLE DATA POINTS\n\"39.3 percent of single-family homes for sale in Deerfield Beach have reduced their asking price at least\nonce, by a median $29K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Deerfield Beach house for sale has been waiting 62 days, not the 50\nthe current listing shows.\"\n\"Of the Deerfield Beach houses now under contract, 58.5 percent never reduced their asking price; the\nrest cut by a median 5.8 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Deerfield Beach versus Broward County, houses and condominiums, September\n7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Deerfield Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 35.7% of houses have\npassed 90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Deerfield Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Deerfield Beach and Broward County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 84 houses, 428 condominiums, 41 houses\nunder contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at\nhttps://www.pbprealestate.com/price-cuts-deerfield-beach/ . Conditions read: How the read works: each city is compared with its\npeer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer\nfigure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at\nleast 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting\nat peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is\nrelative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "0e095e75ef19a6b5c411a2f98da5af3409da711320d0ac22e3ea7de0cc96bd97", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nDeerfield Beach asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/deerfield-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n39.3% of Deerfield Beach houses for sale are asking less than their original list price; 46.5% of condos\nSeller Blink Rate™ in Deerfield Beach: 39.3% of houses list below original asking, against 43.3% across\nBroward County\nBuying in Deerfield Beach? 33 of the 84 houses for sale are asking below their original price, by a median\n$29K\nLEDE\nDEERFIELD BEACH, Fla., September 7, 2026 - 39.3% of the 84 single-family homes listed for sale in Deerfield\nBeach (33 listings) have a current asking price below their original list price, according to PBP Real Estate's\nanalysis of BeachesMLS listing data as of September 7, 2026. Among those 33 reduced listings, the median\nreduction is 5.1% (about $29K). Among the city's 428 condominium listings, 46.5% are asking below their\noriginal price, by a median 7.9%.\nNUT GRAF\nFor active Deerfield Beach houses, the median recorded CumulativeDaysOnMarket value is 62 days and the\nmedian recorded DaysOnMarket value is 50 days, each calculated from non-missing values in that field (84 and\n84 listings). 9.5% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 41 Deerfield Beach houses\nunder contract (Pending or Active Under Contract), 17 (41.5%) have a recorded asking price below their\noriginal list price; the median reduction among that group is 5.8%. The remainder are not recorded as below\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\ntheir original list price, which is not a price history. These asking-price fields do not disclose the agreed contract\nprice. Across Broward County the shares asking below original are 43.3% for houses and 45% for\ncondominiums; Deerfield Beach houses are 4.0 points below the county share.\nFACT BOX\nActive single-family listings,\nDeerfield Beach\n84\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n39.3% (33 of 84)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original, houses\n84 / 0; 50 / 1\nSeptember 7, 2026\nMedian reduction among the 33\nreduced houses\n5.1% (about $29K)\nSeptember 7, 2026\nActive condominium listings,\nDeerfield Beach\n428\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n46.5% (199 of 428)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n62 / 50 days (from 84 / 84 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90\ndays\n35.7% (30 of 84 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking below\noriginal list price\n41.5% (17 of 41)\nSeptember 7, 2026\nBroward County share asking below\noriginal, houses / condominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed\nin method)\nHouses: Between the comparison thresholds; Condominiums:\nBetween the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking\nunder $600K; peer share 40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North\nLauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City,\nWest Park, Margate, Sunrise, Lake Worth Beach, Miami\nGardens, Lantana, Coconut Creek, Boynton Beach, Oakland\nPark\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"39.3 percent of single-family homes for sale in Deerfield Beach have a current asking price below their\noriginal list price; among those 33 reduced listings the median reduction is $29K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\n\"Among active Deerfield Beach houses, the median recorded CumulativeDaysOnMarket value is 62 days\nand the median recorded DaysOnMarket value is 50 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"At the snapshot, 41.5 percent of the 41 Deerfield Beach houses under contract had a recorded asking\nprice below their original list price; the median reduction among that group was 5.8 percent. The\nremainder were not recorded as below their original list price, which is not a price history. Agreed contract\nprices are not inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Deerfield Beach versus Broward\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Deerfield Beach houses 39.3%, Broward County houses 43.3%;\nDeerfield Beach condominiums 46.5%, Broward County condominiums 45%. Share of active listings asking\nbelow their original list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Deerfield Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 35.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 33.3%, 31-60\ndays 15.5%, 61-90 days 15.5%, 91-180 days 15.5%, 181+ days 20.2%. Condominiums: 0-30 days 21.3%,\n31-60 days 10.3%, 61-90 days 11.7%, 91-180 days 30.6%, 181+ days 26.2%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Deerfield Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with\n10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 31.2% (10 of 32); $500K to $1M 46.3% (19 of 41); $1M to $2M 7 listed, count only;\n$2M to $5M 2 listed, count only; $5M and up 2 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Deerfield Beach,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (50 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 84 houses,\n428 condominiums, 41 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/deerfield-beach/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-deerfield-beach/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "e00e0171c8091d896ce6e2f579523c87b62c970d0078442e6860ddbf3bd4740e", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - DEERFIELD BEACH PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 39.3% of Deerfield Beach houses for sale are asking less than their original list price; 46.5% of condos\n2. Seller Blink Rate™ in Deerfield Beach: 39.3% of houses list below original asking, against 43.3% across Broward County\n3. Buying in Deerfield Beach? 33 of the 84 houses for sale are asking below their original price, by a median $29K\n\nLEDE\nDEERFIELD BEACH, Fla., September 7, 2026 - 39.3% of the 84 single-family homes listed for sale in Deerfield Beach (33 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 33 reduced listings, the median reduction is 5.1% (about $29K). Among the city's 428 condominium listings, 46.5% are asking below their original price, by a median 7.9%.\n\nNUT GRAF\nFor active Deerfield Beach houses, the median recorded CumulativeDaysOnMarket value is 62 days and the median recorded DaysOnMarket value is 50 days, each calculated from non-missing values in that field (84 and 84 listings). 9.5% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 41 Deerfield Beach houses under contract (Pending or Active Under Contract), 17 (41.5%) have a recorded asking price below their original list price; the median reduction among that group is 5.8%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; Deerfield Beach houses are 4.0 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Deerfield Beach: 84 [September 7, 2026]\n- Share asking below original list price, houses: 39.3% (33 of 84) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 84 / 0; 50 / 1 [September 7, 2026]\n- Median reduction among the 33 reduced houses: 5.1% (about $29K) [September 7, 2026]\n- Active condominium listings, Deerfield Beach: 428 [September 7, 2026]\n- Share asking below original list price, condominiums: 46.5% (199 of 428) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 62 / 50 days (from 84 / 84 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 35.7% (30 of 84 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 41.5% (17 of 41) [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking under $600K; peer share 40.7%): Tamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City, West Park, Margate, Sunrise, Lake Worth Beach, Miami Gardens, Lantana, Coconut Creek, Boynton Beach, Oakland Park [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"39.3 percent of single-family homes for sale in Deerfield Beach have a current asking price below their original list price; among those 33 reduced listings the median reduction is $29K.\"\n- \"Among active Deerfield Beach houses, the median recorded CumulativeDaysOnMarket value is 62 days and the median recorded DaysOnMarket value is 50 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 41.5 percent of the 41 Deerfield Beach houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.8 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- deerfield-beach-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Deerfield Beach versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Deerfield Beach houses 39.3%, Broward County houses 43.3%; Deerfield Beach condominiums 46.5%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.\n- deerfield-beach-true-days-on-market-r1-2026-09-07.png\n Caption: Active Deerfield Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 35.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 33.3%, 31-60 days 15.5%, 61-90 days 15.5%, 91-180 days 15.5%, 181+ days 20.2%. Condominiums: 0-30 days 21.3%, 31-60 days 10.3%, 61-90 days 11.7%, 91-180 days 30.6%, 181+ days 26.2%.\n- deerfield-beach-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Deerfield Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 31.2% (10 of 32); $500K to $1M 46.3% (19 of 41); $1M to $2M 7 listed, count only; $2M to $5M 2 listed, count only; $5M and up 2 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Deerfield Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (50 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 84 houses, 428 condominiums, 41 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/deerfield-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-deerfield-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "deerfield-beach", "city": "Deerfield Beach", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 428, "with_fee": 420, "no_cadence": 3, "sample_ok": true, "cuts": { "active": 428, "cut_count": 199, "cut_pct": 46.5, "median_cut_pct": 7.9, "median_cut_dollars": 13000 }, "outliers_dropped": 10, "n": 410, "median": 614, "p10": 450, "p25": 543, "p75": 678, "p90": 804, "min": 228, "max": 1515, "median_sqft": 0.74, "n_sqft": 409, "median_pct_price": 4.51, "median_list_price": 150000, "median_year_built": 1977, "median_sqft_area": 828, "over_1000": 16, "over_1000_pct": 3.9, "under_500": 70, "under_500_pct": 17.1, "hi_thr": 1000, "lo_thr": 500, "over_hi": 16, "over_hi_pct": 3.9, "under_lo": 70, "under_lo_pct": 17.1, "types": { "Condominium": { "count": 401, "pct": 97.8 }, "SingleFamilyResidence": { "count": 5, "pct": 1.2 }, "Townhouse": { "count": 3, "pct": 0.7 }, "StockCooperative": { "count": 1, "pct": 0.2 } }, "regime": { "COA": { "count": 404, "pct": 98.5 }, "not_recorded": { "count": 5, "pct": 1.2 }, "HOA": { "count": 1, "pct": 0.2 } }, "villa_median": null, "townhouse_median": 568, "cadence": { "Monthly": { "count": 383, "pct": 93.4 }, "Quarterly": { "count": 27, "pct": 6.6 } }, "stacked": { "count": 26, "pct": 6.3, "median_total": 750, "median_master": 185 }, "bins": [ { "label": "Under $250", "count": 1, "pct": 0.2 }, { "label": "$250 to $500", "count": 69, "pct": 16.8 }, { "label": "$500 to $750", "count": 287, "pct": 70.0 }, { "label": "$750 to $1,000", "count": 37, "pct": 9.0 }, { "label": "$1,000 to $1,500", "count": 15, "pct": 3.7 }, { "label": "$1,500 to $2,000", "count": 1, "pct": 0.2 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 1, "median": 872, "median_sqft": 0.97 }, { "label": "1960s", "n": 36, "median": 636, "median_sqft": 0.66 }, { "label": "1970s", "n": 311, "median": 613, "median_sqft": 0.79 }, { "label": "1980s", "n": 49, "median": 611, "median_sqft": 0.55 }, { "label": "1990s", "n": 2, "median": 286, "median_sqft": 0.25 }, { "label": "2000s", "n": 7, "median": 1473, "median_sqft": 0.72 }, { "label": "2010s", "n": 2, "median": 980, "median_sqft": 0.9 }, { "label": "2020s", "n": 2, "median": 894, "median_sqft": 0.85 } ], "bands": [ { "label": "Under $250K", "n": 335, "median": 604, "median_pct_price": 5.38 }, { "label": "$250K to $500K", "n": 51, "median": 644, "median_pct_price": 2.52 }, { "label": "$500K to $1M", "n": 18, "median": 997, "median_pct_price": 1.9 }, { "label": "$1M and up", "n": 6, "median": 1474, "median_pct_price": 1.2 } ], "pre1995": { "n": 399, "median": 613 }, "post2005": { "n": 7, "median": 1031 }, "includes": [ { "key": "Water", "label": "Water", "count": 298, "pct": 75.1 }, { "key": "Trash", "label": "Trash", "count": 296, "pct": 74.6 }, { "key": "CommonAreas", "label": "Common areas", "count": 291, "pct": 73.3 }, { "key": "Sewer", "label": "Sewer", "count": 263, "pct": 66.2 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 258, "pct": 65.0 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 185, "pct": 46.6 }, { "key": "Pools", "label": "Pool", "count": 175, "pct": 44.1 }, { "key": "CableTv", "label": "Cable TV", "count": 163, "pct": 41.1 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 161, "pct": 40.6 }, { "key": "Insurance", "label": "Building insurance", "count": 155, "pct": 39.0 }, { "key": "Roof", "label": "Roof", "count": 147, "pct": 37.0 }, { "key": "Security", "label": "Security", "count": 140, "pct": 35.3 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 120, "pct": 30.2 }, { "key": "PestControl", "label": "Pest control", "count": 71, "pct": 17.9 } ], "includes_n": 397, "flags": { "sa_mentioned": { "count": 29, "pct": 7.1 }, "sa_none_or_paid": { "count": 23, "pct": 5.6 }, "sa_pending": { "count": 4, "pct": 1.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 1, "pct": 0.2 }, "milestone": { "count": 12, "pct": 2.9 }, "reserves": { "count": 7, "pct": 1.7 }, "land_lease": { "count": 2, "pct": 0.5 }, "remarks_n": 407 }, "developments": [ { "name": "Century Village", "master": "Century Village", "n": 22, "anecdotal": false, "median": 620, "median_sqft": 0.87, "year_built": 1977, "median_list_price": 114200, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 3, "regime": "COA", "villas": 0 }, { "name": "Heritage Circle", "master": null, "n": 21, "anecdotal": false, "median": 465, "median_sqft": 0.53, "year_built": 1974, "median_list_price": 149000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Century Village East", "master": "Century Village", "n": 17, "anecdotal": false, "median": 652, "median_sqft": 0.85, "year_built": 1977, "median_list_price": 129900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Deerfield Beach Gardens C", "master": null, "n": 8, "anecdotal": true, "median": 638, "median_sqft": 0.66, "year_built": 1969, "median_list_price": 177000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Natura", "master": null, "n": 7, "anecdotal": true, "median": 680, "median_sqft": 0.92, "year_built": 1974, "median_list_price": 119000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Waters Edge Towers", "master": null, "n": 7, "anecdotal": true, "median": 718, "median_sqft": 0.67, "year_built": 1979, "median_list_price": 205000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Berkshire B", "master": null, "n": 5, "anecdotal": true, "median": 676, "median_sqft": 0.94, "year_built": 1974, "median_list_price": 104000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Brookfield Gardens North", "master": null, "n": 5, "anecdotal": true, "median": 600, "median_sqft": 0.65, "year_built": 1979, "median_list_price": 198000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Harwood C", "master": null, "n": 5, "anecdotal": true, "median": 727, "median_sqft": 1.24, "year_built": 1975, "median_list_price": 85000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Harwood E", "master": null, "n": 5, "anecdotal": true, "median": 617, "median_sqft": 0.72, "year_built": 1978, "median_list_price": 125000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Vista Gardens I", "master": null, "n": 5, "anecdotal": true, "median": 568, "median_sqft": 0.53, "year_built": 1980, "median_list_price": 240000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Century Village", "n": 46, "median": 648, "enclaves": 9, "stacked_pct": 6.5 }, { "name": "Deer Creek", "n": 7, "median": 527, "enclaves": 4, "stacked_pct": 28.6 } ], "series": [ { "date": "2026-09-06", "median": 615, "p25": 544, "p75": 678, "n": 398, "median_sqft": 0.75, "sa_pending_pct": 1.0 }, { "date": "2026-09-07", "median": 614, "p25": 543, "p75": 678, "n": 410, "median_sqft": 0.74, "sa_pending_pct": 1.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Deerfield Beach condo for sale carries a $614-a-month association fee, 23% below the South Florida median", "3.9% of Deerfield Beach condos on the market ask $1,000 or more a month in fees; 17.1% stay under $500", "Deerfield Beach condo fees run $543 to $678 a month for the middle half of listings" ], "lede": "DEERFIELD BEACH, Fla., September 7, 2026 - The median monthly association fee across the 410 condominiums listed for sale in Deerfield Beach is $614, with half of the listings between $543 and $678 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 23% below the five-county South Florida median of $800, and ranks Deerfield Beach 49 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Deerfield Beach carries a monthly association fee of $614, 23% below the five-county South Florida median of $800.\"", "\"3.9 percent of Deerfield Beach condos on the market ask $1,000 or more a month in association fees; only 17.1 percent stay under $500.\"", "\"On the median Deerfield Beach condo, a year of association fees equals 4.51 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Deerfield Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (3 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (10 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-deerfield-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Deerfield Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Deerfield Beach median $614 a month, South Florida median $800; Deerfield Beach ranks 49 of 69 cities.", "title": "Deerfield Beach condo fees sit 23% below the South Florida median" }, { "caption": "Share of active Deerfield Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0.2% (1 listings); $250 to $500 16.8% (69 listings); $500 to $750 70% (287 listings); $750 to $1,000 9% (37 listings); $1,000 to $1,500 3.7% (15 listings); $1,500 to $2,000 0.2% (1 listings); $2,000 and up 0% (0 listings).", "title": "70% of Deerfield Beach condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Deerfield Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1950s too few (1 listings); 1960s $636 (36 listings); 1970s $613 (311 listings); 1980s $611 (49 listings); 1990s too few (2 listings); 2000s too few (7 listings); 2010s too few (2 listings); 2020s too few (2 listings).", "title": "Deerfield Beach condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 428 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 428, "with_fee": 420, "no_cadence": 3, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 420, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 8, "n": 410, "retained_n": 410, "outliers_dropped": 10, "trim_applied": true, "cuts": { "active": 428, "cut_count": 199, "cut_pct": 46.5, "median_cut_pct": 7.9, "median_cut_dollars": 13000, "valid_price_count": 428, "missing_price_count": 0, "unchanged_count": 225, "raised_count": 4, "not_below_original_count": 229, "cut_pct_denominator": 428, "cut_sample_ok": true, "median_cut_n": 199 }, "trim_bounds": { "p1": 209.37, "p99": 1519.9233333333334 }, "retained_small_sample": false, "retained_below_30": false, "median": 614, "p10": 450, "p25": 543, "p75": 678, "p90": 804, "min": 228, "max": 1515, "median_sqft": 0.74, "n_sqft": 409, "median_pct_price": 4.51, "n_pct_price": 410, "median_list_price": 150000, "median_year_built": 1977, "median_sqft_area": 828, "over_1000": 16, "over_1000_pct": 3.9, "under_500": 70, "under_500_pct": 17.1, "hi_thr": 1000, "lo_thr": 500, "over_hi": 16, "over_hi_pct": 3.9, "under_lo": 70, "under_lo_pct": 17.1, "types": { "Condominium": { "count": 401, "pct": 97.8 }, "SingleFamilyResidence": { "count": 5, "pct": 1.2 }, "Townhouse": { "count": 3, "pct": 0.7 }, "StockCooperative": { "count": 1, "pct": 0.2 } }, "regime": { "COA": { "count": 404, "pct": 98.5 }, "not_recorded": { "count": 5, "pct": 1.2 }, "HOA": { "count": 1, "pct": 0.2 } }, "villa_median": null, "townhouse_median": 568, "cadence": { "Monthly": { "count": 383, "pct": 93.4 }, "Quarterly": { "count": 27, "pct": 6.6 } }, "stacked": { "count": 26, "pct": 6.3, "median_total": 750, "median_master": 185 }, "bins": [ { "label": "Under $250", "count": 1, "pct": 0.2 }, { "label": "$250 to $500", "count": 69, "pct": 16.8 }, { "label": "$500 to $750", "count": 287, "pct": 70.0 }, { "label": "$750 to $1,000", "count": 37, "pct": 9.0 }, { "label": "$1,000 to $1,500", "count": 15, "pct": 3.7 }, { "label": "$1,500 to $2,000", "count": 1, "pct": 0.2 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 1, "median": 872, "median_sqft": 0.97 }, { "label": "1960s", "n": 36, "median": 636, "median_sqft": 0.66 }, { "label": "1970s", "n": 311, "median": 613, "median_sqft": 0.79 }, { "label": "1980s", "n": 49, "median": 611, "median_sqft": 0.55 }, { "label": "1990s", "n": 2, "median": 286, "median_sqft": 0.25 }, { "label": "2000s", "n": 7, "median": 1473, "median_sqft": 0.72 }, { "label": "2010s", "n": 2, "median": 980, "median_sqft": 0.9 }, { "label": "2020s", "n": 2, "median": 894, "median_sqft": 0.85 } ], "bands": [ { "label": "Under $250K", "n": 335, "median": 604, "median_pct_price": 5.38 }, { "label": "$250K to $500K", "n": 51, "median": 644, "median_pct_price": 2.52 }, { "label": "$500K to $1M", "n": 18, "median": 997, "median_pct_price": 1.9 }, { "label": "$1M and up", "n": 6, "median": 1474, "median_pct_price": 1.2 } ], "pre1995": { "n": 399, "median": 613 }, "post2005": { "n": 7, "median": 1031 }, "includes": [ { "key": "Water", "label": "Water", "count": 298, "pct": 75.1 }, { "key": "Trash", "label": "Trash", "count": 296, "pct": 74.6 }, { "key": "CommonAreas", "label": "Common areas", "count": 291, "pct": 73.3 }, { "key": "Sewer", "label": "Sewer", "count": 263, "pct": 66.2 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 258, "pct": 65.0 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 185, "pct": 46.6 }, { "key": "Pools", "label": "Pool", "count": 175, "pct": 44.1 }, { "key": "CableTv", "label": "Cable TV", "count": 163, "pct": 41.1 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 161, "pct": 40.6 }, { "key": "Insurance", "label": "Building insurance", "count": 155, "pct": 39.0 }, { "key": "Roof", "label": "Roof", "count": 147, "pct": 37.0 }, { "key": "Security", "label": "Security", "count": 140, "pct": 35.3 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 120, "pct": 30.2 }, { "key": "PestControl", "label": "Pest control", "count": 71, "pct": 17.9 } ], "includes_n": 397, "flags": { "sa_mentioned": { "count": 29, "pct": 7.1 }, "sa_none_or_paid": { "count": 23, "pct": 5.6 }, "sa_pending": { "count": 4, "pct": 1.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 1, "pct": 0.2 }, "milestone": { "count": 12, "pct": 2.9 }, "reserves": { "count": 7, "pct": 1.7 }, "land_lease": { "count": 2, "pct": 0.5 }, "remarks_n": 407 }, "denominators": { "fee_percentages": 410, "fee_medians_percentiles": 410, "median_sqft": 409, "median_pct_price": 410, "includes_pct": 397, "flags_pct": 410, "cut_pct": 428 }, "developments": [ { "name": "Century Village", "master": "Century Village", "n": 22, "anecdotal": false, "median": 620, "median_sqft": 0.87, "year_built": 1977, "median_list_price": 114200, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 3, "regime": "COA", "villas": 0 }, { "name": "Heritage Circle", "master": null, "n": 21, "anecdotal": false, "median": 465, "median_sqft": 0.53, "year_built": 1974, "median_list_price": 149000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Century Village East", "master": "Century Village", "n": 17, "anecdotal": false, "median": 652, "median_sqft": 0.85, "year_built": 1977, "median_list_price": 129900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Deerfield Beach Gardens C", "master": null, "n": 8, "anecdotal": true, "median": 638, "median_sqft": 0.66, "year_built": 1969, "median_list_price": 177000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Natura", "master": null, "n": 7, "anecdotal": true, "median": 680, "median_sqft": 0.92, "year_built": 1974, "median_list_price": 119000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Waters Edge Towers", "master": null, "n": 7, "anecdotal": true, "median": 718, "median_sqft": 0.67, "year_built": 1979, "median_list_price": 205000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Berkshire B", "master": null, "n": 5, "anecdotal": true, "median": 676, "median_sqft": 0.94, "year_built": 1974, "median_list_price": 104000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Brookfield Gardens North", "master": null, "n": 5, "anecdotal": true, "median": 600, "median_sqft": 0.65, "year_built": 1979, "median_list_price": 198000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Harwood C", "master": null, "n": 5, "anecdotal": true, "median": 727, "median_sqft": 1.24, "year_built": 1975, "median_list_price": 85000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Harwood E", "master": null, "n": 5, "anecdotal": true, "median": 617, "median_sqft": 0.72, "year_built": 1978, "median_list_price": 125000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Vista Gardens I", "master": null, "n": 5, "anecdotal": true, "median": 568, "median_sqft": 0.53, "year_built": 1980, "median_list_price": 240000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Century Village", "n": 46, "median": 648, "enclaves": 9, "stacked_pct": 6.5 }, { "name": "Deer Creek", "n": 7, "median": 527, "enclaves": 4, "stacked_pct": 28.6 } ], "series": [ { "date": "2026-09-07", "median": 614, "p25": 543, "p75": 678, "n": 410, "median_sqft": 0.74, "sa_pending_pct": 1.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Deerfield Beach condo monthly association fees have a median of $614 in the retained usable-fee sample of 410 listings, 23% below the five-county median", "In Deerfield Beach's retained usable-fee sample (410 listings after exclusions and percentile trimming), 3.9% have monthly-equivalent fees of $1,000 or more and 17.1% are below $500", "Deerfield Beach's retained usable-fee sample (n=410): reported monthly-equivalent association fees range from $543 to $678 at the 25th to 75th percentiles" ], "lede": "DEERFIELD BEACH, Fla., September 7, 2026 - Among 410 active condominium listings in Deerfield Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $614, with the middle half between $543 and $678, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 428 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 23% below the separately trimmed five-county median of $800 and ranks 49th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Deerfield Beach's retained usable-fee sample (n=410), after exclusions and percentile trimming, is $614, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Deerfield Beach condos in the retained usable-fee sample (n=410) after exclusions and percentile trimming, 3.9 percent have listed monthly-equivalent fees of $1,000 or more and 17.1 percent are below $500.\"", "\"Among 410 retained listings with a current asking price of at least $20,000 in Deerfield Beach's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 4.51 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Deerfield Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (3 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (420 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (10 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 410 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 428 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/deerfield-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-deerfield-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Deerfield Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Deerfield Beach retained-sample median $614 a month (n=410); five-county median $800 (n=22,695, region-level trim).", "title": "Deerfield Beach condos, retained usable-fee sample (n=410): median $614/month, 23% below the five-county median of $800", "visible_labels": [ "$614", "410", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 410 active Deerfield Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0.2% (1 listings); $250 to $500 16.8% (69 listings); $500 to $750 70% (287 listings); $750 to $1,000 9% (37 listings); $1,000 to $1,500 3.7% (15 listings); $1,500 to $2,000 0.2% (1 listings); $2,000 and up 0% (0 listings).", "title": "70% of Deerfield Beach's retained usable-fee sample (410 listings) falls in the $500 to $750 monthly band", "visible_labels": [ "0.2%", "1", "16.8%", "69", "70%", "287", "9%", "37", "3.7%", "15", "0.2%", "1", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Deerfield Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1950s count only (1 listings); 1960s $636 (36 listings); 1970s $613 (311 listings); 1980s $611 (49 listings); 1990s count only (2 listings); 2000s count only (7 listings); 2010s count only (2 listings); 2020s count only (2 listings).", "title": "Deerfield Beach condo fees by recorded decade built, retained usable-fee sample (n=410)", "visible_labels": [ "1", "$636", "36", "$613", "311", "$611", "49", "2", "7", "2", "2" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 428, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 428, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 199, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 229, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 225, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 428, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 428, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 410, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 410, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 410, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 397, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 410, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 409, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 420, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 410, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 410, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 209.37, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1519.9233333333334, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Deerfield Beach median $614 a month, South Florida median $800; Deerfield Beach ranks 49 of 69 cities.", "after": "Dot strip chart in five county lanes. Deerfield Beach retained-sample median $614 a month (n=410); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Deerfield Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Deerfield Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Deerfield Beach condo fees sit 23% below the South Florida median", "after": "Deerfield Beach condos, retained usable-fee sample (n=410): median $614/month, 23% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$614", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "410", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0.2% (1 listings); $250 to $500 16.8% (69 listings); $500 to $750 70% (287 listings); $750 to $1,000 9% (37 listings); $1,000 to $1,500 3.7% (15 listings); $1,500 to $2,000 0.2% (1 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0.2% (1 listings); $250 to $500 16.8% (69 listings); $500 to $750 70% (287 listings); $750 to $1,000 9% (37 listings); $1,000 to $1,500 3.7% (15 listings); $1,500 to $2,000 0.2% (1 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Deerfield Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 410 active Deerfield Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "70% of Deerfield Beach condos for sale carry a fee of $500 to $750 a month", "after": "70% of Deerfield Beach's retained usable-fee sample (410 listings) falls in the $500 to $750 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "16.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "69", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "70%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "287", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "37", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "3.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1950s too few (1 listings); 1960s $636 (36 listings); 1970s $613 (311 listings); 1980s $611 (49 listings); 1990s too few (2 listings); 2000s too few (7 listings); 2010s too few (2 listings); 2020s too few (2 listings).", "after": "Column chart of median fee by recorded decade built: 1950s count only (1 listings); 1960s $636 (36 listings); 1970s $613 (311 listings); 1980s $611 (49 listings); 1990s count only (2 listings); 2000s count only (7 listings); 2010s count only (2 listings); 2020s count only (2 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Deerfield Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Deerfield Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Deerfield Beach condo fees by decade the building was completed", "after": "Deerfield Beach condo fees by recorded decade built, retained usable-fee sample (n=410)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$636", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "36", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$613", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "311", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "$611", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "49", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Deerfield Beach condo for sale carries a $614-a-month association fee, 23% below the South Florida median", "after": "Deerfield Beach condo monthly association fees have a median of $614 in the retained usable-fee sample of 410 listings, 23% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "3.9% of Deerfield Beach condos on the market ask $1,000 or more a month in fees; 17.1% stay under $500", "after": "In Deerfield Beach's retained usable-fee sample (410 listings after exclusions and percentile trimming), 3.9% have monthly-equivalent fees of $1,000 or more and 17.1% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Deerfield Beach condo fees run $543 to $678 a month for the middle half of listings", "after": "Deerfield Beach's retained usable-fee sample (n=410): reported monthly-equivalent association fees range from $543 to $678 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "DEERFIELD BEACH, Fla., September 7, 2026 - The median monthly association fee across the 410 condominiums listed for sale in Deerfield Beach is $614, with half of the listings between $543 and $678 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 23% below the five-county South Florida median of $800, and ranks Deerfield Beach 49 of 69 cities.", "after": "DEERFIELD BEACH, Fla., September 7, 2026 - Among 410 active condominium listings in Deerfield Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $614, with the middle half between $543 and $678, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 428 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 23% below the separately trimmed five-county median of $800 and ranks 49th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Deerfield Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (3 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (10 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-deerfield-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Deerfield Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (3 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (420 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (10 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 410 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 428 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/deerfield-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-deerfield-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Deerfield Beach carries a monthly association fee of $614, 23% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Deerfield Beach's retained usable-fee sample (n=410), after exclusions and percentile trimming, is $614, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"3.9 percent of Deerfield Beach condos on the market ask $1,000 or more a month in association fees; only 17.1 percent stay under $500.\"", "after": "\"Among Deerfield Beach condos in the retained usable-fee sample (n=410) after exclusions and percentile trimming, 3.9 percent have listed monthly-equivalent fees of $1,000 or more and 17.1 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Deerfield Beach condo, a year of association fees equals 4.51 percent of the asking price.\"", "after": "\"Among 410 retained listings with a current asking price of at least $20,000 in Deerfield Beach's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 4.51 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "cce53dfeb2f416ba6499ea20369793a1729ad5cc53109acaf11f42d31641ce7b", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nDeerfield Beach condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Deerfield Beach condo for sale carries a $614-a-month association fee, 23% below the South\nFlorida median\n3.9% of Deerfield Beach condos on the market ask $1,000 or more a month in fees; 17.1% stay under $500\nDeerfield Beach condo fees run $543 to $678 a month for the middle half of listings\nLEDE\nDEERFIELD BEACH, Fla., September 7, 2026 - The median monthly association fee across the 410\ncondominiums listed for sale in Deerfield Beach is $614, with half of the listings between $543 and $678 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 23% below the five-\ncounty South Florida median of $800, and ranks Deerfield Beach 49 of 69 cities.\nNUT GRAF\nPer square foot, the median Deerfield Beach condo fee is $0.74 a month on a median unit of 828 square feet;\nat the median asking price of $150K, a year of fees equals 4.51% of the price. 3.9% of listings ask $1,000 or\nmore a month and 17.1% under $500. 6.3% of listings report two association layers (a master and a sub-\nassociation); 6.6% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention\na special assessment on 7.1% of listings, describe one as pending or payable by the buyer on 1%, and mention\na mandatory club or membership on 0.2%.\nFACT BOX\nActive condominium listings, Deerfield Beach\n428 (410 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$614\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$543 to $678\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.74 (median unit 828 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n4.51% (asking $150K)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n3.9% / 17.1%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n6.3% (26)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n6.6%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n7.1% / 1%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0.2%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Deerfield Beach ranks 49 of 69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Deerfield Beach carries a monthly association fee of $614,\n23% below the five-county South Florida median of $800.\"\n\"3.9 percent of Deerfield Beach condos on the market ask $1,000 or more a month in association fees;\nonly 17.1 percent stay under $500.\"\n\"On the median Deerfield Beach condo, a year of association fees equals 4.51 percent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Deerfield Beach against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Deerfield Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nMedian monthly-equivalent association fee for active Deerfield Beach condominiums by decade the building was completed, September\n7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Deerfield Beach permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (3 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (10 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-deerfield-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "8cb63373bf13cb8d1feb2a60e45bc40a2c186b3cde6c8d1e6072b8e6ccdc3f60", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nDeerfield Beach condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/deerfield-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nDeerfield Beach condo monthly association fees have a median of $614 in the retained usable-fee sample\nof 410 listings, 23% below the five-county median\nIn Deerfield Beach's retained usable-fee sample (410 listings after exclusions and percentile trimming), 3.9%\nhave monthly-equivalent fees of $1,000 or more and 17.1% are below $500\nDeerfield Beach's retained usable-fee sample (n=410): reported monthly-equivalent association fees range\nfrom $543 to $678 at the 25th to 75th percentiles\nLEDE\nDEERFIELD BEACH, Fla., September 7, 2026 - Among 410 active condominium listings in Deerfield Beach\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly association fee is $614, with the middle half between $543 and\n$678, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n428 active condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 23% below the separately trimmed five-county median\nof $800 and ranks 49th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Deerfield Beach condo fee is $0.74 a month (409\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n4.51% of the listing's current asking price across 410 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 3.9% of the retained sample have fees of $1,000 or more a\nmonth and 17.1% are below $500. 6.3% of the retained sample report two association layers (a master and a\nsub-association, summed here); 6.6% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 7.1% of the retained sample, describe one as pending or\npayable by the buyer on 1%, and mention a mandatory club or membership on 0.2%; 407 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association.\nFACT BOX\nActive condominium listings, Deerfield Beach\n(before exclusions and trimming)\n428\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n420 / 410 (10 trimmed; 3 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$614\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$543 to $678\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.74 (409 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n4.51% (410 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n3.9% (16) / 17.1% (70) of 410\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n6.3% (26)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n6.6%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n7.1% / 1%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0.2%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Deerfield Beach ranks\n49th among 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Deerfield Beach's retained usable-fee sample (n=410),\nafter exclusions and percentile trimming, is $614, compared with $800 in the separately trimmed five-\ncounty sample.\"\n\"Among Deerfield Beach condos in the retained usable-fee sample (n=410) after exclusions and percentile\ntrimming, 3.9 percent have listed monthly-equivalent fees of $1,000 or more and 17.1 percent are below\n$500.\"\n\"Among 410 retained listings with a current asking price of at least $20,000 in Deerfield Beach's usable-\nfee sample after exclusions and percentile trimming, a year of reported association fees equals a median\n4.51 percent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Deerfield Beach\nand the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Deerfield Beach retained-sample median $614 a\nmonth (n=410); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 410 active Deerfield Beach condominium listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0.2% (1\nlistings); $250 to $500 16.8% (69 listings); $500 to $750 70% (287 listings); $750 to $1,000 9% (37 listings);\n$1,000 to $1,500 3.7% (15 listings); $1,500 to $2,000 0.2% (1 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Deerfield Beach condominiums in the retained usable-\nfee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1950s count only (1 listings);\n1960s $636 (36 listings); 1970s $613 (311 listings); 1980s $611 (49 listings); 1990s count only (2 listings);\n2000s count only (7 listings); 2010s count only (2 listings); 2020s count only (2 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Deerfield Beach, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (3 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (420 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (10 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 410 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 428 active listings. Region and county comparisons are trimmed separately within their own samples\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\n(the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is\nnot a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet;\nannual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-\nlisting ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10\nlistings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples\nwith fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least\n30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-\ndollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written\npublic remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse,\nvilla or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal\ndescription is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums\nare reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical\nclassifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the\nMLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its\nindividual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may\nrequest the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records)\nfrom info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained\nlater same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files;\noriginal edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/deerfield-\nbeach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-\ndeerfield-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis\nof BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "d2d71d03702284faa5e8a30acb7f06bddf8bf780bb528d1ab915e6b8f96be6d6", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - DEERFIELD BEACH CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Deerfield Beach condo monthly association fees have a median of $614 in the retained usable-fee sample of 410 listings, 23% below the five-county median\n2. In Deerfield Beach's retained usable-fee sample (410 listings after exclusions and percentile trimming), 3.9% have monthly-equivalent fees of $1,000 or more and 17.1% are below $500\n3. Deerfield Beach's retained usable-fee sample (n=410): reported monthly-equivalent association fees range from $543 to $678 at the 25th to 75th percentiles\n\nLEDE\nDEERFIELD BEACH, Fla., September 7, 2026 - Among 410 active condominium listings in Deerfield Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $614, with the middle half between $543 and $678, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 428 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 23% below the separately trimmed five-county median of $800 and ranks 49th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Deerfield Beach condo fee is $0.74 a month (409 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 4.51% of the listing's current asking price across 410 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 3.9% of the retained sample have fees of $1,000 or more a month and 17.1% are below $500. 6.3% of the retained sample report two association layers (a master and a sub-association, summed here); 6.6% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 7.1% of the retained sample, describe one as pending or payable by the buyer on 1%, and mention a mandatory club or membership on 0.2%; 407 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association.\n\nFACT BOX (exact figures)\n- Active condominium listings, Deerfield Beach (before exclusions and trimming): 428 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 420 / 410 (10 trimmed; 3 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $614 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $543 to $678 [September 7, 2026]\n- Median fee per square foot per month: $0.74 (409 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 4.51% (410 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 3.9% (16) / 17.1% (70) of 410 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 6.3% (26) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 6.6% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 7.1% / 1% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0.2% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Deerfield Beach ranks 49th among 69 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Deerfield Beach's retained usable-fee sample (n=410), after exclusions and percentile trimming, is $614, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Deerfield Beach condos in the retained usable-fee sample (n=410) after exclusions and percentile trimming, 3.9 percent have listed monthly-equivalent fees of $1,000 or more and 17.1 percent are below $500.\"\n- \"Among 410 retained listings with a current asking price of at least $20,000 in Deerfield Beach's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 4.51 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- deerfield-beach-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Deerfield Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Deerfield Beach retained-sample median $614 a month (n=410); five-county median $800 (n=22,695, region-level trim).\n- deerfield-beach-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 410 active Deerfield Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0.2% (1 listings); $250 to $500 16.8% (69 listings); $500 to $750 70% (287 listings); $750 to $1,000 9% (37 listings); $1,000 to $1,500 3.7% (15 listings); $1,500 to $2,000 0.2% (1 listings); $2,000 and up 0% (0 listings).\n- deerfield-beach-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Deerfield Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1950s count only (1 listings); 1960s $636 (36 listings); 1970s $613 (311 listings); 1980s $611 (49 listings); 1990s count only (2 listings); 2000s count only (7 listings); 2010s count only (2 listings); 2020s count only (2 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Deerfield Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (3 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (420 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (10 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 410 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 428 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/deerfield-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-deerfield-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "deerfield-beach", "city": "Deerfield Beach", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 74, "with_fee": 71, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 74, "cut_count": 39, "cut_pct": 52.7, "median_cut_pct": 5.1, "median_cut_dollars": 20000 }, "outliers_dropped": 1, "n": 70, "median": 428, "p10": 175, "p25": 229, "p75": 574, "p90": 687, "min": 40, "max": 1125, "median_sqft": 0.29, "n_sqft": 70, "median_pct_price": 1.28, "median_list_price": 379500, "median_year_built": 1988, "median_sqft_area": 1384, "over_1000": 2, "over_1000_pct": 2.9, "under_500": 47, "under_500_pct": 67.1, "hi_thr": 500, "lo_thr": 200, "over_hi": 23, "over_hi_pct": 32.9, "under_lo": 11, "under_lo_pct": 15.7, "types": { "Townhouse": { "count": 60, "pct": 85.7 }, "Villa": { "count": 10, "pct": 14.3 } }, "regime": { "HOA": { "count": 51, "pct": 72.9 }, "not_recorded": { "count": 19, "pct": 27.1 } }, "villa_median": 327, "townhouse_median": 435, "cadence": { "Monthly": { "count": 67, "pct": 95.7 }, "Quarterly": { "count": 2, "pct": 2.9 }, "Annually": { "count": 1, "pct": 1.4 } }, "stacked": { "count": 2, "pct": 2.9, "median_total": 175, "median_master": 10 }, "bins": [ { "label": "Under $100", "count": 2, "pct": 2.9 }, { "label": "$100 to $200", "count": 9, "pct": 12.9 }, { "label": "$200 to $300", "count": 11, "pct": 15.7 }, { "label": "$300 to $400", "count": 8, "pct": 11.4 }, { "label": "$400 to $600", "count": 27, "pct": 38.6 }, { "label": "$600 to $1,000", "count": 11, "pct": 15.7 }, { "label": "$1,000 and up", "count": 2, "pct": 2.9 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 4, "median": 256, "median_sqft": 0.21 }, { "label": "1980s", "n": 35, "median": 400, "median_sqft": 0.28 }, { "label": "1990s", "n": 14, "median": 536, "median_sqft": 0.41 }, { "label": "2000s", "n": 9, "median": 550, "median_sqft": 0.4 }, { "label": "2010s", "n": 3, "median": 900, "median_sqft": 0.24 }, { "label": "2020s", "n": 5, "median": 247, "median_sqft": 0.13 } ], "bands": [ { "label": "Under $250K", "n": 1, "median": 323, "median_pct_price": 2.15 }, { "label": "$250K to $500K", "n": 53, "median": 450, "median_pct_price": 1.49 }, { "label": "$500K to $1M", "n": 12, "median": 266, "median_pct_price": 0.53 }, { "label": "$1M and up", "n": 4, "median": 867, "median_pct_price": 0.27 } ], "pre1995": { "n": 44, "median": 327 }, "post2005": { "n": 10, "median": 329 }, "includes": [ { "key": "MaintenanceGrounds", "label": "Grounds", "count": 50, "pct": 73.5 }, { "key": "CommonAreas", "label": "Common areas", "count": 47, "pct": 69.1 }, { "key": "Pools", "label": "Pool", "count": 31, "pct": 45.6 }, { "key": "Roof", "label": "Roof", "count": 24, "pct": 35.3 }, { "key": "Trash", "label": "Trash", "count": 22, "pct": 32.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 20, "pct": 29.4 }, { "key": "Insurance", "label": "Building insurance", "count": 19, "pct": 27.9 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 18, "pct": 26.5 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 14, "pct": 20.6 }, { "key": "Security", "label": "Security", "count": 12, "pct": 17.6 }, { "key": "Sewer", "label": "Sewer", "count": 11, "pct": 16.2 }, { "key": "Water", "label": "Water", "count": 11, "pct": 16.2 }, { "key": "CableTv", "label": "Cable TV", "count": 11, "pct": 16.2 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 9, "pct": 13.2 } ], "includes_n": 68, "flags": { "sa_mentioned": { "count": 3, "pct": 4.3 }, "sa_none_or_paid": { "count": 2, "pct": 2.9 }, "sa_pending": { "count": 1, "pct": 1.4 }, "capital_contribution": { "count": 1, "pct": 1.4 }, "membership_required": { "count": 1, "pct": 1.4 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 68 }, "developments": [ { "name": "Waterford Courtyards Addition", "master": null, "n": 5, "anecdotal": true, "median": 625, "median_sqft": 0.51, "year_built": 1986, "median_list_price": 345500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 428, "p25": 229, "p75": 574, "n": 70, "median_sqft": 0.29, "sa_pending_pct": 1.4 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Deerfield Beach townhouse or villa for sale carries a $428-a-month homeowners association fee, 43% above the South Florida median", "32.9% of Deerfield Beach townhouses and villas on the market ask $500 or more a month in fees; 15.7% stay under $200", "Deerfield Beach townhouses and villas built since 2005 carry fees 1% higher than communities from before 1995" ], "lede": "DEERFIELD BEACH, Fla., September 7, 2026 - The median monthly homeowners association fee across the 70 townhouses and villas listed for sale in Deerfield Beach is $428, with half of the listings between $229 and $574 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 43% above the five-county South Florida median of $300, and ranks Deerfield Beach 8 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Deerfield Beach carries a monthly homeowners association fee of $428, 43% above the five-county South Florida median of $300.\"", "\"32.9 percent of Deerfield Beach townhouses and villas on the market ask $500 or more a month in fees; 15.7 percent stay under $200.\"", "\"In Deerfield Beach, a townhouse or villa completed since 2005 carries a median fee of $329 a month, against $327 for one completed before 1995.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Deerfield Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-deerfield-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Deerfield Beach against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Deerfield Beach median $428 a month, South Florida median $300; Deerfield Beach ranks 8 of 34 cities.", "title": "Deerfield Beach HOA fees on townhouses and villas sit 43% above the South Florida median" }, { "caption": "Share of active Deerfield Beach townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 2.9% (2 listings); $100 to $200 12.9% (9 listings); $200 to $300 15.7% (11 listings); $300 to $400 11.4% (8 listings); $400 to $600 38.6% (27 listings); $600 to $1,000 15.7% (11 listings); $1,000 and up 2.9% (2 listings).", "title": "38.6% of Deerfield Beach townhouses and villas for sale carry a fee of $400 to $600 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Deerfield Beach townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s too few (4 listings); 1980s $400 (35 listings); 1990s $536 (14 listings); 2000s too few (9 listings); 2010s too few (3 listings); 2020s too few (5 listings).", "title": "Deerfield Beach townhouses and villas built since 2005 ask 1% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 74 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 74, "with_fee": 71, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 71, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 3, "n": 70, "retained_n": 70, "outliers_dropped": 1, "trim_applied": true, "cuts": { "active": 74, "cut_count": 39, "cut_pct": 52.7, "median_cut_pct": 5.1, "median_cut_dollars": 20000, "valid_price_count": 74, "missing_price_count": 0, "unchanged_count": 34, "raised_count": 1, "not_below_original_count": 35, "cut_pct_denominator": 74, "cut_sample_ok": true, "median_cut_n": 39 }, "trim_bounds": { "p1": 32.75, "p99": 1125.0 }, "retained_small_sample": false, "retained_below_30": false, "median": 428, "p10": 175, "p25": 229, "p75": 574, "p90": 687, "min": 40, "max": 1125, "median_sqft": 0.29, "n_sqft": 70, "median_pct_price": 1.28, "n_pct_price": 70, "median_list_price": 379500, "median_year_built": 1988, "median_sqft_area": 1384, "over_1000": 2, "over_1000_pct": 2.9, "under_500": 47, "under_500_pct": 67.1, "hi_thr": 500, "lo_thr": 200, "over_hi": 23, "over_hi_pct": 32.9, "under_lo": 11, "under_lo_pct": 15.7, "types": { "Townhouse": { "count": 60, "pct": 85.7 }, "Villa": { "count": 10, "pct": 14.3 } }, "regime": { "HOA": { "count": 51, "pct": 72.9 }, "not_recorded": { "count": 19, "pct": 27.1 } }, "villa_median": 327, "townhouse_median": 435, "cadence": { "Monthly": { "count": 67, "pct": 95.7 }, "Quarterly": { "count": 2, "pct": 2.9 }, "Annually": { "count": 1, "pct": 1.4 } }, "stacked": { "count": 2, "pct": 2.9, "median_total": 175, "median_master": 10 }, "bins": [ { "label": "Under $100", "count": 2, "pct": 2.9 }, { "label": "$100 to $200", "count": 9, "pct": 12.9 }, { "label": "$200 to $300", "count": 11, "pct": 15.7 }, { "label": "$300 to $400", "count": 8, "pct": 11.4 }, { "label": "$400 to $600", "count": 27, "pct": 38.6 }, { "label": "$600 to $1,000", "count": 11, "pct": 15.7 }, { "label": "$1,000 and up", "count": 2, "pct": 2.9 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 4, "median": 256, "median_sqft": 0.21 }, { "label": "1980s", "n": 35, "median": 400, "median_sqft": 0.28 }, { "label": "1990s", "n": 14, "median": 536, "median_sqft": 0.41 }, { "label": "2000s", "n": 9, "median": 550, "median_sqft": 0.4 }, { "label": "2010s", "n": 3, "median": 900, "median_sqft": 0.24 }, { "label": "2020s", "n": 5, "median": 247, "median_sqft": 0.13 } ], "bands": [ { "label": "Under $250K", "n": 1, "median": 323, "median_pct_price": 2.15 }, { "label": "$250K to $500K", "n": 53, "median": 450, "median_pct_price": 1.49 }, { "label": "$500K to $1M", "n": 12, "median": 266, "median_pct_price": 0.53 }, { "label": "$1M and up", "n": 4, "median": 867, "median_pct_price": 0.27 } ], "pre1995": { "n": 44, "median": 327 }, "post2005": { "n": 10, "median": 329 }, "includes": [ { "key": "MaintenanceGrounds", "label": "Grounds", "count": 50, "pct": 73.5 }, { "key": "CommonAreas", "label": "Common areas", "count": 47, "pct": 69.1 }, { "key": "Pools", "label": "Pool", "count": 31, "pct": 45.6 }, { "key": "Roof", "label": "Roof", "count": 24, "pct": 35.3 }, { "key": "Trash", "label": "Trash", "count": 22, "pct": 32.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 20, "pct": 29.4 }, { "key": "Insurance", "label": "Building insurance", "count": 19, "pct": 27.9 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 18, "pct": 26.5 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 14, "pct": 20.6 }, { "key": "Security", "label": "Security", "count": 12, "pct": 17.6 }, { "key": "Sewer", "label": "Sewer", "count": 11, "pct": 16.2 }, { "key": "Water", "label": "Water", "count": 11, "pct": 16.2 }, { "key": "CableTv", "label": "Cable TV", "count": 11, "pct": 16.2 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 9, "pct": 13.2 } ], "includes_n": 68, "flags": { "sa_mentioned": { "count": 3, "pct": 4.3 }, "sa_none_or_paid": { "count": 2, "pct": 2.9 }, "sa_pending": { "count": 1, "pct": 1.4 }, "capital_contribution": { "count": 1, "pct": 1.4 }, "membership_required": { "count": 1, "pct": 1.4 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 68 }, "denominators": { "fee_percentages": 70, "fee_medians_percentiles": 70, "median_sqft": 70, "median_pct_price": 70, "includes_pct": 68, "flags_pct": 70, "cut_pct": 74 }, "developments": [ { "name": "Waterford Courtyards Addition", "master": null, "n": 5, "anecdotal": true, "median": 625, "median_sqft": 0.51, "year_built": 1986, "median_list_price": 345500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 428, "p25": 229, "p75": 574, "n": 70, "median_sqft": 0.29, "sa_pending_pct": 1.4 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Deerfield Beach townhouse or villa monthly homeowners association fees have a median of $428 in the retained usable-fee sample of 70 listings, 43% above the five-county median", "In Deerfield Beach's retained usable-fee sample (70 listings after exclusions and percentile trimming), 32.9% have monthly-equivalent fees of $500 or more and 15.7% are below $200", "Deerfield Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=10) vs pre-1995 (n=44), monthly median about equal. Small subgroup: 2005+; read cautiously." ], "lede": "DEERFIELD BEACH, Fla., September 7, 2026 - Among 70 active townhouse or villa listings in Deerfield Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $428, with the middle half between $229 and $574, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 74 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 43% above the separately trimmed five-county median of $300 and ranks 8th among 34 published city medians.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Deerfield Beach's retained usable-fee sample (n=70), after exclusions and percentile trimming, is $428, compared with $300 in the separately trimmed five-county sample.\"", "\"Among Deerfield Beach townhouses and villas in the retained usable-fee sample (n=70) after exclusions and percentile trimming, 32.9 percent have listed monthly-equivalent fees of $500 or more and 15.7 percent are below $200.\"", "\"Among the retained usable-fee listings in Deerfield Beach with a recorded construction year, the median monthly-equivalent fee is $329 for a recorded year built of 2005 or later (10 listings) and $327 for those built before 1995 (44 listings). Small subgroup: 2005+ n=10; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Deerfield Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (71 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 70 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 74 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/deerfield-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-deerfield-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Deerfield Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Deerfield Beach retained-sample median $428 a month (n=70); five-county median $300 (n=3,206, region-level trim).", "title": "Deerfield Beach townhouses and villas, retained usable-fee sample (n=70): median $428/month, 43% above the five-county median of $300", "visible_labels": [ "$428", "70", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 70 active Deerfield Beach townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 2.9% (2 listings); $100 to $200 12.9% (9 listings); $200 to $300 15.7% (11 listings); $300 to $400 11.4% (8 listings); $400 to $600 38.6% (27 listings); $600 to $1,000 15.7% (11 listings); $1,000 and up 2.9% (2 listings).", "title": "38.6% of Deerfield Beach's retained usable-fee sample (70 listings) falls in the $400 to $600 monthly band", "visible_labels": [ "2.9%", "2", "12.9%", "9", "15.7%", "11", "11.4%", "8", "38.6%", "27", "15.7%", "11", "2.9%", "2" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Deerfield Beach townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=10; pre-1995 n=44. Small subgroup: 2005+ n=10; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1970s count only (4 listings); 1980s $400 (35 listings); 1990s $536 (14 listings); 2000s count only (9 listings); 2010s count only (3 listings); 2020s count only (5 listings). Recorded year built 2005 or later $329 (10 listings); before 1995 $327 (44 listings). Small subgroup: 2005+ n=10; read cautiously.", "title": "Deerfield Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=10) vs pre-1995 (n=44), monthly median about equal. Small subgroup: 2005+; read cautiously.", "visible_labels": [ "4", "$400", "35", "$536", "14", "9", "3", "5", "$329", "10", "$327", "44" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 74, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 74, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 74, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 74, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 32.75, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1125.0, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Deerfield Beach median $428 a month, South Florida median $300; Deerfield Beach ranks 8 of 34 cities.", "after": "Dot strip chart in five county lanes. Deerfield Beach retained-sample median $428 a month (n=70); five-county median $300 (n=3,206, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Deerfield Beach against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Deerfield Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Deerfield Beach HOA fees on townhouses and villas sit 43% above the South Florida median", "after": "Deerfield Beach townhouses and villas, retained usable-fee sample (n=70): median $428/month, 43% above the five-county median of $300", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$428", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "70", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 2.9% (2 listings); $100 to $200 12.9% (9 listings); $200 to $300 15.7% (11 listings); $300 to $400 11.4% (8 listings); $400 to $600 38.6% (27 listings); $600 to $1,000 15.7% (11 listings); $1,000 and up 2.9% (2 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 2.9% (2 listings); $100 to $200 12.9% (9 listings); $200 to $300 15.7% (11 listings); $300 to $400 11.4% (8 listings); $400 to $600 38.6% (27 listings); $600 to $1,000 15.7% (11 listings); $1,000 and up 2.9% (2 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Deerfield Beach townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 70 active Deerfield Beach townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "38.6% of Deerfield Beach townhouses and villas for sale carry a fee of $400 to $600 a month", "after": "38.6% of Deerfield Beach's retained usable-fee sample (70 listings) falls in the $400 to $600 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "2.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "15.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "2.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "12.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "15.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "11.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "38.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s too few (4 listings); 1980s $400 (35 listings); 1990s $536 (14 listings); 2000s too few (9 listings); 2010s too few (3 listings); 2020s too few (5 listings).", "after": "Column chart of median fee by recorded decade built: 1970s count only (4 listings); 1980s $400 (35 listings); 1990s $536 (14 listings); 2000s count only (9 listings); 2010s count only (3 listings); 2020s count only (5 listings). Recorded year built 2005 or later $329 (10 listings); before 1995 $327 (44 listings). Small subgroup: 2005+ n=10; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Deerfield Beach townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Deerfield Beach townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=10; pre-1995 n=44. Small subgroup: 2005+ n=10; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Deerfield Beach townhouses and villas built since 2005 ask 1% more in fees than those built before 1995", "after": "Deerfield Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=10) vs pre-1995 (n=44), monthly median about equal. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$327", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "44", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$400", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "35", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$536", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$329", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Deerfield Beach townhouse or villa for sale carries a $428-a-month homeowners association fee, 43% above the South Florida median", "after": "Deerfield Beach townhouse or villa monthly homeowners association fees have a median of $428 in the retained usable-fee sample of 70 listings, 43% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "32.9% of Deerfield Beach townhouses and villas on the market ask $500 or more a month in fees; 15.7% stay under $200", "after": "In Deerfield Beach's retained usable-fee sample (70 listings after exclusions and percentile trimming), 32.9% have monthly-equivalent fees of $500 or more and 15.7% are below $200", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Deerfield Beach townhouses and villas built since 2005 carry fees 1% higher than communities from before 1995", "after": "Deerfield Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=10) vs pre-1995 (n=44), monthly median about equal. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "DEERFIELD BEACH, Fla., September 7, 2026 - The median monthly homeowners association fee across the 70 townhouses and villas listed for sale in Deerfield Beach is $428, with half of the listings between $229 and $574 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 43% above the five-county South Florida median of $300, and ranks Deerfield Beach 8 of 34 cities.", "after": "DEERFIELD BEACH, Fla., September 7, 2026 - Among 70 active townhouse or villa listings in Deerfield Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $428, with the middle half between $229 and $574, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 74 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 43% above the separately trimmed five-county median of $300 and ranks 8th among 34 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Deerfield Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-deerfield-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Deerfield Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (71 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 70 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 74 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/deerfield-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-deerfield-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Deerfield Beach carries a monthly homeowners association fee of $428, 43% above the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Deerfield Beach's retained usable-fee sample (n=70), after exclusions and percentile trimming, is $428, compared with $300 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"32.9 percent of Deerfield Beach townhouses and villas on the market ask $500 or more a month in fees; 15.7 percent stay under $200.\"", "after": "\"Among Deerfield Beach townhouses and villas in the retained usable-fee sample (n=70) after exclusions and percentile trimming, 32.9 percent have listed monthly-equivalent fees of $500 or more and 15.7 percent are below $200.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Deerfield Beach, a townhouse or villa completed since 2005 carries a median fee of $329 a month, against $327 for one completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Deerfield Beach with a recorded construction year, the median monthly-equivalent fee is $329 for a recorded year built of 2005 or later (10 listings) and $327 for those built before 1995 (44 listings). Small subgroup: 2005+ n=10; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "4911528c682c9109f2e3448dd076676a9180f02b5b411bf37c50d65b61397a3a", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nDeerfield Beach HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Deerfield Beach townhouse or villa for sale carries a $428-a-month homeowners association\nfee, 43% above the South Florida median\n32.9% of Deerfield Beach townhouses and villas on the market ask $500 or more a month in fees; 15.7%\nstay under $200\nDeerfield Beach townhouses and villas built since 2005 carry fees 1% higher than communities from before\n1995\nLEDE\nDEERFIELD BEACH, Fla., September 7, 2026 - The median monthly homeowners association fee across the 70\ntownhouses and villas listed for sale in Deerfield Beach is $428, with half of the listings between $229 and\n$574 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 43% above\nthe five-county South Florida median of $300, and ranks Deerfield Beach 8 of 34 cities.\nNUT GRAF\nPer square foot, the median Deerfield Beach townhouse or villa fee is $0.29 a month on a median home of\n1,384 square feet; at the median asking price of $380K, a year of fees equals 1.28% of the price. 32.9% of\nlistings ask $500 or more a month and 15.7% under $200. 2.9% of listings report two association layers (a\nmaster and a sub-association); 2.9% are billed quarterly and shown here as monthly equivalents. Agent-written\nremarks mention a special assessment on 4.3% of listings, describe one as pending or payable by the buyer on\n1.4%, and mention a mandatory club or membership on 1.4%. Communities completed since 2005 carry a\nmedian fee of $329 against $327 for those completed before 1995. 14.3% of the listings are entered as single-\nlevel villas, the rest as townhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Deerfield Beach\n74 (70 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$428\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$229 to $574\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nMedian fee per square foot per month\n$0.29 (median home 1,384 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n1.28% (asking $380K)\nSeptember 7, 2026\nListings asking $500 or more a month / under $200\n32.9% / 15.7%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n2.9% (2)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n2.9%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n4.3% / 1.4%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n1.4%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Deerfield Beach ranks 8 of 34\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$329 (10 listings) / $327 (44 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Deerfield Beach carries a monthly homeowners\nassociation fee of $428, 43% above the five-county South Florida median of $300.\"\n\"32.9 percent of Deerfield Beach townhouses and villas on the market ask $500 or more a month in fees;\n15.7 percent stay under $200.\"\n\"In Deerfield Beach, a townhouse or villa completed since 2005 carries a median fee of $329 a month,\nagainst $327 for one completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Deerfield Beach against every South Florida city with 30 or more active townhouse or villa\nlistings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Deerfield Beach townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Deerfield Beach townhouses and villas by decade the home was\ncompleted, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Deerfield Beach permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-deerfield-\nbeach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and\nmay not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "5875fc4566f5bf8d86981e3ff166aec8a1e476e0e3f509cfa6aca491c7a50c8a", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nDeerfield Beach HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/deerfield-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nDeerfield Beach townhouse or villa monthly homeowners association fees have a median of $428 in the\nretained usable-fee sample of 70 listings, 43% above the five-county median\nIn Deerfield Beach's retained usable-fee sample (70 listings after exclusions and percentile trimming), 32.9%\nhave monthly-equivalent fees of $500 or more and 15.7% are below $200\nDeerfield Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=10) vs\npre-1995 (n=44), monthly median about equal. Small subgroup: 2005+; read cautiously.\nLEDE\nDEERFIELD BEACH, Fla., September 7, 2026 - Among 70 active townhouse or villa listings in Deerfield Beach\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly homeowners association fee is $428, with the middle half\nbetween $229 and $574, according to PBP Real Estate's analysis of BeachesMLS listing data as of September\n7, 2026. There are 74 active townhouse or villa listings before those exclusions and trimming; the fee statistics\ndescribe the retained sample, not every property for sale. The city median is 43% above the separately\ntrimmed five-county median of $300 and ranks 8th among 34 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Deerfield Beach townhouse or villa fee is $0.29 a\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nmonth (70 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals\na median 1.28% of the listing's current asking price across 70 retained listings with a current asking price of at\nleast $20,000; this is the median of per-listing ratios. 32.9% of the retained sample have fees of $500 or more\na month and 15.7% are below $200. 2.9% of the retained sample report two association layers (a master and a\nsub-association, summed here); 2.9% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 4.3% of the retained sample, describe one as pending or\npayable by the buyer on 1.4%, and mention a mandatory club or membership on 1.4%; 68 retained listings\ncarry remarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $329 for a recorded\nyear built of 2005 or later (10 listings) and $327 for those built before 1995 (44 listings); construction year is a\nrecorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=10; read\ncautiously. 14.3% of retained listings have the recorded MLS subtype Villa; the remainder have subtype\nTownhouse. The two subtypes are reported together after condominium classification.\nFACT BOX\nActive townhouse or villa listings, Deerfield\nBeach (before exclusions and trimming)\n74\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n71 / 70 (1 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$428\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$229 to $574\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.29 (70 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n1.28% (70 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n32.9% (23) / 15.7% (11) of 70\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n2.9% (2)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n2.9%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n4.3% / 1.4%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n1.4%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); Deerfield Beach ranks 8th\namong 34 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$329 (2005+ n=10) / $327 (pre-1995 n=44). Small\nsubgroup: 2005+ n=10; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Deerfield Beach's retained usable-fee\nsample (n=70), after exclusions and percentile trimming, is $428, compared with $300 in the separately\ntrimmed five-county sample.\"\n\"Among Deerfield Beach townhouses and villas in the retained usable-fee sample (n=70) after exclusions\nand percentile trimming, 32.9 percent have listed monthly-equivalent fees of $500 or more and 15.7\npercent are below $200.\"\n\"Among the retained usable-fee listings in Deerfield Beach with a recorded construction year, the median\nmonthly-equivalent fee is $329 for a recorded year built of 2005 or later (10 listings) and $327 for those\nbuilt before 1995 (44 listings). Small subgroup: 2005+ n=10; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nDeerfield Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the\nfive-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings\nwith a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Deerfield Beach retained-sample median $428 a\nmonth (n=70); five-county median $300 (n=3,206, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 70 active Deerfield Beach townhouse or villa listings retained after\nunusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all\nactive listings. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 2.9% (2\nlistings); $100 to $200 12.9% (9 listings); $200 to $300 15.7% (11 listings); $300 to $400 11.4% (8 listings);\n$400 to $600 38.6% (27 listings); $600 to $1,000 15.7% (11 listings); $1,000 and up 2.9% (2 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Deerfield Beach townhouses and villas in\nthe retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with\na recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nRecorded YearBuilt 2005+ n=10; pre-1995 n=44. Small subgroup: 2005+ n=10; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s count only (4 listings);\n1980s $400 (35 listings); 1990s $536 (14 listings); 2000s count only (9 listings); 2010s count only (3 listings);\n2020s count only (5 listings). Recorded year built 2005 or later $329 (10 listings); before 1995 $327 (44\nlistings). Small subgroup: 2005+ n=10; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Deerfield Beach, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (71 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 70 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 74 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes\ntogether after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific\nassociation's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as\nthe brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable\nbut not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/deerfield-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/hoa-fees-deerfield-beach/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "aa623021f76bc58ab6edcb2a897b8719ecc1b3ae1a8611f5b00b0dc2ec0148e4", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - DEERFIELD BEACH HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Deerfield Beach townhouse or villa monthly homeowners association fees have a median of $428 in the retained usable-fee sample of 70 listings, 43% above the five-county median\n2. In Deerfield Beach's retained usable-fee sample (70 listings after exclusions and percentile trimming), 32.9% have monthly-equivalent fees of $500 or more and 15.7% are below $200\n3. Deerfield Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=10) vs pre-1995 (n=44), monthly median about equal. Small subgroup: 2005+; read cautiously.\n\nLEDE\nDEERFIELD BEACH, Fla., September 7, 2026 - Among 70 active townhouse or villa listings in Deerfield Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $428, with the middle half between $229 and $574, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 74 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 43% above the separately trimmed five-county median of $300 and ranks 8th among 34 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Deerfield Beach townhouse or villa fee is $0.29 a month (70 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.28% of the listing's current asking price across 70 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 32.9% of the retained sample have fees of $500 or more a month and 15.7% are below $200. 2.9% of the retained sample report two association layers (a master and a sub-association, summed here); 2.9% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 4.3% of the retained sample, describe one as pending or payable by the buyer on 1.4%, and mention a mandatory club or membership on 1.4%; 68 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $329 for a recorded year built of 2005 or later (10 listings) and $327 for those built before 1995 (44 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=10; read cautiously. 14.3% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Deerfield Beach (before exclusions and trimming): 74 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 71 / 70 (1 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $428 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $229 to $574 [September 7, 2026]\n- Median fee per square foot per month: $0.29 (70 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 1.28% (70 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 32.9% (23) / 15.7% (11) of 70 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 2.9% (2) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 2.9% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 4.3% / 1.4% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 1.4% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Deerfield Beach ranks 8th among 34 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $329 (2005+ n=10) / $327 (pre-1995 n=44). Small subgroup: 2005+ n=10; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Deerfield Beach's retained usable-fee sample (n=70), after exclusions and percentile trimming, is $428, compared with $300 in the separately trimmed five-county sample.\"\n- \"Among Deerfield Beach townhouses and villas in the retained usable-fee sample (n=70) after exclusions and percentile trimming, 32.9 percent have listed monthly-equivalent fees of $500 or more and 15.7 percent are below $200.\"\n- \"Among the retained usable-fee listings in Deerfield Beach with a recorded construction year, the median monthly-equivalent fee is $329 for a recorded year built of 2005 or later (10 listings) and $327 for those built before 1995 (44 listings). Small subgroup: 2005+ n=10; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- deerfield-beach-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Deerfield Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Deerfield Beach retained-sample median $428 a month (n=70); five-county median $300 (n=3,206, region-level trim).\n- deerfield-beach-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 70 active Deerfield Beach townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 2.9% (2 listings); $100 to $200 12.9% (9 listings); $200 to $300 15.7% (11 listings); $300 to $400 11.4% (8 listings); $400 to $600 38.6% (27 listings); $600 to $1,000 15.7% (11 listings); $1,000 and up 2.9% (2 listings).\n- deerfield-beach-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Deerfield Beach townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=10; pre-1995 n=44. Small subgroup: 2005+ n=10; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1970s count only (4 listings); 1980s $400 (35 listings); 1990s $536 (14 listings); 2000s count only (9 listings); 2010s count only (3 listings); 2020s count only (5 listings). Recorded year built 2005 or later $329 (10 listings); before 1995 $327 (44 listings). Small subgroup: 2005+ n=10; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Deerfield Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (71 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 70 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 74 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/deerfield-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-deerfield-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "delray-beach", "city": "Delray Beach", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "segments": { "houses": { "active": 302, "sample_ok": true, "small_sample": false, "pending": 117, "median_list_price": 1397000.0, "cut_count": 122, "cut_pct": 40.4, "raised_count": 10, "median_cut_pct": 5.3, "median_cut_dollars": 50050.0, "cut_last30": 54, "cut_last30_pct": 17.9, "cut_last7": 11, "median_dom": 56.0, "median_cdom": 62.5, "relisted_count": 26, "relisted_pct": 8.6, "over90": 110, "over90_pct": 36.4, "over180": 58, "fresh_held": 112, "fresh_held_pct": 37.1, "stale_uncut": 54, "stale_uncut_pct": 17.9, "dom_buckets": [ { "label": "0-30", "count": 101, "pct": 33.4 }, { "label": "31-60", "count": 49, "pct": 16.2 }, { "label": "61-90", "count": 42, "pct": 13.9 }, { "label": "91-180", "count": 52, "pct": 17.2 }, { "label": "181+", "count": 58, "pct": 19.2 } ], "bands": [ { "label": "Under $500K", "active": 34, "cut": 20, "cut_pct": 58.8, "median_cdom": 46.5 }, { "label": "$500K to $1M", "active": 89, "cut": 42, "cut_pct": 47.2, "median_cdom": 46 }, { "label": "$1M to $2M", "active": 66, "cut": 23, "cut_pct": 34.8, "median_cdom": 41.0 }, { "label": "$2M to $5M", "active": 74, "cut": 26, "cut_pct": 35.1, "median_cdom": 88.5 }, { "label": "$5M and up", "active": 39, "cut": 11, "cut_pct": 28.2, "median_cdom": 209 } ], "pending_cut_count": 32, "pending_cut_pct": 27.4, "pending_median_cut_pct": 5.3, "pending_median_cdom": 33, "tier": "h3", "series": [ { "date": "2026-09-05", "active": 306, "cut_pct": 40.2, "median_cdom": 58.5, "median_list_price": 1390000.0 }, { "date": "2026-09-06", "active": 303, "cut_pct": 40.3, "median_cdom": 62, "median_list_price": 1399000.0 }, { "date": "2026-09-07", "active": 302, "cut_pct": 40.4, "median_cdom": 62.5, "median_list_price": 1397000.0 } ] }, "condos": { "active": 689, "sample_ok": true, "small_sample": false, "pending": 122, "median_list_price": 195000.0, "cut_count": 316, "cut_pct": 45.9, "raised_count": 19, "median_cut_pct": 6.5, "median_cut_dollars": 15000.0, "cut_last30": 137, "cut_last30_pct": 19.9, "cut_last7": 28, "median_dom": 66, "median_cdom": 81, "relisted_count": 95, "relisted_pct": 13.8, "over90": 328, "over90_pct": 47.6, "over180": 176, "fresh_held": 225, "fresh_held_pct": 32.7, "stale_uncut": 118, "stale_uncut_pct": 17.1, "dom_buckets": [ { "label": "0-30", "count": 190, "pct": 27.6 }, { "label": "31-60", "count": 99, "pct": 14.4 }, { "label": "61-90", "count": 72, "pct": 10.4 }, { "label": "91-180", "count": 152, "pct": 22.1 }, { "label": "181+", "count": 176, "pct": 25.5 } ], "bands": [ { "label": "Under $250K", "active": 463, "cut": 222, "cut_pct": 47.9, "median_cdom": 87 }, { "label": "$250K to $500K", "active": 156, "cut": 72, "cut_pct": 46.2, "median_cdom": 73.5 }, { "label": "$500K to $1M", "active": 33, "cut": 14, "cut_pct": 42.4, "median_cdom": 58 }, { "label": "$1M and up", "active": 37, "cut": 8, "cut_pct": 21.6, "median_cdom": 137 } ], "pending_cut_count": 58, "pending_cut_pct": 47.5, "pending_median_cut_pct": 8.9, "pending_median_cdom": 71.0, "tier": "c1", "series": [ { "date": "2026-09-05", "active": 628, "cut_pct": 45.4, "median_cdom": 86.5, "median_list_price": 189000.0 }, { "date": "2026-09-06", "active": 625, "cut_pct": 45.4, "median_cdom": 86, "median_list_price": 189000.0 }, { "date": "2026-09-07", "active": 689, "cut_pct": 45.9, "median_cdom": 81, "median_list_price": 195000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "40.4% of Delray Beach houses for sale have cut their asking price, 45.9% of condos", "Delray Beach sellers hold firmer than the rest of Palm Beach County as 36.4% of houses pass 90 days on the market", "Buying in Delray Beach? Two in five houses have already come down once, by a median $50K" ], "lede": "DELRAY BEACH, Fla., September 7, 2026 - 40.4% of the 302 single-family homes listed for sale in Delray Beach have reduced their asking price at least once, by a median 5.3% (about $50K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 689 condominium listings, 45.9% have cut, by a median 6.5%.", "quotes": [ "\"40.4 percent of single-family homes for sale in Delray Beach have reduced their asking price at least once, by a median $50K.\"", "\"Counting every relisting, the median Delray Beach house for sale has been waiting 62 days, not the 56 the current listing shows.\"", "\"Of the Delray Beach houses now under contract, 72.6 percent never reduced their asking price; the rest cut by a median 5.3 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Delray Beach and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 302 houses, 689 condominiums, 117 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-delray-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Delray Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Delray Beach houses 40.4%, Palm Beach County houses 43.4%; Delray Beach condominiums 45.9%, Palm Beach County condominiums 44.6%.", "title": "Delray Beach houses are cutting 3.0 points less often than Palm Beach County" }, { "caption": "Active Delray Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 36.4% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 33.4%, 31-60 days 16.2%, 61-90 days 13.9%, 91-180 days 17.2%, 181+ days 19.2%. Condominiums: 0-30 days 27.6%, 31-60 days 14.4%, 61-90 days 10.4%, 91-180 days 22.1%, 181+ days 25.5%.", "title": "36.4% of Delray Beach houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Delray Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 58.8% of 34; $500K to $1M 47.2% of 89; $1M to $2M 34.8% of 66; $2M to $5M 35.1% of 74; $5M and up 28.2% of 39.", "title": "Under $500K Delray Beach houses have cut most often: 58.8% of 34" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 1230 }, "county_missing_count": 1, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 302, "sample_ok": true, "small_sample": false, "pending": 118, "median_list_price": 1397000.0, "cut_count": 122, "cut_pct": 40.4, "raised_count": 10, "valid_price_count": 302, "missing_price_count": 0, "unchanged_count": 170, "not_below_original_count": 180, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 5.3, "median_cut_dollars": 50050.0, "cut_last30": 54, "cut_last30_pct": 17.9, "cut_last7": 11, "median_dom": 56.0, "median_cdom": 62.5, "dom_n": 302, "cdom_n": 302, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 302, "relisted_count": 26, "relisted_pct": 8.6, "over90": 110, "over90_pct": 36.4, "over180": 58, "fresh_held": 112, "fresh_held_pct": 37.1, "fresh_held_missing_cdom_count": 0, "stale_uncut": 54, "stale_uncut_pct": 17.9, "dom_buckets": [ { "label": "0-30", "count": 101, "pct": 33.4 }, { "label": "31-60", "count": 49, "pct": 16.2 }, { "label": "61-90", "count": 42, "pct": 13.9 }, { "label": "91-180", "count": 52, "pct": 17.2 }, { "label": "181+", "count": 58, "pct": 19.2 } ], "bands": [ { "label": "Under $500K", "active": 34, "cut": 20, "cut_pct": 58.8, "median_cdom": 46.5, "cut_pct_denominator": 34, "cdom_n": 34, "valid_price_count": 34 }, { "label": "$500K to $1M", "active": 89, "cut": 42, "cut_pct": 47.2, "median_cdom": 46, "cut_pct_denominator": 89, "cdom_n": 89, "valid_price_count": 89 }, { "label": "$1M to $2M", "active": 66, "cut": 23, "cut_pct": 34.8, "median_cdom": 41.0, "cut_pct_denominator": 66, "cdom_n": 66, "valid_price_count": 66 }, { "label": "$2M to $5M", "active": 74, "cut": 26, "cut_pct": 35.1, "median_cdom": 88.5, "cut_pct_denominator": 74, "cdom_n": 74, "valid_price_count": 74 }, { "label": "$5M and up", "active": 39, "cut": 11, "cut_pct": 28.2, "median_cdom": 209, "cut_pct_denominator": 39, "cdom_n": 39, "valid_price_count": 39 } ], "pending_cut_count": 33, "pending_cut_pct": 28.0, "pending_valid_price_count": 118, "pending_missing_price_count": 0, "pending_unchanged_count": 83, "pending_raised_count": 2, "pending_not_below_original_count": 85, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 118, "pending_dom_n": 118, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 5.3, "pending_median_cdom": 33.5, "denominators": { "cut_pct": 302, "cut_last30_pct": 302, "relisted_pct": 302, "fresh_held_pct": 302, "stale_uncut_pct": 302, "over90_pct": 302, "dom_bucket_pct": 302, "pending_cut_pct": 118, "median_dom": 302, "median_cdom": 302, "median_cut_pct": 122, "median_cut_dollars": 122, "pending_median_cut_pct": 33, "pending_median_cdom": 118 }, "county_counts": { "Palm Beach": 302 }, "tier": "h3", "series": [ { "date": "2026-09-07", "active": 302, "cut_pct": 40.4, "median_cdom": 62.5, "median_list_price": 1397000.0 } ] }, "condos": { "active": 689, "sample_ok": true, "small_sample": false, "pending": 122, "median_list_price": 195000.0, "cut_count": 316, "cut_pct": 45.9, "raised_count": 19, "valid_price_count": 689, "missing_price_count": 0, "unchanged_count": 354, "not_below_original_count": 373, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.5, "median_cut_dollars": 15000.0, "cut_last30": 137, "cut_last30_pct": 19.9, "cut_last7": 28, "median_dom": 66, "median_cdom": 81, "dom_n": 689, "cdom_n": 689, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 689, "relisted_count": 95, "relisted_pct": 13.8, "over90": 328, "over90_pct": 47.6, "over180": 176, "fresh_held": 225, "fresh_held_pct": 32.7, "fresh_held_missing_cdom_count": 0, "stale_uncut": 118, "stale_uncut_pct": 17.1, "dom_buckets": [ { "label": "0-30", "count": 190, "pct": 27.6 }, { "label": "31-60", "count": 99, "pct": 14.4 }, { "label": "61-90", "count": 72, "pct": 10.4 }, { "label": "91-180", "count": 152, "pct": 22.1 }, { "label": "181+", "count": 176, "pct": 25.5 } ], "bands": [ { "label": "Under $250K", "active": 463, "cut": 222, "cut_pct": 47.9, "median_cdom": 87, "cut_pct_denominator": 463, "cdom_n": 463, "valid_price_count": 463 }, { "label": "$250K to $500K", "active": 156, "cut": 72, "cut_pct": 46.2, "median_cdom": 73.5, "cut_pct_denominator": 156, "cdom_n": 156, "valid_price_count": 156 }, { "label": "$500K to $1M", "active": 33, "cut": 14, "cut_pct": 42.4, "median_cdom": 58, "cut_pct_denominator": 33, "cdom_n": 33, "valid_price_count": 33 }, { "label": "$1M and up", "active": 37, "cut": 8, "cut_pct": 21.6, "median_cdom": 137, "cut_pct_denominator": 37, "cdom_n": 37, "valid_price_count": 37 } ], "pending_cut_count": 58, "pending_cut_pct": 47.5, "pending_valid_price_count": 122, "pending_missing_price_count": 0, "pending_unchanged_count": 60, "pending_raised_count": 4, "pending_not_below_original_count": 64, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 122, "pending_dom_n": 122, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 8.9, "pending_median_cdom": 71.0, "denominators": { "cut_pct": 689, "cut_last30_pct": 689, "relisted_pct": 689, "fresh_held_pct": 689, "stale_uncut_pct": 689, "over90_pct": 689, "dom_bucket_pct": 689, "pending_cut_pct": 122, "median_dom": 689, "median_cdom": 689, "median_cut_pct": 316, "median_cut_dollars": 316, "pending_median_cut_pct": 58, "pending_median_cdom": 122 }, "county_counts": { "Palm Beach": 688, "_missing": 1 }, "tier": "c1", "series": [ { "date": "2026-09-07", "active": 689, "cut_pct": 45.9, "median_cdom": 81, "median_list_price": 195000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "40.4% of Delray Beach houses for sale are asking less than their original list price; 45.9% of condos", "Seller Blink Rate™ in Delray Beach: 40.4% of houses list below original asking, against 43.4% across Palm Beach County", "Buying in Delray Beach? 122 of the 302 houses for sale are asking below their original price, by a median $50K" ], "lede": "DELRAY BEACH, Fla., September 7, 2026 - 40.4% of the 302 single-family homes listed for sale in Delray Beach (122 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 122 reduced listings, the median reduction is 5.3% (about $50K). Among the city's 689 condominium listings, 45.9% are asking below their original price, by a median 6.5%.", "quotes": [ "\"40.4 percent of single-family homes for sale in Delray Beach have a current asking price below their original list price; among those 122 reduced listings the median reduction is $50K.\"", "\"Among active Delray Beach houses, the median recorded CumulativeDaysOnMarket value is 62 days and the median recorded DaysOnMarket value is 56 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 28 percent of the 118 Delray Beach houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.3 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Delray Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (170 unchanged, 10 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 302 houses, 689 condominiums, 118 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/delray-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-delray-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Delray Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Delray Beach houses 40.4%, Palm Beach County houses 43.4%; Delray Beach condominiums 45.9%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 40.4% of Delray Beach houses for sale are asking below their original price, against 43.4% across Palm Beach County", "visible_labels": [ "44.6%", "45.9%", "43.4%", "40.4%" ] }, { "caption": "Active Delray Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 36.4% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 33.4%, 31-60 days 16.2%, 61-90 days 13.9%, 91-180 days 17.2%, 181+ days 19.2%. Condominiums: 0-30 days 27.6%, 31-60 days 14.4%, 61-90 days 10.4%, 91-180 days 22.1%, 181+ days 25.5%.", "title": "36.4% of Delray Beach houses for sale with a recorded cumulative-days value exceed 90 days; 47.6% of condos", "visible_labels": [ "33.4%", "27.6%", "16.2%", "14.4%", "13.9%", "10.4%", "17.2%", "22.1%", "19.2%", "25.5%", "36.4%" ] }, { "caption": "Share of active Delray Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 58.8% (20 of 34); $500K to $1M 47.2% (42 of 89); $1M to $2M 34.8% (23 of 66); $2M to $5M 35.1% (26 of 74); $5M and up 28.2% (11 of 39).", "title": "Under $500K Delray Beach houses show the highest share asking below original: 58.8% of 34", "visible_labels": [ "28.2%", "11", "39", "35.1%", "26", "74", "34.8%", "23", "66", "47.2%", "42", "89", "58.8%", "20", "34" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 1230, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 463, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 463, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 463, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 156, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 156, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 156, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 689, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Palm Beach", "before": null, "after": 688, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts._missing", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 689, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 689, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 689, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 689, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 689, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 316, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 316, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 689, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 689, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 122, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 122, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 689, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 689, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 689, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 373, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 689, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 122, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 122, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 64, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 122, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 354, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 689, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 66, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 66, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 66, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 74, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 74, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 74, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 302, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Palm Beach", "before": null, "after": 302, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 302, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 302, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 302, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 302, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 302, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 122, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 122, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 302, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 302, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 118, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 118, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 302, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 302, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 302, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 180, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 302, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending", "before": 117, "after": 118, "before_present": true, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 118, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_count", "before": 32, "after": 33, "before_present": true, "after_present": true }, { "field": "city.segments.houses.pending_cut_pct", "before": 27.4, "after": 28.0, "before_present": true, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 118, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_median_cdom", "before": 33, "after": 33.5, "before_present": true, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 85, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 83, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 118, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 170, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 302, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Delray Beach houses 40.4%, Palm Beach County houses 43.4%; Delray Beach condominiums 45.9%, Palm Beach County condominiums 44.6%.", "after": "Horizontal bar chart. Delray Beach houses 40.4%, Palm Beach County houses 43.4%; Delray Beach condominiums 45.9%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Delray Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Delray Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Delray Beach houses are cutting 3.0 points less often than Palm Beach County", "after": "Seller Blink Rate™: 40.4% of Delray Beach houses for sale are asking below their original price, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "44.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "45.9%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "40.4%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 33.4%, 31-60 days 16.2%, 61-90 days 13.9%, 91-180 days 17.2%, 181+ days 19.2%. Condominiums: 0-30 days 27.6%, 31-60 days 14.4%, 61-90 days 10.4%, 91-180 days 22.1%, 181+ days 25.5%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 33.4%, 31-60 days 16.2%, 61-90 days 13.9%, 91-180 days 17.2%, 181+ days 19.2%. Condominiums: 0-30 days 27.6%, 31-60 days 14.4%, 61-90 days 10.4%, 91-180 days 22.1%, 181+ days 25.5%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Delray Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 36.4% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Delray Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 36.4% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "36.4% of Delray Beach houses for sale have waited more than 90 days, counting every relisting", "after": "36.4% of Delray Beach houses for sale with a recorded cumulative-days value exceed 90 days; 47.6% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "33.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "36.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "27.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "16.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "14.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "13.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "10.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "17.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "22.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "19.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "25.5%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 58.8% of 34; $500K to $1M 47.2% of 89; $1M to $2M 34.8% of 66; $2M to $5M 35.1% of 74; $5M and up 28.2% of 39.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 58.8% (20 of 34); $500K to $1M 47.2% (42 of 89); $1M to $2M 34.8% (23 of 66); $2M to $5M 35.1% (26 of 74); $5M and up 28.2% (11 of 39).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Delray Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Delray Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Under $500K Delray Beach houses have cut most often: 58.8% of 34", "after": "Under $500K Delray Beach houses show the highest share asking below original: 58.8% of 34", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "28.2%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "42", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "89", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "58.8%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "34", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "39", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "35.1%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "26", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "74", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "34.8%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "23", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "66", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "47.2%", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "40.4% of Delray Beach houses for sale have cut their asking price, 45.9% of condos", "after": "40.4% of Delray Beach houses for sale are asking less than their original list price; 45.9% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Delray Beach sellers hold firmer than the rest of Palm Beach County as 36.4% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Delray Beach: 40.4% of houses list below original asking, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Delray Beach? Two in five houses have already come down once, by a median $50K", "after": "Buying in Delray Beach? 122 of the 302 houses for sale are asking below their original price, by a median $50K", "before_present": true, "after_present": true }, { "field": "lede", "before": "DELRAY BEACH, Fla., September 7, 2026 - 40.4% of the 302 single-family homes listed for sale in Delray Beach have reduced their asking price at least once, by a median 5.3% (about $50K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 689 condominium listings, 45.9% have cut, by a median 6.5%.", "after": "DELRAY BEACH, Fla., September 7, 2026 - 40.4% of the 302 single-family homes listed for sale in Delray Beach (122 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 122 reduced listings, the median reduction is 5.3% (about $50K). Among the city's 689 condominium listings, 45.9% are asking below their original price, by a median 6.5%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Delray Beach and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 302 houses, 689 condominiums, 117 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-delray-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Delray Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (170 unchanged, 10 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 302 houses, 689 condominiums, 118 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/delray-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-delray-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"40.4 percent of single-family homes for sale in Delray Beach have reduced their asking price at least once, by a median $50K.\"", "after": "\"40.4 percent of single-family homes for sale in Delray Beach have a current asking price below their original list price; among those 122 reduced listings the median reduction is $50K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Delray Beach house for sale has been waiting 62 days, not the 56 the current listing shows.\"", "after": "\"Among active Delray Beach houses, the median recorded CumulativeDaysOnMarket value is 62 days and the median recorded DaysOnMarket value is 56 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Delray Beach houses now under contract, 72.6 percent never reduced their asking price; the rest cut by a median 5.3 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 28 percent of the 118 Delray Beach houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.3 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "beefb2543852f2d2783393e3aabf32e8d852036db8758fece425dc3c85ce6e2a", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nDelray Beach price cuts and true days on market\nHEADLINE OPTIONS\n40.4% of Delray Beach houses for sale have cut their asking price, 45.9% of condos\nDelray Beach sellers hold firmer than the rest of Palm Beach County as 36.4% of houses pass 90 days on\nthe market\nBuying in Delray Beach? Two in five houses have already come down once, by a median $50K\nLEDE\nDELRAY BEACH, Fla., September 7, 2026 - 40.4% of the 302 single-family homes listed for sale in Delray\nBeach have reduced their asking price at least once, by a median 5.3% (about $50K), according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. Among the city's 689 condominium listings, 45.9%\nhave cut, by a median 6.5%.\nNUT GRAF\nThe figures point to a market where 27.4% of houses reached a contract only after a price cut: of the 117\nDelray Beach houses now under contract, 27.4% reduced before going under contract, with a median cut of\n5.3% and a median 33 days to contract. Across Palm Beach County the price-cut share is 43.4% for houses and\n44.6% for condominiums, so Delray Beach houses are cutting 3.0 points less often than the county. Counting\nevery relisting, the median Delray Beach house for sale has been on the market 62 days, against 56 on its\ncurrent listing; 8.6% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nDelray Beach\n302\nSe\nShare with at\nleast one price\nreduction,\nhouses\n40.4% (122 of 302)\nSe\nMedian\nreduction\nfrom original\nasking, houses\n5.3% (about $50K)\nSe\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings, Delray\nBeach\n689\nSe\nShare with at\nleast one price\nreduction,\ncondominiums\n45.9% (316 of 689)\nSe\nMedian\ncumulative\ndays on\nmarket,\nhouses\n62 days (56 on current listing)\nSe\nHouses on\nmarket more\nthan 90 days,\ncumulative\n36.4% (110 of 302)\nSe\nHouses under\ncontract that\nreduced first\n27.4% of 117\nSe\nPalm Beach\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.4% / 44.6%\nSe\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Firmer than similar-priced cities; Condominiums: Cutting at peer pace\nSe\nPeer group,\nhouses\n(median\nasking $1M to\n$2M; peer cut\nshare 44.0%)\nWellington, Weston, Davie, Doral, Parkland, Miami Lakes, Palm Beach Gardens, Palmetto Bay, Jupiter, Boca Raton Se\nQUOTABLE DATA POINTS\n\"40.4 percent of single-family homes for sale in Delray Beach have reduced their asking price at least once,\nby a median $50K.\"\n\"Counting every relisting, the median Delray Beach house for sale has been waiting 62 days, not the 56 the\ncurrent listing shows.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Of the Delray Beach houses now under contract, 72.6 percent never reduced their asking price; the rest\ncut by a median 5.3 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Delray Beach versus Palm Beach County, houses and condominiums, September\n7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Delray Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 36.4% of houses have passed\n90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Delray Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Delray Beach and Palm Beach County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 302 houses, 689 condominiums, 117 houses\nunder contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at\nhttps://www.pbprealestate.com/price-cuts-delray-beach/ . Conditions read: How the read works: each city is compared with its peer\ngroup, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer\nfigure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at\nleast 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting\nat peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is\nrelative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "3aff4a2086e76865e4583813d6d35ae517890e0a6e52e1ff3aa8225f32ffad9d", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nDelray Beach asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/delray-beach/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n40.4% of Delray Beach houses for sale are asking less than their original list price; 45.9% of condos\nSeller Blink Rate™ in Delray Beach: 40.4% of houses list below original asking, against 43.4% across Palm\nBeach County\nBuying in Delray Beach? 122 of the 302 houses for sale are asking below their original price, by a median\n$50K\nLEDE\nDELRAY BEACH, Fla., September 7, 2026 - 40.4% of the 302 single-family homes listed for sale in Delray\nBeach (122 listings) have a current asking price below their original list price, according to PBP Real Estate's\nanalysis of BeachesMLS listing data as of September 7, 2026. Among those 122 reduced listings, the median\nreduction is 5.3% (about $50K). Among the city's 689 condominium listings, 45.9% are asking below their\noriginal price, by a median 6.5%.\nNUT GRAF\nFor active Delray Beach houses, the median recorded CumulativeDaysOnMarket value is 62 days and the\nmedian recorded DaysOnMarket value is 56 days, each calculated from non-missing values in that field (302\nand 302 listings). 8.6% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 118 Delray Beach houses\nunder contract (Pending or Active Under Contract), 33 (28%) have a recorded asking price below their original\nlist price; the median reduction among that group is 5.3%. The remainder are not recorded as below their\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\noriginal list price, which is not a price history. These asking-price fields do not disclose the agreed contract\nprice. Across Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for\ncondominiums; Delray Beach houses are 3.0 points below the county share.\nFACT BOX\nActive single-family listings, Delray Beach\n302\nSeptember 7, 2026\nShare asking below original list price, houses\n40.4% (122 of 302)\nSeptember 7, 2026\nPrice pairs recorded / missing; unchanged /\nabove original, houses\n302 / 0; 170 / 10\nSeptember 7, 2026\nMedian reduction among the 122 reduced\nhouses\n5.3% (about $50K)\nSeptember 7, 2026\nActive condominium listings, Delray Beach\n689\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n45.9% (316 of 689)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket / DaysOnMarket,\nhouses\n62 / 56 days (from 302 / 302 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90 days\n36.4% (110 of 302 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking below original\nlist price\n28% (33 of 118)\nSeptember 7, 2026\nPalm Beach County share asking below\noriginal, houses / condominiums\n43.4% / 44.6%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nHouses: Lower below-original share than peers;\nCondominiums: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking $1M to\n$2M; peer share 44%)\nWellington, Weston, Davie, Doral, Parkland, Miami\nLakes, Palm Beach Gardens, Palmetto Bay, Jupiter,\nBoca Raton\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"40.4 percent of single-family homes for sale in Delray Beach have a current asking price below their\noriginal list price; among those 122 reduced listings the median reduction is $50K.\"\n\"Among active Delray Beach houses, the median recorded CumulativeDaysOnMarket value is 62 days and\nthe median recorded DaysOnMarket value is 56 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"At the snapshot, 28 percent of the 118 Delray Beach houses under contract had a recorded asking price\nbelow their original list price; the median reduction among that group was 5.3 percent. The remainder\nwere not recorded as below their original list price, which is not a price history. Agreed contract prices are\nnot inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Delray Beach versus Palm Beach\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Delray Beach houses 40.4%, Palm Beach County houses 43.4%;\nDelray Beach condominiums 45.9%, Palm Beach County condominiums 44.6%. Share of active listings asking\nbelow their original list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive Delray Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 36.4% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 33.4%, 31-60\ndays 16.2%, 61-90 days 13.9%, 91-180 days 17.2%, 181+ days 19.2%. Condominiums: 0-30 days 27.6%,\n31-60 days 14.4%, 61-90 days 10.4%, 91-180 days 22.1%, 181+ days 25.5%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Delray Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with\n10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 58.8% (20 of 34); $500K to $1M 47.2% (42 of 89); $1M to $2M 34.8% (23 of 66); $2M\nto $5M 35.1% (26 of 74); $5M and up 28.2% (11 of 39).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Delray Beach,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (170 unchanged, 10 above original, 0 without both prices among houses). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 302 houses,\n689 condominiums, 118 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/delray-beach/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-delray-beach/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "e34510c1a684bb4a54bb23f0e65381c9d9da389096ea5a235e7d4c2b5b16b968", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - DELRAY BEACH PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 40.4% of Delray Beach houses for sale are asking less than their original list price; 45.9% of condos\n2. Seller Blink Rate™ in Delray Beach: 40.4% of houses list below original asking, against 43.4% across Palm Beach County\n3. Buying in Delray Beach? 122 of the 302 houses for sale are asking below their original price, by a median $50K\n\nLEDE\nDELRAY BEACH, Fla., September 7, 2026 - 40.4% of the 302 single-family homes listed for sale in Delray Beach (122 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 122 reduced listings, the median reduction is 5.3% (about $50K). Among the city's 689 condominium listings, 45.9% are asking below their original price, by a median 6.5%.\n\nNUT GRAF\nFor active Delray Beach houses, the median recorded CumulativeDaysOnMarket value is 62 days and the median recorded DaysOnMarket value is 56 days, each calculated from non-missing values in that field (302 and 302 listings). 8.6% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 118 Delray Beach houses under contract (Pending or Active Under Contract), 33 (28%) have a recorded asking price below their original list price; the median reduction among that group is 5.3%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for condominiums; Delray Beach houses are 3.0 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Delray Beach: 302 [September 7, 2026]\n- Share asking below original list price, houses: 40.4% (122 of 302) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 302 / 0; 170 / 10 [September 7, 2026]\n- Median reduction among the 122 reduced houses: 5.3% (about $50K) [September 7, 2026]\n- Active condominium listings, Delray Beach: 689 [September 7, 2026]\n- Share asking below original list price, condominiums: 45.9% (316 of 689) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 62 / 56 days (from 302 / 302 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 36.4% (110 of 302 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 28% (33 of 118) [September 7, 2026]\n- Palm Beach County share asking below original, houses / condominiums: 43.4% / 44.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Lower below-original share than peers; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking $1M to $2M; peer share 44%): Wellington, Weston, Davie, Doral, Parkland, Miami Lakes, Palm Beach Gardens, Palmetto Bay, Jupiter, Boca Raton [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"40.4 percent of single-family homes for sale in Delray Beach have a current asking price below their original list price; among those 122 reduced listings the median reduction is $50K.\"\n- \"Among active Delray Beach houses, the median recorded CumulativeDaysOnMarket value is 62 days and the median recorded DaysOnMarket value is 56 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 28 percent of the 118 Delray Beach houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.3 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- delray-beach-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Delray Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Delray Beach houses 40.4%, Palm Beach County houses 43.4%; Delray Beach condominiums 45.9%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.\n- delray-beach-true-days-on-market-r1-2026-09-07.png\n Caption: Active Delray Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 36.4% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 33.4%, 31-60 days 16.2%, 61-90 days 13.9%, 91-180 days 17.2%, 181+ days 19.2%. Condominiums: 0-30 days 27.6%, 31-60 days 14.4%, 61-90 days 10.4%, 91-180 days 22.1%, 181+ days 25.5%.\n- delray-beach-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Delray Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 58.8% (20 of 34); $500K to $1M 47.2% (42 of 89); $1M to $2M 34.8% (23 of 66); $2M to $5M 35.1% (26 of 74); $5M and up 28.2% (11 of 39).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Delray Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (170 unchanged, 10 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 302 houses, 689 condominiums, 118 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/delray-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-delray-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-920dee18f01c41a46783" }, { "slug": "delray-beach", "city": "Delray Beach", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 688, "with_fee": 677, "no_cadence": 1, "sample_ok": true, "cuts": { "active": 688, "cut_count": 316, "cut_pct": 45.9, "median_cut_pct": 6.5, "median_cut_dollars": 15000 }, "outliers_dropped": 14, "n": 663, "median": 699, "p10": 500, "p25": 599, "p75": 822, "p90": 1029, "min": 273, "max": 2083, "median_sqft": 0.75, "n_sqft": 658, "median_pct_price": 4.36, "median_list_price": 190000, "median_year_built": 1979, "median_sqft_area": 1013, "over_1000": 77, "over_1000_pct": 11.6, "under_500": 66, "under_500_pct": 10.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 77, "over_hi_pct": 11.6, "under_lo": 66, "under_lo_pct": 10.0, "types": { "Condominium": { "count": 605, "pct": 91.3 }, "Villa": { "count": 45, "pct": 6.8 }, "Townhouse": { "count": 12, "pct": 1.8 }, "SingleFamilyResidence": { "count": 1, "pct": 0.2 } }, "regime": { "COA": { "count": 614, "pct": 92.6 }, "not_recorded": { "count": 48, "pct": 7.2 }, "HOA": { "count": 1, "pct": 0.2 } }, "villa_median": 591, "townhouse_median": 640, "cadence": { "Monthly": { "count": 608, "pct": 91.7 }, "Quarterly": { "count": 55, "pct": 8.3 } }, "stacked": { "count": 9, "pct": 1.4, "median_total": 1039, "median_master": 175 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 66, "pct": 10.0 }, { "label": "$500 to $750", "count": 345, "pct": 52.0 }, { "label": "$750 to $1,000", "count": 175, "pct": 26.4 }, { "label": "$1,000 to $1,500", "count": 58, "pct": 8.7 }, { "label": "$1,500 to $2,000", "count": 18, "pct": 2.7 }, { "label": "$2,000 and up", "count": 1, "pct": 0.2 } ], "decades": [ { "label": "1950s", "n": 3, "median": 628, "median_sqft": 0.97 }, { "label": "1960s", "n": 16, "median": 1257, "median_sqft": 0.94 }, { "label": "1970s", "n": 346, "median": 690, "median_sqft": 0.79 }, { "label": "1980s", "n": 237, "median": 722, "median_sqft": 0.7 }, { "label": "1990s", "n": 30, "median": 1004, "median_sqft": 0.71 }, { "label": "2000s", "n": 25, "median": 475, "median_sqft": 0.37 }, { "label": "2010s", "n": 2, "median": 1266, "median_sqft": 1.1 }, { "label": "2020s", "n": 4, "median": 700, "median_sqft": 1.21 } ], "bands": [ { "label": "Under $250K", "n": 458, "median": 690, "median_pct_price": 5.57 }, { "label": "$250K to $500K", "n": 152, "median": 749, "median_pct_price": 2.75 }, { "label": "$500K to $1M", "n": 31, "median": 885, "median_pct_price": 1.6 }, { "label": "$1M and up", "n": 22, "median": 1655, "median_pct_price": 1.24 } ], "pre1995": { "n": 631, "median": 700 }, "post2005": { "n": 17, "median": 671 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 516, "pct": 79.9 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 510, "pct": 78.9 }, { "key": "CableTv", "label": "Cable TV", "count": 465, "pct": 72.0 }, { "key": "Trash", "label": "Trash", "count": 406, "pct": 62.8 }, { "key": "Insurance", "label": "Building insurance", "count": 370, "pct": 57.3 }, { "key": "Water", "label": "Water", "count": 346, "pct": 53.6 }, { "key": "Sewer", "label": "Sewer", "count": 288, "pct": 44.6 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 283, "pct": 43.8 }, { "key": "Security", "label": "Security", "count": 268, "pct": 41.5 }, { "key": "Roof", "label": "Roof", "count": 226, "pct": 35.0 }, { "key": "Pools", "label": "Pool", "count": 205, "pct": 31.7 }, { "key": "Internet", "label": "Internet", "count": 192, "pct": 29.7 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 170, "pct": 26.3 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 145, "pct": 22.4 } ], "includes_n": 646, "flags": { "sa_mentioned": { "count": 34, "pct": 5.1 }, "sa_none_or_paid": { "count": 30, "pct": 4.5 }, "sa_pending": { "count": 2, "pct": 0.3 }, "capital_contribution": { "count": 17, "pct": 2.6 }, "membership_required": { "count": 4, "pct": 0.6 }, "milestone": { "count": 13, "pct": 2.0 }, "reserves": { "count": 15, "pct": 2.3 }, "land_lease": { "count": 2, "pct": 0.3 }, "remarks_n": 649 }, "developments": [ { "name": "Kings Point", "master": "Kings Point", "n": 35, "anecdotal": false, "median": 744, "median_sqft": 0.88, "year_built": 1978, "median_list_price": 124000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 1 }, { "name": "Huntington Pointe", "master": "Huntington Pointe", "n": 20, "anecdotal": false, "median": 1029, "median_sqft": 0.74, "year_built": 1992, "median_list_price": 342000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 8 }, { "name": "Kings Point Normandy A Thr", "master": "Kings Point", "n": 20, "anecdotal": false, "median": 752, "median_sqft": 0.83, "year_built": 1979, "median_list_price": 129450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Villages of Oriole Abbey", "master": "Villages Of Oriole", "n": 20, "anecdotal": false, "median": 590, "median_sqft": 0.66, "year_built": 1978, "median_list_price": 124900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "High Point of Delray Beach Cond Sec Iii", "master": "High Point", "n": 19, "anecdotal": false, "median": 525, "median_sqft": 0.49, "year_built": 1973, "median_list_price": 189000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 7 }, { "name": "Kings Point Monaco", "master": "Kings Point", "n": 18, "anecdotal": false, "median": 718, "median_sqft": 0.94, "year_built": 1974, "median_list_price": 111950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Kings Point Saxony F", "master": "Kings Point", "n": 18, "anecdotal": false, "median": 734, "median_sqft": 0.94, "year_built": 1974, "median_list_price": 107000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Kings Point Flanders A Thru T", "master": "Kings Point", "n": 17, "anecdotal": false, "median": 752, "median_sqft": 0.88, "year_built": 1977, "median_list_price": 100000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lavers Delray Racquet Club", "master": null, "n": 17, "anecdotal": false, "median": 802, "median_sqft": 0.7, "year_built": 1981, "median_list_price": 299000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pines of Delray North Con", "master": null, "n": 17, "anecdotal": false, "median": 599, "median_sqft": 0.52, "year_built": 1980, "median_list_price": 180000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 1 }, { "name": "Kings Point Brittany A Thru O", "master": "Kings Point", "n": 15, "anecdotal": false, "median": 728, "median_sqft": 0.85, "year_built": 1973, "median_list_price": 110000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Villages of Oriole Bonaire", "master": "Villages Of Oriole", "n": 15, "anecdotal": false, "median": 720, "median_sqft": 0.75, "year_built": 1979, "median_list_price": 119900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Kings Point Burgundy", "master": "Kings Point", "n": 14, "anecdotal": false, "median": 705, "median_sqft": 0.8, "year_built": 1978, "median_list_price": 131950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Kings Point Piedmont Cond", "master": "Kings Point", "n": 14, "anecdotal": false, "median": 750, "median_sqft": 0.82, "year_built": 1980, "median_list_price": 164700, "sa_mentioned": 0, "sa_pending": 0, "membership": 1, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Palm Greens at Villa Del Ray Ii", "master": "Palm Greens", "n": 13, "anecdotal": false, "median": 580, "median_sqft": 0.53, "year_built": 1974, "median_list_price": 208000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 3 }, { "name": "High Point of Delray West 2", "master": "High Point", "n": 12, "anecdotal": false, "median": 564, "median_sqft": 0.5, "year_built": 1981, "median_list_price": 155900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Kings Point Tuscany", "master": "Kings Point", "n": 10, "anecdotal": false, "median": 650, "median_sqft": 0.82, "year_built": 1973, "median_list_price": 116496, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Murano at Delray Beach", "master": "Delray Beach Condo", "n": 10, "anecdotal": false, "median": 358, "median_sqft": 0.32, "year_built": 2001, "median_list_price": 327500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pines of Delray", "master": null, "n": 10, "anecdotal": false, "median": 623, "median_sqft": 0.53, "year_built": 1978, "median_list_price": 207000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 1 }, { "name": "Villages of Oriole Deauville", "master": "Villages Of Oriole", "n": 10, "anecdotal": false, "median": 1067, "median_sqft": 1.02, "year_built": 1980, "median_list_price": 167000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Huntington Lakes Sec Two", "master": "Huntington Lakes", "n": 9, "anecdotal": true, "median": 1098, "median_sqft": 1.11, "year_built": 1985, "median_list_price": 185000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Palm Greens at Villa Del Ray Cond 2 2 A 2", "master": "Palm Greens", "n": 9, "anecdotal": true, "median": 660, "median_sqft": 0.53, "year_built": 1980, "median_list_price": 240000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 2 }, { "name": "Sabal Pine", "master": null, "n": 9, "anecdotal": true, "median": 699, "median_sqft": 0.69, "year_built": 1972, "median_list_price": 150000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Huntington Lakes", "master": "Huntington Lakes", "n": 8, "anecdotal": true, "median": 866, "median_sqft": 0.86, "year_built": 1985, "median_list_price": 207250, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Huntington Lakes Sec One", "master": "Huntington Lakes", "n": 8, "anecdotal": true, "median": 827, "median_sqft": 0.76, "year_built": 1981, "median_list_price": 204500, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tropic Bay", "master": null, "n": 8, "anecdotal": true, "median": 953, "median_sqft": 0.84, "year_built": 1974, "median_list_price": 337000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bahia at Delray", "master": "Delray Condo", "n": 7, "anecdotal": true, "median": 538, "median_sqft": 0.74, "year_built": 1989, "median_list_price": 216000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bridgeview", "master": null, "n": 7, "anecdotal": true, "median": 610, "median_sqft": 0.5, "year_built": 1984, "median_list_price": 199900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 4 }, { "name": "High Point of Delray Beach Sec Iii", "master": "High Point", "n": 7, "anecdotal": true, "median": 528, "median_sqft": 0.52, "year_built": 1973, "median_list_price": 150000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 3 }, { "name": "Kings Point Normandy Cond", "master": "Kings Point", "n": 7, "anecdotal": true, "median": 691, "median_sqft": 0.82, "year_built": 1979, "median_list_price": 160900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Kings Point Seville", "master": "Kings Point", "n": 7, "anecdotal": true, "median": 793, "median_sqft": 0.92, "year_built": 1973, "median_list_price": 99000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 2 }, { "name": "Lakes of Delray", "master": "Lakes Of Delray", "n": 7, "anecdotal": true, "median": 750, "median_sqft": 0.58, "year_built": 1986, "median_list_price": 214900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Country Manors", "master": null, "n": 6, "anecdotal": true, "median": 345, "median_sqft": 0.29, "year_built": 1975, "median_list_price": 232000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 4 }, { "name": "Huntington Lakes Sec Three", "master": "Huntington Lakes", "n": 6, "anecdotal": true, "median": 879, "median_sqft": 0.82, "year_built": 1986, "median_list_price": 212500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Kings Point Capri", "master": "Kings Point", "n": 6, "anecdotal": true, "median": 699, "median_sqft": 0.77, "year_built": 1978, "median_list_price": 127500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Boca Delray I Iii S Filed In Or3857P483 4", "master": null, "n": 5, "anecdotal": true, "median": 1050, "median_sqft": 0.81, "year_built": 1982, "median_list_price": 315000, "sa_mentioned": 1, "sa_pending": 1, "membership": 2, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cypress", "master": null, "n": 5, "anecdotal": true, "median": 354, "median_sqft": 0.45, "year_built": 1987, "median_list_price": 149900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Kings Point Brittany Cond", "master": "Kings Point", "n": 5, "anecdotal": true, "median": 707, "median_sqft": 0.82, "year_built": 1973, "median_list_price": 110000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lago Del Rey", "master": null, "n": 5, "anecdotal": true, "median": 615, "median_sqft": 0.68, "year_built": 1979, "median_list_price": 199000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lakeview Greens 1", "master": null, "n": 5, "anecdotal": true, "median": 512, "median_sqft": 0.47, "year_built": 1983, "median_list_price": 205000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pines of Delray One Two And Three", "master": null, "n": 5, "anecdotal": true, "median": 599, "median_sqft": 0.51, "year_built": 1979, "median_list_price": 239900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Kings Point", "n": 198, "median": 728, "enclaves": 18, "stacked_pct": 1.0 }, { "name": "Villages Of Oriole", "n": 49, "median": 699, "enclaves": 4, "stacked_pct": 2.0 }, { "name": "High Point", "n": 44, "median": 527, "enclaves": 6, "stacked_pct": 0.0 }, { "name": "Huntington Lakes", "n": 38, "median": 874, "enclaves": 7, "stacked_pct": 0.0 }, { "name": "Palm Greens", "n": 23, "median": 580, "enclaves": 3, "stacked_pct": 0.0 }, { "name": "Huntington Pointe", "n": 21, "median": 1029, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Delray Beach Condo", "n": 12, "median": 382, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Lakes Of Delray", "n": 10, "median": 750, "enclaves": 4, "stacked_pct": 0.0 }, { "name": "Delray Condo", "n": 9, "median": 697, "enclaves": 3, "stacked_pct": 0.0 }, { "name": "Gleneagles", "n": 5, "median": 696, "enclaves": 3, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 704, "p25": 608, "p75": 823, "n": 599, "median_sqft": 0.75, "sa_pending_pct": 0.3 }, { "date": "2026-09-07", "median": 699, "p25": 599, "p75": 822, "n": 663, "median_sqft": 0.75, "sa_pending_pct": 0.3 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Delray Beach condo for sale carries a $699-a-month association fee, 13% below the South Florida median", "11.6% of Delray Beach condos on the market ask $1,000 or more a month in fees; 10% stay under $500", "Delray Beach condos built since 2005 carry fees -4% higher than buildings from before 1995" ], "lede": "DELRAY BEACH, Fla., September 7, 2026 - The median monthly association fee across the 663 condominiums listed for sale in Delray Beach is $699, with half of the listings between $599 and $822 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 13% below the five-county South Florida median of $800, and ranks Delray Beach 41 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Delray Beach carries a monthly association fee of $699, 13% below the five-county South Florida median of $800.\"", "\"11.6 percent of Delray Beach condos on the market ask $1,000 or more a month in association fees; only 10 percent stay under $500.\"", "\"In Delray Beach, a condo completed since 2005 carries a median fee of $671 a month, against $700 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Delray Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (1 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (14 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-delray-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Delray Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Delray Beach median $699 a month, South Florida median $800; Delray Beach ranks 41 of 69 cities.", "title": "Delray Beach condo fees sit 13% below the South Florida median" }, { "caption": "Share of active Delray Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 10% (66 listings); $500 to $750 52% (345 listings); $750 to $1,000 26.4% (175 listings); $1,000 to $1,500 8.7% (58 listings); $1,500 to $2,000 2.7% (18 listings); $2,000 and up 0.2% (1 listings).", "title": "52% of Delray Beach condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Delray Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1950s too few (3 listings); 1960s $1,257 (16 listings); 1970s $690 (346 listings); 1980s $722 (237 listings); 1990s $1,004 (30 listings); 2000s $475 (25 listings); 2010s too few (2 listings); 2020s too few (4 listings).", "title": "Delray Beach condos built since 2005 ask 4% less in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 688 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 688, "with_fee": 677, "no_cadence": 1, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 677, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 11, "n": 663, "retained_n": 663, "outliers_dropped": 14, "trim_applied": true, "cuts": { "active": 688, "cut_count": 316, "cut_pct": 45.9, "median_cut_pct": 6.5, "median_cut_dollars": 15000, "valid_price_count": 688, "missing_price_count": 0, "unchanged_count": 353, "raised_count": 19, "not_below_original_count": 372, "cut_pct_denominator": 688, "cut_sample_ok": true, "median_cut_n": 316 }, "trim_bounds": { "p1": 271.6436, "p99": 2087.333333333333 }, "retained_small_sample": false, "retained_below_30": false, "median": 699, "p10": 500, "p25": 599, "p75": 822, "p90": 1029, "min": 273, "max": 2083, "median_sqft": 0.75, "n_sqft": 658, "median_pct_price": 4.36, "n_pct_price": 663, "median_list_price": 190000, "median_year_built": 1979, "median_sqft_area": 1013, "over_1000": 77, "over_1000_pct": 11.6, "under_500": 66, "under_500_pct": 10.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 77, "over_hi_pct": 11.6, "under_lo": 66, "under_lo_pct": 10.0, "types": { "Condominium": { "count": 605, "pct": 91.3 }, "Villa": { "count": 45, "pct": 6.8 }, "Townhouse": { "count": 12, "pct": 1.8 }, "SingleFamilyResidence": { "count": 1, "pct": 0.2 } }, "regime": { "COA": { "count": 614, "pct": 92.6 }, "not_recorded": { "count": 48, "pct": 7.2 }, "HOA": { "count": 1, "pct": 0.2 } }, "villa_median": 591, "townhouse_median": 640, "cadence": { "Monthly": { "count": 608, "pct": 91.7 }, "Quarterly": { "count": 55, "pct": 8.3 } }, "stacked": { "count": 9, "pct": 1.4, "median_total": 1039, "median_master": 175 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 66, "pct": 10.0 }, { "label": "$500 to $750", "count": 345, "pct": 52.0 }, { "label": "$750 to $1,000", "count": 175, "pct": 26.4 }, { "label": "$1,000 to $1,500", "count": 58, "pct": 8.7 }, { "label": "$1,500 to $2,000", "count": 18, "pct": 2.7 }, { "label": "$2,000 and up", "count": 1, "pct": 0.2 } ], "decades": [ { "label": "1950s", "n": 3, "median": 628, "median_sqft": 0.97 }, { "label": "1960s", "n": 16, "median": 1257, "median_sqft": 0.94 }, { "label": "1970s", "n": 346, "median": 690, "median_sqft": 0.79 }, { "label": "1980s", "n": 237, "median": 722, "median_sqft": 0.7 }, { "label": "1990s", "n": 30, "median": 1004, "median_sqft": 0.71 }, { "label": "2000s", "n": 25, "median": 475, "median_sqft": 0.37 }, { "label": "2010s", "n": 2, "median": 1266, "median_sqft": 1.1 }, { "label": "2020s", "n": 4, "median": 700, "median_sqft": 1.21 } ], "bands": [ { "label": "Under $250K", "n": 458, "median": 690, "median_pct_price": 5.57 }, { "label": "$250K to $500K", "n": 152, "median": 749, "median_pct_price": 2.75 }, { "label": "$500K to $1M", "n": 31, "median": 885, "median_pct_price": 1.6 }, { "label": "$1M and up", "n": 22, "median": 1655, "median_pct_price": 1.24 } ], "pre1995": { "n": 631, "median": 700 }, "post2005": { "n": 17, "median": 671 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 516, "pct": 79.9 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 510, "pct": 78.9 }, { "key": "CableTv", "label": "Cable TV", "count": 465, "pct": 72.0 }, { "key": "Trash", "label": "Trash", "count": 406, "pct": 62.8 }, { "key": "Insurance", "label": "Building insurance", "count": 370, "pct": 57.3 }, { "key": "Water", "label": "Water", "count": 346, "pct": 53.6 }, { "key": "Sewer", "label": "Sewer", "count": 288, "pct": 44.6 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 283, "pct": 43.8 }, { "key": "Security", "label": "Security", "count": 268, "pct": 41.5 }, { "key": "Roof", "label": "Roof", "count": 226, "pct": 35.0 }, { "key": "Pools", "label": "Pool", "count": 205, "pct": 31.7 }, { "key": "Internet", "label": "Internet", "count": 192, "pct": 29.7 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 170, "pct": 26.3 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 145, "pct": 22.4 } ], "includes_n": 646, "flags": { "sa_mentioned": { "count": 34, "pct": 5.1 }, "sa_none_or_paid": { "count": 30, "pct": 4.5 }, "sa_pending": { "count": 2, "pct": 0.3 }, "capital_contribution": { "count": 17, "pct": 2.6 }, "membership_required": { "count": 4, "pct": 0.6 }, "milestone": { "count": 13, "pct": 2.0 }, "reserves": { "count": 15, "pct": 2.3 }, "land_lease": { "count": 2, "pct": 0.3 }, "remarks_n": 649 }, "denominators": { "fee_percentages": 663, "fee_medians_percentiles": 663, "median_sqft": 658, "median_pct_price": 663, "includes_pct": 646, "flags_pct": 663, "cut_pct": 688 }, "developments": [ { "name": "Kings Point", "master": "Kings Point", "n": 35, "anecdotal": false, "median": 744, "median_sqft": 0.88, "year_built": 1978, "median_list_price": 124000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 1 }, { "name": "Huntington Pointe", "master": "Huntington Pointe", "n": 20, "anecdotal": false, "median": 1029, "median_sqft": 0.74, "year_built": 1992, "median_list_price": 342000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 8 }, { "name": "Kings Point Normandy A Thr", "master": "Kings Point", "n": 20, "anecdotal": false, "median": 752, "median_sqft": 0.83, "year_built": 1979, "median_list_price": 129450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Villages of Oriole Abbey", "master": "Villages Of Oriole", "n": 20, "anecdotal": false, "median": 590, "median_sqft": 0.66, "year_built": 1978, "median_list_price": 124900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "High Point of Delray Beach Cond Sec Iii", "master": "High Point", "n": 19, "anecdotal": false, "median": 525, "median_sqft": 0.49, "year_built": 1973, "median_list_price": 189000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 7 }, { "name": "Kings Point Monaco", "master": "Kings Point", "n": 18, "anecdotal": false, "median": 718, "median_sqft": 0.94, "year_built": 1974, "median_list_price": 111950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Kings Point Saxony F", "master": "Kings Point", "n": 18, "anecdotal": false, "median": 734, "median_sqft": 0.94, "year_built": 1974, "median_list_price": 107000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Kings Point Flanders A Thru T", "master": "Kings Point", "n": 17, "anecdotal": false, "median": 752, "median_sqft": 0.88, "year_built": 1977, "median_list_price": 100000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lavers Delray Racquet Club", "master": null, "n": 17, "anecdotal": false, "median": 802, "median_sqft": 0.7, "year_built": 1981, "median_list_price": 299000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pines of Delray North Con", "master": null, "n": 17, "anecdotal": false, "median": 599, "median_sqft": 0.52, "year_built": 1980, "median_list_price": 180000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 1 }, { "name": "Kings Point Brittany A Thru O", "master": "Kings Point", "n": 15, "anecdotal": false, "median": 728, "median_sqft": 0.85, "year_built": 1973, "median_list_price": 110000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Villages of Oriole Bonaire", "master": "Villages Of Oriole", "n": 15, "anecdotal": false, "median": 720, "median_sqft": 0.75, "year_built": 1979, "median_list_price": 119900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Kings Point Burgundy", "master": "Kings Point", "n": 14, "anecdotal": false, "median": 705, "median_sqft": 0.8, "year_built": 1978, "median_list_price": 131950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Kings Point Piedmont Cond", "master": "Kings Point", "n": 14, "anecdotal": false, "median": 750, "median_sqft": 0.82, "year_built": 1980, "median_list_price": 164700, "sa_mentioned": 0, "sa_pending": 0, "membership": 1, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Palm Greens at Villa Del Ray Ii", "master": "Palm Greens", "n": 13, "anecdotal": false, "median": 580, "median_sqft": 0.53, "year_built": 1974, "median_list_price": 208000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 3 }, { "name": "High Point of Delray West 2", "master": "High Point", "n": 12, "anecdotal": false, "median": 564, "median_sqft": 0.5, "year_built": 1981, "median_list_price": 155900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Kings Point Tuscany", "master": "Kings Point", "n": 10, "anecdotal": false, "median": 650, "median_sqft": 0.82, "year_built": 1973, "median_list_price": 116496, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Murano at Delray Beach", "master": "Delray Beach Condo", "n": 10, "anecdotal": false, "median": 358, "median_sqft": 0.32, "year_built": 2001, "median_list_price": 327500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pines of Delray", "master": null, "n": 10, "anecdotal": false, "median": 623, "median_sqft": 0.53, "year_built": 1978, "median_list_price": 207000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 1 }, { "name": "Villages of Oriole Deauville", "master": "Villages Of Oriole", "n": 10, "anecdotal": false, "median": 1067, "median_sqft": 1.02, "year_built": 1980, "median_list_price": 167000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Huntington Lakes Sec Two", "master": "Huntington Lakes", "n": 9, "anecdotal": true, "median": 1098, "median_sqft": 1.11, "year_built": 1985, "median_list_price": 185000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Palm Greens at Villa Del Ray Cond 2 2 A 2", "master": "Palm Greens", "n": 9, "anecdotal": true, "median": 660, "median_sqft": 0.53, "year_built": 1980, "median_list_price": 240000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 2 }, { "name": "Sabal Pine", "master": null, "n": 9, "anecdotal": true, "median": 699, "median_sqft": 0.69, "year_built": 1972, "median_list_price": 150000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Huntington Lakes", "master": "Huntington Lakes", "n": 8, "anecdotal": true, "median": 866, "median_sqft": 0.86, "year_built": 1985, "median_list_price": 207250, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Huntington Lakes Sec One", "master": "Huntington Lakes", "n": 8, "anecdotal": true, "median": 827, "median_sqft": 0.76, "year_built": 1981, "median_list_price": 204500, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tropic Bay", "master": null, "n": 8, "anecdotal": true, "median": 953, "median_sqft": 0.84, "year_built": 1974, "median_list_price": 337000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bahia at Delray", "master": "Delray Condo", "n": 7, "anecdotal": true, "median": 538, "median_sqft": 0.74, "year_built": 1989, "median_list_price": 216000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bridgeview", "master": null, "n": 7, "anecdotal": true, "median": 610, "median_sqft": 0.5, "year_built": 1984, "median_list_price": 199900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 4 }, { "name": "High Point of Delray Beach Sec Iii", "master": "High Point", "n": 7, "anecdotal": true, "median": 528, "median_sqft": 0.52, "year_built": 1973, "median_list_price": 150000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 3 }, { "name": "Kings Point Normandy Cond", "master": "Kings Point", "n": 7, "anecdotal": true, "median": 691, "median_sqft": 0.82, "year_built": 1979, "median_list_price": 160900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Kings Point Seville", "master": "Kings Point", "n": 7, "anecdotal": true, "median": 793, "median_sqft": 0.92, "year_built": 1973, "median_list_price": 99000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 2 }, { "name": "Lakes of Delray", "master": "Lakes Of Delray", "n": 7, "anecdotal": true, "median": 750, "median_sqft": 0.58, "year_built": 1986, "median_list_price": 214900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Country Manors", "master": null, "n": 6, "anecdotal": true, "median": 345, "median_sqft": 0.29, "year_built": 1975, "median_list_price": 232000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 4 }, { "name": "Huntington Lakes Sec Three", "master": "Huntington Lakes", "n": 6, "anecdotal": true, "median": 879, "median_sqft": 0.82, "year_built": 1986, "median_list_price": 212500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Kings Point Capri", "master": "Kings Point", "n": 6, "anecdotal": true, "median": 699, "median_sqft": 0.77, "year_built": 1978, "median_list_price": 127500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Boca Delray I Iii S Filed In Or3857P483 4", "master": null, "n": 5, "anecdotal": true, "median": 1050, "median_sqft": 0.81, "year_built": 1982, "median_list_price": 315000, "sa_mentioned": 1, "sa_pending": 1, "membership": 2, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cypress", "master": null, "n": 5, "anecdotal": true, "median": 354, "median_sqft": 0.45, "year_built": 1987, "median_list_price": 149900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Kings Point Brittany Cond", "master": "Kings Point", "n": 5, "anecdotal": true, "median": 707, "median_sqft": 0.82, "year_built": 1973, "median_list_price": 110000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lago Del Rey", "master": null, "n": 5, "anecdotal": true, "median": 615, "median_sqft": 0.68, "year_built": 1979, "median_list_price": 199000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lakeview Greens 1", "master": null, "n": 5, "anecdotal": true, "median": 512, "median_sqft": 0.47, "year_built": 1983, "median_list_price": 205000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pines of Delray One Two And Three", "master": null, "n": 5, "anecdotal": true, "median": 599, "median_sqft": 0.51, "year_built": 1979, "median_list_price": 239900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Kings Point", "n": 198, "median": 728, "enclaves": 18, "stacked_pct": 1.0 }, { "name": "Villages Of Oriole", "n": 49, "median": 699, "enclaves": 4, "stacked_pct": 2.0 }, { "name": "High Point", "n": 44, "median": 527, "enclaves": 6, "stacked_pct": 0.0 }, { "name": "Huntington Lakes", "n": 38, "median": 874, "enclaves": 7, "stacked_pct": 0.0 }, { "name": "Palm Greens", "n": 23, "median": 580, "enclaves": 3, "stacked_pct": 0.0 }, { "name": "Huntington Pointe", "n": 21, "median": 1029, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Delray Beach Condo", "n": 12, "median": 382, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Lakes Of Delray", "n": 10, "median": 750, "enclaves": 4, "stacked_pct": 0.0 }, { "name": "Delray Condo", "n": 9, "median": 697, "enclaves": 3, "stacked_pct": 0.0 }, { "name": "Gleneagles", "n": 5, "median": 696, "enclaves": 3, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 699, "p25": 599, "p75": 822, "n": 663, "median_sqft": 0.75, "sa_pending_pct": 0.3 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Delray Beach condo monthly association fees have a median of $699 in the retained usable-fee sample of 663 listings, 13% below the five-county median", "In Delray Beach's retained usable-fee sample (663 listings after exclusions and percentile trimming), 11.6% have monthly-equivalent fees of $1,000 or more and 10% are below $500", "Delray Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=17) vs pre-1995 (n=631), monthly median 4% lower. Small subgroup: 2005+; read cautiously." ], "lede": "DELRAY BEACH, Fla., September 7, 2026 - Among 663 active condominium listings in Delray Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $699, with the middle half between $599 and $822, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 688 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 13% below the separately trimmed five-county median of $800 and ranks 41st among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Delray Beach's retained usable-fee sample (n=663), after exclusions and percentile trimming, is $699, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Delray Beach condos in the retained usable-fee sample (n=663) after exclusions and percentile trimming, 11.6 percent have listed monthly-equivalent fees of $1,000 or more and 10 percent are below $500.\"", "\"Among the retained usable-fee listings in Delray Beach with a recorded construction year, the median monthly-equivalent fee is $671 for a recorded year built of 2005 or later (17 listings) and $700 for those built before 1995 (631 listings). Small subgroup: 2005+ n=17; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Delray Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (677 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (14 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 663 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 688 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/delray-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-delray-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Delray Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Delray Beach retained-sample median $699 a month (n=663); five-county median $800 (n=22,695, region-level trim).", "title": "Delray Beach condos, retained usable-fee sample (n=663): median $699/month, 13% below the five-county median of $800", "visible_labels": [ "$699", "663", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 663 active Delray Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 10% (66 listings); $500 to $750 52% (345 listings); $750 to $1,000 26.4% (175 listings); $1,000 to $1,500 8.7% (58 listings); $1,500 to $2,000 2.7% (18 listings); $2,000 and up 0.2% (1 listings).", "title": "52% of Delray Beach's retained usable-fee sample (663 listings) falls in the $500 to $750 monthly band", "visible_labels": [ "0%", "0", "10%", "66", "52%", "345", "26.4%", "175", "8.7%", "58", "2.7%", "18", "0.2%", "1" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Delray Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=17; pre-1995 n=631. Small subgroup: 2005+ n=17; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1950s count only (3 listings); 1960s $1,257 (16 listings); 1970s $690 (346 listings); 1980s $722 (237 listings); 1990s $1,004 (30 listings); 2000s $475 (25 listings); 2010s count only (2 listings); 2020s count only (4 listings). Recorded year built 2005 or later $671 (17 listings); before 1995 $700 (631 listings). Small subgroup: 2005+ n=17; read cautiously.", "title": "Delray Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=17) vs pre-1995 (n=631), monthly median 4% lower. Small subgroup: 2005+; read cautiously.", "visible_labels": [ "3", "$1,257", "16", "$690", "346", "$722", "237", "$1,004", "30", "$475", "25", "2", "4", "$671", "17", "$700", "631" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 688, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 688, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 316, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 372, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 353, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 688, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 688, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 663, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 663, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 663, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 646, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 663, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 658, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 677, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 663, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 663, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 271.6436, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 2087.333333333333, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Delray Beach median $699 a month, South Florida median $800; Delray Beach ranks 41 of 69 cities.", "after": "Dot strip chart in five county lanes. Delray Beach retained-sample median $699 a month (n=663); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Delray Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Delray Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Delray Beach condo fees sit 13% below the South Florida median", "after": "Delray Beach condos, retained usable-fee sample (n=663): median $699/month, 13% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$699", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "663", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 10% (66 listings); $500 to $750 52% (345 listings); $750 to $1,000 26.4% (175 listings); $1,000 to $1,500 8.7% (58 listings); $1,500 to $2,000 2.7% (18 listings); $2,000 and up 0.2% (1 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 10% (66 listings); $500 to $750 52% (345 listings); $750 to $1,000 26.4% (175 listings); $1,000 to $1,500 8.7% (58 listings); $1,500 to $2,000 2.7% (18 listings); $2,000 and up 0.2% (1 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Delray Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 663 active Delray Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "52% of Delray Beach condos for sale carry a fee of $500 to $750 a month", "after": "52% of Delray Beach's retained usable-fee sample (663 listings) falls in the $500 to $750 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "2.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "18", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "10%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "66", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "52%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "345", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "26.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "175", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "8.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "58", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1950s too few (3 listings); 1960s $1,257 (16 listings); 1970s $690 (346 listings); 1980s $722 (237 listings); 1990s $1,004 (30 listings); 2000s $475 (25 listings); 2010s too few (2 listings); 2020s too few (4 listings).", "after": "Column chart of median fee by recorded decade built: 1950s count only (3 listings); 1960s $1,257 (16 listings); 1970s $690 (346 listings); 1980s $722 (237 listings); 1990s $1,004 (30 listings); 2000s $475 (25 listings); 2010s count only (2 listings); 2020s count only (4 listings). Recorded year built 2005 or later $671 (17 listings); before 1995 $700 (631 listings). Small subgroup: 2005+ n=17; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Delray Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Delray Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=17; pre-1995 n=631. Small subgroup: 2005+ n=17; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Delray Beach condos built since 2005 ask 4% less in fees than those built before 1995", "after": "Delray Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=17) vs pre-1995 (n=631), monthly median 4% lower. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "25", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "$671", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "17", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[15]", "before": null, "after": "$700", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[16]", "before": null, "after": "631", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$1,257", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$690", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "346", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "$722", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "237", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "$1,004", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "30", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "$475", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Delray Beach condo for sale carries a $699-a-month association fee, 13% below the South Florida median", "after": "Delray Beach condo monthly association fees have a median of $699 in the retained usable-fee sample of 663 listings, 13% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "11.6% of Delray Beach condos on the market ask $1,000 or more a month in fees; 10% stay under $500", "after": "In Delray Beach's retained usable-fee sample (663 listings after exclusions and percentile trimming), 11.6% have monthly-equivalent fees of $1,000 or more and 10% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Delray Beach condos built since 2005 carry fees -4% higher than buildings from before 1995", "after": "Delray Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=17) vs pre-1995 (n=631), monthly median 4% lower. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "DELRAY BEACH, Fla., September 7, 2026 - The median monthly association fee across the 663 condominiums listed for sale in Delray Beach is $699, with half of the listings between $599 and $822 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 13% below the five-county South Florida median of $800, and ranks Delray Beach 41 of 69 cities.", "after": "DELRAY BEACH, Fla., September 7, 2026 - Among 663 active condominium listings in Delray Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $699, with the middle half between $599 and $822, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 688 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 13% below the separately trimmed five-county median of $800 and ranks 41st among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Delray Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (1 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (14 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-delray-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Delray Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (677 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (14 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 663 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 688 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/delray-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-delray-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Delray Beach carries a monthly association fee of $699, 13% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Delray Beach's retained usable-fee sample (n=663), after exclusions and percentile trimming, is $699, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"11.6 percent of Delray Beach condos on the market ask $1,000 or more a month in association fees; only 10 percent stay under $500.\"", "after": "\"Among Delray Beach condos in the retained usable-fee sample (n=663) after exclusions and percentile trimming, 11.6 percent have listed monthly-equivalent fees of $1,000 or more and 10 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Delray Beach, a condo completed since 2005 carries a median fee of $671 a month, against $700 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Delray Beach with a recorded construction year, the median monthly-equivalent fee is $671 for a recorded year built of 2005 or later (17 listings) and $700 for those built before 1995 (631 listings). Small subgroup: 2005+ n=17; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "289a41c15c20be127f87b25e4e0d3848dd99d9858d19da0eae4b777351ec2081", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nDelray Beach condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Delray Beach condo for sale carries a $699-a-month association fee, 13% below the South\nFlorida median\n11.6% of Delray Beach condos on the market ask $1,000 or more a month in fees; 10% stay under $500\nDelray Beach condos built since 2005 carry fees -4% higher than buildings from before 1995\nLEDE\nDELRAY BEACH, Fla., September 7, 2026 - The median monthly association fee across the 663 condominiums\nlisted for sale in Delray Beach is $699, with half of the listings between $599 and $822 a month, according to a\ndaily analysis of BeachesMLS listing data by PBP Real Estate. That is 13% below the five-county South Florida\nmedian of $800, and ranks Delray Beach 41 of 69 cities.\nNUT GRAF\nPer square foot, the median Delray Beach condo fee is $0.75 a month on a median unit of 1,013 square feet; at\nthe median asking price of $190K, a year of fees equals 4.36% of the price. 11.6% of listings ask $1,000 or\nmore a month and 10% under $500. 1.4% of listings report two association layers (a master and a sub-\nassociation); 8.3% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention\na special assessment on 5.1% of listings, describe one as pending or payable by the buyer on 0.3%, and\nmention a mandatory club or membership on 0.6%. Buildings completed since 2005 carry a median fee of\n$671 against $700 for those completed before 1995.\nFACT BOX\nActive condominium listings, Delray Beach\n688 (663 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$699\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$599 to $822\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.75 (median unit 1,013 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n4.36% (asking $190K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n11.6% / 10%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n1.4% (9)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n8.3%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n5.1% / 0.3%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0.6%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Delray Beach ranks 41 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$671 (17 listings) / $700 (631 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Delray Beach carries a monthly association fee of $699, 13%\nbelow the five-county South Florida median of $800.\"\n\"11.6 percent of Delray Beach condos on the market ask $1,000 or more a month in association fees; only\n10 percent stay under $500.\"\n\"In Delray Beach, a condo completed since 2005 carries a median fee of $671 a month, against $700 for a\nbuilding completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Delray Beach against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Delray Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS\nvia PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Delray Beach condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Delray Beach permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (1 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (14 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-delray-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity\nor accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing\nOpportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "214d3c4b7f493a108fdf69e9a8dc1ff55fa517af9e130056f8a1c5dd01584540", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nDelray Beach condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/delray-beach/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nDelray Beach condo monthly association fees have a median of $699 in the retained usable-fee sample of\n663 listings, 13% below the five-county median\nIn Delray Beach's retained usable-fee sample (663 listings after exclusions and percentile trimming), 11.6%\nhave monthly-equivalent fees of $1,000 or more and 10% are below $500\nDelray Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=17) vs pre-1995 (n=631),\nmonthly median 4% lower. Small subgroup: 2005+; read cautiously.\nLEDE\nDELRAY BEACH, Fla., September 7, 2026 - Among 663 active condominium listings in Delray Beach retained\nafter excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its\n99th percentile, the median monthly association fee is $699, with the middle half between $599 and $822,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 688\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 13% below the separately trimmed five-county median\nof $800 and ranks 41st among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Delray Beach condo fee is $0.75 a month (658\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n4.36% of the listing's current asking price across 663 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 11.6% of the retained sample have fees of $1,000 or more a\nmonth and 10% are below $500. 1.4% of the retained sample report two association layers (a master and a\nsub-association, summed here); 8.3% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 5.1% of the retained sample, describe one as pending or\npayable by the buyer on 0.3%, and mention a mandatory club or membership on 0.6%; 649 retained listings\ncarry remarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $671 for a recorded\nyear built of 2005 or later (17 listings) and $700 for those built before 1995 (631 listings); construction year is\na recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=17; read\ncautiously.\nFACT BOX\nActive condominium listings, Delray Beach\n(before exclusions and trimming)\n688\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n677 / 663 (14 trimmed; 1 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$699\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$599 to $822\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.75 (658 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n4.36% (663 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n11.6% (77) / 10% (66) of 663\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n1.4% (9)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n8.3%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n5.1% / 0.3%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0.6%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Delray Beach ranks 41st\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$671 (2005+ n=17) / $700 (pre-1995 n=631).\nSmall subgroup: 2005+ n=17; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Delray Beach's retained usable-fee sample (n=663),\nafter exclusions and percentile trimming, is $699, compared with $800 in the separately trimmed five-\ncounty sample.\"\n\"Among Delray Beach condos in the retained usable-fee sample (n=663) after exclusions and percentile\ntrimming, 11.6 percent have listed monthly-equivalent fees of $1,000 or more and 10 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Delray Beach with a recorded construction year, the median\nmonthly-equivalent fee is $671 for a recorded year built of 2005 or later (17 listings) and $700 for those\nbuilt before 1995 (631 listings). Small subgroup: 2005+ n=17; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Delray Beach and\nthe published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference\nuses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Delray Beach retained-sample median $699 a\nmonth (n=663); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 663 active Delray Beach condominium listings retained after unusable-fee exclusions\nand city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 10% (66 listings); $500 to $750 52% (345 listings); $750 to $1,000 26.4% (175 listings);\n$1,000 to $1,500 8.7% (58 listings); $1,500 to $2,000 2.7% (18 listings); $2,000 and up 0.2% (1 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Delray Beach condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=17;\npre-1995 n=631. Small subgroup: 2005+ n=17; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1950s count only (3 listings);\n1960s $1,257 (16 listings); 1970s $690 (346 listings); 1980s $722 (237 listings); 1990s $1,004 (30 listings);\n2000s $475 (25 listings); 2010s count only (2 listings); 2020s count only (4 listings). Recorded year built 2005\nor later $671 (17 listings); before 1995 $700 (631 listings). Small subgroup: 2005+ n=17; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Delray Beach, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (677 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (14 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 663 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 688 active listings. Region and county comparisons are trimmed separately within their own samples\n(the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is\nnot a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet;\nannual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-\nlisting ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10\nlistings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples\nwith fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least\n30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-\ndollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written\npublic remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse,\nvilla or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal\ndescription is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums\nare reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical\nclassifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the\nMLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its\nindividual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may\nrequest the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records)\nfrom info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained\nlater same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files;\noriginal edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/delray-\nbeach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-delray-\nbeach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "b9d4c345550057ae1f229e4172d952640a8bbef933cb5c6e2ee37f93bbdfa6cb", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - DELRAY BEACH CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Delray Beach condo monthly association fees have a median of $699 in the retained usable-fee sample of 663 listings, 13% below the five-county median\n2. In Delray Beach's retained usable-fee sample (663 listings after exclusions and percentile trimming), 11.6% have monthly-equivalent fees of $1,000 or more and 10% are below $500\n3. Delray Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=17) vs pre-1995 (n=631), monthly median 4% lower. Small subgroup: 2005+; read cautiously.\n\nLEDE\nDELRAY BEACH, Fla., September 7, 2026 - Among 663 active condominium listings in Delray Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $699, with the middle half between $599 and $822, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 688 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 13% below the separately trimmed five-county median of $800 and ranks 41st among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Delray Beach condo fee is $0.75 a month (658 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 4.36% of the listing's current asking price across 663 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 11.6% of the retained sample have fees of $1,000 or more a month and 10% are below $500. 1.4% of the retained sample report two association layers (a master and a sub-association, summed here); 8.3% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 5.1% of the retained sample, describe one as pending or payable by the buyer on 0.3%, and mention a mandatory club or membership on 0.6%; 649 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $671 for a recorded year built of 2005 or later (17 listings) and $700 for those built before 1995 (631 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=17; read cautiously.\n\nFACT BOX (exact figures)\n- Active condominium listings, Delray Beach (before exclusions and trimming): 688 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 677 / 663 (14 trimmed; 1 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $699 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $599 to $822 [September 7, 2026]\n- Median fee per square foot per month: $0.75 (658 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 4.36% (663 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 11.6% (77) / 10% (66) of 663 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 1.4% (9) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 8.3% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 5.1% / 0.3% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0.6% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Delray Beach ranks 41st among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $671 (2005+ n=17) / $700 (pre-1995 n=631). Small subgroup: 2005+ n=17; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Delray Beach's retained usable-fee sample (n=663), after exclusions and percentile trimming, is $699, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Delray Beach condos in the retained usable-fee sample (n=663) after exclusions and percentile trimming, 11.6 percent have listed monthly-equivalent fees of $1,000 or more and 10 percent are below $500.\"\n- \"Among the retained usable-fee listings in Delray Beach with a recorded construction year, the median monthly-equivalent fee is $671 for a recorded year built of 2005 or later (17 listings) and $700 for those built before 1995 (631 listings). Small subgroup: 2005+ n=17; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- delray-beach-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Delray Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Delray Beach retained-sample median $699 a month (n=663); five-county median $800 (n=22,695, region-level trim).\n- delray-beach-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 663 active Delray Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 10% (66 listings); $500 to $750 52% (345 listings); $750 to $1,000 26.4% (175 listings); $1,000 to $1,500 8.7% (58 listings); $1,500 to $2,000 2.7% (18 listings); $2,000 and up 0.2% (1 listings).\n- delray-beach-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Delray Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=17; pre-1995 n=631. Small subgroup: 2005+ n=17; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1950s count only (3 listings); 1960s $1,257 (16 listings); 1970s $690 (346 listings); 1980s $722 (237 listings); 1990s $1,004 (30 listings); 2000s $475 (25 listings); 2010s count only (2 listings); 2020s count only (4 listings). Recorded year built 2005 or later $671 (17 listings); before 1995 $700 (631 listings). Small subgroup: 2005+ n=17; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Delray Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (677 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (14 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 663 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 688 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/delray-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-delray-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "delray-beach", "city": "Delray Beach", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 100, "with_fee": 90, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 100, "cut_count": 45, "cut_pct": 45.0, "median_cut_pct": 3.9, "median_cut_dollars": 17000 }, "outliers_dropped": 1, "n": 89, "median": 433, "p10": 250, "p25": 299, "p75": 627, "p90": 853, "min": 1, "max": 1000, "median_sqft": 0.3, "n_sqft": 89, "median_pct_price": 1.21, "median_list_price": 383000, "median_year_built": 1988, "median_sqft_area": 1355, "over_1000": 4, "over_1000_pct": 4.5, "under_500": 52, "under_500_pct": 58.4, "hi_thr": 500, "lo_thr": 200, "over_hi": 37, "over_hi_pct": 41.6, "under_lo": 6, "under_lo_pct": 6.7, "types": { "Villa": { "count": 55, "pct": 61.8 }, "Townhouse": { "count": 34, "pct": 38.2 } }, "regime": { "HOA": { "count": 74, "pct": 83.1 }, "not_recorded": { "count": 15, "pct": 16.9 } }, "villa_median": 386, "townhouse_median": 547, "cadence": { "Monthly": { "count": 71, "pct": 79.8 }, "Quarterly": { "count": 18, "pct": 20.2 } }, "stacked": { "count": 1, "pct": 1.1, "median_total": 305, "median_master": 175 }, "bins": [ { "label": "Under $100", "count": 4, "pct": 4.5 }, { "label": "$100 to $200", "count": 2, "pct": 2.2 }, { "label": "$200 to $300", "count": 19, "pct": 21.3 }, { "label": "$300 to $400", "count": 14, "pct": 15.7 }, { "label": "$400 to $600", "count": 22, "pct": 24.7 }, { "label": "$600 to $1,000", "count": 24, "pct": 27.0 }, { "label": "$1,000 and up", "count": 4, "pct": 4.5 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 17, "median": 299, "median_sqft": 0.28 }, { "label": "1980s", "n": 33, "median": 323, "median_sqft": 0.27 }, { "label": "1990s", "n": 10, "median": 458, "median_sqft": 0.32 }, { "label": "2000s", "n": 14, "median": 504, "median_sqft": 0.3 }, { "label": "2010s", "n": 6, "median": 682, "median_sqft": 0.47 }, { "label": "2020s", "n": 9, "median": 371, "median_sqft": 0.28 } ], "bands": [ { "label": "Under $250K", "n": 16, "median": 516, "median_pct_price": 3.04 }, { "label": "$250K to $500K", "n": 53, "median": 404, "median_pct_price": 1.21 }, { "label": "$500K to $1M", "n": 11, "median": 480, "median_pct_price": 0.92 }, { "label": "$1M and up", "n": 9, "median": 973, "median_pct_price": 0.62 } ], "pre1995": { "n": 52, "median": 323 }, "post2005": { "n": 18, "median": 604 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 79, "pct": 90.8 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 62, "pct": 71.3 }, { "key": "CableTv", "label": "Cable TV", "count": 54, "pct": 62.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 34, "pct": 39.1 }, { "key": "Trash", "label": "Trash", "count": 31, "pct": 35.6 }, { "key": "Security", "label": "Security", "count": 28, "pct": 32.2 }, { "key": "Insurance", "label": "Building insurance", "count": 27, "pct": 31.0 }, { "key": "Internet", "label": "Internet", "count": 26, "pct": 29.9 }, { "key": "PestControl", "label": "Pest control", "count": 24, "pct": 27.6 }, { "key": "Pools", "label": "Pool", "count": 22, "pct": 25.3 }, { "key": "Roof", "label": "Roof", "count": 22, "pct": 25.3 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 20, "pct": 23.0 }, { "key": "Water", "label": "Water", "count": 14, "pct": 16.1 }, { "key": "Sewer", "label": "Sewer", "count": 12, "pct": 13.8 } ], "includes_n": 87, "flags": { "sa_mentioned": { "count": 2, "pct": 2.2 }, "sa_none_or_paid": { "count": 2, "pct": 2.2 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 1, "pct": 1.1 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 1, "pct": 1.1 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 88 }, "developments": [ { "name": "High Point of Delray West 2", "master": "High Point", "n": 8, "anecdotal": true, "median": 560, "median_sqft": 0.5, "year_built": 1980, "median_list_price": 191500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 8 }, { "name": "Rainberry Bay", "master": null, "n": 7, "anecdotal": true, "median": 632, "median_sqft": 0.5, "year_built": 1979, "median_list_price": 299000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 4 }, { "name": "Camelot Village", "master": null, "n": 5, "anecdotal": true, "median": 299, "median_sqft": 0.23, "year_built": 1979, "median_list_price": 280000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 4 }, { "name": "Delray Villas 3", "master": "Delray Villas", "n": 5, "anecdotal": true, "median": 250, "median_sqft": 0.19, "year_built": 1981, "median_list_price": 255000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 5 } ], "masters": [ { "name": "Delray Villas", "n": 12, "median": 253, "enclaves": 4, "stacked_pct": 0.0 }, { "name": "High Point", "n": 8, "median": 560, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 433, "p25": 299, "p75": 627, "n": 89, "median_sqft": 0.3, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Delray Beach townhouse or villa for sale carries a $433-a-month homeowners association fee, 44% above the South Florida median", "41.6% of Delray Beach townhouses and villas on the market ask $500 or more a month in fees; 6.7% stay under $200", "Delray Beach townhouses and villas built since 2005 carry fees 87% higher than communities from before 1995" ], "lede": "DELRAY BEACH, Fla., September 7, 2026 - The median monthly homeowners association fee across the 89 townhouses and villas listed for sale in Delray Beach is $433, with half of the listings between $299 and $627 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 44% above the five-county South Florida median of $300, and ranks Delray Beach 7 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Delray Beach carries a monthly homeowners association fee of $433, 44% above the five-county South Florida median of $300.\"", "\"41.6 percent of Delray Beach townhouses and villas on the market ask $500 or more a month in fees; 6.7 percent stay under $200.\"", "\"In Delray Beach, a townhouse or villa completed since 2005 carries a median fee of $604 a month, against $323 for one completed before 1995.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Delray Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-delray-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Delray Beach against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Delray Beach median $433 a month, South Florida median $300; Delray Beach ranks 7 of 34 cities.", "title": "Delray Beach HOA fees on townhouses and villas sit 44% above the South Florida median" }, { "caption": "Share of active Delray Beach townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 4.5% (4 listings); $100 to $200 2.2% (2 listings); $200 to $300 21.3% (19 listings); $300 to $400 15.7% (14 listings); $400 to $600 24.7% (22 listings); $600 to $1,000 27% (24 listings); $1,000 and up 4.5% (4 listings).", "title": "27% of Delray Beach townhouses and villas for sale carry a fee of $600 to $1,000 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Delray Beach townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s $299 (17 listings); 1980s $323 (33 listings); 1990s $458 (10 listings); 2000s $504 (14 listings); 2010s too few (6 listings); 2020s too few (9 listings).", "title": "Delray Beach townhouses and villas built since 2005 ask 87% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 100 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 100, "with_fee": 90, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 90, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 10, "n": 89, "retained_n": 89, "outliers_dropped": 1, "trim_applied": true, "cuts": { "active": 100, "cut_count": 46, "cut_pct": 46.0, "median_cut_pct": 3.8, "median_cut_dollars": 16500, "valid_price_count": 100, "missing_price_count": 0, "unchanged_count": 49, "raised_count": 5, "not_below_original_count": 54, "cut_pct_denominator": 100, "cut_sample_ok": true, "median_cut_n": 46 }, "trim_bounds": { "p1": 1.0, "p99": 1032.9999999999998 }, "retained_small_sample": false, "retained_below_30": false, "median": 433, "p10": 250, "p25": 299, "p75": 627, "p90": 853, "min": 1, "max": 1000, "median_sqft": 0.3, "n_sqft": 89, "median_pct_price": 1.21, "n_pct_price": 89, "median_list_price": 383000, "median_year_built": 1988, "median_sqft_area": 1355, "over_1000": 4, "over_1000_pct": 4.5, "under_500": 52, "under_500_pct": 58.4, "hi_thr": 500, "lo_thr": 200, "over_hi": 37, "over_hi_pct": 41.6, "under_lo": 6, "under_lo_pct": 6.7, "types": { "Villa": { "count": 55, "pct": 61.8 }, "Townhouse": { "count": 34, "pct": 38.2 } }, "regime": { "HOA": { "count": 74, "pct": 83.1 }, "not_recorded": { "count": 15, "pct": 16.9 } }, "villa_median": 386, "townhouse_median": 547, "cadence": { "Monthly": { "count": 71, "pct": 79.8 }, "Quarterly": { "count": 18, "pct": 20.2 } }, "stacked": { "count": 1, "pct": 1.1, "median_total": 305, "median_master": 175 }, "bins": [ { "label": "Under $100", "count": 4, "pct": 4.5 }, { "label": "$100 to $200", "count": 2, "pct": 2.2 }, { "label": "$200 to $300", "count": 19, "pct": 21.3 }, { "label": "$300 to $400", "count": 14, "pct": 15.7 }, { "label": "$400 to $600", "count": 22, "pct": 24.7 }, { "label": "$600 to $1,000", "count": 24, "pct": 27.0 }, { "label": "$1,000 and up", "count": 4, "pct": 4.5 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 17, "median": 299, "median_sqft": 0.28 }, { "label": "1980s", "n": 33, "median": 323, "median_sqft": 0.27 }, { "label": "1990s", "n": 10, "median": 458, "median_sqft": 0.32 }, { "label": "2000s", "n": 14, "median": 504, "median_sqft": 0.3 }, { "label": "2010s", "n": 6, "median": 682, "median_sqft": 0.47 }, { "label": "2020s", "n": 9, "median": 371, "median_sqft": 0.28 } ], "bands": [ { "label": "Under $250K", "n": 16, "median": 516, "median_pct_price": 3.04 }, { "label": "$250K to $500K", "n": 53, "median": 404, "median_pct_price": 1.21 }, { "label": "$500K to $1M", "n": 11, "median": 480, "median_pct_price": 0.92 }, { "label": "$1M and up", "n": 9, "median": 973, "median_pct_price": 0.62 } ], "pre1995": { "n": 52, "median": 323 }, "post2005": { "n": 18, "median": 604 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 79, "pct": 90.8 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 62, "pct": 71.3 }, { "key": "CableTv", "label": "Cable TV", "count": 54, "pct": 62.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 34, "pct": 39.1 }, { "key": "Trash", "label": "Trash", "count": 31, "pct": 35.6 }, { "key": "Security", "label": "Security", "count": 28, "pct": 32.2 }, { "key": "Insurance", "label": "Building insurance", "count": 27, "pct": 31.0 }, { "key": "Internet", "label": "Internet", "count": 26, "pct": 29.9 }, { "key": "PestControl", "label": "Pest control", "count": 24, "pct": 27.6 }, { "key": "Pools", "label": "Pool", "count": 22, "pct": 25.3 }, { "key": "Roof", "label": "Roof", "count": 22, "pct": 25.3 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 20, "pct": 23.0 }, { "key": "Water", "label": "Water", "count": 14, "pct": 16.1 }, { "key": "Sewer", "label": "Sewer", "count": 12, "pct": 13.8 } ], "includes_n": 87, "flags": { "sa_mentioned": { "count": 2, "pct": 2.2 }, "sa_none_or_paid": { "count": 2, "pct": 2.2 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 1, "pct": 1.1 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 1, "pct": 1.1 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 88 }, "denominators": { "fee_percentages": 89, "fee_medians_percentiles": 89, "median_sqft": 89, "median_pct_price": 89, "includes_pct": 87, "flags_pct": 89, "cut_pct": 100 }, "developments": [ { "name": "High Point of Delray West 2", "master": "High Point", "n": 8, "anecdotal": true, "median": 560, "median_sqft": 0.5, "year_built": 1980, "median_list_price": 191500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 8 }, { "name": "Rainberry Bay", "master": null, "n": 7, "anecdotal": true, "median": 632, "median_sqft": 0.5, "year_built": 1979, "median_list_price": 299000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 4 }, { "name": "Camelot Village", "master": null, "n": 5, "anecdotal": true, "median": 299, "median_sqft": 0.23, "year_built": 1979, "median_list_price": 280000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 4 }, { "name": "Delray Villas 3", "master": "Delray Villas", "n": 5, "anecdotal": true, "median": 250, "median_sqft": 0.19, "year_built": 1981, "median_list_price": 255000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 5 } ], "masters": [ { "name": "Delray Villas", "n": 12, "median": 253, "enclaves": 4, "stacked_pct": 0.0 }, { "name": "High Point", "n": 8, "median": 560, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 433, "p25": 299, "p75": 627, "n": 89, "median_sqft": 0.3, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Delray Beach townhouse or villa monthly homeowners association fees have a median of $433 in the retained usable-fee sample of 89 listings, 44% above the five-county median", "In Delray Beach's retained usable-fee sample (89 listings after exclusions and percentile trimming), 41.6% have monthly-equivalent fees of $500 or more and 6.7% are below $200", "Delray Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=18) vs pre-1995 (n=52), monthly median 87% higher. Small subgroup: 2005+; read cautiously." ], "lede": "DELRAY BEACH, Fla., September 7, 2026 - Among 89 active townhouse or villa listings in Delray Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $433, with the middle half between $299 and $627, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 100 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 44% above the separately trimmed five-county median of $300 and ranks 7th among 34 published city medians.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Delray Beach's retained usable-fee sample (n=89), after exclusions and percentile trimming, is $433, compared with $300 in the separately trimmed five-county sample.\"", "\"Among Delray Beach townhouses and villas in the retained usable-fee sample (n=89) after exclusions and percentile trimming, 41.6 percent have listed monthly-equivalent fees of $500 or more and 6.7 percent are below $200.\"", "\"Among the retained usable-fee listings in Delray Beach with a recorded construction year, the median monthly-equivalent fee is $604 for a recorded year built of 2005 or later (18 listings) and $323 for those built before 1995 (52 listings). Small subgroup: 2005+ n=18; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Delray Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (90 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 89 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 100 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/delray-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-delray-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Delray Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Delray Beach retained-sample median $433 a month (n=89); five-county median $300 (n=3,206, region-level trim).", "title": "Delray Beach townhouses and villas, retained usable-fee sample (n=89): median $433/month, 44% above the five-county median of $300", "visible_labels": [ "$433", "89", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 89 active Delray Beach townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 4.5% (4 listings); $100 to $200 2.2% (2 listings); $200 to $300 21.3% (19 listings); $300 to $400 15.7% (14 listings); $400 to $600 24.7% (22 listings); $600 to $1,000 27% (24 listings); $1,000 and up 4.5% (4 listings).", "title": "27% of Delray Beach's retained usable-fee sample (89 listings) falls in the $600 to $1,000 monthly band", "visible_labels": [ "4.5%", "4", "2.2%", "2", "21.3%", "19", "15.7%", "14", "24.7%", "22", "27%", "24", "4.5%", "4" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Delray Beach townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=18; pre-1995 n=52. Small subgroup: 2005+ n=18; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1970s $299 (17 listings); 1980s $323 (33 listings); 1990s $458 (10 listings); 2000s $504 (14 listings); 2010s count only (6 listings); 2020s count only (9 listings). Recorded year built 2005 or later $604 (18 listings); before 1995 $323 (52 listings). Small subgroup: 2005+ n=18; read cautiously.", "title": "Delray Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=18) vs pre-1995 (n=52), monthly median 87% higher. Small subgroup: 2005+; read cautiously.", "visible_labels": [ "$299", "17", "$323", "33", "$458", "10", "$504", "14", "6", "9", "$604", "18", "$323", "52" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 100, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_count", "before": 45, "after": 46, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_pct", "before": 45.0, "after": 46.0, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 100, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_dollars", "before": 17000, "after": 16500, "before_present": true, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_pct", "before": 3.9, "after": 3.8, "before_present": true, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 100, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 100, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 87, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 1.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1032.9999999999998, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Delray Beach median $433 a month, South Florida median $300; Delray Beach ranks 7 of 34 cities.", "after": "Dot strip chart in five county lanes. Delray Beach retained-sample median $433 a month (n=89); five-county median $300 (n=3,206, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Delray Beach against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Delray Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Delray Beach HOA fees on townhouses and villas sit 44% above the South Florida median", "after": "Delray Beach townhouses and villas, retained usable-fee sample (n=89): median $433/month, 44% above the five-county median of $300", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$433", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "89", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 4.5% (4 listings); $100 to $200 2.2% (2 listings); $200 to $300 21.3% (19 listings); $300 to $400 15.7% (14 listings); $400 to $600 24.7% (22 listings); $600 to $1,000 27% (24 listings); $1,000 and up 4.5% (4 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 4.5% (4 listings); $100 to $200 2.2% (2 listings); $200 to $300 21.3% (19 listings); $300 to $400 15.7% (14 listings); $400 to $600 24.7% (22 listings); $600 to $1,000 27% (24 listings); $1,000 and up 4.5% (4 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Delray Beach townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 89 active Delray Beach townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "27% of Delray Beach townhouses and villas for sale carry a fee of $600 to $1,000 a month", "after": "27% of Delray Beach's retained usable-fee sample (89 listings) falls in the $600 to $1,000 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "4.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "27%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "24", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "4.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "2.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "21.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "19", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "15.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "24.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "22", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s $299 (17 listings); 1980s $323 (33 listings); 1990s $458 (10 listings); 2000s $504 (14 listings); 2010s too few (6 listings); 2020s too few (9 listings).", "after": "Column chart of median fee by recorded decade built: 1970s $299 (17 listings); 1980s $323 (33 listings); 1990s $458 (10 listings); 2000s $504 (14 listings); 2010s count only (6 listings); 2020s count only (9 listings). Recorded year built 2005 or later $604 (18 listings); before 1995 $323 (52 listings). Small subgroup: 2005+ n=18; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Delray Beach townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Delray Beach townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=18; pre-1995 n=52. Small subgroup: 2005+ n=18; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Delray Beach townhouses and villas built since 2005 ask 87% more in fees than those built before 1995", "after": "Delray Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=18) vs pre-1995 (n=52), monthly median 87% higher. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$299", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$604", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "18", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "$323", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "52", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "17", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$323", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "33", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$458", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$504", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Delray Beach townhouse or villa for sale carries a $433-a-month homeowners association fee, 44% above the South Florida median", "after": "Delray Beach townhouse or villa monthly homeowners association fees have a median of $433 in the retained usable-fee sample of 89 listings, 44% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "41.6% of Delray Beach townhouses and villas on the market ask $500 or more a month in fees; 6.7% stay under $200", "after": "In Delray Beach's retained usable-fee sample (89 listings after exclusions and percentile trimming), 41.6% have monthly-equivalent fees of $500 or more and 6.7% are below $200", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Delray Beach townhouses and villas built since 2005 carry fees 87% higher than communities from before 1995", "after": "Delray Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=18) vs pre-1995 (n=52), monthly median 87% higher. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "DELRAY BEACH, Fla., September 7, 2026 - The median monthly homeowners association fee across the 89 townhouses and villas listed for sale in Delray Beach is $433, with half of the listings between $299 and $627 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 44% above the five-county South Florida median of $300, and ranks Delray Beach 7 of 34 cities.", "after": "DELRAY BEACH, Fla., September 7, 2026 - Among 89 active townhouse or villa listings in Delray Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $433, with the middle half between $299 and $627, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 100 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 44% above the separately trimmed five-county median of $300 and ranks 7th among 34 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Delray Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-delray-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Delray Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (90 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 89 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 100 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/delray-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-delray-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Delray Beach carries a monthly homeowners association fee of $433, 44% above the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Delray Beach's retained usable-fee sample (n=89), after exclusions and percentile trimming, is $433, compared with $300 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"41.6 percent of Delray Beach townhouses and villas on the market ask $500 or more a month in fees; 6.7 percent stay under $200.\"", "after": "\"Among Delray Beach townhouses and villas in the retained usable-fee sample (n=89) after exclusions and percentile trimming, 41.6 percent have listed monthly-equivalent fees of $500 or more and 6.7 percent are below $200.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Delray Beach, a townhouse or villa completed since 2005 carries a median fee of $604 a month, against $323 for one completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Delray Beach with a recorded construction year, the median monthly-equivalent fee is $604 for a recorded year built of 2005 or later (18 listings) and $323 for those built before 1995 (52 listings). Small subgroup: 2005+ n=18; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "52c501763c120562260b9f56fae38e35520299de9a47ad81cfbd4fd9e8f0fa42", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nDelray Beach HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Delray Beach townhouse or villa for sale carries a $433-a-month homeowners association fee,\n44% above the South Florida median\n41.6% of Delray Beach townhouses and villas on the market ask $500 or more a month in fees; 6.7% stay\nunder $200\nDelray Beach townhouses and villas built since 2005 carry fees 87% higher than communities from before\n1995\nLEDE\nDELRAY BEACH, Fla., September 7, 2026 - The median monthly homeowners association fee across the 89\ntownhouses and villas listed for sale in Delray Beach is $433, with half of the listings between $299 and $627\na month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 44% above the\nfive-county South Florida median of $300, and ranks Delray Beach 7 of 34 cities.\nNUT GRAF\nPer square foot, the median Delray Beach townhouse or villa fee is $0.30 a month on a median home of 1,355\nsquare feet; at the median asking price of $383K, a year of fees equals 1.21% of the price. 41.6% of listings ask\n$500 or more a month and 6.7% under $200. 1.1% of listings report two association layers (a master and a\nsub-association); 20.2% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 2.2% of listings, describe one as pending or payable by the buyer on 0%, and\nmention a mandatory club or membership on 0%. Communities completed since 2005 carry a median fee of\n$604 against $323 for those completed before 1995. 61.8% of the listings are entered as single-level villas, the\nrest as townhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Delray Beach\n100 (89 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$433\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$299 to $627\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nMedian fee per square foot per month\n$0.30 (median home 1,355 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n1.21% (asking $383K)\nSeptember 7, 2026\nListings asking $500 or more a month / under $200\n41.6% / 6.7%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n1.1% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n20.2%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n2.2% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Delray Beach ranks 7 of 34\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$604 (18 listings) / $323 (52 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Delray Beach carries a monthly homeowners association\nfee of $433, 44% above the five-county South Florida median of $300.\"\n\"41.6 percent of Delray Beach townhouses and villas on the market ask $500 or more a month in fees; 6.7\npercent stay under $200.\"\n\"In Delray Beach, a townhouse or villa completed since 2005 carries a median fee of $604 a month, against\n$323 for one completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Delray Beach against every South Florida city with 30 or more active townhouse or villa\nlistings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Delray Beach townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Delray Beach townhouses and villas by decade the home was\ncompleted, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Delray Beach permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-delray-\nbeach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and\nmay not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "4944d003b677a1cd0e2b73a8c2d2307c58635dc2898d4570b13ef69fbe66d6ba", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nDelray Beach HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/delray-beach/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nDelray Beach townhouse or villa monthly homeowners association fees have a median of $433 in the\nretained usable-fee sample of 89 listings, 44% above the five-county median\nIn Delray Beach's retained usable-fee sample (89 listings after exclusions and percentile trimming), 41.6%\nhave monthly-equivalent fees of $500 or more and 6.7% are below $200\nDelray Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=18) vs\npre-1995 (n=52), monthly median 87% higher. Small subgroup: 2005+; read cautiously.\nLEDE\nDELRAY BEACH, Fla., September 7, 2026 - Among 89 active townhouse or villa listings in Delray Beach\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly homeowners association fee is $433, with the middle half\nbetween $299 and $627, according to PBP Real Estate's analysis of BeachesMLS listing data as of September\n7, 2026. There are 100 active townhouse or villa listings before those exclusions and trimming; the fee\nstatistics describe the retained sample, not every property for sale. The city median is 44% above the\nseparately trimmed five-county median of $300 and ranks 7th among 34 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Delray Beach townhouse or villa fee is $0.30 a\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nmonth (89 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals\na median 1.21% of the listing's current asking price across 89 retained listings with a current asking price of at\nleast $20,000; this is the median of per-listing ratios. 41.6% of the retained sample have fees of $500 or more\na month and 6.7% are below $200. 1.1% of the retained sample report two association layers (a master and a\nsub-association, summed here); 20.2% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 2.2% of the retained sample, describe one as pending or\npayable by the buyer on 0%, and mention a mandatory club or membership on 0%; 88 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $604 for a recorded\nyear built of 2005 or later (18 listings) and $323 for those built before 1995 (52 listings); construction year is a\nrecorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=18; read\ncautiously. 61.8% of retained listings have the recorded MLS subtype Villa; the remainder have subtype\nTownhouse. The two subtypes are reported together after condominium classification.\nFACT BOX\nActive townhouse or villa listings, Delray Beach\n(before exclusions and trimming)\n100\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n90 / 89 (1 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$433\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$299 to $627\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.30 (89 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n1.21% (89 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n41.6% (37) / 6.7% (6) of 89\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n1.1% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n20.2%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n2.2% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); Delray Beach ranks 7th\namong 34 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$604 (2005+ n=18) / $323 (pre-1995 n=52). Small\nsubgroup: 2005+ n=18; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Delray Beach's retained usable-fee\nsample (n=89), after exclusions and percentile trimming, is $433, compared with $300 in the separately\ntrimmed five-county sample.\"\n\"Among Delray Beach townhouses and villas in the retained usable-fee sample (n=89) after exclusions and\npercentile trimming, 41.6 percent have listed monthly-equivalent fees of $500 or more and 6.7 percent are\nbelow $200.\"\n\"Among the retained usable-fee listings in Delray Beach with a recorded construction year, the median\nmonthly-equivalent fee is $604 for a recorded year built of 2005 or later (18 listings) and $323 for those\nbuilt before 1995 (52 listings). Small subgroup: 2005+ n=18; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nDelray Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-\ncounty reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a\nvalid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Delray Beach retained-sample median $433 a\nmonth (n=89); five-county median $300 (n=3,206, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 89 active Delray Beach townhouse or villa listings retained after\nunusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all\nactive listings. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 4.5% (4\nlistings); $100 to $200 2.2% (2 listings); $200 to $300 21.3% (19 listings); $300 to $400 15.7% (14 listings);\n$400 to $600 24.7% (22 listings); $600 to $1,000 27% (24 listings); $1,000 and up 4.5% (4 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Delray Beach townhouses and villas in the\nretained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a\nrecorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded\nYearBuilt 2005+ n=18; pre-1995 n=52. Small subgroup: 2005+ n=18; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s $299 (17 listings); 1980s\n$323 (33 listings); 1990s $458 (10 listings); 2000s $504 (14 listings); 2010s count only (6 listings); 2020s count\nonly (9 listings). Recorded year built 2005 or later $604 (18 listings); before 1995 $323 (52 listings). Small\nsubgroup: 2005+ n=18; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Delray Beach, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (90 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 89 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 100 active listings. Region and county comparisons are trimmed separately within their own samples\n(the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is\nnot a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet;\nannual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-\nlisting ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10\nlistings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples\nwith fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least\n30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-\ndollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written\npublic remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse,\nvilla or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal\ndescription is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums\nare reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical\nclassifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and\nVilla subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement\nabout any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are\nonly as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and\npercentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as\nof September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026\n(2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original\nsnapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly\nfrozen page https://www.pbprealestate.com/press/delray-beach/2026-09/ (corrected edition r1). A current-data page may be\navailable at https://www.pbprealestate.com/hoa-fees-delray-beach/; where published, it uses a separately dated sample and its\nfigures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or\naccuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing\nOpportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "3e4cad174b8e0a3143dbfe94d5c34c308393f5d4f08f2ac23a0ae7ae61da7fa9", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - DELRAY BEACH HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Delray Beach townhouse or villa monthly homeowners association fees have a median of $433 in the retained usable-fee sample of 89 listings, 44% above the five-county median\n2. In Delray Beach's retained usable-fee sample (89 listings after exclusions and percentile trimming), 41.6% have monthly-equivalent fees of $500 or more and 6.7% are below $200\n3. Delray Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=18) vs pre-1995 (n=52), monthly median 87% higher. Small subgroup: 2005+; read cautiously.\n\nLEDE\nDELRAY BEACH, Fla., September 7, 2026 - Among 89 active townhouse or villa listings in Delray Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $433, with the middle half between $299 and $627, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 100 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 44% above the separately trimmed five-county median of $300 and ranks 7th among 34 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Delray Beach townhouse or villa fee is $0.30 a month (89 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.21% of the listing's current asking price across 89 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 41.6% of the retained sample have fees of $500 or more a month and 6.7% are below $200. 1.1% of the retained sample report two association layers (a master and a sub-association, summed here); 20.2% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 2.2% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 88 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $604 for a recorded year built of 2005 or later (18 listings) and $323 for those built before 1995 (52 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=18; read cautiously. 61.8% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Delray Beach (before exclusions and trimming): 100 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 90 / 89 (1 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $433 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $299 to $627 [September 7, 2026]\n- Median fee per square foot per month: $0.30 (89 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 1.21% (89 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 41.6% (37) / 6.7% (6) of 89 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 1.1% (1) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 20.2% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 2.2% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Delray Beach ranks 7th among 34 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $604 (2005+ n=18) / $323 (pre-1995 n=52). Small subgroup: 2005+ n=18; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Delray Beach's retained usable-fee sample (n=89), after exclusions and percentile trimming, is $433, compared with $300 in the separately trimmed five-county sample.\"\n- \"Among Delray Beach townhouses and villas in the retained usable-fee sample (n=89) after exclusions and percentile trimming, 41.6 percent have listed monthly-equivalent fees of $500 or more and 6.7 percent are below $200.\"\n- \"Among the retained usable-fee listings in Delray Beach with a recorded construction year, the median monthly-equivalent fee is $604 for a recorded year built of 2005 or later (18 listings) and $323 for those built before 1995 (52 listings). Small subgroup: 2005+ n=18; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- delray-beach-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Delray Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Delray Beach retained-sample median $433 a month (n=89); five-county median $300 (n=3,206, region-level trim).\n- delray-beach-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 89 active Delray Beach townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 4.5% (4 listings); $100 to $200 2.2% (2 listings); $200 to $300 21.3% (19 listings); $300 to $400 15.7% (14 listings); $400 to $600 24.7% (22 listings); $600 to $1,000 27% (24 listings); $1,000 and up 4.5% (4 listings).\n- delray-beach-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Delray Beach townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=18; pre-1995 n=52. Small subgroup: 2005+ n=18; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1970s $299 (17 listings); 1980s $323 (33 listings); 1990s $458 (10 listings); 2000s $504 (14 listings); 2010s count only (6 listings); 2020s count only (9 listings). Recorded year built 2005 or later $604 (18 listings); before 1995 $323 (52 listings). Small subgroup: 2005+ n=18; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Delray Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (90 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 89 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 100 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/delray-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-delray-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "doral", "city": "Doral", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "segments": { "houses": { "active": 113, "sample_ok": true, "small_sample": false, "pending": 28, "median_list_price": 1250000.0, "cut_count": 45, "cut_pct": 39.8, "raised_count": 5, "median_cut_pct": 4.1, "median_cut_dollars": 51000.0, "cut_last30": 26, "cut_last30_pct": 23.0, "cut_last7": 12, "median_dom": 48, "median_cdom": 48, "relisted_count": 1, "relisted_pct": 0.9, "over90": 37, "over90_pct": 32.7, "over180": 14, "fresh_held": 48, "fresh_held_pct": 42.5, "stale_uncut": 15, "stale_uncut_pct": 13.3, "dom_buckets": [ { "label": "0-30", "count": 45, "pct": 39.8 }, { "label": "31-60", "count": 18, "pct": 15.9 }, { "label": "61-90", "count": 13, "pct": 11.5 }, { "label": "91-180", "count": 23, "pct": 20.4 }, { "label": "181+", "count": 14, "pct": 12.4 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 35, "cut": 16, "cut_pct": 45.7, "median_cdom": 41 }, { "label": "$1M to $2M", "active": 67, "cut": 25, "cut_pct": 37.3, "median_cdom": 50 }, { "label": "$2M to $5M", "active": 11, "cut": 4, "cut_pct": 36.4, "median_cdom": 63 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 10, "pending_cut_pct": 35.7, "pending_median_cut_pct": 5.3, "pending_median_cdom": 44.5, "tier": "h3", "series": [ { "date": "2026-09-05", "active": 114, "cut_pct": 39.5, "median_cdom": 47.5, "median_list_price": 1250000.0 }, { "date": "2026-09-06", "active": 113, "cut_pct": 39.8, "median_cdom": 48, "median_list_price": 1250000.0 }, { "date": "2026-09-07", "active": 113, "cut_pct": 39.8, "median_cdom": 48, "median_list_price": 1250000.0 } ] }, "condos": { "active": 259, "sample_ok": true, "small_sample": false, "pending": 56, "median_list_price": 444500.0, "cut_count": 91, "cut_pct": 35.1, "raised_count": 8, "median_cut_pct": 3.6, "median_cut_dollars": 17000.0, "cut_last30": 40, "cut_last30_pct": 15.4, "cut_last7": 10, "median_dom": 71, "median_cdom": 71, "relisted_count": 1, "relisted_pct": 0.4, "over90": 101, "over90_pct": 39.0, "over180": 47, "fresh_held": 102, "fresh_held_pct": 39.4, "stale_uncut": 50, "stale_uncut_pct": 19.3, "dom_buckets": [ { "label": "0-30", "count": 79, "pct": 30.5 }, { "label": "31-60", "count": 45, "pct": 17.4 }, { "label": "61-90", "count": 34, "pct": 13.1 }, { "label": "91-180", "count": 54, "pct": 20.8 }, { "label": "181+", "count": 47, "pct": 18.1 } ], "bands": [ { "label": "Under $250K", "active": 31, "cut": 10, "cut_pct": 32.3, "median_cdom": 96 }, { "label": "$250K to $500K", "active": 140, "cut": 49, "cut_pct": 35.0, "median_cdom": 58.5 }, { "label": "$500K to $1M", "active": 88, "cut": 32, "cut_pct": 36.4, "median_cdom": 60.5 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 19, "pending_cut_pct": 33.9, "pending_median_cut_pct": 4.5, "pending_median_cdom": 65.0, "tier": "c3", "series": [ { "date": "2026-09-05", "active": 237, "cut_pct": 34.2, "median_cdom": 73, "median_list_price": 430000.0 }, { "date": "2026-09-06", "active": 238, "cut_pct": 34.0, "median_cdom": 72.5, "median_list_price": 430000.0 }, { "date": "2026-09-07", "active": 259, "cut_pct": 35.1, "median_cdom": 71, "median_list_price": 444500.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "39.8% of Doral houses for sale have cut their asking price, 35.1% of condos", "Doral sellers blink faster than the rest of Miami-Dade County as 32.7% of houses pass 90 days on the market", "Buying in Doral? Two in five houses have already come down once, by a median $51K" ], "lede": "DORAL, Fla., September 7, 2026 - 39.8% of the 113 single-family homes listed for sale in Doral have reduced their asking price at least once, by a median 4.1% (about $51K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 259 condominium listings, 35.1% have cut, by a median 3.6%.", "quotes": [ "\"39.8 percent of single-family homes for sale in Doral have reduced their asking price at least once, by a median $51K.\"", "\"Counting every relisting, the median Doral house for sale has been waiting 48 days, not the 48 the current listing shows.\"", "\"Of the Doral houses now under contract, 64.3 percent never reduced their asking price; the rest cut by a median 5.3 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Doral and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 113 houses, 259 condominiums, 28 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-doral/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Doral versus Miami-Dade County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Doral houses 39.8%, Miami-Dade County houses 37.6%; Doral condominiums 35.1%, Miami-Dade County condominiums 37.4%.", "title": "Doral houses are cutting 2.2 points more often than Miami-Dade County" }, { "caption": "Active Doral listings by cumulative days on market, houses and condominiums, September 7, 2026. 32.7% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 39.8%, 31-60 days 15.9%, 61-90 days 11.5%, 91-180 days 20.4%, 181+ days 12.4%. Condominiums: 0-30 days 30.5%, 31-60 days 17.4%, 61-90 days 13.1%, 91-180 days 20.8%, 181+ days 18.1%.", "title": "32.7% of Doral houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Doral houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M 45.7% of 35; $1M to $2M 37.3% of 67; $2M to $5M 36.4% of 11; $5M and up too few to read of 0.", "title": "$500K to $1M Doral houses have cut most often: 45.7% of 35" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 456 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 113, "sample_ok": true, "small_sample": false, "pending": 28, "median_list_price": 1250000.0, "cut_count": 45, "cut_pct": 39.8, "raised_count": 5, "valid_price_count": 113, "missing_price_count": 0, "unchanged_count": 63, "not_below_original_count": 68, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.1, "median_cut_dollars": 51000.0, "cut_last30": 26, "cut_last30_pct": 23.0, "cut_last7": 12, "median_dom": 48, "median_cdom": 48, "dom_n": 113, "cdom_n": 113, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 113, "relisted_count": 1, "relisted_pct": 0.9, "over90": 37, "over90_pct": 32.7, "over180": 14, "fresh_held": 48, "fresh_held_pct": 42.5, "fresh_held_missing_cdom_count": 0, "stale_uncut": 15, "stale_uncut_pct": 13.3, "dom_buckets": [ { "label": "0-30", "count": 45, "pct": 39.8 }, { "label": "31-60", "count": 18, "pct": 15.9 }, { "label": "61-90", "count": 13, "pct": 11.5 }, { "label": "91-180", "count": 23, "pct": 20.4 }, { "label": "181+", "count": 14, "pct": 12.4 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 35, "cut": 16, "cut_pct": 45.7, "median_cdom": 41, "cut_pct_denominator": 35, "cdom_n": 35, "valid_price_count": 35 }, { "label": "$1M to $2M", "active": 67, "cut": 25, "cut_pct": 37.3, "median_cdom": 50, "cut_pct_denominator": 67, "cdom_n": 67, "valid_price_count": 67 }, { "label": "$2M to $5M", "active": 11, "cut": 4, "cut_pct": 36.4, "median_cdom": 63, "cut_pct_denominator": 11, "cdom_n": 11, "valid_price_count": 11 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 10, "pending_cut_pct": 35.7, "pending_valid_price_count": 28, "pending_missing_price_count": 0, "pending_unchanged_count": 18, "pending_raised_count": 0, "pending_not_below_original_count": 18, "pending_sample_ok": false, "pending_cut_sample_ok": true, "pending_cdom_n": 28, "pending_dom_n": 28, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 5.3, "pending_median_cdom": 44.5, "denominators": { "cut_pct": 113, "cut_last30_pct": 113, "relisted_pct": 113, "fresh_held_pct": 113, "stale_uncut_pct": 113, "over90_pct": 113, "dom_bucket_pct": 113, "pending_cut_pct": 28, "median_dom": 113, "median_cdom": 113, "median_cut_pct": 45, "median_cut_dollars": 45, "pending_median_cut_pct": 10, "pending_median_cdom": 28 }, "county_counts": { "Miami-Dade": 113 }, "tier": "h3", "series": [ { "date": "2026-09-07", "active": 113, "cut_pct": 39.8, "median_cdom": 48, "median_list_price": 1250000.0 } ] }, "condos": { "active": 259, "sample_ok": true, "small_sample": false, "pending": 56, "median_list_price": 444500.0, "cut_count": 91, "cut_pct": 35.1, "raised_count": 8, "valid_price_count": 259, "missing_price_count": 0, "unchanged_count": 160, "not_below_original_count": 168, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 3.6, "median_cut_dollars": 17000.0, "cut_last30": 40, "cut_last30_pct": 15.4, "cut_last7": 10, "median_dom": 71, "median_cdom": 71, "dom_n": 259, "cdom_n": 259, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 259, "relisted_count": 1, "relisted_pct": 0.4, "over90": 101, "over90_pct": 39.0, "over180": 47, "fresh_held": 102, "fresh_held_pct": 39.4, "fresh_held_missing_cdom_count": 0, "stale_uncut": 50, "stale_uncut_pct": 19.3, "dom_buckets": [ { "label": "0-30", "count": 79, "pct": 30.5 }, { "label": "31-60", "count": 45, "pct": 17.4 }, { "label": "61-90", "count": 34, "pct": 13.1 }, { "label": "91-180", "count": 54, "pct": 20.8 }, { "label": "181+", "count": 47, "pct": 18.1 } ], "bands": [ { "label": "Under $250K", "active": 31, "cut": 10, "cut_pct": 32.3, "median_cdom": 96, "cut_pct_denominator": 31, "cdom_n": 31, "valid_price_count": 31 }, { "label": "$250K to $500K", "active": 140, "cut": 49, "cut_pct": 35.0, "median_cdom": 58.5, "cut_pct_denominator": 140, "cdom_n": 140, "valid_price_count": 140 }, { "label": "$500K to $1M", "active": 88, "cut": 32, "cut_pct": 36.4, "median_cdom": 60.5, "cut_pct_denominator": 88, "cdom_n": 88, "valid_price_count": 88 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 19, "pending_cut_pct": 33.9, "pending_valid_price_count": 56, "pending_missing_price_count": 0, "pending_unchanged_count": 37, "pending_raised_count": 0, "pending_not_below_original_count": 37, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 56, "pending_dom_n": 56, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 4.5, "pending_median_cdom": 65.0, "denominators": { "cut_pct": 259, "cut_last30_pct": 259, "relisted_pct": 259, "fresh_held_pct": 259, "stale_uncut_pct": 259, "over90_pct": 259, "dom_bucket_pct": 259, "pending_cut_pct": 56, "median_dom": 259, "median_cdom": 259, "median_cut_pct": 91, "median_cut_dollars": 91, "pending_median_cut_pct": 19, "pending_median_cdom": 56 }, "county_counts": { "Miami-Dade": 259 }, "tier": "c3", "series": [ { "date": "2026-09-07", "active": 259, "cut_pct": 35.1, "median_cdom": 71, "median_list_price": 444500.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "39.8% of Doral houses for sale are asking less than their original list price; 35.1% of condos", "Seller Blink Rate™ in Doral: 39.8% of houses list below original asking, against 37.6% across Miami-Dade County", "Buying in Doral? 45 of the 113 houses for sale are asking below their original price, by a median $51K" ], "lede": "DORAL, Fla., September 7, 2026 - 39.8% of the 113 single-family homes listed for sale in Doral (45 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 45 reduced listings, the median reduction is 4.1% (about $51K). Among the city's 259 condominium listings, 35.1% are asking below their original price, by a median 3.6%.", "quotes": [ "\"39.8 percent of single-family homes for sale in Doral have a current asking price below their original list price; among those 45 reduced listings the median reduction is $51K.\"", "\"Among active Doral houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 48 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"28 Doral houses are under contract in this snapshot, 10 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Doral, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (63 unchanged, 5 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 113 houses, 259 condominiums, 28 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/doral/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-doral/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Doral versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Doral houses 39.8%, Miami-Dade County houses 37.6%; Doral condominiums 35.1%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 39.8% of Doral houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "visible_labels": [ "37.4%", "35.1%", "37.6%", "39.8%" ] }, { "caption": "Active Doral houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 32.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 39.8%, 31-60 days 15.9%, 61-90 days 11.5%, 91-180 days 20.4%, 181+ days 12.4%. Condominiums: 0-30 days 30.5%, 31-60 days 17.4%, 61-90 days 13.1%, 91-180 days 20.8%, 181+ days 18.1%.", "title": "32.7% of Doral houses for sale with a recorded cumulative-days value exceed 90 days; 39% of condos", "visible_labels": [ "39.8%", "30.5%", "15.9%", "17.4%", "11.5%", "13.1%", "20.4%", "20.8%", "12.4%", "18.1%", "32.7%" ] }, { "caption": "Share of active Doral houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 45.7% (16 of 35); $1M to $2M 37.3% (25 of 67); $2M to $5M 36.4% (4 of 11); $5M and up 0 listed, count only.", "title": "$500K to $1M Doral houses show the highest share asking below original: 45.7% of 35", "visible_labels": [ "0", "36.4%", "4", "11", "37.3%", "25", "67", "45.7%", "16", "35", "0" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 456, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 88, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 88, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 88, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 259, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Miami-Dade", "before": null, "after": 259, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 259, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 259, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 259, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 259, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 259, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 259, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 259, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 259, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 259, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 259, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 168, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 259, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 160, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 259, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Miami-Dade", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 113, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Doral houses 39.8%, Miami-Dade County houses 37.6%; Doral condominiums 35.1%, Miami-Dade County condominiums 37.4%.", "after": "Horizontal bar chart. Doral houses 39.8%, Miami-Dade County houses 37.6%; Doral condominiums 35.1%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Doral versus Miami-Dade County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Doral versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Doral houses are cutting 2.2 points more often than Miami-Dade County", "after": "Seller Blink Rate™: 39.8% of Doral houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "37.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "35.1%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "37.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "39.8%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 39.8%, 31-60 days 15.9%, 61-90 days 11.5%, 91-180 days 20.4%, 181+ days 12.4%. Condominiums: 0-30 days 30.5%, 31-60 days 17.4%, 61-90 days 13.1%, 91-180 days 20.8%, 181+ days 18.1%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 39.8%, 31-60 days 15.9%, 61-90 days 11.5%, 91-180 days 20.4%, 181+ days 12.4%. Condominiums: 0-30 days 30.5%, 31-60 days 17.4%, 61-90 days 13.1%, 91-180 days 20.8%, 181+ days 18.1%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Doral listings by cumulative days on market, houses and condominiums, September 7, 2026. 32.7% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Doral houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 32.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "32.7% of Doral houses for sale have waited more than 90 days, counting every relisting", "after": "32.7% of Doral houses for sale with a recorded cumulative-days value exceed 90 days; 39% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "39.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "32.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "30.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "15.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "17.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "11.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "13.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "20.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "20.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "12.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "18.1%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M 45.7% of 35; $1M to $2M 37.3% of 67; $2M to $5M 36.4% of 11; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 45.7% (16 of 35); $1M to $2M 37.3% (25 of 67); $2M to $5M 36.4% (4 of 11); $5M and up 0 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Doral houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Doral houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Doral houses have cut most often: 45.7% of 35", "after": "$500K to $1M Doral houses show the highest share asking below original: 45.7% of 35", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "36.4%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "37.3%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "25", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "67", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "45.7%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "35", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "39.8% of Doral houses for sale have cut their asking price, 35.1% of condos", "after": "39.8% of Doral houses for sale are asking less than their original list price; 35.1% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Doral sellers blink faster than the rest of Miami-Dade County as 32.7% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Doral: 39.8% of houses list below original asking, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Doral? Two in five houses have already come down once, by a median $51K", "after": "Buying in Doral? 45 of the 113 houses for sale are asking below their original price, by a median $51K", "before_present": true, "after_present": true }, { "field": "lede", "before": "DORAL, Fla., September 7, 2026 - 39.8% of the 113 single-family homes listed for sale in Doral have reduced their asking price at least once, by a median 4.1% (about $51K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 259 condominium listings, 35.1% have cut, by a median 3.6%.", "after": "DORAL, Fla., September 7, 2026 - 39.8% of the 113 single-family homes listed for sale in Doral (45 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 45 reduced listings, the median reduction is 4.1% (about $51K). Among the city's 259 condominium listings, 35.1% are asking below their original price, by a median 3.6%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Doral and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 113 houses, 259 condominiums, 28 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-doral/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Doral, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (63 unchanged, 5 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 113 houses, 259 condominiums, 28 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/doral/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-doral/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"39.8 percent of single-family homes for sale in Doral have reduced their asking price at least once, by a median $51K.\"", "after": "\"39.8 percent of single-family homes for sale in Doral have a current asking price below their original list price; among those 45 reduced listings the median reduction is $51K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Doral house for sale has been waiting 48 days, not the 48 the current listing shows.\"", "after": "\"Among active Doral houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 48 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Doral houses now under contract, 64.3 percent never reduced their asking price; the rest cut by a median 5.3 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"28 Doral houses are under contract in this snapshot, 10 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "e2db2c7cabb7db7e6840e6159603cff8f5fdbab861ec806221b22f47c800300e", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nDoral price cuts and true days on market\nHEADLINE OPTIONS\n39.8% of Doral houses for sale have cut their asking price, 35.1% of condos\nDoral sellers blink faster than the rest of Miami-Dade County as 32.7% of houses pass 90 days on the\nmarket\nBuying in Doral? Two in five houses have already come down once, by a median $51K\nLEDE\nDORAL, Fla., September 7, 2026 - 39.8% of the 113 single-family homes listed for sale in Doral have reduced\ntheir asking price at least once, by a median 4.1% (about $51K), according to a daily analysis of BeachesMLS\nlisting data by PBP Real Estate. Among the city's 259 condominium listings, 35.1% have cut, by a median 3.6%.\nNUT GRAF\nThe figures point to a market where 35.7% of houses reached a contract only after a price cut: of the 28 Doral\nhouses now under contract, 35.7% reduced before going under contract, with a median cut of 5.3% and a\nmedian 44 days to contract. Across Miami-Dade County the price-cut share is 37.6% for houses and 37.4% for\ncondominiums, so Doral houses are cutting 2.2 points more often than the county. Counting every relisting,\nthe median Doral house for sale has been on the market 48 days, against 48 on its current listing; 0.9% of\nactive houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nDoral\n113\nShare with at\nleast one price\nreduction,\nhouses\n39.8% (45 of 113)\nMedian\nreduction\nfrom original\nasking, houses\n4.1% (about $51K)\n259\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings, Doral\nShare with at\nleast one price\nreduction,\ncondominiums\n35.1% (91 of 259)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n48 days (48 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n32.7% (37 of 113)\nHouses under\ncontract that\nreduced first\n35.7% of 28\nMiami-Dade\nCounty price-\ncut share,\nhouses /\ncondominiums\n37.6% / 37.4%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Firmer than similar-priced cities\nPeer group,\nhouses\n(median\nasking $1M to\n$2M; peer cut\nshare 44.0%)\nWellington, Weston, Davie, Parkland, Miami Lakes, Delray Beach, Palm Beach Gardens, Palmetto Bay, Jupiter, Boca Ra\nQUOTABLE DATA POINTS\n\"39.8 percent of single-family homes for sale in Doral have reduced their asking price at least once, by a\nmedian $51K.\"\n\"Counting every relisting, the median Doral house for sale has been waiting 48 days, not the 48 the\ncurrent listing shows.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Of the Doral houses now under contract, 64.3 percent never reduced their asking price; the rest cut by a\nmedian 5.3 percent before a buyer committed. Contract prices are not known until the sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Doral versus Miami-Dade County, houses and condominiums, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Doral listings by cumulative days on market, houses and condominiums, September 7, 2026. 32.7% of houses have passed 90\ndays. Source: BeachesMLS via PBP Real Estate.\nShare of active Doral houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked;\nunder 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Doral and Miami-Dade County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 113 houses, 259 condominiums, 28 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-doral/ . Conditions read: How the read works: each city is compared with its peer group, the\nSouth Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "919e4b88e74fa31a0ef5fec970ebbd9935e72df7c42e596ceb5979fbbed6aa99", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nDoral asking-price reductions and recorded days on\nmarket\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/doral/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n39.8% of Doral houses for sale are asking less than their original list price; 35.1% of condos\nSeller Blink Rate™ in Doral: 39.8% of houses list below original asking, against 37.6% across Miami-Dade\nCounty\nBuying in Doral? 45 of the 113 houses for sale are asking below their original price, by a median $51K\nLEDE\nDORAL, Fla., September 7, 2026 - 39.8% of the 113 single-family homes listed for sale in Doral (45 listings)\nhave a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 45 reduced listings, the median reduction is\n4.1% (about $51K). Among the city's 259 condominium listings, 35.1% are asking below their original price, by\na median 3.6%.\nNUT GRAF\nFor active Doral houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both\n48 days (from 113 and 113 listings with a value in each field). Equal medians describe the recorded fields only;\nthey do not establish anything about individual listing histories. 0.9% of all active houses have both fields\nrecorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a\nrelisting event. 28 Doral houses are under contract (Pending or Active Under Contract), 10 of them with a\nrecorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nnot disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.6%\nfor houses and 37.4% for condominiums; Doral houses are 2.2 points above the county share.\nFACT BOX\nActive single-family listings, Doral\n113\nSeptember 7, 2026\nShare asking below original list price, houses 39.8% (45 of 113)\nSeptember 7, 2026\nPrice pairs recorded / missing; unchanged /\nabove original, houses\n113 / 0; 63 / 5\nSeptember 7, 2026\nMedian reduction among the 45 reduced\nhouses\n4.1% (about $51K)\nSeptember 7, 2026\nActive condominium listings, Doral\n259\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n35.1% (91 of 259)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket / DaysOnMarket,\nhouses\n48 / 48 days (from 113 / 113 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90 days\n32.7% (37 of 113 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count only; fewer\nthan 30)\n28, 10 asking below original\nSeptember 7, 2026\nMiami-Dade County share asking below\noriginal, houses / condominiums\n37.6% / 37.4%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nHouses: Between the comparison thresholds;\nCondominiums: Lower below-original share than\npeers\nSeptember 7, 2026\nPeer group, houses (median asking $1M to\n$2M; peer share 44%)\nWellington, Weston, Davie, Parkland, Miami Lakes,\nDelray Beach, Palm Beach Gardens, Palmetto Bay,\nJupiter, Boca Raton\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"39.8 percent of single-family homes for sale in Doral have a current asking price below their original list\nprice; among those 45 reduced listings the median reduction is $51K.\"\n\"Among active Doral houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values\nare both 48 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"28 Doral houses are under contract in this snapshot, 10 of them with a recorded asking price below\noriginal; the group is too small to report a percentage. These asking-price fields do not disclose the agreed\ncontract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Doral versus Miami-Dade County,\nhouses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Doral houses 39.8%, Miami-Dade County houses 37.6%; Doral\ncondominiums 35.1%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their\noriginal list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive Doral houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a\nrecorded value in that field; 32.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP\nReal Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 39.8%, 31-60\ndays 15.9%, 61-90 days 11.5%, 91-180 days 20.4%, 181+ days 12.4%. Condominiums: 0-30 days 30.5%,\n31-60 days 17.4%, 61-90 days 13.1%, 91-180 days 20.8%, 181+ days 18.1%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Doral houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29\nlistings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 0 listed, count only; $500K to $1M 45.7% (16 of 35); $1M to $2M 37.3% (25 of 67);\n$2M to $5M 36.4% (4 of 11); $5M and up 0 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Doral, permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (63 unchanged, 5 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 113 houses,\n259 condominiums, 28 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/doral/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-doral/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "63bf8d75c76bb61b15bca5ad701e1489bdae56d03b9ae5f6f72cd5216d119c3f", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - DORAL PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 39.8% of Doral houses for sale are asking less than their original list price; 35.1% of condos\n2. Seller Blink Rate™ in Doral: 39.8% of houses list below original asking, against 37.6% across Miami-Dade County\n3. Buying in Doral? 45 of the 113 houses for sale are asking below their original price, by a median $51K\n\nLEDE\nDORAL, Fla., September 7, 2026 - 39.8% of the 113 single-family homes listed for sale in Doral (45 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 45 reduced listings, the median reduction is 4.1% (about $51K). Among the city's 259 condominium listings, 35.1% are asking below their original price, by a median 3.6%.\n\nNUT GRAF\nFor active Doral houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 48 days (from 113 and 113 listings with a value in each field). Equal medians describe the recorded fields only; they do not establish anything about individual listing histories. 0.9% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 28 Doral houses are under contract (Pending or Active Under Contract), 10 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.6% for houses and 37.4% for condominiums; Doral houses are 2.2 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Doral: 113 [September 7, 2026]\n- Share asking below original list price, houses: 39.8% (45 of 113) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 113 / 0; 63 / 5 [September 7, 2026]\n- Median reduction among the 45 reduced houses: 4.1% (about $51K) [September 7, 2026]\n- Active condominium listings, Doral: 259 [September 7, 2026]\n- Share asking below original list price, condominiums: 35.1% (91 of 259) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 48 / 48 days (from 113 / 113 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 32.7% (37 of 113 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 28, 10 asking below original [September 7, 2026]\n- Miami-Dade County share asking below original, houses / condominiums: 37.6% / 37.4% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Lower below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking $1M to $2M; peer share 44%): Wellington, Weston, Davie, Parkland, Miami Lakes, Delray Beach, Palm Beach Gardens, Palmetto Bay, Jupiter, Boca Raton [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"39.8 percent of single-family homes for sale in Doral have a current asking price below their original list price; among those 45 reduced listings the median reduction is $51K.\"\n- \"Among active Doral houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 48 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"28 Doral houses are under contract in this snapshot, 10 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- doral-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Doral versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Doral houses 39.8%, Miami-Dade County houses 37.6%; Doral condominiums 35.1%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.\n- doral-true-days-on-market-r1-2026-09-07.png\n Caption: Active Doral houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 32.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 39.8%, 31-60 days 15.9%, 61-90 days 11.5%, 91-180 days 20.4%, 181+ days 12.4%. Condominiums: 0-30 days 30.5%, 31-60 days 17.4%, 61-90 days 13.1%, 91-180 days 20.8%, 181+ days 18.1%.\n- doral-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Doral houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 45.7% (16 of 35); $1M to $2M 37.3% (25 of 67); $2M to $5M 36.4% (4 of 11); $5M and up 0 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Doral, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (63 unchanged, 5 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 113 houses, 259 condominiums, 28 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/doral/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-doral/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-1245a0228a92103fe7c7" }, { "slug": "doral", "city": "Doral", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "active": 259, "with_fee": 258, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 259, "cut_count": 91, "cut_pct": 35.1, "median_cut_pct": 3.6, "median_cut_dollars": 17000 }, "outliers_dropped": 5, "n": 253, "median": 700, "p10": 418, "p25": 538, "p75": 927, "p90": 1176, "min": 250, "max": 1804, "median_sqft": 0.56, "n_sqft": 249, "median_pct_price": 1.96, "median_list_price": 444000, "median_year_built": 2008, "median_sqft_area": 1130, "over_1000": 52, "over_1000_pct": 20.6, "under_500": 49, "under_500_pct": 19.4, "hi_thr": 1000, "lo_thr": 500, "over_hi": 52, "over_hi_pct": 20.6, "under_lo": 49, "under_lo_pct": 19.4, "types": { "Condominium": { "count": 235, "pct": 92.9 }, "Townhouse": { "count": 16, "pct": 6.3 }, "null": { "count": 1, "pct": 0.4 }, "Villa": { "count": 1, "pct": 0.4 } }, "regime": { "COA": { "count": 247, "pct": 97.6 }, "HOA": { "count": 4, "pct": 1.6 }, "not_recorded": { "count": 2, "pct": 0.8 } }, "villa_median": 600, "townhouse_median": 878, "cadence": { "Monthly": { "count": 253, "pct": 100.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 49, "pct": 19.4 }, { "label": "$500 to $750", "count": 94, "pct": 37.2 }, { "label": "$750 to $1,000", "count": 58, "pct": 22.9 }, { "label": "$1,000 to $1,500", "count": 43, "pct": 17.0 }, { "label": "$1,500 to $2,000", "count": 9, "pct": 3.6 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 16, "median": 528, "median_sqft": 0.5 }, { "label": "1980s", "n": 25, "median": 560, "median_sqft": 0.52 }, { "label": "1990s", "n": 26, "median": 564, "median_sqft": 0.55 }, { "label": "2000s", "n": 61, "median": 739, "median_sqft": 0.56 }, { "label": "2010s", "n": 98, "median": 821, "median_sqft": 0.64 }, { "label": "2020s", "n": 27, "median": 662, "median_sqft": 0.57 } ], "bands": [ { "label": "Under $250K", "n": 31, "median": 1056, "median_pct_price": 10.14 }, { "label": "$250K to $500K", "n": 138, "median": 639, "median_pct_price": 1.96 }, { "label": "$500K to $1M", "n": 84, "median": 822, "median_pct_price": 1.75 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 48, "median": 528 }, "post2005": { "n": 161, "median": 821 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 136, "pct": 64.5 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 101, "pct": 47.9 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 91, "pct": 43.1 }, { "key": "Water", "label": "Water", "count": 80, "pct": 37.9 }, { "key": "Trash", "label": "Trash", "count": 79, "pct": 37.4 }, { "key": "Security", "label": "Security", "count": 78, "pct": 37.0 }, { "key": "Pools", "label": "Pool", "count": 66, "pct": 31.3 }, { "key": "CableTv", "label": "Cable TV", "count": 57, "pct": 27.0 }, { "key": "Insurance", "label": "Building insurance", "count": 57, "pct": 27.0 }, { "key": "Internet", "label": "Internet", "count": 55, "pct": 26.1 }, { "key": "Sewer", "label": "Sewer", "count": 49, "pct": 23.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 46, "pct": 21.8 }, { "key": "Roof", "label": "Roof", "count": 43, "pct": 20.4 }, { "key": "HotWater", "label": "Hot water", "count": 31, "pct": 14.7 } ], "includes_n": 211, "flags": { "sa_mentioned": { "count": 2, "pct": 0.8 }, "sa_none_or_paid": { "count": 2, "pct": 0.8 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 1, "pct": 0.4 }, "milestone": { "count": 1, "pct": 0.4 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 253 }, "developments": [ { "name": "The Blue A Resort Hotel C", "master": null, "n": 21, "anecdotal": false, "median": 1058, "median_sqft": 1.5, "year_built": 2007, "median_list_price": 125000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Downtown Doral South Phas", "master": null, "n": 15, "anecdotal": false, "median": 630, "median_sqft": 0.55, "year_built": 2021, "median_list_price": 529000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Las Vistas at Doral", "master": "Doral Condo", "n": 13, "anecdotal": false, "median": 412, "median_sqft": 0.52, "year_built": 1986, "median_list_price": 269900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "5350 Park", "master": null, "n": 12, "anecdotal": false, "median": 1340, "median_sqft": 1.31, "year_built": 2019, "median_list_price": 582500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "5252 Paseo", "master": null, "n": 9, "anecdotal": true, "median": 1011, "median_sqft": 1.25, "year_built": 2016, "median_list_price": 494500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Apex at Park Central Cond", "master": "Park Central Cond", "n": 9, "anecdotal": true, "median": 722, "median_sqft": 0.62, "year_built": 2019, "median_list_price": 439000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Grand Bay Commons South", "master": null, "n": 9, "anecdotal": true, "median": 937, "median_sqft": 0.72, "year_built": 2017, "median_list_price": 534990, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Highland at Park Central", "master": "Park Central", "n": 9, "anecdotal": true, "median": 821, "median_sqft": 0.58, "year_built": 2018, "median_list_price": 530000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Doral Gardens", "master": null, "n": 8, "anecdotal": true, "median": 528, "median_sqft": 0.5, "year_built": 1970, "median_list_price": 284950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Doral House", "master": null, "n": 7, "anecdotal": true, "median": 641, "median_sqft": 0.48, "year_built": 1994, "median_list_price": 439000, "sa_mentioned": 0, "sa_pending": 0, "membership": 1, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Enclave at Doral No", "master": "Doral Condo No", "n": 7, "anecdotal": true, "median": 507, "median_sqft": 0.64, "year_built": 1998, "median_list_price": 310000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Midtown at Doral", "master": null, "n": 7, "anecdotal": true, "median": 962, "median_sqft": 0.72, "year_built": 2016, "median_list_price": 530000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Landmark at Doral N", "master": "Doral Condo N", "n": 6, "anecdotal": true, "median": 667, "median_sqft": 0.53, "year_built": 2019, "median_list_price": 515000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Las Brisas at Doral", "master": "Doral Condo", "n": 6, "anecdotal": true, "median": 730, "median_sqft": 0.62, "year_built": 2000, "median_list_price": 382000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Midtown Doral 4", "master": null, "n": 6, "anecdotal": true, "median": 858, "median_sqft": 1.28, "year_built": 2017, "median_list_price": 317500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Urbana at the Residences C", "master": "The Residences", "n": 6, "anecdotal": true, "median": 630, "median_sqft": 0.52, "year_built": 2019, "median_list_price": 518500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Doral Gardens Ii", "master": null, "n": 5, "anecdotal": true, "median": 419, "median_sqft": 0.52, "year_built": 1972, "median_list_price": 275000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "St Mortiz at Doral", "master": "Doral Condo", "n": 5, "anecdotal": true, "median": 638, "median_sqft": 0.49, "year_built": 2010, "median_list_price": 425000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Doral Condo", "n": 29, "median": 623, "enclaves": 6, "stacked_pct": 0.0 }, { "name": "Park Central Cond", "n": 9, "median": 722, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Park Central", "n": 9, "median": 821, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Doral Condo No", "n": 7, "median": 507, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Doral Condo N", "n": 6, "median": 667, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Doral Isles", "n": 6, "median": 426, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "The Residences", "n": 5, "median": 667, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 662, "p25": 529, "p75": 946, "n": 231, "median_sqft": 0.58, "sa_pending_pct": 0.0 }, { "date": "2026-09-07", "median": 700, "p25": 538, "p75": 927, "n": 253, "median_sqft": 0.56, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Doral condo for sale carries a $700-a-month association fee, 12% below the South Florida median", "20.6% of Doral condos on the market ask $1,000 or more a month in fees; 19.4% stay under $500", "Doral condos built since 2005 carry fees 55% higher than buildings from before 1995" ], "lede": "DORAL, Fla., September 7, 2026 - The median monthly association fee across the 253 condominiums listed for sale in Doral is $700, with half of the listings between $538 and $927 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 12% below the five-county South Florida median of $800, and ranks Doral 39 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Doral carries a monthly association fee of $700, 12% below the five-county South Florida median of $800.\"", "\"20.6 percent of Doral condos on the market ask $1,000 or more a month in association fees; only 19.4 percent stay under $500.\"", "\"In Doral, a condo completed since 2005 carries a median fee of $821 a month, against $528 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Doral permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (5 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-doral/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Doral against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Doral median $700 a month, South Florida median $800; Doral ranks 39 of 69 cities.", "title": "Doral condo fees sit 12% below the South Florida median" }, { "caption": "Share of active Doral condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 19.4% (49 listings); $500 to $750 37.2% (94 listings); $750 to $1,000 22.9% (58 listings); $1,000 to $1,500 17% (43 listings); $1,500 to $2,000 3.6% (9 listings); $2,000 and up 0% (0 listings).", "title": "37.2% of Doral condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Doral condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s $528 (16 listings); 1980s $560 (25 listings); 1990s $564 (26 listings); 2000s $739 (61 listings); 2010s $821 (98 listings); 2020s $662 (27 listings).", "title": "Doral condos built since 2005 ask 55% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 259 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 259, "with_fee": 258, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 258, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 1, "n": 253, "retained_n": 253, "outliers_dropped": 5, "trim_applied": true, "cuts": { "active": 259, "cut_count": 91, "cut_pct": 35.1, "median_cut_pct": 3.6, "median_cut_dollars": 17000, "valid_price_count": 259, "missing_price_count": 0, "unchanged_count": 160, "raised_count": 8, "not_below_original_count": 168, "cut_pct_denominator": 259, "cut_sample_ok": true, "median_cut_n": 91 }, "trim_bounds": { "p1": 250.0, "p99": 1805.2255 }, "retained_small_sample": false, "retained_below_30": false, "median": 700, "p10": 418, "p25": 538, "p75": 927, "p90": 1176, "min": 250, "max": 1804, "median_sqft": 0.56, "n_sqft": 249, "median_pct_price": 1.96, "n_pct_price": 253, "median_list_price": 444000, "median_year_built": 2008, "median_sqft_area": 1130, "over_1000": 52, "over_1000_pct": 20.6, "under_500": 49, "under_500_pct": 19.4, "hi_thr": 1000, "lo_thr": 500, "over_hi": 52, "over_hi_pct": 20.6, "under_lo": 49, "under_lo_pct": 19.4, "types": { "Condominium": { "count": 235, "pct": 92.9 }, "Townhouse": { "count": 16, "pct": 6.3 }, "null": { "count": 1, "pct": 0.4 }, "Villa": { "count": 1, "pct": 0.4 } }, "regime": { "COA": { "count": 247, "pct": 97.6 }, "HOA": { "count": 4, "pct": 1.6 }, "not_recorded": { "count": 2, "pct": 0.8 } }, "villa_median": 600, "townhouse_median": 878, "cadence": { "Monthly": { "count": 253, "pct": 100.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 49, "pct": 19.4 }, { "label": "$500 to $750", "count": 94, "pct": 37.2 }, { "label": "$750 to $1,000", "count": 58, "pct": 22.9 }, { "label": "$1,000 to $1,500", "count": 43, "pct": 17.0 }, { "label": "$1,500 to $2,000", "count": 9, "pct": 3.6 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 16, "median": 528, "median_sqft": 0.5 }, { "label": "1980s", "n": 25, "median": 560, "median_sqft": 0.52 }, { "label": "1990s", "n": 26, "median": 564, "median_sqft": 0.55 }, { "label": "2000s", "n": 61, "median": 739, "median_sqft": 0.56 }, { "label": "2010s", "n": 98, "median": 821, "median_sqft": 0.64 }, { "label": "2020s", "n": 27, "median": 662, "median_sqft": 0.57 } ], "bands": [ { "label": "Under $250K", "n": 31, "median": 1056, "median_pct_price": 10.14 }, { "label": "$250K to $500K", "n": 138, "median": 639, "median_pct_price": 1.96 }, { "label": "$500K to $1M", "n": 84, "median": 822, "median_pct_price": 1.75 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 48, "median": 528 }, "post2005": { "n": 161, "median": 821 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 136, "pct": 64.5 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 101, "pct": 47.9 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 91, "pct": 43.1 }, { "key": "Water", "label": "Water", "count": 80, "pct": 37.9 }, { "key": "Trash", "label": "Trash", "count": 79, "pct": 37.4 }, { "key": "Security", "label": "Security", "count": 78, "pct": 37.0 }, { "key": "Pools", "label": "Pool", "count": 66, "pct": 31.3 }, { "key": "CableTv", "label": "Cable TV", "count": 57, "pct": 27.0 }, { "key": "Insurance", "label": "Building insurance", "count": 57, "pct": 27.0 }, { "key": "Internet", "label": "Internet", "count": 55, "pct": 26.1 }, { "key": "Sewer", "label": "Sewer", "count": 49, "pct": 23.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 46, "pct": 21.8 }, { "key": "Roof", "label": "Roof", "count": 43, "pct": 20.4 }, { "key": "HotWater", "label": "Hot water", "count": 31, "pct": 14.7 } ], "includes_n": 211, "flags": { "sa_mentioned": { "count": 2, "pct": 0.8 }, "sa_none_or_paid": { "count": 2, "pct": 0.8 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 1, "pct": 0.4 }, "milestone": { "count": 1, "pct": 0.4 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 253 }, "denominators": { "fee_percentages": 253, "fee_medians_percentiles": 253, "median_sqft": 249, "median_pct_price": 253, "includes_pct": 211, "flags_pct": 253, "cut_pct": 259 }, "developments": [ { "name": "The Blue A Resort Hotel C", "master": null, "n": 21, "anecdotal": false, "median": 1058, "median_sqft": 1.5, "year_built": 2007, "median_list_price": 125000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Downtown Doral South Phas", "master": null, "n": 15, "anecdotal": false, "median": 630, "median_sqft": 0.55, "year_built": 2021, "median_list_price": 529000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Las Vistas at Doral", "master": "Doral Condo", "n": 13, "anecdotal": false, "median": 412, "median_sqft": 0.52, "year_built": 1986, "median_list_price": 269900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "5350 Park", "master": null, "n": 12, "anecdotal": false, "median": 1340, "median_sqft": 1.31, "year_built": 2019, "median_list_price": 582500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "5252 Paseo", "master": null, "n": 9, "anecdotal": true, "median": 1011, "median_sqft": 1.25, "year_built": 2016, "median_list_price": 494500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Apex at Park Central Cond", "master": "Park Central Cond", "n": 9, "anecdotal": true, "median": 722, "median_sqft": 0.62, "year_built": 2019, "median_list_price": 439000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Grand Bay Commons South", "master": null, "n": 9, "anecdotal": true, "median": 937, "median_sqft": 0.72, "year_built": 2017, "median_list_price": 534990, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Highland at Park Central", "master": "Park Central", "n": 9, "anecdotal": true, "median": 821, "median_sqft": 0.58, "year_built": 2018, "median_list_price": 530000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Doral Gardens", "master": null, "n": 8, "anecdotal": true, "median": 528, "median_sqft": 0.5, "year_built": 1970, "median_list_price": 284950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Doral House", "master": null, "n": 7, "anecdotal": true, "median": 641, "median_sqft": 0.48, "year_built": 1994, "median_list_price": 439000, "sa_mentioned": 0, "sa_pending": 0, "membership": 1, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Enclave at Doral No", "master": "Doral Condo No", "n": 7, "anecdotal": true, "median": 507, "median_sqft": 0.64, "year_built": 1998, "median_list_price": 310000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Midtown at Doral", "master": null, "n": 7, "anecdotal": true, "median": 962, "median_sqft": 0.72, "year_built": 2016, "median_list_price": 530000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Landmark at Doral N", "master": "Doral Condo N", "n": 6, "anecdotal": true, "median": 667, "median_sqft": 0.53, "year_built": 2019, "median_list_price": 515000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Las Brisas at Doral", "master": "Doral Condo", "n": 6, "anecdotal": true, "median": 730, "median_sqft": 0.62, "year_built": 2000, "median_list_price": 382000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Midtown Doral 4", "master": null, "n": 6, "anecdotal": true, "median": 858, "median_sqft": 1.28, "year_built": 2017, "median_list_price": 317500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Urbana at the Residences C", "master": "The Residences", "n": 6, "anecdotal": true, "median": 630, "median_sqft": 0.52, "year_built": 2019, "median_list_price": 518500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Doral Gardens Ii", "master": null, "n": 5, "anecdotal": true, "median": 419, "median_sqft": 0.52, "year_built": 1972, "median_list_price": 275000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "St Mortiz at Doral", "master": "Doral Condo", "n": 5, "anecdotal": true, "median": 638, "median_sqft": 0.49, "year_built": 2010, "median_list_price": 425000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Doral Condo", "n": 29, "median": 623, "enclaves": 6, "stacked_pct": 0.0 }, { "name": "Park Central Cond", "n": 9, "median": 722, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Park Central", "n": 9, "median": 821, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Doral Condo No", "n": 7, "median": 507, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Doral Condo N", "n": 6, "median": 667, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Doral Isles", "n": 6, "median": 426, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "The Residences", "n": 5, "median": 667, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 700, "p25": 538, "p75": 927, "n": 253, "median_sqft": 0.56, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Doral condo monthly association fees have a median of $700 in the retained usable-fee sample of 253 listings, 12% below the five-county median", "In Doral's retained usable-fee sample (253 listings after exclusions and percentile trimming), 20.6% have monthly-equivalent fees of $1,000 or more and 19.4% are below $500", "Doral condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=161) vs pre-1995 (n=48), monthly median 55% higher" ], "lede": "DORAL, Fla., September 7, 2026 - Among 253 active condominium listings in Doral retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $700, with the middle half between $538 and $927, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 259 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 12% below the separately trimmed five-county median of $800 and ranks tied 39th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Doral's retained usable-fee sample (n=253), after exclusions and percentile trimming, is $700, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Doral condos in the retained usable-fee sample (n=253) after exclusions and percentile trimming, 20.6 percent have listed monthly-equivalent fees of $1,000 or more and 19.4 percent are below $500.\"", "\"Among the retained usable-fee listings in Doral with a recorded construction year, the median monthly-equivalent fee is $821 for a recorded year built of 2005 or later (161 listings) and $528 for those built before 1995 (48 listings).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Doral, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (258 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (5 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 253 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 259 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/doral/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-doral/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Doral and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Doral retained-sample median $700 a month (n=253); five-county median $800 (n=22,695, region-level trim).", "title": "Doral condos, retained usable-fee sample (n=253): median $700/month, 12% below the five-county median of $800", "visible_labels": [ "$700", "253", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 253 active Doral condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 19.4% (49 listings); $500 to $750 37.2% (94 listings); $750 to $1,000 22.9% (58 listings); $1,000 to $1,500 17% (43 listings); $1,500 to $2,000 3.6% (9 listings); $2,000 and up 0% (0 listings).", "title": "37.2% of Doral's retained usable-fee sample (253 listings) falls in the $500 to $750 monthly band", "visible_labels": [ "0%", "0", "19.4%", "49", "37.2%", "94", "22.9%", "58", "17%", "43", "3.6%", "9", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Doral condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=161; pre-1995 n=48.", "alt": "Column chart of median fee by recorded decade built: 1970s $528 (16 listings); 1980s $560 (25 listings); 1990s $564 (26 listings); 2000s $739 (61 listings); 2010s $821 (98 listings); 2020s $662 (27 listings). Recorded year built 2005 or later $821 (161 listings); before 1995 $528 (48 listings).", "title": "Doral condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=161) vs pre-1995 (n=48), monthly median 55% higher", "visible_labels": [ "$528", "16", "$560", "25", "$564", "26", "$739", "61", "$821", "98", "$662", "27", "$821", "161", "$528", "48" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 259, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 259, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 168, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 160, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 259, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 259, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 253, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 253, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 253, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 211, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 253, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 249, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 258, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 253, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 253, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 250.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1805.2255, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Doral median $700 a month, South Florida median $800; Doral ranks 39 of 69 cities.", "after": "Dot strip chart in five county lanes. Doral retained-sample median $700 a month (n=253); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Doral against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Doral and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Doral condo fees sit 12% below the South Florida median", "after": "Doral condos, retained usable-fee sample (n=253): median $700/month, 12% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$700", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "253", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 19.4% (49 listings); $500 to $750 37.2% (94 listings); $750 to $1,000 22.9% (58 listings); $1,000 to $1,500 17% (43 listings); $1,500 to $2,000 3.6% (9 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 19.4% (49 listings); $500 to $750 37.2% (94 listings); $750 to $1,000 22.9% (58 listings); $1,000 to $1,500 17% (43 listings); $1,500 to $2,000 3.6% (9 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Doral condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 253 active Doral condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "37.2% of Doral condos for sale carry a fee of $500 to $750 a month", "after": "37.2% of Doral's retained usable-fee sample (253 listings) falls in the $500 to $750 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "3.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "19.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "49", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "37.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "94", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "22.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "58", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "17%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "43", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s $528 (16 listings); 1980s $560 (25 listings); 1990s $564 (26 listings); 2000s $739 (61 listings); 2010s $821 (98 listings); 2020s $662 (27 listings).", "after": "Column chart of median fee by recorded decade built: 1970s $528 (16 listings); 1980s $560 (25 listings); 1990s $564 (26 listings); 2000s $739 (61 listings); 2010s $821 (98 listings); 2020s $662 (27 listings). Recorded year built 2005 or later $821 (161 listings); before 1995 $528 (48 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Doral condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Doral condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=161; pre-1995 n=48.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Doral condos built since 2005 ask 55% more in fees than those built before 1995", "after": "Doral condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=161) vs pre-1995 (n=48), monthly median 55% higher", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$528", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$662", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "$821", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "161", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "$528", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[15]", "before": null, "after": "48", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$560", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "25", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$564", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "26", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$739", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "61", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$821", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "98", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Doral condo for sale carries a $700-a-month association fee, 12% below the South Florida median", "after": "Doral condo monthly association fees have a median of $700 in the retained usable-fee sample of 253 listings, 12% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "20.6% of Doral condos on the market ask $1,000 or more a month in fees; 19.4% stay under $500", "after": "In Doral's retained usable-fee sample (253 listings after exclusions and percentile trimming), 20.6% have monthly-equivalent fees of $1,000 or more and 19.4% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Doral condos built since 2005 carry fees 55% higher than buildings from before 1995", "after": "Doral condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=161) vs pre-1995 (n=48), monthly median 55% higher", "before_present": true, "after_present": true }, { "field": "lede", "before": "DORAL, Fla., September 7, 2026 - The median monthly association fee across the 253 condominiums listed for sale in Doral is $700, with half of the listings between $538 and $927 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 12% below the five-county South Florida median of $800, and ranks Doral 39 of 69 cities.", "after": "DORAL, Fla., September 7, 2026 - Among 253 active condominium listings in Doral retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $700, with the middle half between $538 and $927, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 259 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 12% below the separately trimmed five-county median of $800 and ranks tied 39th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Doral permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (5 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-doral/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Doral, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (258 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (5 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 253 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 259 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/doral/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-doral/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Doral carries a monthly association fee of $700, 12% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Doral's retained usable-fee sample (n=253), after exclusions and percentile trimming, is $700, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"20.6 percent of Doral condos on the market ask $1,000 or more a month in association fees; only 19.4 percent stay under $500.\"", "after": "\"Among Doral condos in the retained usable-fee sample (n=253) after exclusions and percentile trimming, 20.6 percent have listed monthly-equivalent fees of $1,000 or more and 19.4 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Doral, a condo completed since 2005 carries a median fee of $821 a month, against $528 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Doral with a recorded construction year, the median monthly-equivalent fee is $821 for a recorded year built of 2005 or later (161 listings) and $528 for those built before 1995 (48 listings).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "43ac1fb5a4a4e90f864911839d22716c05c0bd0d92f59da28ca7248d29d3a231", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nDoral condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Doral condo for sale carries a $700-a-month association fee, 12% below the South Florida\nmedian\n20.6% of Doral condos on the market ask $1,000 or more a month in fees; 19.4% stay under $500\nDoral condos built since 2005 carry fees 55% higher than buildings from before 1995\nLEDE\nDORAL, Fla., September 7, 2026 - The median monthly association fee across the 253 condominiums listed for\nsale in Doral is $700, with half of the listings between $538 and $927 a month, according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. That is 12% below the five-county South Florida median of $800,\nand ranks Doral 39 of 69 cities.\nNUT GRAF\nPer square foot, the median Doral condo fee is $0.56 a month on a median unit of 1,130 square feet; at the\nmedian asking price of $444K, a year of fees equals 1.96% of the price. 20.6% of listings ask $1,000 or more a\nmonth and 19.4% under $500. 0% of listings report two association layers (a master and a sub-association); 0%\nare billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 0.8% of listings, describe one as pending or payable by the buyer on 0%, and mention a\nmandatory club or membership on 0.4%. Buildings completed since 2005 carry a median fee of $821 against\n$528 for those completed before 1995.\nFACT BOX\nActive condominium listings, Doral\n259 (253 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$700\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$538 to $927\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.56 (median unit 1,130 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n1.96% (asking $444K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n20.6% / 19.4%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n0.8% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0.4%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Doral ranks 39 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$821 (161 listings) / $528 (48 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Doral carries a monthly association fee of $700, 12% below\nthe five-county South Florida median of $800.\"\n\"20.6 percent of Doral condos on the market ask $1,000 or more a month in association fees; only 19.4\npercent stay under $500.\"\n\"In Doral, a condo completed since 2005 carries a median fee of $821 a month, against $528 for a building\ncompleted before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Doral against every South Florida city with 30 or more active condo listings, grouped by\ncounty, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Doral condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via\nPBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Doral condominiums by decade the building was completed, September 7, 2026.\nDecades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Doral permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (5 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-doral/ . Attribution:\nPBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real\nestate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "8ff85ee1e14b23e641701dab736b186c819045994e391ba94a24b5d7e6c3cbaa", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nDoral condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/doral/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nDoral condo monthly association fees have a median of $700 in the retained usable-fee sample of 253\nlistings, 12% below the five-county median\nIn Doral's retained usable-fee sample (253 listings after exclusions and percentile trimming), 20.6% have\nmonthly-equivalent fees of $1,000 or more and 19.4% are below $500\nDoral condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=161) vs pre-1995 (n=48), monthly\nmedian 55% higher\nLEDE\nDORAL, Fla., September 7, 2026 - Among 253 active condominium listings in Doral retained after excluding\nunusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile,\nthe median monthly association fee is $700, with the middle half between $538 and $927, according to PBP\nReal Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 259 active condominium\nlistings before those exclusions and trimming; the fee statistics describe the retained sample, not every\nproperty for sale. The city median is 12% below the separately trimmed five-county median of $800 and ranks\ntied 39th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Doral condo fee is $0.56 a month (249 retained\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nlistings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.96% of\nthe listing's current asking price across 253 retained listings with a current asking price of at least $20,000; this\nis the median of per-listing ratios. 20.6% of the retained sample have fees of $1,000 or more a month and\n19.4% are below $500. 0% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 0.8% of the retained sample, describe one as pending or payable by\nthe buyer on 0%, and mention a mandatory club or membership on 0.4%; 253 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. Among retained listings\nwith a recorded construction year, the median monthly-equivalent fee is $821 for a recorded year built of 2005\nor later (161 listings) and $528 for those built before 1995 (48 listings); construction year is a recorded field\nand this comparison does not explain why fees differ. \nFACT BOX\nActive condominium listings, Doral (before\nexclusions and trimming)\n259\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n258 / 253 (5 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$700\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$538 to $927\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.56 (249 retained listings with recorded\nliving area of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n1.96% (253 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n20.6% (52) / 19.4% (49) of 253\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n0.8% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0.4%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Doral ranks tied 39th\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$821 (2005+ n=161) / $528 (pre-1995 n=48)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Doral's retained usable-fee sample (n=253), after\nexclusions and percentile trimming, is $700, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Doral condos in the retained usable-fee sample (n=253) after exclusions and percentile trimming,\n20.6 percent have listed monthly-equivalent fees of $1,000 or more and 19.4 percent are below $500.\"\n\"Among the retained usable-fee listings in Doral with a recorded construction year, the median monthly-\nequivalent fee is $821 for a recorded year built of 2005 or later (161 listings) and $528 for those built\nbefore 1995 (48 listings).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Doral and the\npublished comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses\na separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Doral retained-sample median $700 a month\n(n=253); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 253 active Doral condominium listings retained after unusable-fee exclusions and city-\nlevel 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS\nvia PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 19.4% (49 listings); $500 to $750 37.2% (94 listings); $750 to $1,000 22.9% (58\nlistings); $1,000 to $1,500 17% (43 listings); $1,500 to $2,000 3.6% (9 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Doral condominiums in the retained usable-fee sample\nafter exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year;\ndecades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=161;\npre-1995 n=48.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s $528 (16 listings); 1980s\n$560 (25 listings); 1990s $564 (26 listings); 2000s $739 (61 listings); 2010s $821 (98 listings); 2020s $662 (27\nlistings). Recorded year built 2005 or later $821 (161 listings); before 1995 $528 (48 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Doral, permitted for internet display\nin PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the\nMLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published\nwhen at least 30 listings have a valid fee before trimming (258 here). Fees below the 1st or above the 99th percentile are excluded\nby the stated percentile rule (5 here); these records have not been independently verified as errors. This leaves the retained usable-\nfee sample of 253 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\n259 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses\n22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/doral/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-doral/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "c7bf61581ba3ec9af1ba7ec20406e28d212973a327e028fe27308b3e323e6c4b", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - DORAL CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Doral condo monthly association fees have a median of $700 in the retained usable-fee sample of 253 listings, 12% below the five-county median\n2. In Doral's retained usable-fee sample (253 listings after exclusions and percentile trimming), 20.6% have monthly-equivalent fees of $1,000 or more and 19.4% are below $500\n3. Doral condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=161) vs pre-1995 (n=48), monthly median 55% higher\n\nLEDE\nDORAL, Fla., September 7, 2026 - Among 253 active condominium listings in Doral retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $700, with the middle half between $538 and $927, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 259 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 12% below the separately trimmed five-county median of $800 and ranks tied 39th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Doral condo fee is $0.56 a month (249 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.96% of the listing's current asking price across 253 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 20.6% of the retained sample have fees of $1,000 or more a month and 19.4% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 0.8% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0.4%; 253 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $821 for a recorded year built of 2005 or later (161 listings) and $528 for those built before 1995 (48 listings); construction year is a recorded field and this comparison does not explain why fees differ. \n\nFACT BOX (exact figures)\n- Active condominium listings, Doral (before exclusions and trimming): 259 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 258 / 253 (5 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $700 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $538 to $927 [September 7, 2026]\n- Median fee per square foot per month: $0.56 (249 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 1.96% (253 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 20.6% (52) / 19.4% (49) of 253 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 0% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 0.8% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0.4% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Doral ranks tied 39th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $821 (2005+ n=161) / $528 (pre-1995 n=48) [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Doral's retained usable-fee sample (n=253), after exclusions and percentile trimming, is $700, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Doral condos in the retained usable-fee sample (n=253) after exclusions and percentile trimming, 20.6 percent have listed monthly-equivalent fees of $1,000 or more and 19.4 percent are below $500.\"\n- \"Among the retained usable-fee listings in Doral with a recorded construction year, the median monthly-equivalent fee is $821 for a recorded year built of 2005 or later (161 listings) and $528 for those built before 1995 (48 listings).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- doral-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Doral and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Doral retained-sample median $700 a month (n=253); five-county median $800 (n=22,695, region-level trim).\n- doral-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 253 active Doral condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 19.4% (49 listings); $500 to $750 37.2% (94 listings); $750 to $1,000 22.9% (58 listings); $1,000 to $1,500 17% (43 listings); $1,500 to $2,000 3.6% (9 listings); $2,000 and up 0% (0 listings).\n- doral-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Doral condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=161; pre-1995 n=48.\n Alt text: Column chart of median fee by recorded decade built: 1970s $528 (16 listings); 1980s $560 (25 listings); 1990s $564 (26 listings); 2000s $739 (61 listings); 2010s $821 (98 listings); 2020s $662 (27 listings). Recorded year built 2005 or later $821 (161 listings); before 1995 $528 (48 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Doral, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (258 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (5 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 253 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 259 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/doral/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-doral/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "doral", "city": "Doral", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "active": 71, "with_fee": 71, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 71, "cut_count": 20, "cut_pct": 28.2, "median_cut_pct": 3.0, "median_cut_dollars": 23500 }, "outliers_dropped": 2, "n": 69, "median": 320, "p10": 221, "p25": 265, "p75": 432, "p90": 466, "min": 170, "max": 606, "median_sqft": 0.17, "n_sqft": 69, "median_pct_price": 0.56, "median_list_price": 749999, "median_year_built": 2015, "median_sqft_area": 1898, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 66, "under_500_pct": 95.7, "hi_thr": 500, "lo_thr": 200, "over_hi": 3, "over_hi_pct": 4.3, "under_lo": 3, "under_lo_pct": 4.3, "types": { "Townhouse": { "count": 69, "pct": 100.0 } }, "regime": { "HOA": { "count": 69, "pct": 100.0 } }, "villa_median": null, "townhouse_median": 320, "cadence": { "Monthly": { "count": 69, "pct": 100.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 3, "pct": 4.3 }, { "label": "$200 to $300", "count": 24, "pct": 34.8 }, { "label": "$300 to $400", "count": 19, "pct": 27.5 }, { "label": "$400 to $600", "count": 22, "pct": 31.9 }, { "label": "$600 to $1,000", "count": 1, "pct": 1.4 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 2, "median": 409, "median_sqft": 0.24 }, { "label": "1990s", "n": 8, "median": 305, "median_sqft": 0.2 }, { "label": "2000s", "n": 19, "median": 350, "median_sqft": 0.15 }, { "label": "2010s", "n": 24, "median": 296, "median_sqft": 0.15 }, { "label": "2020s", "n": 16, "median": 335, "median_sqft": 0.18 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$500K to $1M", "n": 64, "median": 325, "median_pct_price": 0.58 }, { "label": "$1M and up", "n": 5, "median": 265, "median_pct_price": 0.27 } ], "pre1995": { "n": 3, "median": 406 }, "post2005": { "n": 51, "median": 320 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 42, "pct": 73.7 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 27, "pct": 47.4 }, { "key": "Security", "label": "Security", "count": 20, "pct": 35.1 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 14, "pct": 24.6 }, { "key": "Pools", "label": "Pool", "count": 13, "pct": 22.8 }, { "key": "Trash", "label": "Trash", "count": 12, "pct": 21.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 11, "pct": 19.3 }, { "key": "Sewer", "label": "Sewer", "count": 3, "pct": 5.3 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 2, "pct": 3.5 }, { "key": "Roof", "label": "Roof", "count": 2, "pct": 3.5 }, { "key": "Water", "label": "Water", "count": 1, "pct": 1.8 }, { "key": "Internet", "label": "Internet", "count": 1, "pct": 1.8 }, { "key": "Insurance", "label": "Building insurance", "count": 1, "pct": 1.8 }, { "key": "CableTv", "label": "Cable TV", "count": 1, "pct": 1.8 } ], "includes_n": 57, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 69 }, "developments": [ { "name": "Downtown Doral South Phase Two", "master": null, "n": 16, "anecdotal": false, "median": 258, "median_sqft": 0.17, "year_built": 2022, "median_list_price": 882000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Contempo Townhomes", "master": null, "n": 6, "anecdotal": true, "median": 265, "median_sqft": 0.11, "year_built": 2017, "median_list_price": 832450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Doral Isles North Sec Two", "master": null, "n": 5, "anecdotal": true, "median": 465, "median_sqft": 0.25, "year_built": 2004, "median_list_price": 670000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 320, "p25": 265, "p75": 432, "n": 69, "median_sqft": 0.17, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Doral townhouse or villa for sale carries a $320-a-month homeowners association fee, 7% above the South Florida median", "4.3% of Doral townhouses and villas on the market ask $500 or more a month in fees; 4.3% stay under $200", "Doral HOA fees on townhouses and villas run $265 to $432 a month for the middle half of listings" ], "lede": "DORAL, Fla., September 7, 2026 - The median monthly homeowners association fee across the 69 townhouses and villas listed for sale in Doral is $320, with half of the listings between $265 and $432 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 7% above the five-county South Florida median of $300, and ranks Doral 18 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Doral carries a monthly homeowners association fee of $320, 7% above the five-county South Florida median of $300.\"", "\"4.3 percent of Doral townhouses and villas on the market ask $500 or more a month in fees; 4.3 percent stay under $200.\"", "\"On the median Doral townhouse or villa, a year of homeowners association fees equals 0.56 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Doral permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-doral/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Doral against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Doral median $320 a month, South Florida median $300; Doral ranks 18 of 34 cities.", "title": "Doral HOA fees on townhouses and villas sit 7% above the South Florida median" }, { "caption": "Share of active Doral townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 4.3% (3 listings); $200 to $300 34.8% (24 listings); $300 to $400 27.5% (19 listings); $400 to $600 31.9% (22 listings); $600 to $1,000 1.4% (1 listings); $1,000 and up 0% (0 listings).", "title": "34.8% of Doral townhouses and villas for sale carry a fee of $200 to $300 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Doral townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1980s too few (2 listings); 1990s too few (8 listings); 2000s $350 (19 listings); 2010s $296 (24 listings); 2020s $335 (16 listings).", "title": "Doral HOA fees on townhouses and villas by decade the home was completed" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 71 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 71, "with_fee": 71, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 71, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 69, "retained_n": 69, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 71, "cut_count": 20, "cut_pct": 28.2, "median_cut_pct": 3.0, "median_cut_dollars": 23500, "valid_price_count": 71, "missing_price_count": 0, "unchanged_count": 50, "raised_count": 1, "not_below_original_count": 51, "cut_pct_denominator": 71, "cut_sample_ok": true, "median_cut_n": 20 }, "trim_bounds": { "p1": 164.0, "p99": 613.1999999999999 }, "retained_small_sample": false, "retained_below_30": false, "median": 320, "p10": 221, "p25": 265, "p75": 432, "p90": 466, "min": 170, "max": 606, "median_sqft": 0.17, "n_sqft": 69, "median_pct_price": 0.56, "n_pct_price": 69, "median_list_price": 749999, "median_year_built": 2015, "median_sqft_area": 1898, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 66, "under_500_pct": 95.7, "hi_thr": 500, "lo_thr": 200, "over_hi": 3, "over_hi_pct": 4.3, "under_lo": 3, "under_lo_pct": 4.3, "types": { "Townhouse": { "count": 69, "pct": 100.0 } }, "regime": { "HOA": { "count": 69, "pct": 100.0 } }, "villa_median": null, "townhouse_median": 320, "cadence": { "Monthly": { "count": 69, "pct": 100.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 3, "pct": 4.3 }, { "label": "$200 to $300", "count": 24, "pct": 34.8 }, { "label": "$300 to $400", "count": 19, "pct": 27.5 }, { "label": "$400 to $600", "count": 22, "pct": 31.9 }, { "label": "$600 to $1,000", "count": 1, "pct": 1.4 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 2, "median": 409, "median_sqft": 0.24 }, { "label": "1990s", "n": 8, "median": 305, "median_sqft": 0.2 }, { "label": "2000s", "n": 19, "median": 350, "median_sqft": 0.15 }, { "label": "2010s", "n": 24, "median": 296, "median_sqft": 0.15 }, { "label": "2020s", "n": 16, "median": 335, "median_sqft": 0.18 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$500K to $1M", "n": 64, "median": 325, "median_pct_price": 0.58 }, { "label": "$1M and up", "n": 5, "median": 265, "median_pct_price": 0.27 } ], "pre1995": { "n": 3, "median": 406 }, "post2005": { "n": 51, "median": 320 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 42, "pct": 73.7 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 27, "pct": 47.4 }, { "key": "Security", "label": "Security", "count": 20, "pct": 35.1 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 14, "pct": 24.6 }, { "key": "Pools", "label": "Pool", "count": 13, "pct": 22.8 }, { "key": "Trash", "label": "Trash", "count": 12, "pct": 21.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 11, "pct": 19.3 }, { "key": "Sewer", "label": "Sewer", "count": 3, "pct": 5.3 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 2, "pct": 3.5 }, { "key": "Roof", "label": "Roof", "count": 2, "pct": 3.5 }, { "key": "Water", "label": "Water", "count": 1, "pct": 1.8 }, { "key": "Internet", "label": "Internet", "count": 1, "pct": 1.8 }, { "key": "Insurance", "label": "Building insurance", "count": 1, "pct": 1.8 }, { "key": "CableTv", "label": "Cable TV", "count": 1, "pct": 1.8 } ], "includes_n": 57, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 69 }, "denominators": { "fee_percentages": 69, "fee_medians_percentiles": 69, "median_sqft": 69, "median_pct_price": 69, "includes_pct": 57, "flags_pct": 69, "cut_pct": 71 }, "developments": [ { "name": "Downtown Doral South Phase Two", "master": null, "n": 16, "anecdotal": false, "median": 258, "median_sqft": 0.17, "year_built": 2022, "median_list_price": 882000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Contempo Townhomes", "master": null, "n": 6, "anecdotal": true, "median": 265, "median_sqft": 0.11, "year_built": 2017, "median_list_price": 832450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Doral Isles North Sec Two", "master": null, "n": 5, "anecdotal": true, "median": 465, "median_sqft": 0.25, "year_built": 2004, "median_list_price": 670000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 320, "p25": 265, "p75": 432, "n": 69, "median_sqft": 0.17, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Doral townhouse or villa monthly homeowners association fees have a median of $320 in the retained usable-fee sample of 69 listings, 7% above the five-county median", "In Doral's retained usable-fee sample (69 listings after exclusions and percentile trimming), 4.3% have monthly-equivalent fees of $500 or more and 4.3% are below $200", "Doral's retained usable-fee sample (n=69): reported monthly-equivalent homeowners association fees range from $265 to $432 at the 25th to 75th percentiles" ], "lede": "DORAL, Fla., September 7, 2026 - Among 69 active townhouse or villa listings in Doral retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $320, with the middle half between $265 and $432, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 71 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 7% above the separately trimmed five-county median of $300 and ranks 18th among 34 published city medians.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Doral's retained usable-fee sample (n=69), after exclusions and percentile trimming, is $320, compared with $300 in the separately trimmed five-county sample.\"", "\"Among Doral townhouses and villas in the retained usable-fee sample (n=69) after exclusions and percentile trimming, 4.3 percent have listed monthly-equivalent fees of $500 or more and 4.3 percent are below $200.\"", "\"Among 69 retained listings with a current asking price of at least $20,000 in Doral's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.56 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Doral, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (71 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 69 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 71 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/doral/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-doral/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Doral and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Doral retained-sample median $320 a month (n=69); five-county median $300 (n=3,206, region-level trim).", "title": "Doral townhouses and villas, retained usable-fee sample (n=69): median $320/month, 7% above the five-county median of $300", "visible_labels": [ "$320", "69", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 69 active Doral townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 4.3% (3 listings); $200 to $300 34.8% (24 listings); $300 to $400 27.5% (19 listings); $400 to $600 31.9% (22 listings); $600 to $1,000 1.4% (1 listings); $1,000 and up 0% (0 listings).", "title": "34.8% of Doral's retained usable-fee sample (69 listings) falls in the $200 to $300 monthly band", "visible_labels": [ "0%", "0", "4.3%", "3", "34.8%", "24", "27.5%", "19", "31.9%", "22", "1.4%", "1", "0%", "0" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Doral townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1980s count only (2 listings); 1990s count only (8 listings); 2000s $350 (19 listings); 2010s $296 (24 listings); 2020s $335 (16 listings).", "title": "Doral HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=69)", "visible_labels": [ "2", "8", "$350", "19", "$296", "24", "$335", "16" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 164.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 613.1999999999999, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Doral median $320 a month, South Florida median $300; Doral ranks 18 of 34 cities.", "after": "Dot strip chart in five county lanes. Doral retained-sample median $320 a month (n=69); five-county median $300 (n=3,206, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Doral against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Doral and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Doral HOA fees on townhouses and villas sit 7% above the South Florida median", "after": "Doral townhouses and villas, retained usable-fee sample (n=69): median $320/month, 7% above the five-county median of $300", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$320", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "69", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 4.3% (3 listings); $200 to $300 34.8% (24 listings); $300 to $400 27.5% (19 listings); $400 to $600 31.9% (22 listings); $600 to $1,000 1.4% (1 listings); $1,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 4.3% (3 listings); $200 to $300 34.8% (24 listings); $300 to $400 27.5% (19 listings); $400 to $600 31.9% (22 listings); $600 to $1,000 1.4% (1 listings); $1,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Doral townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 69 active Doral townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "34.8% of Doral townhouses and villas for sale carry a fee of $200 to $300 a month", "after": "34.8% of Doral's retained usable-fee sample (69 listings) falls in the $200 to $300 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "1.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "4.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "34.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "24", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "27.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "19", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "31.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "22", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1980s too few (2 listings); 1990s too few (8 listings); 2000s $350 (19 listings); 2010s $296 (24 listings); 2020s $335 (16 listings).", "after": "Column chart of median fee by recorded decade built: 1980s count only (2 listings); 1990s count only (8 listings); 2000s $350 (19 listings); 2010s $296 (24 listings); 2020s $335 (16 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Doral townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Doral townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Doral HOA fees on townhouses and villas by decade the home was completed", "after": "Doral HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=69)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$350", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "19", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$296", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "24", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$335", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Doral townhouse or villa for sale carries a $320-a-month homeowners association fee, 7% above the South Florida median", "after": "Doral townhouse or villa monthly homeowners association fees have a median of $320 in the retained usable-fee sample of 69 listings, 7% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "4.3% of Doral townhouses and villas on the market ask $500 or more a month in fees; 4.3% stay under $200", "after": "In Doral's retained usable-fee sample (69 listings after exclusions and percentile trimming), 4.3% have monthly-equivalent fees of $500 or more and 4.3% are below $200", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Doral HOA fees on townhouses and villas run $265 to $432 a month for the middle half of listings", "after": "Doral's retained usable-fee sample (n=69): reported monthly-equivalent homeowners association fees range from $265 to $432 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "DORAL, Fla., September 7, 2026 - The median monthly homeowners association fee across the 69 townhouses and villas listed for sale in Doral is $320, with half of the listings between $265 and $432 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 7% above the five-county South Florida median of $300, and ranks Doral 18 of 34 cities.", "after": "DORAL, Fla., September 7, 2026 - Among 69 active townhouse or villa listings in Doral retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $320, with the middle half between $265 and $432, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 71 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 7% above the separately trimmed five-county median of $300 and ranks 18th among 34 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Doral permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-doral/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Doral, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (71 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 69 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 71 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/doral/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-doral/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Doral carries a monthly homeowners association fee of $320, 7% above the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Doral's retained usable-fee sample (n=69), after exclusions and percentile trimming, is $320, compared with $300 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"4.3 percent of Doral townhouses and villas on the market ask $500 or more a month in fees; 4.3 percent stay under $200.\"", "after": "\"Among Doral townhouses and villas in the retained usable-fee sample (n=69) after exclusions and percentile trimming, 4.3 percent have listed monthly-equivalent fees of $500 or more and 4.3 percent are below $200.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Doral townhouse or villa, a year of homeowners association fees equals 0.56 percent of the asking price.\"", "after": "\"Among 69 retained listings with a current asking price of at least $20,000 in Doral's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.56 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "e0b2cb05086a90fb1b1ed05a2f9fa3f1896e0676d49d0b3b7b3ca605370c1ce3", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nDoral HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Doral townhouse or villa for sale carries a $320-a-month homeowners association fee, 7%\nabove the South Florida median\n4.3% of Doral townhouses and villas on the market ask $500 or more a month in fees; 4.3% stay under\n$200\nDoral HOA fees on townhouses and villas run $265 to $432 a month for the middle half of listings\nLEDE\nDORAL, Fla., September 7, 2026 - The median monthly homeowners association fee across the 69\ntownhouses and villas listed for sale in Doral is $320, with half of the listings between $265 and $432 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 7% above the five-\ncounty South Florida median of $300, and ranks Doral 18 of 34 cities.\nNUT GRAF\nPer square foot, the median Doral townhouse or villa fee is $0.17 a month on a median home of 1,898 square\nfeet; at the median asking price of $750K, a year of fees equals 0.56% of the price. 4.3% of listings ask $500 or\nmore a month and 4.3% under $200. 0% of listings report two association layers (a master and a sub-\nassociation); 0% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a\nspecial assessment on 0% of listings, describe one as pending or payable by the buyer on 0%, and mention a\nmandatory club or membership on 0%.\nFACT BOX\nActive townhouse or villa listings, Doral\n71 (69 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$320\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$265 to $432\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.17 (median home 1,898 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n0.56% (asking $750K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $500 or more a month / under $200\n4.3% / 4.3%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Doral ranks 18 of 34\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Doral carries a monthly homeowners association fee of\n$320, 7% above the five-county South Florida median of $300.\"\n\"4.3 percent of Doral townhouses and villas on the market ask $500 or more a month in fees; 4.3 percent\nstay under $200.\"\n\"On the median Doral townhouse or villa, a year of homeowners association fees equals 0.56 percent of\nthe asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Doral against every South Florida city with 30 or more active townhouse or villa listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Doral townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Doral townhouses and villas by decade the home was completed,\nSeptember 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Doral permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and\nare reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are\nhomeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities\nneed 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate\nas the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable\nbut not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-doral/ . Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "61fc726c60448d724e1d81419bb4d92a3767d713adacf071fcd60f889518ef95", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nDoral HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/doral/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nDoral townhouse or villa monthly homeowners association fees have a median of $320 in the retained\nusable-fee sample of 69 listings, 7% above the five-county median\nIn Doral's retained usable-fee sample (69 listings after exclusions and percentile trimming), 4.3% have\nmonthly-equivalent fees of $500 or more and 4.3% are below $200\nDoral's retained usable-fee sample (n=69): reported monthly-equivalent homeowners association fees range\nfrom $265 to $432 at the 25th to 75th percentiles\nLEDE\nDORAL, Fla., September 7, 2026 - Among 69 active townhouse or villa listings in Doral retained after excluding\nunusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile,\nthe median monthly homeowners association fee is $320, with the middle half between $265 and $432,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 71\nactive townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 7% above the separately trimmed five-county median of\n$300 and ranks 18th among 34 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Doral townhouse or villa fee is $0.17 a month (69\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n0.56% of the listing's current asking price across 69 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 4.3% of the retained sample have fees of $500 or more a\nmonth and 4.3% are below $200. 0% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by\nthe buyer on 0%, and mention a mandatory club or membership on 0%; 69 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association.\nFACT BOX\nActive townhouse or villa listings, Doral (before\nexclusions and trimming)\n71\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n71 / 69 (2 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$320\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$265 to $432\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.17 (69 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n0.56% (69 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n4.3% (3) / 4.3% (3) of 69\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid, retained sample\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership,\nretained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$300 (3,206 listings); Doral ranks 18th among\n34 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Doral's retained usable-fee sample\n(n=69), after exclusions and percentile trimming, is $320, compared with $300 in the separately trimmed\nfive-county sample.\"\n\"Among Doral townhouses and villas in the retained usable-fee sample (n=69) after exclusions and\npercentile trimming, 4.3 percent have listed monthly-equivalent fees of $500 or more and 4.3 percent are\nbelow $200.\"\n\"Among 69 retained listings with a current asking price of at least $20,000 in Doral's usable-fee sample\nafter exclusions and percentile trimming, a year of reported homeowners association fees equals a median\n0.56 percent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nDoral and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Doral retained-sample median $320 a month\n(n=69); five-county median $300 (n=3,206, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 69 active Doral townhouse or villa listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 0% (0\nlistings); $100 to $200 4.3% (3 listings); $200 to $300 34.8% (24 listings); $300 to $400 27.5% (19 listings);\n$400 to $600 31.9% (22 listings); $600 to $1,000 1.4% (1 listings); $1,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Doral townhouses and villas in the\nretained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a\nrecorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1980s count only (2 listings);\n1990s count only (8 listings); 2000s $350 (19 listings); 2010s $296 (24 listings); 2020s $335 (16 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Doral, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (71 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 69 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 71 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after\ncondominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's\nfinances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the\nbrokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but\nnot guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/doral/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/hoa-fees-doral/; where published, it uses a separately dated sample and its figures may differ. Attribution:\nPBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real\nestate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "743fae82f198828b402cfca6148468233d3df8e8197320dc355e314cd0b5914b", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - DORAL HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Doral townhouse or villa monthly homeowners association fees have a median of $320 in the retained usable-fee sample of 69 listings, 7% above the five-county median\n2. In Doral's retained usable-fee sample (69 listings after exclusions and percentile trimming), 4.3% have monthly-equivalent fees of $500 or more and 4.3% are below $200\n3. Doral's retained usable-fee sample (n=69): reported monthly-equivalent homeowners association fees range from $265 to $432 at the 25th to 75th percentiles\n\nLEDE\nDORAL, Fla., September 7, 2026 - Among 69 active townhouse or villa listings in Doral retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $320, with the middle half between $265 and $432, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 71 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 7% above the separately trimmed five-county median of $300 and ranks 18th among 34 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Doral townhouse or villa fee is $0.17 a month (69 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 0.56% of the listing's current asking price across 69 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 4.3% of the retained sample have fees of $500 or more a month and 4.3% are below $200. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 69 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Doral (before exclusions and trimming): 71 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 71 / 69 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $320 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $265 to $432 [September 7, 2026]\n- Median fee per square foot per month: $0.17 (69 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 0.56% (69 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 4.3% (3) / 4.3% (3) of 69 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 0% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 0% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Doral ranks 18th among 34 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Doral's retained usable-fee sample (n=69), after exclusions and percentile trimming, is $320, compared with $300 in the separately trimmed five-county sample.\"\n- \"Among Doral townhouses and villas in the retained usable-fee sample (n=69) after exclusions and percentile trimming, 4.3 percent have listed monthly-equivalent fees of $500 or more and 4.3 percent are below $200.\"\n- \"Among 69 retained listings with a current asking price of at least $20,000 in Doral's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.56 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- doral-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Doral and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Doral retained-sample median $320 a month (n=69); five-county median $300 (n=3,206, region-level trim).\n- doral-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 69 active Doral townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 4.3% (3 listings); $200 to $300 34.8% (24 listings); $300 to $400 27.5% (19 listings); $400 to $600 31.9% (22 listings); $600 to $1,000 1.4% (1 listings); $1,000 and up 0% (0 listings).\n- doral-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Doral townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1980s count only (2 listings); 1990s count only (8 listings); 2000s $350 (19 listings); 2010s $296 (24 listings); 2020s $335 (16 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Doral, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (71 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 69 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 71 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/doral/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-doral/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "florida-city", "city": "Florida City", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "segments": { "houses": { "active": 62, "sample_ok": true, "small_sample": false, "pending": 17, "median_list_price": 480000.0, "cut_count": 19, "cut_pct": 30.6, "raised_count": 6, "median_cut_pct": 4.2, "median_cut_dollars": 20000.0, "cut_last30": 7, "cut_last30_pct": 11.3, "cut_last7": 1, "median_dom": 28.0, "median_cdom": 28.0, "relisted_count": 1, "relisted_pct": 1.6, "over90": 17, "over90_pct": 27.4, "over180": 5, "fresh_held": 31, "fresh_held_pct": 50.0, "stale_uncut": 6, "stale_uncut_pct": 9.7, "dom_buckets": [ { "label": "0-30", "count": 32, "pct": 51.6 }, { "label": "31-60", "count": 3, "pct": 4.8 }, { "label": "61-90", "count": 10, "pct": 16.1 }, { "label": "91-180", "count": 12, "pct": 19.4 }, { "label": "181+", "count": 5, "pct": 8.1 } ], "bands": [ { "label": "Under $500K", "active": 35, "cut": 11, "cut_pct": 31.4, "median_cdom": 46 }, { "label": "$500K to $1M", "active": 27, "cut": 8, "cut_pct": 29.6, "median_cdom": 21 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 5, "pending_cut_pct": 29.4, "pending_median_cut_pct": 4.8, "pending_median_cdom": 50, "tier": "h1", "series": [ { "date": "2026-09-05", "active": 62, "cut_pct": 30.6, "median_cdom": 27.0, "median_list_price": 480000.0 }, { "date": "2026-09-06", "active": 62, "cut_pct": 30.6, "median_cdom": 27.5, "median_list_price": 480000.0 }, { "date": "2026-09-07", "active": 62, "cut_pct": 30.6, "median_cdom": 28.0, "median_list_price": 480000.0 } ] }, "condos": { "active": 5, "sample_ok": false, "small_sample": false, "pending": 2, "median_list_price": 380000.0, "cut_count": 3, "cut_pct": 60.0, "raised_count": 0, "median_cut_pct": 7.9, "median_cut_dollars": 30000.0, "cut_last30": 1, "cut_last30_pct": 20.0, "cut_last7": 1, "median_dom": 48, "median_cdom": 48, "relisted_count": 0, "relisted_pct": 0.0, "over90": 0, "over90_pct": 0.0, "over180": 0, "fresh_held": 2, "fresh_held_pct": 40.0, "stale_uncut": 0, "stale_uncut_pct": 0.0, "dom_buckets": [ { "label": "0-30", "count": 2, "pct": 40.0 }, { "label": "31-60", "count": 1, "pct": 20.0 }, { "label": "61-90", "count": 2, "pct": 40.0 }, { "label": "91-180", "count": 0, "pct": 0.0 }, { "label": "181+", "count": 0, "pct": 0.0 } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$250K to $500K", "active": 5, "cut": 3, "cut_pct": 60.0, "median_cdom": 48 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 1, "pending_cut_pct": 50.0, "pending_median_cut_pct": 12.5, "pending_median_cdom": 309.0, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "30.6% of Florida City houses for sale have cut their asking price", "Florida City sellers hold firmer than the rest of Miami-Dade County as 27.4% of houses pass 90 days on the market", "Buying in Florida City? One in three houses have already come down once, by a median $20K" ], "lede": "FLORIDA CITY, Fla., September 7, 2026 - 30.6% of the 62 single-family homes listed for sale in Florida City have reduced their asking price at least once, by a median 4.2% (about $20K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 5 for sale, too few to report percentages (floor 30).", "quotes": [ "\"30.6 percent of single-family homes for sale in Florida City have reduced their asking price at least once, by a median $20K.\"", "\"Counting every relisting, the median Florida City house for sale has been waiting 28 days, not the 28 the current listing shows.\"", "\"Of the Florida City houses now under contract, 70.6 percent never reduced their asking price; the rest cut by a median 4.8 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Florida City and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 62 houses, 5 condominiums, 17 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-florida-city/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Florida City versus Miami-Dade County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Florida City houses 30.6%, Miami-Dade County houses 37.6%. Condominiums: 5 for sale, too few to report.", "title": "Florida City houses are cutting 7.0 points less often than Miami-Dade County" }, { "caption": "Active Florida City listings by cumulative days on market, houses, September 7, 2026. 27.4% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 51.6%, 31-60 days 4.8%, 61-90 days 16.1%, 91-180 days 19.4%, 181+ days 8.1%.", "title": "27.4% of Florida City houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Florida City houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 31.4% of 35; $500K to $1M 29.6% of 27; $1M to $2M too few to read of 0; $2M to $5M too few to read of 0; $5M and up too few to read of 0.", "title": "Under $500K Florida City houses have cut most often: 31.4% of 35" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 86 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 62, "sample_ok": true, "small_sample": false, "pending": 17, "median_list_price": 480000.0, "cut_count": 19, "cut_pct": 30.6, "raised_count": 6, "valid_price_count": 62, "missing_price_count": 0, "unchanged_count": 37, "not_below_original_count": 43, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 4.2, "median_cut_dollars": 20000.0, "cut_last30": 7, "cut_last30_pct": 11.3, "cut_last7": 1, "median_dom": 28.0, "median_cdom": 28.0, "dom_n": 62, "cdom_n": 62, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 62, "relisted_count": 1, "relisted_pct": 1.6, "over90": 17, "over90_pct": 27.4, "over180": 5, "fresh_held": 31, "fresh_held_pct": 50.0, "fresh_held_missing_cdom_count": 0, "stale_uncut": 6, "stale_uncut_pct": 9.7, "dom_buckets": [ { "label": "0-30", "count": 32, "pct": 51.6 }, { "label": "31-60", "count": 3, "pct": 4.8 }, { "label": "61-90", "count": 10, "pct": 16.1 }, { "label": "91-180", "count": 12, "pct": 19.4 }, { "label": "181+", "count": 5, "pct": 8.1 } ], "bands": [ { "label": "Under $500K", "active": 35, "cut": 11, "cut_pct": 31.4, "median_cdom": 46, "cut_pct_denominator": 35, "cdom_n": 35, "valid_price_count": 35 }, { "label": "$500K to $1M", "active": 27, "cut": 8, "cut_pct": 29.6, "median_cdom": 21, "cut_pct_denominator": 27, "cdom_n": 27, "valid_price_count": 27 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 5, "pending_cut_pct": 29.4, "pending_valid_price_count": 17, "pending_missing_price_count": 0, "pending_unchanged_count": 11, "pending_raised_count": 1, "pending_not_below_original_count": 12, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 17, "pending_dom_n": 17, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 4.8, "pending_median_cdom": 50, "denominators": { "cut_pct": 62, "cut_last30_pct": 62, "relisted_pct": 62, "fresh_held_pct": 62, "stale_uncut_pct": 62, "over90_pct": 62, "dom_bucket_pct": 62, "pending_cut_pct": 17, "median_dom": 62, "median_cdom": 62, "median_cut_pct": 19, "median_cut_dollars": 19, "pending_median_cut_pct": 5, "pending_median_cdom": 17 }, "county_counts": { "Miami-Dade": 62 }, "tier": "h1", "series": [ { "date": "2026-09-07", "active": 62, "cut_pct": 30.6, "median_cdom": 28.0, "median_list_price": 480000.0 } ] }, "condos": { "active": 5, "sample_ok": false, "small_sample": false, "pending": 2, "median_list_price": 380000.0, "cut_count": 3, "cut_pct": 60.0, "raised_count": 0, "valid_price_count": 5, "missing_price_count": 0, "unchanged_count": 2, "not_below_original_count": 2, "cut_sample_ok": false, "cut_small_sample": true, "median_cut_pct": 7.9, "median_cut_dollars": 30000.0, "cut_last30": 1, "cut_last30_pct": 20.0, "cut_last7": 1, "median_dom": 48, "median_cdom": 48, "dom_n": 5, "cdom_n": 5, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 5, "relisted_count": 0, "relisted_pct": 0.0, "over90": 0, "over90_pct": 0.0, "over180": 0, "fresh_held": 2, "fresh_held_pct": 40.0, "fresh_held_missing_cdom_count": 0, "stale_uncut": 0, "stale_uncut_pct": 0.0, "dom_buckets": [ { "label": "0-30", "count": 2, "pct": 40.0 }, { "label": "31-60", "count": 1, "pct": 20.0 }, { "label": "61-90", "count": 2, "pct": 40.0 }, { "label": "91-180", "count": 0, "pct": 0.0 }, { "label": "181+", "count": 0, "pct": 0.0 } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$250K to $500K", "active": 5, "cut": 3, "cut_pct": 60.0, "median_cdom": 48, "cut_pct_denominator": 5, "cdom_n": 5, "valid_price_count": 5 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 1, "pending_cut_pct": 50.0, "pending_valid_price_count": 2, "pending_missing_price_count": 0, "pending_unchanged_count": 0, "pending_raised_count": 1, "pending_not_below_original_count": 1, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 2, "pending_dom_n": 2, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 12.5, "pending_median_cdom": 309.0, "denominators": { "cut_pct": 5, "cut_last30_pct": 5, "relisted_pct": 5, "fresh_held_pct": 5, "stale_uncut_pct": 5, "over90_pct": 5, "dom_bucket_pct": 5, "pending_cut_pct": 2, "median_dom": 5, "median_cdom": 5, "median_cut_pct": 3, "median_cut_dollars": 3, "pending_median_cut_pct": 1, "pending_median_cdom": 2 }, "county_counts": { "Miami-Dade": 5 }, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "30.6% of Florida City houses for sale are asking less than their original list price", "Seller Blink Rate™ in Florida City: 30.6% of houses list below original asking, against 37.6% across Miami-Dade County", "Buying in Florida City? 19 of the 62 houses for sale are asking below their original price, by a median $20K" ], "lede": "FLORIDA CITY, Fla., September 7, 2026 - 30.6% of the 62 single-family homes listed for sale in Florida City (19 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 19 reduced listings, the median reduction is 4.2% (about $20K). Condominiums: 5 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"30.6 percent of single-family homes for sale in Florida City have a current asking price below their original list price; among those 19 reduced listings the median reduction is $20K.\"", "\"Among active Florida City houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 28 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"17 Florida City houses are under contract in this snapshot, 5 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Florida City, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (37 unchanged, 6 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 62 houses, 5 condominiums, 17 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/florida-city/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-florida-city/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Florida City versus Miami-Dade County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Florida City houses 30.6%, Miami-Dade County houses 37.6%. Condominiums: 5 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 30.6% of Florida City houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "visible_labels": [ "37.6%", "30.6%" ] }, { "caption": "Active Florida City houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 27.4% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 51.6%, 31-60 days 4.8%, 61-90 days 16.1%, 91-180 days 19.4%, 181+ days 8.1%.", "title": "27.4% of Florida City houses for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "51.6%", "4.8%", "16.1%", "19.4%", "8.1%", "27.4%" ] }, { "caption": "Share of active Florida City houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 31.4% (11 of 35); $500K to $1M 29.6% (8 of 27); $1M to $2M 0 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.", "title": "Under $500K Florida City houses show the highest share asking below original: 31.4% of 35", "visible_labels": [ "0", "0", "0", "29.6%", "8", "27", "31.4%", "11", "35" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Miami-Dade", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Miami-Dade", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 62, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Florida City houses 30.6%, Miami-Dade County houses 37.6%. Condominiums: 5 for sale, too few to report.", "after": "Horizontal bar chart. Florida City houses 30.6%, Miami-Dade County houses 37.6%. Condominiums: 5 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Florida City versus Miami-Dade County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Florida City versus Miami-Dade County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Florida City houses are cutting 7.0 points less often than Miami-Dade County", "after": "Seller Blink Rate™: 30.6% of Florida City houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "37.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "30.6%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 51.6%, 31-60 days 4.8%, 61-90 days 16.1%, 91-180 days 19.4%, 181+ days 8.1%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 51.6%, 31-60 days 4.8%, 61-90 days 16.1%, 91-180 days 19.4%, 181+ days 8.1%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Florida City listings by cumulative days on market, houses, September 7, 2026. 27.4% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Florida City houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 27.4% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "27.4% of Florida City houses for sale have waited more than 90 days, counting every relisting", "after": "27.4% of Florida City houses for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "51.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "4.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "16.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "19.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "8.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "27.4%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 31.4% of 35; $500K to $1M 29.6% of 27; $1M to $2M too few to read of 0; $2M to $5M too few to read of 0; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 31.4% (11 of 35); $500K to $1M 29.6% (8 of 27); $1M to $2M 0 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Florida City houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Florida City houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Under $500K Florida City houses have cut most often: 31.4% of 35", "after": "Under $500K Florida City houses show the highest share asking below original: 31.4% of 35", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "29.6%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "31.4%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "35", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "30.6% of Florida City houses for sale have cut their asking price", "after": "30.6% of Florida City houses for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Florida City sellers hold firmer than the rest of Miami-Dade County as 27.4% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Florida City: 30.6% of houses list below original asking, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Florida City? One in three houses have already come down once, by a median $20K", "after": "Buying in Florida City? 19 of the 62 houses for sale are asking below their original price, by a median $20K", "before_present": true, "after_present": true }, { "field": "lede", "before": "FLORIDA CITY, Fla., September 7, 2026 - 30.6% of the 62 single-family homes listed for sale in Florida City have reduced their asking price at least once, by a median 4.2% (about $20K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 5 for sale, too few to report percentages (floor 30).", "after": "FLORIDA CITY, Fla., September 7, 2026 - 30.6% of the 62 single-family homes listed for sale in Florida City (19 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 19 reduced listings, the median reduction is 4.2% (about $20K). Condominiums: 5 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Florida City and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 62 houses, 5 condominiums, 17 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-florida-city/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Florida City, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (37 unchanged, 6 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 62 houses, 5 condominiums, 17 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/florida-city/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-florida-city/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"30.6 percent of single-family homes for sale in Florida City have reduced their asking price at least once, by a median $20K.\"", "after": "\"30.6 percent of single-family homes for sale in Florida City have a current asking price below their original list price; among those 19 reduced listings the median reduction is $20K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Florida City house for sale has been waiting 28 days, not the 28 the current listing shows.\"", "after": "\"Among active Florida City houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 28 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Florida City houses now under contract, 70.6 percent never reduced their asking price; the rest cut by a median 4.8 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"17 Florida City houses are under contract in this snapshot, 5 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "e967c3caabbb976fe1586f333de2c103bc5058661f5ed49731003e6880bf8fe3", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nFlorida City price cuts and true days on market\nHEADLINE OPTIONS\n30.6% of Florida City houses for sale have cut their asking price\nFlorida City sellers hold firmer than the rest of Miami-Dade County as 27.4% of houses pass 90 days on the\nmarket\nBuying in Florida City? One in three houses have already come down once, by a median $20K\nLEDE\nFLORIDA CITY, Fla., September 7, 2026 - 30.6% of the 62 single-family homes listed for sale in Florida City\nhave reduced their asking price at least once, by a median 4.2% (about $20K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Condominiums: 5 for sale, too few to report percentages (floor\n30).\nNUT GRAF\nThe figures point to a market where 29.4% of houses reached a contract only after a price cut: of the 17\nFlorida City houses now under contract, 29.4% reduced before going under contract, with a median cut of\n4.8% and a median 50 days to contract. Across Miami-Dade County the price-cut share is 37.6% for houses\nand 37.4% for condominiums, so Florida City houses are cutting 7.0 points less often than the county.\nCounting every relisting, the median Florida City house for sale has been on the market 28 days, against 28 on\nits current listing; 1.6% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nFlorida City\n62\nShare with at\nleast one price\nreduction,\nhouses\n30.6% (19 of 62)\nMedian\nreduction\nfrom original\nasking, houses\n4.2% (about $20K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nActive\ncondominium\nlistings,\nFlorida City\n5 (below the 30-listing floor; percentages not reported)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n28 days (28 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n27.4% (17 of 62)\nHouses under\ncontract that\nreduced first\n29.4% of 17\nMiami-Dade\nCounty price-\ncut share,\nhouses /\ncondominiums\n37.6% / 37.4%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Firmer than similar-priced cities\nPeer group,\nhouses\n(median\nasking under\n$600K; peer\ncut share\n40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, West P\nQUOTABLE DATA POINTS\n\"30.6 percent of single-family homes for sale in Florida City have reduced their asking price at least once,\nby a median $20K.\"\n\"Counting every relisting, the median Florida City house for sale has been waiting 28 days, not the 28 the\ncurrent listing shows.\"\n\"Of the Florida City houses now under contract, 70.6 percent never reduced their asking price; the rest cut\nby a median 4.8 percent before a buyer committed. Contract prices are not known until the sales close.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Florida City versus Miami-Dade County, houses, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nActive Florida City listings by cumulative days on market, houses, September 7, 2026. 27.4% of houses have passed 90 days. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nShare of active Florida City houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Florida City and Miami-Dade County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 62 houses, 5 condominiums, 17 houses\nunder contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied;\nevery figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-\nflorida-city/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median\nasking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than\nsimilar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10)\nnever cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer\nthan four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these\nmarkets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "74e7b86669611a0e204a4c386a92d9e8077e40b0307ec994cc8d8a7858f9bf28", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nFlorida City asking-price reductions and recorded days\non market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/florida-city/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n30.6% of Florida City houses for sale are asking less than their original list price\nSeller Blink Rate™ in Florida City: 30.6% of houses list below original asking, against 37.6% across Miami-\nDade County\nBuying in Florida City? 19 of the 62 houses for sale are asking below their original price, by a median $20K\nLEDE\nFLORIDA CITY, Fla., September 7, 2026 - 30.6% of the 62 single-family homes listed for sale in Florida City (19\nlistings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 19 reduced listings, the median reduction is\n4.2% (about $20K). Condominiums: 5 for sale, below the 30-listing floor, so no percentages are reported for\nthem.\nNUT GRAF\nFor active Florida City houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are\nboth 28 days (from 62 and 62 listings with a value in each field). Equal medians describe the recorded fields\nonly; they do not establish anything about individual listing histories. 1.6% of all active houses have both fields\nrecorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a\nrelisting event. 17 Florida City houses are under contract (Pending or Active Under Contract), 5 of them with a\nrecorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nnot disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.6%\nfor houses and 37.4% for condominiums; Florida City houses are 7.0 points below the county share.\nFACT BOX\nActive single-family listings, Florida\nCity\n62\nSeptember 7, 2026\nShare asking below original list price,\nhouses\n30.6% (19 of 62)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original, houses\n62 / 0; 37 / 6\nSeptember 7, 2026\nMedian reduction among the 19\nreduced houses\n4.2% (about $20K)\nSeptember 7, 2026\nActive condominium listings, Florida\nCity\n5 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n28 / 28 days (from 62 / 62 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90\ndays\n27.4% (17 of 62 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count only;\nfewer than 30)\n17, 5 asking below original\nSeptember 7, 2026\nMiami-Dade County share asking\nbelow original, houses /\ncondominiums\n37.6% / 37.4%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed\nin method)\nHouses: Lower below-original share than peers\nSeptember 7, 2026\nPeer group, houses (median asking\nunder $600K; peer share 40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North\nLauderdale, Lauderhill, Port St Lucie, Greenacres, West Park,\nMargate, Sunrise, Lake Worth Beach, Miami Gardens,\nDeerfield Beach, Lantana, Coconut Creek, Boynton Beach,\nOakland Park\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"30.6 percent of single-family homes for sale in Florida City have a current asking price below their original\nlist price; among those 19 reduced listings the median reduction is $20K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"Among active Florida City houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket\nvalues are both 28 days. These are MLS-recorded fields, not an independently reconstructed listing\nhistory.\"\n\"17 Florida City houses are under contract in this snapshot, 5 of them with a recorded asking price below\noriginal; the group is too small to report a percentage. These asking-price fields do not disclose the agreed\ncontract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Florida City versus Miami-Dade\nCounty, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nChart data (aggregate): Horizontal bar chart. Florida City houses 30.6%, Miami-Dade County houses 37.6%.\nCondominiums: 5 for sale, count only. Share of active listings asking below their original list price, September 7,\n2026.\nActive Florida City houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded\nvalue in that field; 27.4% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real\nEstate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 51.6%, 31-60\ndays 4.8%, 61-90 days 16.1%, 91-180 days 19.4%, 181+ days 8.1%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Florida City houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10\nto 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 31.4% (11 of 35); $500K to $1M 29.6% (8 of 27); $1M to $2M 0 listed, count only; $2M\nto $5M 0 listed, count only; $5M and up 0 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Florida City,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (37 unchanged, 6 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below\nthe floor and appear as a count only. Sample sizes: 62 houses, 5 condominiums, 17 houses under contract. Geography is the MLS\nCity field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller\nBlink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded\nasking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published\ncity shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a\nbelow-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/florida-city/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-florida-city/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "0e17527b3f84218614f2e7ec5ce1f6d49fa23ccb02707293f97a394f740c9557", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - FLORIDA CITY PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 30.6% of Florida City houses for sale are asking less than their original list price\n2. Seller Blink Rate™ in Florida City: 30.6% of houses list below original asking, against 37.6% across Miami-Dade County\n3. Buying in Florida City? 19 of the 62 houses for sale are asking below their original price, by a median $20K\n\nLEDE\nFLORIDA CITY, Fla., September 7, 2026 - 30.6% of the 62 single-family homes listed for sale in Florida City (19 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 19 reduced listings, the median reduction is 4.2% (about $20K). Condominiums: 5 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active Florida City houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 28 days (from 62 and 62 listings with a value in each field). Equal medians describe the recorded fields only; they do not establish anything about individual listing histories. 1.6% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 17 Florida City houses are under contract (Pending or Active Under Contract), 5 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.6% for houses and 37.4% for condominiums; Florida City houses are 7.0 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Florida City: 62 [September 7, 2026]\n- Share asking below original list price, houses: 30.6% (19 of 62) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 62 / 0; 37 / 6 [September 7, 2026]\n- Median reduction among the 19 reduced houses: 4.2% (about $20K) [September 7, 2026]\n- Active condominium listings, Florida City: 5 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 28 / 28 days (from 62 / 62 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 27.4% (17 of 62 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 17, 5 asking below original [September 7, 2026]\n- Miami-Dade County share asking below original, houses / condominiums: 37.6% / 37.4% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Lower below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking under $600K; peer share 40.7%): Tamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, West Park, Margate, Sunrise, Lake Worth Beach, Miami Gardens, Deerfield Beach, Lantana, Coconut Creek, Boynton Beach, Oakland Park [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"30.6 percent of single-family homes for sale in Florida City have a current asking price below their original list price; among those 19 reduced listings the median reduction is $20K.\"\n- \"Among active Florida City houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 28 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"17 Florida City houses are under contract in this snapshot, 5 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- florida-city-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Florida City versus Miami-Dade County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Florida City houses 30.6%, Miami-Dade County houses 37.6%. Condominiums: 5 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- florida-city-true-days-on-market-r1-2026-09-07.png\n Caption: Active Florida City houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 27.4% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 51.6%, 31-60 days 4.8%, 61-90 days 16.1%, 91-180 days 19.4%, 181+ days 8.1%.\n- florida-city-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Florida City houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 31.4% (11 of 35); $500K to $1M 29.6% (8 of 27); $1M to $2M 0 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Florida City, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (37 unchanged, 6 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 62 houses, 5 condominiums, 17 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/florida-city/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-florida-city/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-1245a0228a92103fe7c7" }, { "slug": "florida-city", "city": "Florida City", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "active": 125, "with_fee": 116, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 125, "cut_count": 30, "cut_pct": 24.0, "median_cut_pct": 8.4, "median_cut_dollars": 30000 }, "outliers_dropped": 4, "n": 112, "median": 112, "p10": 85, "p25": 95, "p75": 158, "p90": 205, "min": 70, "max": 344, "median_sqft": 0.09, "n_sqft": 106, "median_pct_price": 0.41, "median_list_price": 374990, "median_year_built": 2026, "median_sqft_area": 1446, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 112, "under_500_pct": 100.0, "hi_thr": 500, "lo_thr": 200, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 98, "under_lo_pct": 87.5, "types": { "Townhouse": { "count": 105, "pct": 93.8 }, "Villa": { "count": 7, "pct": 6.2 } }, "regime": { "HOA": { "count": 95, "pct": 84.8 }, "not_recorded": { "count": 17, "pct": 15.2 } }, "villa_median": 167, "townhouse_median": 110, "cadence": { "Monthly": { "count": 112, "pct": 100.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 29, "pct": 25.9 }, { "label": "$100 to $200", "count": 69, "pct": 61.6 }, { "label": "$200 to $300", "count": 13, "pct": 11.6 }, { "label": "$300 to $400", "count": 1, "pct": 0.9 }, { "label": "$400 to $600", "count": 0, "pct": 0.0 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 0, "median": null, "median_sqft": null }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 0, "median": null, "median_sqft": null }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 112, "median": 112, "median_sqft": 0.09 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 110, "median": 110, "median_pct_price": 0.41 }, { "label": "$500K to $1M", "n": 2, "median": 179, "median_pct_price": 0.42 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 0, "median": null }, "post2005": { "n": 112, "median": 112 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 82, "pct": 76.6 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 65, "pct": 60.7 }, { "key": "Trash", "label": "Trash", "count": 15, "pct": 14.0 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 11, "pct": 10.3 }, { "key": "Sewer", "label": "Sewer", "count": 7, "pct": 6.5 }, { "key": "Pools", "label": "Pool", "count": 6, "pct": 5.6 }, { "key": "Internet", "label": "Internet", "count": 4, "pct": 3.7 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 3, "pct": 2.8 }, { "key": "Security", "label": "Security", "count": 3, "pct": 2.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 2, "pct": 1.9 }, { "key": "CableTv", "label": "Cable TV", "count": 1, "pct": 0.9 }, { "key": "Water", "label": "Water", "count": 1, "pct": 0.9 } ], "includes_n": 107, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 111 }, "developments": [ { "name": "Hadley Place", "master": null, "n": 23, "anecdotal": false, "median": 85, "median_sqft": 0.06, "year_built": 2026, "median_list_price": 374990, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Palm Cay", "master": null, "n": 17, "anecdotal": false, "median": 158, "median_sqft": 0.11, "year_built": 2026, "median_list_price": 430000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Fvp Subdivision", "master": null, "n": 12, "anecdotal": false, "median": 105, "median_sqft": 0.08, "year_built": 2021, "median_list_price": 349500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 2 }, { "name": "Florida City Park Rev", "master": null, "n": 8, "anecdotal": true, "median": 155, "median_sqft": 0.11, "year_built": 2023, "median_list_price": 324500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 1 }, { "name": "Miami Land And Developmen", "master": null, "n": 8, "anecdotal": true, "median": 154, "median_sqft": 0.11, "year_built": 2023, "median_list_price": 325000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Regal Palm Subdivision", "master": null, "n": 7, "anecdotal": true, "median": 110, "median_sqft": 0.08, "year_built": 2021, "median_list_price": 338000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Costa Blanca Villas", "master": null, "n": 5, "anecdotal": true, "median": 157, "median_sqft": 0.09, "year_built": 2024, "median_list_price": 340000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Sunscapes", "master": null, "n": 5, "anecdotal": true, "median": 205, "median_sqft": 0.13, "year_built": 2026, "median_list_price": 411990, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 112, "p25": 95, "p75": 158, "n": 112, "median_sqft": 0.09, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Florida City townhouse or villa for sale carries a $112-a-month homeowners association fee, 63% below the South Florida median", "0% of Florida City townhouses and villas on the market ask $500 or more a month in fees; 87.5% stay under $200", "Florida City HOA fees on townhouses and villas run $95 to $158 a month for the middle half of listings" ], "lede": "FLORIDA CITY, Fla., September 7, 2026 - The median monthly homeowners association fee across the 112 townhouses and villas listed for sale in Florida City is $112, with half of the listings between $95 and $158 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 63% below the five-county South Florida median of $300, and ranks Florida City 34 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Florida City carries a monthly homeowners association fee of $112, 63% below the five-county South Florida median of $300.\"", "\"0 percent of Florida City townhouses and villas on the market ask $500 or more a month in fees; 87.5 percent stay under $200.\"", "\"On the median Florida City townhouse or villa, a year of homeowners association fees equals 0.41 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Florida City permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-florida-city/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Florida City against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Florida City median $112 a month, South Florida median $300; Florida City ranks 34 of 34 cities.", "title": "Florida City HOA fees on townhouses and villas sit 63% below the South Florida median" }, { "caption": "Share of active Florida City townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 25.9% (29 listings); $100 to $200 61.6% (69 listings); $200 to $300 11.6% (13 listings); $300 to $400 0.9% (1 listings); $400 to $600 0% (0 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "title": "61.6% of Florida City townhouses and villas for sale carry a fee of $100 to $200 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Florida City townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 2020s $112 (112 listings).", "title": "Florida City HOA fees on townhouses and villas by decade the home was completed" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 125 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 125, "with_fee": 116, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 116, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 9, "n": 112, "retained_n": 112, "outliers_dropped": 4, "trim_applied": true, "cuts": { "active": 125, "cut_count": 30, "cut_pct": 24.0, "median_cut_pct": 8.4, "median_cut_dollars": 30000, "valid_price_count": 125, "missing_price_count": 0, "unchanged_count": 69, "raised_count": 26, "not_below_original_count": 95, "cut_pct_denominator": 125, "cut_sample_ok": true, "median_cut_n": 30 }, "trim_bounds": { "p1": 44.5, "p99": 344.85 }, "retained_small_sample": false, "retained_below_30": false, "median": 112, "p10": 85, "p25": 95, "p75": 158, "p90": 205, "min": 70, "max": 344, "median_sqft": 0.09, "n_sqft": 106, "median_pct_price": 0.41, "n_pct_price": 112, "median_list_price": 374990, "median_year_built": 2026, "median_sqft_area": 1446, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 112, "under_500_pct": 100.0, "hi_thr": 500, "lo_thr": 200, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 98, "under_lo_pct": 87.5, "types": { "Townhouse": { "count": 105, "pct": 93.8 }, "Villa": { "count": 7, "pct": 6.2 } }, "regime": { "HOA": { "count": 95, "pct": 84.8 }, "not_recorded": { "count": 17, "pct": 15.2 } }, "villa_median": 167, "townhouse_median": 110, "cadence": { "Monthly": { "count": 112, "pct": 100.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 29, "pct": 25.9 }, { "label": "$100 to $200", "count": 69, "pct": 61.6 }, { "label": "$200 to $300", "count": 13, "pct": 11.6 }, { "label": "$300 to $400", "count": 1, "pct": 0.9 }, { "label": "$400 to $600", "count": 0, "pct": 0.0 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 0, "median": null, "median_sqft": null }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 0, "median": null, "median_sqft": null }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 112, "median": 112, "median_sqft": 0.09 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 110, "median": 110, "median_pct_price": 0.41 }, { "label": "$500K to $1M", "n": 2, "median": 179, "median_pct_price": 0.42 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 0, "median": null }, "post2005": { "n": 112, "median": 112 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 82, "pct": 76.6 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 65, "pct": 60.7 }, { "key": "Trash", "label": "Trash", "count": 15, "pct": 14.0 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 11, "pct": 10.3 }, { "key": "Sewer", "label": "Sewer", "count": 7, "pct": 6.5 }, { "key": "Pools", "label": "Pool", "count": 6, "pct": 5.6 }, { "key": "Internet", "label": "Internet", "count": 4, "pct": 3.7 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 3, "pct": 2.8 }, { "key": "Security", "label": "Security", "count": 3, "pct": 2.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 2, "pct": 1.9 }, { "key": "CableTv", "label": "Cable TV", "count": 1, "pct": 0.9 }, { "key": "Water", "label": "Water", "count": 1, "pct": 0.9 } ], "includes_n": 107, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 111 }, "denominators": { "fee_percentages": 112, "fee_medians_percentiles": 112, "median_sqft": 106, "median_pct_price": 112, "includes_pct": 107, "flags_pct": 112, "cut_pct": 125 }, "developments": [ { "name": "Hadley Place", "master": null, "n": 23, "anecdotal": false, "median": 85, "median_sqft": 0.06, "year_built": 2026, "median_list_price": 374990, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Palm Cay", "master": null, "n": 17, "anecdotal": false, "median": 158, "median_sqft": 0.11, "year_built": 2026, "median_list_price": 430000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Fvp Subdivision", "master": null, "n": 12, "anecdotal": false, "median": 105, "median_sqft": 0.08, "year_built": 2021, "median_list_price": 349500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 2 }, { "name": "Florida City Park Rev", "master": null, "n": 8, "anecdotal": true, "median": 155, "median_sqft": 0.11, "year_built": 2023, "median_list_price": 324500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 1 }, { "name": "Miami Land And Developmen", "master": null, "n": 8, "anecdotal": true, "median": 154, "median_sqft": 0.11, "year_built": 2023, "median_list_price": 325000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Regal Palm Subdivision", "master": null, "n": 7, "anecdotal": true, "median": 110, "median_sqft": 0.08, "year_built": 2021, "median_list_price": 338000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Costa Blanca Villas", "master": null, "n": 5, "anecdotal": true, "median": 157, "median_sqft": 0.09, "year_built": 2024, "median_list_price": 340000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Sunscapes", "master": null, "n": 5, "anecdotal": true, "median": 205, "median_sqft": 0.13, "year_built": 2026, "median_list_price": 411990, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 112, "p25": 95, "p75": 158, "n": 112, "median_sqft": 0.09, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Florida City townhouse or villa monthly homeowners association fees have a median of $112 in the retained usable-fee sample of 112 listings, 63% below the five-county median", "In Florida City's retained usable-fee sample (112 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $500 or more and 87.5% are below $200", "Florida City's retained usable-fee sample (n=112): reported monthly-equivalent homeowners association fees range from $95 to $158 at the 25th to 75th percentiles" ], "lede": "FLORIDA CITY, Fla., September 7, 2026 - Among 112 active townhouse or villa listings in Florida City retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $112, with the middle half between $95 and $158, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 125 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 63% below the separately trimmed five-county median of $300 and ranks 34th among 34 published city medians.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Florida City's retained usable-fee sample (n=112), after exclusions and percentile trimming, is $112, compared with $300 in the separately trimmed five-county sample.\"", "\"Among Florida City townhouses and villas in the retained usable-fee sample (n=112) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $500 or more and 87.5 percent are below $200.\"", "\"Among 112 retained listings with a current asking price of at least $20,000 in Florida City's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.41 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Florida City, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (116 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 112 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 125 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/florida-city/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-florida-city/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Florida City and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Florida City retained-sample median $112 a month (n=112); five-county median $300 (n=3,206, region-level trim).", "title": "Florida City townhouses and villas, retained usable-fee sample (n=112): median $112/month, 63% below the five-county median of $300", "visible_labels": [ "$112", "112", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 112 active Florida City townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 25.9% (29 listings); $100 to $200 61.6% (69 listings); $200 to $300 11.6% (13 listings); $300 to $400 0.9% (1 listings); $400 to $600 0% (0 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "title": "61.6% of Florida City's retained usable-fee sample (112 listings) falls in the $100 to $200 monthly band", "visible_labels": [ "25.9%", "29", "61.6%", "69", "11.6%", "13", "0.9%", "1", "0%", "0", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Florida City townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 2020s $112 (112 listings).", "title": "Florida City HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=112)", "visible_labels": [ "$112", "112" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 125, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 125, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 125, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 125, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 112, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 112, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 112, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 107, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 112, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 106, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 116, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 112, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 112, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 44.5, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 344.85, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Florida City median $112 a month, South Florida median $300; Florida City ranks 34 of 34 cities.", "after": "Dot strip chart in five county lanes. Florida City retained-sample median $112 a month (n=112); five-county median $300 (n=3,206, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Florida City against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Florida City and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Florida City HOA fees on townhouses and villas sit 63% below the South Florida median", "after": "Florida City townhouses and villas, retained usable-fee sample (n=112): median $112/month, 63% below the five-county median of $300", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$112", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "112", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 25.9% (29 listings); $100 to $200 61.6% (69 listings); $200 to $300 11.6% (13 listings); $300 to $400 0.9% (1 listings); $400 to $600 0% (0 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 25.9% (29 listings); $100 to $200 61.6% (69 listings); $200 to $300 11.6% (13 listings); $300 to $400 0.9% (1 listings); $400 to $600 0% (0 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Florida City townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 112 active Florida City townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "61.6% of Florida City townhouses and villas for sale carry a fee of $100 to $200 a month", "after": "61.6% of Florida City's retained usable-fee sample (112 listings) falls in the $100 to $200 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "25.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "29", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "61.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "69", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "11.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "0.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 2020s $112 (112 listings).", "after": "Column chart of median fee by recorded decade built: 2020s $112 (112 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Florida City townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Florida City townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Florida City HOA fees on townhouses and villas by decade the home was completed", "after": "Florida City HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=112)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$112", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "112", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Florida City townhouse or villa for sale carries a $112-a-month homeowners association fee, 63% below the South Florida median", "after": "Florida City townhouse or villa monthly homeowners association fees have a median of $112 in the retained usable-fee sample of 112 listings, 63% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "0% of Florida City townhouses and villas on the market ask $500 or more a month in fees; 87.5% stay under $200", "after": "In Florida City's retained usable-fee sample (112 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $500 or more and 87.5% are below $200", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Florida City HOA fees on townhouses and villas run $95 to $158 a month for the middle half of listings", "after": "Florida City's retained usable-fee sample (n=112): reported monthly-equivalent homeowners association fees range from $95 to $158 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "FLORIDA CITY, Fla., September 7, 2026 - The median monthly homeowners association fee across the 112 townhouses and villas listed for sale in Florida City is $112, with half of the listings between $95 and $158 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 63% below the five-county South Florida median of $300, and ranks Florida City 34 of 34 cities.", "after": "FLORIDA CITY, Fla., September 7, 2026 - Among 112 active townhouse or villa listings in Florida City retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $112, with the middle half between $95 and $158, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 125 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 63% below the separately trimmed five-county median of $300 and ranks 34th among 34 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Florida City permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-florida-city/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Florida City, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (116 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 112 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 125 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/florida-city/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-florida-city/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Florida City carries a monthly homeowners association fee of $112, 63% below the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Florida City's retained usable-fee sample (n=112), after exclusions and percentile trimming, is $112, compared with $300 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"0 percent of Florida City townhouses and villas on the market ask $500 or more a month in fees; 87.5 percent stay under $200.\"", "after": "\"Among Florida City townhouses and villas in the retained usable-fee sample (n=112) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $500 or more and 87.5 percent are below $200.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Florida City townhouse or villa, a year of homeowners association fees equals 0.41 percent of the asking price.\"", "after": "\"Among 112 retained listings with a current asking price of at least $20,000 in Florida City's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.41 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "66b1581b80ff2dd6471a1ecbaf915f82dcf5b22688a3a896e89bc8dd2a517b7c", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nFlorida City HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Florida City townhouse or villa for sale carries a $112-a-month homeowners association fee,\n63% below the South Florida median\n0% of Florida City townhouses and villas on the market ask $500 or more a month in fees; 87.5% stay under\n$200\nFlorida City HOA fees on townhouses and villas run $95 to $158 a month for the middle half of listings\nLEDE\nFLORIDA CITY, Fla., September 7, 2026 - The median monthly homeowners association fee across the 112\ntownhouses and villas listed for sale in Florida City is $112, with half of the listings between $95 and $158 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 63% below the five-\ncounty South Florida median of $300, and ranks Florida City 34 of 34 cities.\nNUT GRAF\nPer square foot, the median Florida City townhouse or villa fee is $0.09 a month on a median home of 1,446\nsquare feet; at the median asking price of $375K, a year of fees equals 0.41% of the price. 0% of listings ask\n$500 or more a month and 87.5% under $200. 0% of listings report two association layers (a master and a sub-\nassociation); 0% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a\nspecial assessment on 0% of listings, describe one as pending or payable by the buyer on 0%, and mention a\nmandatory club or membership on 0%. 6.2% of the listings are entered as single-level villas, the rest as\ntownhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Florida City\n125 (112 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$112\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$95 to $158\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.09 (median home 1,446 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n0.41% (asking $375K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $500 or more a month / under $200\n0% / 87.5%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Florida City ranks 34 of 34\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Florida City carries a monthly homeowners association\nfee of $112, 63% below the five-county South Florida median of $300.\"\n\"0 percent of Florida City townhouses and villas on the market ask $500 or more a month in fees; 87.5\npercent stay under $200.\"\n\"On the median Florida City townhouse or villa, a year of homeowners association fees equals 0.41\npercent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Florida City against every South Florida city with 30 or more active townhouse or villa\nlistings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Florida City townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Florida City townhouses and villas by decade the home was\ncompleted, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Florida City permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-florida-city/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "60629c9fe6bbe2cadf105898393eb03eb922eaea54c12815806255d4f175b861", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nFlorida City HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/florida-city/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nFlorida City townhouse or villa monthly homeowners association fees have a median of $112 in the\nretained usable-fee sample of 112 listings, 63% below the five-county median\nIn Florida City's retained usable-fee sample (112 listings after exclusions and percentile trimming), 0% have\nmonthly-equivalent fees of $500 or more and 87.5% are below $200\nFlorida City's retained usable-fee sample (n=112): reported monthly-equivalent homeowners association\nfees range from $95 to $158 at the 25th to 75th percentiles\nLEDE\nFLORIDA CITY, Fla., September 7, 2026 - Among 112 active townhouse or villa listings in Florida City retained\nafter excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its\n99th percentile, the median monthly homeowners association fee is $112, with the middle half between $95\nand $158, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There\nare 125 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 63% below the separately trimmed five-county\nmedian of $300 and ranks 34th among 34 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Florida City townhouse or villa fee is $0.09 a month\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\n(106 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a\nmedian 0.41% of the listing's current asking price across 112 retained listings with a current asking price of at\nleast $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $500 or more a\nmonth and 87.5% are below $200. 0% of the retained sample report two association layers (a master and a\nsub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable\nby the buyer on 0%, and mention a mandatory club or membership on 0%; 111 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. 6.2% of retained listings\nhave the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported\ntogether after condominium classification.\nFACT BOX\nActive townhouse or villa listings, Florida City\n(before exclusions and trimming)\n125\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n116 / 112 (4 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$112\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$95 to $158\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.09 (106 retained listings with recorded\nliving area of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n0.41% (112 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n0% (0) / 87.5% (98) of 112\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$300 (3,206 listings); Florida City ranks 34th\namong 34 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Florida City's retained usable-fee sample\n(n=112), after exclusions and percentile trimming, is $112, compared with $300 in the separately trimmed\nfive-county sample.\"\n\"Among Florida City townhouses and villas in the retained usable-fee sample (n=112) after exclusions and\npercentile trimming, 0 percent have listed monthly-equivalent fees of $500 or more and 87.5 percent are\nbelow $200.\"\n\"Among 112 retained listings with a current asking price of at least $20,000 in Florida City's usable-fee\nsample after exclusions and percentile trimming, a year of reported homeowners association fees equals a\nmedian 0.41 percent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nFlorida City and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-\ncounty reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a\nvalid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Florida City retained-sample median $112 a month\n(n=112); five-county median $300 (n=3,206, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 112 active Florida City townhouse or villa listings retained after unusable-\nfee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active\nlistings. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 25.9% (29\nlistings); $100 to $200 61.6% (69 listings); $200 to $300 11.6% (13 listings); $300 to $400 0.9% (1 listings);\n$400 to $600 0% (0 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Florida City townhouses and villas in the\nretained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a\nrecorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 2020s $112 (112 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Florida City, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (116 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 112 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 125 active listings. Region and county comparisons are trimmed separately within their own samples\n(the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is\nnot a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet;\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nannual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-\nlisting ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10\nlistings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples\nwith fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least\n30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-\ndollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written\npublic remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse,\nvilla or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal\ndescription is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums\nare reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical\nclassifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and\nVilla subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement\nabout any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are\nonly as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and\npercentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as\nof September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026\n(2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original\nsnapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly\nfrozen page https://www.pbprealestate.com/press/florida-city/2026-09/ (corrected edition r1). A current-data page may be\navailable at https://www.pbprealestate.com/hoa-fees-florida-city/; where published, it uses a separately dated sample and its figures\nmay differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and\nmay not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "bb941ae51e5f87c7e1903f75f306dbf12d322cc5e4676f951bff28562b2b8f88", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - FLORIDA CITY HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Florida City townhouse or villa monthly homeowners association fees have a median of $112 in the retained usable-fee sample of 112 listings, 63% below the five-county median\n2. In Florida City's retained usable-fee sample (112 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $500 or more and 87.5% are below $200\n3. Florida City's retained usable-fee sample (n=112): reported monthly-equivalent homeowners association fees range from $95 to $158 at the 25th to 75th percentiles\n\nLEDE\nFLORIDA CITY, Fla., September 7, 2026 - Among 112 active townhouse or villa listings in Florida City retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $112, with the middle half between $95 and $158, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 125 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 63% below the separately trimmed five-county median of $300 and ranks 34th among 34 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Florida City townhouse or villa fee is $0.09 a month (106 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 0.41% of the listing's current asking price across 112 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $500 or more a month and 87.5% are below $200. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 111 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. 6.2% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Florida City (before exclusions and trimming): 125 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 116 / 112 (4 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $112 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $95 to $158 [September 7, 2026]\n- Median fee per square foot per month: $0.09 (106 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 0.41% (112 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 0% (0) / 87.5% (98) of 112 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 0% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 0% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Florida City ranks 34th among 34 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Florida City's retained usable-fee sample (n=112), after exclusions and percentile trimming, is $112, compared with $300 in the separately trimmed five-county sample.\"\n- \"Among Florida City townhouses and villas in the retained usable-fee sample (n=112) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $500 or more and 87.5 percent are below $200.\"\n- \"Among 112 retained listings with a current asking price of at least $20,000 in Florida City's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.41 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- florida-city-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Florida City and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Florida City retained-sample median $112 a month (n=112); five-county median $300 (n=3,206, region-level trim).\n- florida-city-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 112 active Florida City townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 25.9% (29 listings); $100 to $200 61.6% (69 listings); $200 to $300 11.6% (13 listings); $300 to $400 0.9% (1 listings); $400 to $600 0% (0 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).\n- florida-city-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Florida City townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 2020s $112 (112 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Florida City, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (116 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 112 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 125 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/florida-city/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-florida-city/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "fort-lauderdale", "city": "Fort Lauderdale", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 725, "sample_ok": true, "small_sample": false, "pending": 218, "median_list_price": 990000.0, "cut_count": 309, "cut_pct": 42.6, "raised_count": 24, "median_cut_pct": 5.7, "median_cut_dollars": 51000.0, "cut_last30": 145, "cut_last30_pct": 20.0, "cut_last7": 36, "median_dom": 60, "median_cdom": 70, "relisted_count": 83, "relisted_pct": 11.4, "over90": 315, "over90_pct": 43.4, "over180": 174, "fresh_held": 256, "fresh_held_pct": 35.3, "stale_uncut": 123, "stale_uncut_pct": 17.0, "dom_buckets": [ { "label": "0-30", "count": 228, "pct": 31.4 }, { "label": "31-60", "count": 104, "pct": 14.3 }, { "label": "61-90", "count": 78, "pct": 10.8 }, { "label": "91-180", "count": 141, "pct": 19.4 }, { "label": "181+", "count": 174, "pct": 24.0 } ], "bands": [ { "label": "Under $500K", "active": 162, "cut": 77, "cut_pct": 47.5, "median_cdom": 53.0 }, { "label": "$500K to $1M", "active": 207, "cut": 107, "cut_pct": 51.7, "median_cdom": 67 }, { "label": "$1M to $2M", "active": 112, "cut": 40, "cut_pct": 35.7, "median_cdom": 61.0 }, { "label": "$2M to $5M", "active": 137, "cut": 50, "cut_pct": 36.5, "median_cdom": 81 }, { "label": "$5M and up", "active": 107, "cut": 35, "cut_pct": 32.7, "median_cdom": 151 } ], "pending_cut_count": 86, "pending_cut_pct": 39.4, "pending_median_cut_pct": 6.1, "pending_median_cdom": 55.5, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 724, "cut_pct": 43.1, "median_cdom": 69.0, "median_list_price": 992500.0 }, { "date": "2026-09-06", "active": 726, "cut_pct": 42.8, "median_cdom": 69.5, "median_list_price": 992500.0 }, { "date": "2026-09-07", "active": 725, "cut_pct": 42.6, "median_cdom": 70, "median_list_price": 990000.0 } ] }, "condos": { "active": 1251, "sample_ok": true, "small_sample": false, "pending": 177, "median_list_price": 489000.0, "cut_count": 511, "cut_pct": 40.8, "raised_count": 31, "median_cut_pct": 6.3, "median_cut_dollars": 30000.0, "cut_last30": 194, "cut_last30_pct": 15.5, "cut_last7": 49, "median_dom": 94, "median_cdom": 108, "relisted_count": 142, "relisted_pct": 11.4, "over90": 713, "over90_pct": 57.0, "over180": 421, "fresh_held": 326, "fresh_held_pct": 26.1, "stale_uncut": 332, "stale_uncut_pct": 26.5, "dom_buckets": [ { "label": "0-30", "count": 252, "pct": 20.1 }, { "label": "31-60", "count": 148, "pct": 11.8 }, { "label": "61-90", "count": 138, "pct": 11.0 }, { "label": "91-180", "count": 292, "pct": 23.3 }, { "label": "181+", "count": 421, "pct": 33.7 } ], "bands": [ { "label": "Under $250K", "active": 243, "cut": 133, "cut_pct": 54.7, "median_cdom": 105 }, { "label": "$250K to $500K", "active": 409, "cut": 185, "cut_pct": 45.2, "median_cdom": 110 }, { "label": "$500K to $1M", "active": 279, "cut": 91, "cut_pct": 32.6, "median_cdom": 94 }, { "label": "$1M and up", "active": 320, "cut": 102, "cut_pct": 31.9, "median_cdom": 132.5 } ], "pending_cut_count": 80, "pending_cut_pct": 45.2, "pending_median_cut_pct": 8.9, "pending_median_cdom": 114, "tier": "c3", "series": [ { "date": "2026-09-05", "active": 1116, "cut_pct": 40.1, "median_cdom": 108.0, "median_list_price": 549900.0 }, { "date": "2026-09-06", "active": 1117, "cut_pct": 40.1, "median_cdom": 108, "median_list_price": 549000.0 }, { "date": "2026-09-07", "active": 1251, "cut_pct": 40.8, "median_cdom": 108, "median_list_price": 489000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "42.6% of Fort Lauderdale houses for sale have cut their asking price, 40.8% of condos", "Fort Lauderdale sellers track the rest of Broward County as 43.4% of houses pass 90 days on the market", "Buying in Fort Lauderdale? Two in five houses have already come down once, by a median $51K" ], "lede": "FORT LAUDERDALE, Fla., September 7, 2026 - 42.6% of the 725 single-family homes listed for sale in Fort Lauderdale have reduced their asking price at least once, by a median 5.7% (about $51K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 1,251 condominium listings, 40.8% have cut, by a median 6.3%.", "quotes": [ "\"42.6 percent of single-family homes for sale in Fort Lauderdale have reduced their asking price at least once, by a median $51K.\"", "\"Counting every relisting, the median Fort Lauderdale house for sale has been waiting 70 days, not the 60 the current listing shows.\"", "\"Of the Fort Lauderdale houses now under contract, 60.6 percent never reduced their asking price; the rest cut by a median 6.1 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Fort Lauderdale and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 725 houses, 1,251 condominiums, 218 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-fort-lauderdale/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Fort Lauderdale versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Fort Lauderdale houses 42.6%, Broward County houses 43.3%; Fort Lauderdale condominiums 40.8%, Broward County condominiums 45.0%.", "title": "Fort Lauderdale houses are cutting at about the Broward County rate" }, { "caption": "Active Fort Lauderdale listings by cumulative days on market, houses and condominiums, September 7, 2026. 43.4% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 31.4%, 31-60 days 14.3%, 61-90 days 10.8%, 91-180 days 19.4%, 181+ days 24.0%. Condominiums: 0-30 days 20.1%, 31-60 days 11.8%, 61-90 days 11.0%, 91-180 days 23.3%, 181+ days 33.7%.", "title": "43.4% of Fort Lauderdale houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Fort Lauderdale houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 47.5% of 162; $500K to $1M 51.7% of 207; $1M to $2M 35.7% of 112; $2M to $5M 36.5% of 137; $5M and up 32.7% of 107.", "title": "$500K to $1M Fort Lauderdale houses have cut most often: 51.7% of 207" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 2371 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 725, "sample_ok": true, "small_sample": false, "pending": 218, "median_list_price": 990000.0, "cut_count": 309, "cut_pct": 42.6, "raised_count": 24, "valid_price_count": 724, "missing_price_count": 1, "unchanged_count": 391, "not_below_original_count": 416, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 5.7, "median_cut_dollars": 51000.0, "cut_last30": 145, "cut_last30_pct": 20.0, "cut_last7": 36, "median_dom": 60, "median_cdom": 70, "dom_n": 725, "cdom_n": 725, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 725, "relisted_count": 83, "relisted_pct": 11.4, "over90": 315, "over90_pct": 43.4, "over180": 174, "fresh_held": 256, "fresh_held_pct": 35.3, "fresh_held_missing_cdom_count": 0, "stale_uncut": 123, "stale_uncut_pct": 17.0, "dom_buckets": [ { "label": "0-30", "count": 228, "pct": 31.4 }, { "label": "31-60", "count": 104, "pct": 14.3 }, { "label": "61-90", "count": 78, "pct": 10.8 }, { "label": "91-180", "count": 141, "pct": 19.4 }, { "label": "181+", "count": 174, "pct": 24.0 } ], "bands": [ { "label": "Under $500K", "active": 162, "cut": 77, "cut_pct": 47.5, "median_cdom": 53.0, "cut_pct_denominator": 162, "cdom_n": 162, "valid_price_count": 162 }, { "label": "$500K to $1M", "active": 207, "cut": 107, "cut_pct": 51.7, "median_cdom": 67, "cut_pct_denominator": 207, "cdom_n": 207, "valid_price_count": 206 }, { "label": "$1M to $2M", "active": 112, "cut": 40, "cut_pct": 35.7, "median_cdom": 61.0, "cut_pct_denominator": 112, "cdom_n": 112, "valid_price_count": 112 }, { "label": "$2M to $5M", "active": 137, "cut": 50, "cut_pct": 36.5, "median_cdom": 81, "cut_pct_denominator": 137, "cdom_n": 137, "valid_price_count": 137 }, { "label": "$5M and up", "active": 107, "cut": 35, "cut_pct": 32.7, "median_cdom": 151, "cut_pct_denominator": 107, "cdom_n": 107, "valid_price_count": 107 } ], "pending_cut_count": 86, "pending_cut_pct": 39.4, "pending_valid_price_count": 218, "pending_missing_price_count": 0, "pending_unchanged_count": 119, "pending_raised_count": 13, "pending_not_below_original_count": 132, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 218, "pending_dom_n": 218, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 6.1, "pending_median_cdom": 55.5, "denominators": { "cut_pct": 725, "cut_last30_pct": 725, "relisted_pct": 725, "fresh_held_pct": 725, "stale_uncut_pct": 725, "over90_pct": 725, "dom_bucket_pct": 725, "pending_cut_pct": 218, "median_dom": 725, "median_cdom": 725, "median_cut_pct": 309, "median_cut_dollars": 309, "pending_median_cut_pct": 86, "pending_median_cdom": 218 }, "county_counts": { "Broward": 725 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 725, "cut_pct": 42.6, "median_cdom": 70, "median_list_price": 990000.0 } ] }, "condos": { "active": 1251, "sample_ok": true, "small_sample": false, "pending": 177, "median_list_price": 489000.0, "cut_count": 511, "cut_pct": 40.8, "raised_count": 31, "valid_price_count": 1251, "missing_price_count": 0, "unchanged_count": 709, "not_below_original_count": 740, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.3, "median_cut_dollars": 30000.0, "cut_last30": 194, "cut_last30_pct": 15.5, "cut_last7": 49, "median_dom": 94, "median_cdom": 108, "dom_n": 1251, "cdom_n": 1251, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 1251, "relisted_count": 142, "relisted_pct": 11.4, "over90": 713, "over90_pct": 57.0, "over180": 421, "fresh_held": 326, "fresh_held_pct": 26.1, "fresh_held_missing_cdom_count": 0, "stale_uncut": 332, "stale_uncut_pct": 26.5, "dom_buckets": [ { "label": "0-30", "count": 252, "pct": 20.1 }, { "label": "31-60", "count": 148, "pct": 11.8 }, { "label": "61-90", "count": 138, "pct": 11.0 }, { "label": "91-180", "count": 292, "pct": 23.3 }, { "label": "181+", "count": 421, "pct": 33.7 } ], "bands": [ { "label": "Under $250K", "active": 243, "cut": 133, "cut_pct": 54.7, "median_cdom": 105, "cut_pct_denominator": 243, "cdom_n": 243, "valid_price_count": 243 }, { "label": "$250K to $500K", "active": 409, "cut": 185, "cut_pct": 45.2, "median_cdom": 110, "cut_pct_denominator": 409, "cdom_n": 409, "valid_price_count": 409 }, { "label": "$500K to $1M", "active": 279, "cut": 91, "cut_pct": 32.6, "median_cdom": 94, "cut_pct_denominator": 279, "cdom_n": 279, "valid_price_count": 279 }, { "label": "$1M and up", "active": 320, "cut": 102, "cut_pct": 31.9, "median_cdom": 132.5, "cut_pct_denominator": 320, "cdom_n": 320, "valid_price_count": 320 } ], "pending_cut_count": 80, "pending_cut_pct": 45.2, "pending_valid_price_count": 177, "pending_missing_price_count": 0, "pending_unchanged_count": 94, "pending_raised_count": 3, "pending_not_below_original_count": 97, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 177, "pending_dom_n": 177, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 8.9, "pending_median_cdom": 114, "denominators": { "cut_pct": 1251, "cut_last30_pct": 1251, "relisted_pct": 1251, "fresh_held_pct": 1251, "stale_uncut_pct": 1251, "over90_pct": 1251, "dom_bucket_pct": 1251, "pending_cut_pct": 177, "median_dom": 1251, "median_cdom": 1251, "median_cut_pct": 511, "median_cut_dollars": 511, "pending_median_cut_pct": 80, "pending_median_cdom": 177 }, "county_counts": { "Broward": 1251 }, "tier": "c3", "series": [ { "date": "2026-09-07", "active": 1251, "cut_pct": 40.8, "median_cdom": 108, "median_list_price": 489000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "42.6% of Fort Lauderdale houses for sale are asking less than their original list price; 40.8% of condos", "Seller Blink Rate™ in Fort Lauderdale: 42.6% of houses list below original asking, against 43.3% across Broward County", "Buying in Fort Lauderdale? 309 of the 725 houses for sale are asking below their original price, by a median $51K" ], "lede": "FORT LAUDERDALE, Fla., September 7, 2026 - 42.6% of the 725 single-family homes listed for sale in Fort Lauderdale (309 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 309 reduced listings, the median reduction is 5.7% (about $51K). Among the city's 1,251 condominium listings, 40.8% are asking below their original price, by a median 6.3%.", "quotes": [ "\"42.6 percent of single-family homes for sale in Fort Lauderdale have a current asking price below their original list price; among those 309 reduced listings the median reduction is $51K.\"", "\"Among active Fort Lauderdale houses, the median recorded CumulativeDaysOnMarket value is 70 days and the median recorded DaysOnMarket value is 60 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 39.4 percent of the 218 Fort Lauderdale houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6.1 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Fort Lauderdale, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (391 unchanged, 24 above original, 1 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 725 houses, 1,251 condominiums, 218 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/fort-lauderdale/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-fort-lauderdale/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Fort Lauderdale versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Fort Lauderdale houses 42.6%, Broward County houses 43.3%; Fort Lauderdale condominiums 40.8%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 42.6% of Fort Lauderdale houses for sale are asking below their original price, in line with 43.3% across Broward County", "visible_labels": [ "45%", "40.8%", "43.3%", "42.6%" ] }, { "caption": "Active Fort Lauderdale houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 43.4% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 31.4%, 31-60 days 14.3%, 61-90 days 10.8%, 91-180 days 19.4%, 181+ days 24%. Condominiums: 0-30 days 20.1%, 31-60 days 11.8%, 61-90 days 11%, 91-180 days 23.3%, 181+ days 33.7%.", "title": "43.4% of Fort Lauderdale houses for sale with a recorded cumulative-days value exceed 90 days; 57% of condos", "visible_labels": [ "31.4%", "20.1%", "14.3%", "11.8%", "10.8%", "11%", "19.4%", "23.3%", "24%", "33.7%", "43.4%" ] }, { "caption": "Share of active Fort Lauderdale houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 47.5% (77 of 162); $500K to $1M 51.7% (107 of 207); $1M to $2M 35.7% (40 of 112); $2M to $5M 36.5% (50 of 137); $5M and up 32.7% (35 of 107).", "title": "$500K to $1M Fort Lauderdale houses show the highest share asking below original: 51.7% of 207", "visible_labels": [ "32.7%", "35", "107", "36.5%", "50", "137", "35.7%", "40", "112", "51.7%", "107", "207", "47.5%", "77", "162" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 2371, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 243, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 243, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 243, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 409, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 409, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 409, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 279, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 279, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 279, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 320, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 320, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 320, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 1251, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 1251, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 1251, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 1251, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 1251, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 1251, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 1251, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 511, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 511, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 1251, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 1251, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 177, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 177, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 80, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 1251, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 1251, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 1251, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 740, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 1251, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 177, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 177, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 97, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 177, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 709, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 1251, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 162, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 162, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 162, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 207, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 207, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 206, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 112, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 112, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 112, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 137, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 137, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 137, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 107, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 107, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 107, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 725, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 725, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 725, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 725, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 725, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 725, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 725, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 309, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 309, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 725, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 725, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 218, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 218, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 725, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 725, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 725, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 416, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 725, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 218, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 218, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 218, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 391, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 724, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Fort Lauderdale houses 42.6%, Broward County houses 43.3%; Fort Lauderdale condominiums 40.8%, Broward County condominiums 45.0%.", "after": "Horizontal bar chart. Fort Lauderdale houses 42.6%, Broward County houses 43.3%; Fort Lauderdale condominiums 40.8%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Fort Lauderdale versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Fort Lauderdale versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Fort Lauderdale houses are cutting at about the Broward County rate", "after": "Seller Blink Rate™: 42.6% of Fort Lauderdale houses for sale are asking below their original price, in line with 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "40.8%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "42.6%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 31.4%, 31-60 days 14.3%, 61-90 days 10.8%, 91-180 days 19.4%, 181+ days 24.0%. Condominiums: 0-30 days 20.1%, 31-60 days 11.8%, 61-90 days 11.0%, 91-180 days 23.3%, 181+ days 33.7%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 31.4%, 31-60 days 14.3%, 61-90 days 10.8%, 91-180 days 19.4%, 181+ days 24%. Condominiums: 0-30 days 20.1%, 31-60 days 11.8%, 61-90 days 11%, 91-180 days 23.3%, 181+ days 33.7%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Fort Lauderdale listings by cumulative days on market, houses and condominiums, September 7, 2026. 43.4% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Fort Lauderdale houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 43.4% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "43.4% of Fort Lauderdale houses for sale have waited more than 90 days, counting every relisting", "after": "43.4% of Fort Lauderdale houses for sale with a recorded cumulative-days value exceed 90 days; 57% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "31.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "43.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "20.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "14.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "11.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "10.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "11%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "19.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "23.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "24%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "33.7%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 47.5% of 162; $500K to $1M 51.7% of 207; $1M to $2M 35.7% of 112; $2M to $5M 36.5% of 137; $5M and up 32.7% of 107.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 47.5% (77 of 162); $500K to $1M 51.7% (107 of 207); $1M to $2M 35.7% (40 of 112); $2M to $5M 36.5% (50 of 137); $5M and up 32.7% (35 of 107).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Fort Lauderdale houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Fort Lauderdale houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Fort Lauderdale houses have cut most often: 51.7% of 207", "after": "$500K to $1M Fort Lauderdale houses show the highest share asking below original: 51.7% of 207", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "32.7%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "107", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "207", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "47.5%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "77", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "162", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "35", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "107", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "36.5%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "50", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "137", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "35.7%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "40", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "112", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "51.7%", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "42.6% of Fort Lauderdale houses for sale have cut their asking price, 40.8% of condos", "after": "42.6% of Fort Lauderdale houses for sale are asking less than their original list price; 40.8% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Fort Lauderdale sellers track the rest of Broward County as 43.4% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Fort Lauderdale: 42.6% of houses list below original asking, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Fort Lauderdale? Two in five houses have already come down once, by a median $51K", "after": "Buying in Fort Lauderdale? 309 of the 725 houses for sale are asking below their original price, by a median $51K", "before_present": true, "after_present": true }, { "field": "lede", "before": "FORT LAUDERDALE, Fla., September 7, 2026 - 42.6% of the 725 single-family homes listed for sale in Fort Lauderdale have reduced their asking price at least once, by a median 5.7% (about $51K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 1,251 condominium listings, 40.8% have cut, by a median 6.3%.", "after": "FORT LAUDERDALE, Fla., September 7, 2026 - 42.6% of the 725 single-family homes listed for sale in Fort Lauderdale (309 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 309 reduced listings, the median reduction is 5.7% (about $51K). Among the city's 1,251 condominium listings, 40.8% are asking below their original price, by a median 6.3%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Fort Lauderdale and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 725 houses, 1,251 condominiums, 218 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-fort-lauderdale/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Fort Lauderdale, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (391 unchanged, 24 above original, 1 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 725 houses, 1,251 condominiums, 218 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/fort-lauderdale/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-fort-lauderdale/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"42.6 percent of single-family homes for sale in Fort Lauderdale have reduced their asking price at least once, by a median $51K.\"", "after": "\"42.6 percent of single-family homes for sale in Fort Lauderdale have a current asking price below their original list price; among those 309 reduced listings the median reduction is $51K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Fort Lauderdale house for sale has been waiting 70 days, not the 60 the current listing shows.\"", "after": "\"Among active Fort Lauderdale houses, the median recorded CumulativeDaysOnMarket value is 70 days and the median recorded DaysOnMarket value is 60 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Fort Lauderdale houses now under contract, 60.6 percent never reduced their asking price; the rest cut by a median 6.1 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 39.4 percent of the 218 Fort Lauderdale houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6.1 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "ce083b22f4f4e0af29e1067280647e05f615eaaec2718e882730ad2cb4a02a6d", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nFort Lauderdale price cuts and true days on market\nHEADLINE OPTIONS\n42.6% of Fort Lauderdale houses for sale have cut their asking price, 40.8% of condos\nFort Lauderdale sellers track the rest of Broward County as 43.4% of houses pass 90 days on the market\nBuying in Fort Lauderdale? Two in five houses have already come down once, by a median $51K\nLEDE\nFORT LAUDERDALE, Fla., September 7, 2026 - 42.6% of the 725 single-family homes listed for sale in Fort\nLauderdale have reduced their asking price at least once, by a median 5.7% (about $51K), according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. Among the city's 1,251 condominium listings, 40.8%\nhave cut, by a median 6.3%.\nNUT GRAF\nThe figures point to a market where 39.4% of houses reached a contract only after a price cut: of the 218 Fort\nLauderdale houses now under contract, 39.4% reduced before going under contract, with a median cut of 6.1%\nand a median 56 days to contract. Across Broward County the price-cut share is 43.3% for houses and 45.0%\nfor condominiums, in line with Fort Lauderdale. Counting every relisting, the median Fort Lauderdale house for\nsale has been on the market 70 days, against 60 on its current listing; 11.4% of active houses have been\nwithdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nFort\nLauderdale\n725\nShare with at\nleast one price\nreduction,\nhouses\n42.6% (309 of 725)\nMedian\nreduction\nfrom original\nasking, houses\n5.7% (about $51K)\n1,251\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings, Fort\nLauderdale\nShare with at\nleast one price\nreduction,\ncondominiums\n40.8% (511 of 1,251)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n70 days (60 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n43.4% (315 of 725)\nHouses under\ncontract that\nreduced first\n39.4% of 218\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Bea\nQUOTABLE DATA POINTS\n\"42.6 percent of single-family homes for sale in Fort Lauderdale have reduced their asking price at least\nonce, by a median $51K.\"\n\"Counting every relisting, the median Fort Lauderdale house for sale has been waiting 70 days, not the 60\nthe current listing shows.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Of the Fort Lauderdale houses now under contract, 60.6 percent never reduced their asking price; the rest\ncut by a median 6.1 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Fort Lauderdale versus Broward County, houses and condominiums, September\n7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Fort Lauderdale listings by cumulative days on market, houses and condominiums, September 7, 2026. 43.4% of houses have\npassed 90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Fort Lauderdale houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Fort Lauderdale and Broward County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 725 houses, 1,251 condominiums, 218\nhouses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every\nmorning at https://www.pbprealestate.com/price-cuts-fort-lauderdale/ . Conditions read: How the read works: each city is\ncompared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums\nseparately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the\npeer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more\npoints over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says\nso. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "f085e47ee6ac96be70f5c5587a61e525966cf1979f9fdeb1b546061e03d56d13", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nFort Lauderdale asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/fort-\nlauderdale/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n42.6% of Fort Lauderdale houses for sale are asking less than their original list price; 40.8% of condos\nSeller Blink Rate™ in Fort Lauderdale: 42.6% of houses list below original asking, against 43.3% across\nBroward County\nBuying in Fort Lauderdale? 309 of the 725 houses for sale are asking below their original price, by a median\n$51K\nLEDE\nFORT LAUDERDALE, Fla., September 7, 2026 - 42.6% of the 725 single-family homes listed for sale in Fort\nLauderdale (309 listings) have a current asking price below their original list price, according to PBP Real\nEstate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 309 reduced listings, the\nmedian reduction is 5.7% (about $51K). Among the city's 1,251 condominium listings, 40.8% are asking below\ntheir original price, by a median 6.3%.\nNUT GRAF\nFor active Fort Lauderdale houses, the median recorded CumulativeDaysOnMarket value is 70 days and the\nmedian recorded DaysOnMarket value is 60 days, each calculated from non-missing values in that field (725\nand 725 listings). 11.4% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 218 Fort Lauderdale houses\nunder contract (Pending or Active Under Contract), 86 (39.4%) have a recorded asking price below their\noriginal list price; the median reduction among that group is 6.1%. The remainder are not recorded as below\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\ntheir original list price, which is not a price history. These asking-price fields do not disclose the agreed contract\nprice. Across Broward County the shares asking below original are 43.3% for houses and 45% for\ncondominiums; Fort Lauderdale houses are in line with the county share.\nFACT BOX\nActive single-family listings, Fort\nLauderdale\n725\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n42.6% (309 of 725)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n724 / 1; 391 / 24\nSeptember 7, 2026\nMedian reduction among the 309\nreduced houses\n5.7% (about $51K)\nSeptember 7, 2026\nActive condominium listings, Fort\nLauderdale\n1,251\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n40.8% (511 of 1,251)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n70 / 60 days (from 725 / 725 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over\n90 days\n43.4% (315 of 725 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking\nbelow original list price\n39.4% (86 of 218)\nSeptember 7, 2026\nBroward County share asking\nbelow original, houses /\ncondominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Between the comparison thresholds; Condominiums:\nBetween the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median\nasking $600K to $1M; peer share\n44.3%)\nRoyal Palm Beach, Homestead, Jensen Beach, Hallandale Beach,\nHollywood, Pompano Beach, Dania Beach, Hialeah, North\nMiami Beach, West Palm Beach, Pembroke Pines, Cutler Bay,\nMiramar, The Acreage, Coral Springs, North Miami, Hobe Sound,\nStuart, Plantation, Westlake, Loxahatchee, Miami, Cooper City,\nPalm City, Wilton Manors\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"42.6 percent of single-family homes for sale in Fort Lauderdale have a current asking price below their\noriginal list price; among those 309 reduced listings the median reduction is $51K.\"\n\"Among active Fort Lauderdale houses, the median recorded CumulativeDaysOnMarket value is 70 days\nand the median recorded DaysOnMarket value is 60 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"At the snapshot, 39.4 percent of the 218 Fort Lauderdale houses under contract had a recorded asking\nprice below their original list price; the median reduction among that group was 6.1 percent. The\nremainder were not recorded as below their original list price, which is not a price history. Agreed contract\nprices are not inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Fort Lauderdale versus Broward\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Fort Lauderdale houses 42.6%, Broward County houses 43.3%;\nFort Lauderdale condominiums 40.8%, Broward County condominiums 45%. Share of active listings asking\nbelow their original list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Fort Lauderdale houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 43.4% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 31.4%, 31-60\ndays 14.3%, 61-90 days 10.8%, 91-180 days 19.4%, 181+ days 24%. Condominiums: 0-30 days 20.1%, 31-60\ndays 11.8%, 61-90 days 11%, 91-180 days 23.3%, 181+ days 33.7%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Fort Lauderdale houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with\n10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 47.5% (77 of 162); $500K to $1M 51.7% (107 of 207); $1M to $2M 35.7% (40 of 112);\n$2M to $5M 36.5% (50 of 137); $5M and up 32.7% (35 of 107).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Fort Lauderdale,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (391 unchanged, 24 above original, 1 without both prices among houses). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 725 houses,\n1,251 condominiums, 218 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/fort-lauderdale/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-fort-lauderdale/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "c1b8a7b94662b9ca5cde5e6796041e4f88abfe1860f29f59488df8fd358e3a36", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - FORT LAUDERDALE PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 42.6% of Fort Lauderdale houses for sale are asking less than their original list price; 40.8% of condos\n2. Seller Blink Rate™ in Fort Lauderdale: 42.6% of houses list below original asking, against 43.3% across Broward County\n3. Buying in Fort Lauderdale? 309 of the 725 houses for sale are asking below their original price, by a median $51K\n\nLEDE\nFORT LAUDERDALE, Fla., September 7, 2026 - 42.6% of the 725 single-family homes listed for sale in Fort Lauderdale (309 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 309 reduced listings, the median reduction is 5.7% (about $51K). Among the city's 1,251 condominium listings, 40.8% are asking below their original price, by a median 6.3%.\n\nNUT GRAF\nFor active Fort Lauderdale houses, the median recorded CumulativeDaysOnMarket value is 70 days and the median recorded DaysOnMarket value is 60 days, each calculated from non-missing values in that field (725 and 725 listings). 11.4% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 218 Fort Lauderdale houses under contract (Pending or Active Under Contract), 86 (39.4%) have a recorded asking price below their original list price; the median reduction among that group is 6.1%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; Fort Lauderdale houses are in line with the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Fort Lauderdale: 725 [September 7, 2026]\n- Share asking below original list price, houses: 42.6% (309 of 725) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 724 / 1; 391 / 24 [September 7, 2026]\n- Median reduction among the 309 reduced houses: 5.7% (about $51K) [September 7, 2026]\n- Active condominium listings, Fort Lauderdale: 1,251 [September 7, 2026]\n- Share asking below original list price, condominiums: 40.8% (511 of 1,251) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 70 / 60 days (from 725 / 725 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 43.4% (315 of 725 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 39.4% (86 of 218) [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, North Miami Beach, West Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The Acreage, Coral Springs, North Miami, Hobe Sound, Stuart, Plantation, Westlake, Loxahatchee, Miami, Cooper City, Palm City, Wilton Manors [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"42.6 percent of single-family homes for sale in Fort Lauderdale have a current asking price below their original list price; among those 309 reduced listings the median reduction is $51K.\"\n- \"Among active Fort Lauderdale houses, the median recorded CumulativeDaysOnMarket value is 70 days and the median recorded DaysOnMarket value is 60 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 39.4 percent of the 218 Fort Lauderdale houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6.1 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- fort-lauderdale-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Fort Lauderdale versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Fort Lauderdale houses 42.6%, Broward County houses 43.3%; Fort Lauderdale condominiums 40.8%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.\n- fort-lauderdale-true-days-on-market-r1-2026-09-07.png\n Caption: Active Fort Lauderdale houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 43.4% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 31.4%, 31-60 days 14.3%, 61-90 days 10.8%, 91-180 days 19.4%, 181+ days 24%. Condominiums: 0-30 days 20.1%, 31-60 days 11.8%, 61-90 days 11%, 91-180 days 23.3%, 181+ days 33.7%.\n- fort-lauderdale-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Fort Lauderdale houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 47.5% (77 of 162); $500K to $1M 51.7% (107 of 207); $1M to $2M 35.7% (40 of 112); $2M to $5M 36.5% (50 of 137); $5M and up 32.7% (35 of 107).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Fort Lauderdale, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (391 unchanged, 24 above original, 1 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 725 houses, 1,251 condominiums, 218 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/fort-lauderdale/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-fort-lauderdale/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "fort-lauderdale", "city": "Fort Lauderdale", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 1251, "with_fee": 1205, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 1251, "cut_count": 511, "cut_pct": 40.8, "median_cut_pct": 6.3, "median_cut_dollars": 30000 }, "outliers_dropped": 26, "n": 1179, "median": 1166, "p10": 563, "p25": 746, "p75": 1881, "p90": 3129, "min": 50, "max": 7421, "median_sqft": 1.0, "n_sqft": 1166, "median_pct_price": 2.75, "median_list_price": 470000, "median_year_built": 1975, "median_sqft_area": 1173, "over_1000": 696, "over_1000_pct": 59.0, "under_500": 78, "under_500_pct": 6.6, "hi_thr": 1000, "lo_thr": 500, "over_hi": 696, "over_hi_pct": 59.0, "under_lo": 78, "under_lo_pct": 6.6, "types": { "Condominium": { "count": 1046, "pct": 88.7 }, "StockCooperative": { "count": 99, "pct": 8.4 }, "Townhouse": { "count": 23, "pct": 2.0 }, "null": { "count": 9, "pct": 0.8 }, "Villa": { "count": 2, "pct": 0.2 } }, "regime": { "COA": { "count": 1030, "pct": 87.4 }, "not_recorded": { "count": 128, "pct": 10.9 }, "HOA": { "count": 21, "pct": 1.8 } }, "villa_median": 543, "townhouse_median": 750, "cadence": { "Monthly": { "count": 977, "pct": 82.9 }, "Quarterly": { "count": 200, "pct": 17.0 }, "SemiAnnually": { "count": 2, "pct": 0.2 } }, "stacked": { "count": 12, "pct": 1.0, "median_total": 2230, "median_master": 537 }, "bins": [ { "label": "Under $250", "count": 9, "pct": 0.8 }, { "label": "$250 to $500", "count": 69, "pct": 5.9 }, { "label": "$500 to $750", "count": 221, "pct": 18.7 }, { "label": "$750 to $1,000", "count": 184, "pct": 15.6 }, { "label": "$1,000 to $1,500", "count": 253, "pct": 21.5 }, { "label": "$1,500 to $2,000", "count": 176, "pct": 14.9 }, { "label": "$2,000 and up", "count": 267, "pct": 22.6 } ], "decades": [ { "label": "1950s", "n": 35, "median": 1068, "median_sqft": 1.16 }, { "label": "1960s", "n": 292, "median": 876, "median_sqft": 0.89 }, { "label": "1970s", "n": 311, "median": 905, "median_sqft": 0.86 }, { "label": "1980s", "n": 86, "median": 989, "median_sqft": 0.94 }, { "label": "1990s", "n": 27, "median": 3242, "median_sqft": 1.5 }, { "label": "2000s", "n": 258, "median": 1526, "median_sqft": 1.17 }, { "label": "2010s", "n": 60, "median": 2476, "median_sqft": 1.76 }, { "label": "2020s", "n": 109, "median": 2879, "median_sqft": 1.3 } ], "bands": [ { "label": "Under $250K", "n": 240, "median": 648, "median_pct_price": 4.16 }, { "label": "$250K to $500K", "n": 398, "median": 923, "median_pct_price": 2.97 }, { "label": "$500K to $1M", "n": 250, "median": 1506, "median_pct_price": 2.53 }, { "label": "$1M and up", "n": 291, "median": 2847, "median_pct_price": 1.58 } ], "pre1995": { "n": 728, "median": 904 }, "post2005": { "n": 336, "median": 2121 }, "includes": [ { "key": "Trash", "label": "Trash", "count": 905, "pct": 79.5 }, { "key": "Water", "label": "Water", "count": 880, "pct": 77.3 }, { "key": "CommonAreas", "label": "Common areas", "count": 839, "pct": 73.7 }, { "key": "Sewer", "label": "Sewer", "count": 778, "pct": 68.4 }, { "key": "Pools", "label": "Pool", "count": 775, "pct": 68.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 753, "pct": 66.2 }, { "key": "Insurance", "label": "Building insurance", "count": 651, "pct": 57.2 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 630, "pct": 55.4 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 556, "pct": 48.9 }, { "key": "Security", "label": "Security", "count": 403, "pct": 35.4 }, { "key": "CableTv", "label": "Cable TV", "count": 400, "pct": 35.1 }, { "key": "Roof", "label": "Roof", "count": 380, "pct": 33.4 }, { "key": "PestControl", "label": "Pest control", "count": 365, "pct": 32.1 }, { "key": "Internet", "label": "Internet", "count": 352, "pct": 30.9 } ], "includes_n": 1138, "flags": { "sa_mentioned": { "count": 131, "pct": 11.1 }, "sa_none_or_paid": { "count": 104, "pct": 8.8 }, "sa_pending": { "count": 19, "pct": 1.6 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 94, "pct": 8.0 }, "reserves": { "count": 45, "pct": 3.8 }, "land_lease": { "count": 24, "pct": 2.0 }, "remarks_n": 1172 }, "developments": [ { "name": "Q Club Resort Residences", "master": null, "n": 22, "anecdotal": false, "median": 1422, "median_sqft": 2.41, "year_built": 2006, "median_list_price": 252000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 }, { "name": "Gallery One", "master": null, "n": 21, "anecdotal": false, "median": 1755, "median_sqft": 3.14, "year_built": 1988, "median_list_price": 145000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 }, { "name": "Point of Americas", "master": null, "n": 21, "anecdotal": false, "median": 2107, "median_sqft": 1.1, "year_built": 1969, "median_list_price": 1299000, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Four Seasons", "master": null, "n": 19, "anecdotal": false, "median": 4400, "median_sqft": 2.05, "year_built": 2022, "median_list_price": 2700000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Las Olas By the River Con", "master": null, "n": 15, "anecdotal": false, "median": 1061, "median_sqft": 1.03, "year_built": 2001, "median_list_price": 319000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bay Colony Club", "master": null, "n": 14, "anecdotal": false, "median": 728, "median_sqft": 0.61, "year_built": 1974, "median_list_price": 359975, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Fort Lauderdale Residences", "master": null, "n": 13, "anecdotal": false, "median": 2494, "median_sqft": 2.05, "year_built": 2011, "median_list_price": 879000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Breakwater Towers Co Op", "master": null, "n": 12, "anecdotal": false, "median": 1284, "median_sqft": 1.52, "year_built": 1962, "median_list_price": 262500, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "East Point Towers", "master": null, "n": 12, "anecdotal": false, "median": 1010, "median_sqft": 0.84, "year_built": 1978, "median_list_price": 324000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Watergarden", "master": null, "n": 12, "anecdotal": false, "median": 1488, "median_sqft": 1.17, "year_built": 2004, "median_list_price": 664500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Coral Ridge Towers East Co Op", "master": "Coral Ridge", "n": 11, "anecdotal": false, "median": 827, "median_sqft": 0.81, "year_built": 1965, "median_list_price": 329000, "sa_mentioned": 3, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Leisure Beach", "master": null, "n": 11, "anecdotal": false, "median": 700, "median_sqft": 1.08, "year_built": 1970, "median_list_price": 300000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Playa Del Mar", "master": null, "n": 11, "anecdotal": false, "median": 840, "median_sqft": 0.7, "year_built": 1975, "median_list_price": 749000, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Southpoint", "master": null, "n": 11, "anecdotal": false, "median": 1442, "median_sqft": 0.78, "year_built": 1974, "median_list_price": 899000, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coral Ridge Towers North Co Op", "master": "Coral Ridge", "n": 10, "anecdotal": false, "median": 720, "median_sqft": 0.8, "year_built": 1963, "median_list_price": 257000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Las Olas Beach Club", "master": null, "n": 10, "anecdotal": false, "median": 3238, "median_sqft": 1.34, "year_built": 2007, "median_list_price": 2137000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Playa Del Sol", "master": null, "n": 10, "anecdotal": false, "median": 1120, "median_sqft": 0.89, "year_built": 1974, "median_list_price": 641000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Selene", "master": null, "n": 10, "anecdotal": false, "median": 2636, "median_sqft": 0.99, "year_built": 2025, "median_list_price": 3174500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tiffany House", "master": null, "n": 10, "anecdotal": false, "median": 1772, "median_sqft": 1.37, "year_built": 2018, "median_list_price": 1100000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Viceroy Fort Lauderdale", "master": null, "n": 10, "anecdotal": false, "median": 2163, "median_sqft": 1.42, "year_built": 2027, "median_list_price": 2155000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Imperial Point Colonnades", "master": null, "n": 9, "anecdotal": true, "median": 627, "median_sqft": 0.72, "year_built": 1970, "median_list_price": 185000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Las Olas River House Cond", "master": null, "n": 9, "anecdotal": true, "median": 1552, "median_sqft": 1.34, "year_built": 2004, "median_list_price": 835000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lauderdale One", "master": null, "n": 9, "anecdotal": true, "median": 850, "median_sqft": 0.76, "year_built": 2006, "median_list_price": 369000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Marina Oaks", "master": null, "n": 9, "anecdotal": true, "median": 380, "median_sqft": 0.6, "year_built": 1988, "median_list_price": 249000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Plaza East", "master": null, "n": 9, "anecdotal": true, "median": 1654, "median_sqft": 1.11, "year_built": 1967, "median_list_price": 799995, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Symphony North", "master": null, "n": 9, "anecdotal": true, "median": 1528, "median_sqft": 1.18, "year_built": 2005, "median_list_price": 679000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Victoria Park Tower", "master": null, "n": 9, "anecdotal": true, "median": 600, "median_sqft": 0.78, "year_built": 1970, "median_list_price": 190000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Waverly at Las Olas", "master": "Las Olas Condo", "n": 9, "anecdotal": true, "median": 1210, "median_sqft": 0.99, "year_built": 2005, "median_list_price": 459000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "100 Las Olas", "master": null, "n": 8, "anecdotal": true, "median": 2880, "median_sqft": 1.43, "year_built": 2020, "median_list_price": 1684500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "350 Las Olas Place", "master": null, "n": 8, "anecdotal": true, "median": 1672, "median_sqft": 1.29, "year_built": 2005, "median_list_price": 702500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "551 Flb Resid", "master": null, "n": 8, "anecdotal": true, "median": 1701, "median_sqft": 2.79, "year_built": 2009, "median_list_price": 563950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coral Ridge Towers South Co Op", "master": "Coral Ridge", "n": 8, "anecdotal": true, "median": 827, "median_sqft": 0.87, "year_built": 1968, "median_list_price": 264450, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Plaza South", "master": null, "n": 8, "anecdotal": true, "median": 1601, "median_sqft": 0.97, "year_built": 1970, "median_list_price": 844000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Riva", "master": null, "n": 8, "anecdotal": true, "median": 2616, "median_sqft": 1.14, "year_built": 2018, "median_list_price": 2247500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Royal Ambassador", "master": null, "n": 8, "anecdotal": true, "median": 960, "median_sqft": 0.84, "year_built": 1967, "median_list_price": 762000, "sa_mentioned": 4, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Selene Oceanfront Residences", "master": null, "n": 8, "anecdotal": true, "median": 3140, "median_sqft": 0.99, "year_built": 2025, "median_list_price": 4473950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Village East", "master": null, "n": 8, "anecdotal": true, "median": 664, "median_sqft": 0.69, "year_built": 2001, "median_list_price": 332500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Village at Harbor Beach C", "master": "Harbor Beach C", "n": 8, "anecdotal": true, "median": 694, "median_sqft": 1.01, "year_built": 1967, "median_list_price": 187000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coral Ridge Towers Co Op", "master": "Coral Ridge", "n": 7, "anecdotal": true, "median": 677, "median_sqft": 0.71, "year_built": 1962, "median_list_price": 279000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Corinthian On the Intracoastal", "master": null, "n": 7, "anecdotal": true, "median": 1764, "median_sqft": 1.15, "year_built": 1974, "median_list_price": 849000, "sa_mentioned": 4, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Essex Tower", "master": null, "n": 7, "anecdotal": true, "median": 1038, "median_sqft": 0.85, "year_built": 1971, "median_list_price": 480000, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Galt Towers", "master": null, "n": 7, "anecdotal": true, "median": 1055, "median_sqft": 1.24, "year_built": 1967, "median_list_price": 375000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Jackson Tower Las Olas", "master": null, "n": 7, "anecdotal": true, "median": 2539, "median_sqft": 1.47, "year_built": 2001, "median_list_price": 995000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lhermitage Ii", "master": null, "n": 7, "anecdotal": true, "median": 3159, "median_sqft": 1.5, "year_built": 1998, "median_list_price": 1999900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 }, { "name": "St Regis Residences", "master": null, "n": 7, "anecdotal": true, "median": 5265, "median_sqft": 2.01, "year_built": 2028, "median_list_price": 5504582, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Tides at Bridgeside Square", "master": "Bridgeside Squar", "n": 7, "anecdotal": true, "median": 1032, "median_sqft": 1.31, "year_built": 2002, "median_list_price": 408000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "3000 Waterside", "master": null, "n": 6, "anecdotal": true, "median": 1587, "median_sqft": 1.21, "year_built": 2028, "median_list_price": 1517210, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "551 Flb Hotel", "master": null, "n": 6, "anecdotal": true, "median": 1702, "median_sqft": 2.79, "year_built": 2009, "median_list_price": 574450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Berkley South", "master": null, "n": 6, "anecdotal": true, "median": 1362, "median_sqft": 1.03, "year_built": 1974, "median_list_price": 480000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Heritage Landings", "master": null, "n": 6, "anecdotal": true, "median": 1150, "median_sqft": 0.88, "year_built": 1966, "median_list_price": 389000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lauderdale Tower", "master": null, "n": 6, "anecdotal": true, "median": 842, "median_sqft": 1.16, "year_built": 1964, "median_list_price": 317250, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Marine Tower", "master": null, "n": 6, "anecdotal": true, "median": 1991, "median_sqft": 1.14, "year_built": 1969, "median_list_price": 499500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Maybury Mansions", "master": null, "n": 6, "anecdotal": true, "median": 536, "median_sqft": 0.66, "year_built": 1965, "median_list_price": 169000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Nuriver Landing", "master": null, "n": 6, "anecdotal": true, "median": 1038, "median_sqft": 0.83, "year_built": 2006, "median_list_price": 487000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Summit", "master": null, "n": 6, "anecdotal": true, "median": 1390, "median_sqft": 1.22, "year_built": 1965, "median_list_price": 450000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oceanage", "master": null, "n": 6, "anecdotal": true, "median": 1388, "median_sqft": 1.09, "year_built": 1973, "median_list_price": 1450000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ombelle Fort Lauderdale", "master": null, "n": 6, "anecdotal": true, "median": 862, "median_sqft": 0.97, "year_built": 2028, "median_list_price": 830486, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Sapphire Fort Lauderdale", "master": null, "n": 6, "anecdotal": true, "median": 1945, "median_sqft": 1.15, "year_built": 2009, "median_list_price": 967000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Sky Harbour East", "master": null, "n": 6, "anecdotal": true, "median": 942, "median_sqft": 1.02, "year_built": 1965, "median_list_price": 444500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Strada 315", "master": null, "n": 6, "anecdotal": true, "median": 1296, "median_sqft": 1.11, "year_built": 2007, "median_list_price": 455000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Coral Ridge", "n": 43, "median": 724, "enclaves": 8, "stacked_pct": 0.0 }, { "name": "Las Olas Condo", "n": 10, "median": 1222, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Harbor Beach C", "n": 5, "median": 687, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Lakeview Condo", "n": 5, "median": 417, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 1241, "p25": 795, "p75": 2000, "n": 1050, "median_sqft": 1.03, "sa_pending_pct": 1.5 }, { "date": "2026-09-07", "median": 1166, "p25": 746, "p75": 1881, "n": 1179, "median_sqft": 1.0, "sa_pending_pct": 1.6 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Fort Lauderdale condo for sale carries a $1,166-a-month association fee, 46% above the South Florida median", "59% of Fort Lauderdale condos on the market ask $1,000 or more a month in fees; 6.6% stay under $500", "Fort Lauderdale condos built since 2005 carry fees 135% higher than buildings from before 1995" ], "lede": "FORT LAUDERDALE, Fla., September 7, 2026 - The median monthly association fee across the 1,179 condominiums listed for sale in Fort Lauderdale is $1,166, with half of the listings between $746 and $1,881 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 46% above the five-county South Florida median of $800, and ranks Fort Lauderdale 16 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Fort Lauderdale carries a monthly association fee of $1,166, 46% above the five-county South Florida median of $800.\"", "\"59 percent of Fort Lauderdale condos on the market ask $1,000 or more a month in association fees; only 6.6 percent stay under $500.\"", "\"In Fort Lauderdale, a condo completed since 2005 carries a median fee of $2,121 a month, against $904 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Fort Lauderdale permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (26 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-fort-lauderdale/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Fort Lauderdale against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Fort Lauderdale median $1,166 a month, South Florida median $800; Fort Lauderdale ranks 16 of 69 cities.", "title": "Fort Lauderdale condo fees sit 46% above the South Florida median" }, { "caption": "Share of active Fort Lauderdale condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0.8% (9 listings); $250 to $500 5.9% (69 listings); $500 to $750 18.7% (221 listings); $750 to $1,000 15.6% (184 listings); $1,000 to $1,500 21.5% (253 listings); $1,500 to $2,000 14.9% (176 listings); $2,000 and up 22.6% (267 listings).", "title": "22.6% of Fort Lauderdale condos for sale carry a fee of $2,000 and up a month" }, { "caption": "Median monthly-equivalent association fee for active Fort Lauderdale condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1950s $1,068 (35 listings); 1960s $876 (292 listings); 1970s $905 (311 listings); 1980s $989 (86 listings); 1990s $3,242 (27 listings); 2000s $1,526 (258 listings); 2010s $2,476 (60 listings); 2020s $2,879 (109 listings).", "title": "Fort Lauderdale condos built since 2005 ask 135% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 1251 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 1251, "with_fee": 1205, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 1205, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 46, "n": 1179, "retained_n": 1179, "outliers_dropped": 26, "trim_applied": true, "cuts": { "active": 1251, "cut_count": 511, "cut_pct": 40.8, "median_cut_pct": 6.3, "median_cut_dollars": 30000, "valid_price_count": 1251, "missing_price_count": 0, "unchanged_count": 709, "raised_count": 31, "not_below_original_count": 740, "cut_pct_denominator": 1251, "cut_sample_ok": true, "median_cut_n": 511 }, "trim_bounds": { "p1": 43.03999999999999, "p99": 7505.902400000003 }, "retained_small_sample": false, "retained_below_30": false, "median": 1166, "p10": 563, "p25": 746, "p75": 1881, "p90": 3129, "min": 50, "max": 7421, "median_sqft": 1.0, "n_sqft": 1166, "median_pct_price": 2.75, "n_pct_price": 1179, "median_list_price": 470000, "median_year_built": 1975, "median_sqft_area": 1173, "over_1000": 696, "over_1000_pct": 59.0, "under_500": 78, "under_500_pct": 6.6, "hi_thr": 1000, "lo_thr": 500, "over_hi": 696, "over_hi_pct": 59.0, "under_lo": 78, "under_lo_pct": 6.6, "types": { "Condominium": { "count": 1046, "pct": 88.7 }, "StockCooperative": { "count": 99, "pct": 8.4 }, "Townhouse": { "count": 23, "pct": 2.0 }, "null": { "count": 9, "pct": 0.8 }, "Villa": { "count": 2, "pct": 0.2 } }, "regime": { "COA": { "count": 1030, "pct": 87.4 }, "not_recorded": { "count": 128, "pct": 10.9 }, "HOA": { "count": 21, "pct": 1.8 } }, "villa_median": 543, "townhouse_median": 750, "cadence": { "Monthly": { "count": 977, "pct": 82.9 }, "Quarterly": { "count": 200, "pct": 17.0 }, "SemiAnnually": { "count": 2, "pct": 0.2 } }, "stacked": { "count": 12, "pct": 1.0, "median_total": 2230, "median_master": 537 }, "bins": [ { "label": "Under $250", "count": 9, "pct": 0.8 }, { "label": "$250 to $500", "count": 69, "pct": 5.9 }, { "label": "$500 to $750", "count": 221, "pct": 18.7 }, { "label": "$750 to $1,000", "count": 184, "pct": 15.6 }, { "label": "$1,000 to $1,500", "count": 253, "pct": 21.5 }, { "label": "$1,500 to $2,000", "count": 176, "pct": 14.9 }, { "label": "$2,000 and up", "count": 267, "pct": 22.6 } ], "decades": [ { "label": "1950s", "n": 35, "median": 1068, "median_sqft": 1.16 }, { "label": "1960s", "n": 292, "median": 876, "median_sqft": 0.89 }, { "label": "1970s", "n": 311, "median": 905, "median_sqft": 0.86 }, { "label": "1980s", "n": 86, "median": 989, "median_sqft": 0.94 }, { "label": "1990s", "n": 27, "median": 3242, "median_sqft": 1.5 }, { "label": "2000s", "n": 258, "median": 1526, "median_sqft": 1.17 }, { "label": "2010s", "n": 60, "median": 2476, "median_sqft": 1.76 }, { "label": "2020s", "n": 109, "median": 2879, "median_sqft": 1.3 } ], "bands": [ { "label": "Under $250K", "n": 240, "median": 648, "median_pct_price": 4.16 }, { "label": "$250K to $500K", "n": 398, "median": 923, "median_pct_price": 2.97 }, { "label": "$500K to $1M", "n": 250, "median": 1506, "median_pct_price": 2.53 }, { "label": "$1M and up", "n": 291, "median": 2847, "median_pct_price": 1.58 } ], "pre1995": { "n": 728, "median": 904 }, "post2005": { "n": 336, "median": 2121 }, "includes": [ { "key": "Trash", "label": "Trash", "count": 905, "pct": 79.5 }, { "key": "Water", "label": "Water", "count": 880, "pct": 77.3 }, { "key": "CommonAreas", "label": "Common areas", "count": 839, "pct": 73.7 }, { "key": "Sewer", "label": "Sewer", "count": 778, "pct": 68.4 }, { "key": "Pools", "label": "Pool", "count": 775, "pct": 68.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 753, "pct": 66.2 }, { "key": "Insurance", "label": "Building insurance", "count": 651, "pct": 57.2 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 630, "pct": 55.4 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 556, "pct": 48.9 }, { "key": "Security", "label": "Security", "count": 403, "pct": 35.4 }, { "key": "CableTv", "label": "Cable TV", "count": 400, "pct": 35.1 }, { "key": "Roof", "label": "Roof", "count": 380, "pct": 33.4 }, { "key": "PestControl", "label": "Pest control", "count": 365, "pct": 32.1 }, { "key": "Internet", "label": "Internet", "count": 352, "pct": 30.9 } ], "includes_n": 1138, "flags": { "sa_mentioned": { "count": 131, "pct": 11.1 }, "sa_none_or_paid": { "count": 104, "pct": 8.8 }, "sa_pending": { "count": 19, "pct": 1.6 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 94, "pct": 8.0 }, "reserves": { "count": 45, "pct": 3.8 }, "land_lease": { "count": 24, "pct": 2.0 }, "remarks_n": 1172 }, "denominators": { "fee_percentages": 1179, "fee_medians_percentiles": 1179, "median_sqft": 1166, "median_pct_price": 1179, "includes_pct": 1138, "flags_pct": 1179, "cut_pct": 1251 }, "developments": [ { "name": "Q Club Resort Residences", "master": null, "n": 22, "anecdotal": false, "median": 1422, "median_sqft": 2.41, "year_built": 2006, "median_list_price": 252000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 }, { "name": "Gallery One", "master": null, "n": 21, "anecdotal": false, "median": 1755, "median_sqft": 3.14, "year_built": 1988, "median_list_price": 145000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 }, { "name": "Point of Americas", "master": null, "n": 21, "anecdotal": false, "median": 2107, "median_sqft": 1.1, "year_built": 1969, "median_list_price": 1299000, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Four Seasons", "master": null, "n": 19, "anecdotal": false, "median": 4400, "median_sqft": 2.05, "year_built": 2022, "median_list_price": 2700000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Las Olas By the River Con", "master": null, "n": 15, "anecdotal": false, "median": 1061, "median_sqft": 1.03, "year_built": 2001, "median_list_price": 319000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bay Colony Club", "master": null, "n": 14, "anecdotal": false, "median": 728, "median_sqft": 0.61, "year_built": 1974, "median_list_price": 359975, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Fort Lauderdale Residences", "master": null, "n": 13, "anecdotal": false, "median": 2494, "median_sqft": 2.05, "year_built": 2011, "median_list_price": 879000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Breakwater Towers Co Op", "master": null, "n": 12, "anecdotal": false, "median": 1284, "median_sqft": 1.52, "year_built": 1962, "median_list_price": 262500, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "East Point Towers", "master": null, "n": 12, "anecdotal": false, "median": 1010, "median_sqft": 0.84, "year_built": 1978, "median_list_price": 324000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Watergarden", "master": null, "n": 12, "anecdotal": false, "median": 1488, "median_sqft": 1.17, "year_built": 2004, "median_list_price": 664500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Coral Ridge Towers East Co Op", "master": "Coral Ridge", "n": 11, "anecdotal": false, "median": 827, "median_sqft": 0.81, "year_built": 1965, "median_list_price": 329000, "sa_mentioned": 3, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Leisure Beach", "master": null, "n": 11, "anecdotal": false, "median": 700, "median_sqft": 1.08, "year_built": 1970, "median_list_price": 300000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Playa Del Mar", "master": null, "n": 11, "anecdotal": false, "median": 840, "median_sqft": 0.7, "year_built": 1975, "median_list_price": 749000, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Southpoint", "master": null, "n": 11, "anecdotal": false, "median": 1442, "median_sqft": 0.78, "year_built": 1974, "median_list_price": 899000, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coral Ridge Towers North Co Op", "master": "Coral Ridge", "n": 10, "anecdotal": false, "median": 720, "median_sqft": 0.8, "year_built": 1963, "median_list_price": 257000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Las Olas Beach Club", "master": null, "n": 10, "anecdotal": false, "median": 3238, "median_sqft": 1.34, "year_built": 2007, "median_list_price": 2137000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Playa Del Sol", "master": null, "n": 10, "anecdotal": false, "median": 1120, "median_sqft": 0.89, "year_built": 1974, "median_list_price": 641000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Selene", "master": null, "n": 10, "anecdotal": false, "median": 2636, "median_sqft": 0.99, "year_built": 2025, "median_list_price": 3174500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tiffany House", "master": null, "n": 10, "anecdotal": false, "median": 1772, "median_sqft": 1.37, "year_built": 2018, "median_list_price": 1100000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Viceroy Fort Lauderdale", "master": null, "n": 10, "anecdotal": false, "median": 2163, "median_sqft": 1.42, "year_built": 2027, "median_list_price": 2155000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Imperial Point Colonnades", "master": null, "n": 9, "anecdotal": true, "median": 627, "median_sqft": 0.72, "year_built": 1970, "median_list_price": 185000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Las Olas River House Cond", "master": null, "n": 9, "anecdotal": true, "median": 1552, "median_sqft": 1.34, "year_built": 2004, "median_list_price": 835000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lauderdale One", "master": null, "n": 9, "anecdotal": true, "median": 850, "median_sqft": 0.76, "year_built": 2006, "median_list_price": 369000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Marina Oaks", "master": null, "n": 9, "anecdotal": true, "median": 380, "median_sqft": 0.6, "year_built": 1988, "median_list_price": 249000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Plaza East", "master": null, "n": 9, "anecdotal": true, "median": 1654, "median_sqft": 1.11, "year_built": 1967, "median_list_price": 799995, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Symphony North", "master": null, "n": 9, "anecdotal": true, "median": 1528, "median_sqft": 1.18, "year_built": 2005, "median_list_price": 679000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Victoria Park Tower", "master": null, "n": 9, "anecdotal": true, "median": 600, "median_sqft": 0.78, "year_built": 1970, "median_list_price": 190000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Waverly at Las Olas", "master": "Las Olas Condo", "n": 9, "anecdotal": true, "median": 1210, "median_sqft": 0.99, "year_built": 2005, "median_list_price": 459000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "100 Las Olas", "master": null, "n": 8, "anecdotal": true, "median": 2880, "median_sqft": 1.43, "year_built": 2020, "median_list_price": 1684500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "350 Las Olas Place", "master": null, "n": 8, "anecdotal": true, "median": 1672, "median_sqft": 1.29, "year_built": 2005, "median_list_price": 702500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "551 Flb Resid", "master": null, "n": 8, "anecdotal": true, "median": 1701, "median_sqft": 2.79, "year_built": 2009, "median_list_price": 563950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coral Ridge Towers South Co Op", "master": "Coral Ridge", "n": 8, "anecdotal": true, "median": 827, "median_sqft": 0.87, "year_built": 1968, "median_list_price": 264450, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Plaza South", "master": null, "n": 8, "anecdotal": true, "median": 1601, "median_sqft": 0.97, "year_built": 1970, "median_list_price": 844000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Riva", "master": null, "n": 8, "anecdotal": true, "median": 2616, "median_sqft": 1.14, "year_built": 2018, "median_list_price": 2247500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Royal Ambassador", "master": null, "n": 8, "anecdotal": true, "median": 960, "median_sqft": 0.84, "year_built": 1967, "median_list_price": 762000, "sa_mentioned": 4, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Selene Oceanfront Residences", "master": null, "n": 8, "anecdotal": true, "median": 3140, "median_sqft": 0.99, "year_built": 2025, "median_list_price": 4473950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Village East", "master": null, "n": 8, "anecdotal": true, "median": 664, "median_sqft": 0.69, "year_built": 2001, "median_list_price": 332500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Village at Harbor Beach C", "master": "Harbor Beach C", "n": 8, "anecdotal": true, "median": 694, "median_sqft": 1.01, "year_built": 1967, "median_list_price": 187000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coral Ridge Towers Co Op", "master": "Coral Ridge", "n": 7, "anecdotal": true, "median": 677, "median_sqft": 0.71, "year_built": 1962, "median_list_price": 279000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Corinthian On the Intracoastal", "master": null, "n": 7, "anecdotal": true, "median": 1764, "median_sqft": 1.15, "year_built": 1974, "median_list_price": 849000, "sa_mentioned": 4, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Essex Tower", "master": null, "n": 7, "anecdotal": true, "median": 1038, "median_sqft": 0.85, "year_built": 1971, "median_list_price": 480000, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Galt Towers", "master": null, "n": 7, "anecdotal": true, "median": 1055, "median_sqft": 1.24, "year_built": 1967, "median_list_price": 375000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Jackson Tower Las Olas", "master": null, "n": 7, "anecdotal": true, "median": 2539, "median_sqft": 1.47, "year_built": 2001, "median_list_price": 995000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lhermitage Ii", "master": null, "n": 7, "anecdotal": true, "median": 3159, "median_sqft": 1.5, "year_built": 1998, "median_list_price": 1999900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 }, { "name": "St Regis Residences", "master": null, "n": 7, "anecdotal": true, "median": 5265, "median_sqft": 2.01, "year_built": 2028, "median_list_price": 5504582, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Tides at Bridgeside Square", "master": "Bridgeside Squar", "n": 7, "anecdotal": true, "median": 1032, "median_sqft": 1.31, "year_built": 2002, "median_list_price": 408000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "3000 Waterside", "master": null, "n": 6, "anecdotal": true, "median": 1587, "median_sqft": 1.21, "year_built": 2028, "median_list_price": 1517210, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "551 Flb Hotel", "master": null, "n": 6, "anecdotal": true, "median": 1702, "median_sqft": 2.79, "year_built": 2009, "median_list_price": 574450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Berkley South", "master": null, "n": 6, "anecdotal": true, "median": 1362, "median_sqft": 1.03, "year_built": 1974, "median_list_price": 480000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Heritage Landings", "master": null, "n": 6, "anecdotal": true, "median": 1150, "median_sqft": 0.88, "year_built": 1966, "median_list_price": 389000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lauderdale Tower", "master": null, "n": 6, "anecdotal": true, "median": 842, "median_sqft": 1.16, "year_built": 1964, "median_list_price": 317250, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Marine Tower", "master": null, "n": 6, "anecdotal": true, "median": 1991, "median_sqft": 1.14, "year_built": 1969, "median_list_price": 499500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Maybury Mansions", "master": null, "n": 6, "anecdotal": true, "median": 536, "median_sqft": 0.66, "year_built": 1965, "median_list_price": 169000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Nuriver Landing", "master": null, "n": 6, "anecdotal": true, "median": 1038, "median_sqft": 0.83, "year_built": 2006, "median_list_price": 487000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Summit", "master": null, "n": 6, "anecdotal": true, "median": 1390, "median_sqft": 1.22, "year_built": 1965, "median_list_price": 450000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oceanage", "master": null, "n": 6, "anecdotal": true, "median": 1388, "median_sqft": 1.09, "year_built": 1973, "median_list_price": 1450000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ombelle Fort Lauderdale", "master": null, "n": 6, "anecdotal": true, "median": 862, "median_sqft": 0.97, "year_built": 2028, "median_list_price": 830486, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Sapphire Fort Lauderdale", "master": null, "n": 6, "anecdotal": true, "median": 1945, "median_sqft": 1.15, "year_built": 2009, "median_list_price": 967000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Sky Harbour East", "master": null, "n": 6, "anecdotal": true, "median": 942, "median_sqft": 1.02, "year_built": 1965, "median_list_price": 444500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Strada 315", "master": null, "n": 6, "anecdotal": true, "median": 1296, "median_sqft": 1.11, "year_built": 2007, "median_list_price": 455000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Coral Ridge", "n": 43, "median": 724, "enclaves": 8, "stacked_pct": 0.0 }, { "name": "Las Olas Condo", "n": 10, "median": 1222, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Harbor Beach C", "n": 5, "median": 687, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Lakeview Condo", "n": 5, "median": 417, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 1166, "p25": 746, "p75": 1881, "n": 1179, "median_sqft": 1.0, "sa_pending_pct": 1.6 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Fort Lauderdale condo monthly association fees have a median of $1,166 in the retained usable-fee sample of 1,179 listings, 46% above the five-county median", "In Fort Lauderdale's retained usable-fee sample (1,179 listings after exclusions and percentile trimming), 59% have monthly-equivalent fees of $1,000 or more and 6.6% are below $500", "Fort Lauderdale condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=336) vs pre-1995 (n=728), monthly median 135% higher" ], "lede": "FORT LAUDERDALE, Fla., September 7, 2026 - Among 1,179 active condominium listings in Fort Lauderdale retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,166, with the middle half between $746 and $1,881, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 1,251 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 46% above the separately trimmed five-county median of $800 and ranks 16th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Fort Lauderdale's retained usable-fee sample (n=1,179), after exclusions and percentile trimming, is $1,166, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Fort Lauderdale condos in the retained usable-fee sample (n=1,179) after exclusions and percentile trimming, 59 percent have listed monthly-equivalent fees of $1,000 or more and 6.6 percent are below $500.\"", "\"Among the retained usable-fee listings in Fort Lauderdale with a recorded construction year, the median monthly-equivalent fee is $2,121 for a recorded year built of 2005 or later (336 listings) and $904 for those built before 1995 (728 listings).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Fort Lauderdale, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (1,205 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (26 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 1,179 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 1,251 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/fort-lauderdale/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-fort-lauderdale/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Fort Lauderdale and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Fort Lauderdale retained-sample median $1,166 a month (n=1,179); five-county median $800 (n=22,695, region-level trim).", "title": "Fort Lauderdale condos, retained usable-fee sample (n=1,179): median $1,166/month, 46% above the five-county median of $800", "visible_labels": [ "$1,166", "1,179", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 1,179 active Fort Lauderdale condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0.8% (9 listings); $250 to $500 5.9% (69 listings); $500 to $750 18.7% (221 listings); $750 to $1,000 15.6% (184 listings); $1,000 to $1,500 21.5% (253 listings); $1,500 to $2,000 14.9% (176 listings); $2,000 and up 22.6% (267 listings).", "title": "22.6% of Fort Lauderdale's retained usable-fee sample (1,179 listings) falls in the $2,000 and up monthly band", "visible_labels": [ "0.8%", "9", "5.9%", "69", "18.7%", "221", "15.6%", "184", "21.5%", "253", "14.9%", "176", "22.6%", "267" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Fort Lauderdale condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=336; pre-1995 n=728.", "alt": "Column chart of median fee by recorded decade built: 1950s $1,068 (35 listings); 1960s $876 (292 listings); 1970s $905 (311 listings); 1980s $989 (86 listings); 1990s $3,242 (27 listings); 2000s $1,526 (258 listings); 2010s $2,476 (60 listings); 2020s $2,879 (109 listings). Recorded year built 2005 or later $2,121 (336 listings); before 1995 $904 (728 listings).", "title": "Fort Lauderdale condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=336) vs pre-1995 (n=728), monthly median 135% higher", "visible_labels": [ "$1,068", "35", "$876", "292", "$905", "311", "$989", "86", "$3,242", "27", "$1,526", "258", "$2,476", "60", "$2,879", "109", "$2,121", "336", "$904", "728" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 1251, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 1251, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 511, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 740, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 709, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 1251, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 1251, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 1179, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 1179, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 1179, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 1138, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 1179, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 1166, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 1205, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 1179, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 1179, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 43.03999999999999, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 7505.902400000003, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Fort Lauderdale median $1,166 a month, South Florida median $800; Fort Lauderdale ranks 16 of 69 cities.", "after": "Dot strip chart in five county lanes. Fort Lauderdale retained-sample median $1,166 a month (n=1,179); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Fort Lauderdale against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Fort Lauderdale and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Fort Lauderdale condo fees sit 46% above the South Florida median", "after": "Fort Lauderdale condos, retained usable-fee sample (n=1,179): median $1,166/month, 46% above the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$1,166", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "1,179", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0.8% (9 listings); $250 to $500 5.9% (69 listings); $500 to $750 18.7% (221 listings); $750 to $1,000 15.6% (184 listings); $1,000 to $1,500 21.5% (253 listings); $1,500 to $2,000 14.9% (176 listings); $2,000 and up 22.6% (267 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0.8% (9 listings); $250 to $500 5.9% (69 listings); $500 to $750 18.7% (221 listings); $750 to $1,000 15.6% (184 listings); $1,000 to $1,500 21.5% (253 listings); $1,500 to $2,000 14.9% (176 listings); $2,000 and up 22.6% (267 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Fort Lauderdale condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 1,179 active Fort Lauderdale condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "22.6% of Fort Lauderdale condos for sale carry a fee of $2,000 and up a month", "after": "22.6% of Fort Lauderdale's retained usable-fee sample (1,179 listings) falls in the $2,000 and up monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "14.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "176", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "22.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "267", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "5.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "69", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "18.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "221", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "15.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "184", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "21.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "253", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1950s $1,068 (35 listings); 1960s $876 (292 listings); 1970s $905 (311 listings); 1980s $989 (86 listings); 1990s $3,242 (27 listings); 2000s $1,526 (258 listings); 2010s $2,476 (60 listings); 2020s $2,879 (109 listings).", "after": "Column chart of median fee by recorded decade built: 1950s $1,068 (35 listings); 1960s $876 (292 listings); 1970s $905 (311 listings); 1980s $989 (86 listings); 1990s $3,242 (27 listings); 2000s $1,526 (258 listings); 2010s $2,476 (60 listings); 2020s $2,879 (109 listings). Recorded year built 2005 or later $2,121 (336 listings); before 1995 $904 (728 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Fort Lauderdale condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Fort Lauderdale condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=336; pre-1995 n=728.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Fort Lauderdale condos built since 2005 ask 135% more in fees than those built before 1995", "after": "Fort Lauderdale condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=336) vs pre-1995 (n=728), monthly median 135% higher", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$1,068", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$1,526", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "258", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "$2,476", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "60", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "$2,879", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[15]", "before": null, "after": "109", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[16]", "before": null, "after": "$2,121", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[17]", "before": null, "after": "336", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[18]", "before": null, "after": "$904", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[19]", "before": null, "after": "728", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "35", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$876", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "292", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$905", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "311", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$989", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "86", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$3,242", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Fort Lauderdale condo for sale carries a $1,166-a-month association fee, 46% above the South Florida median", "after": "Fort Lauderdale condo monthly association fees have a median of $1,166 in the retained usable-fee sample of 1,179 listings, 46% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "59% of Fort Lauderdale condos on the market ask $1,000 or more a month in fees; 6.6% stay under $500", "after": "In Fort Lauderdale's retained usable-fee sample (1,179 listings after exclusions and percentile trimming), 59% have monthly-equivalent fees of $1,000 or more and 6.6% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Fort Lauderdale condos built since 2005 carry fees 135% higher than buildings from before 1995", "after": "Fort Lauderdale condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=336) vs pre-1995 (n=728), monthly median 135% higher", "before_present": true, "after_present": true }, { "field": "lede", "before": "FORT LAUDERDALE, Fla., September 7, 2026 - The median monthly association fee across the 1,179 condominiums listed for sale in Fort Lauderdale is $1,166, with half of the listings between $746 and $1,881 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 46% above the five-county South Florida median of $800, and ranks Fort Lauderdale 16 of 69 cities.", "after": "FORT LAUDERDALE, Fla., September 7, 2026 - Among 1,179 active condominium listings in Fort Lauderdale retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,166, with the middle half between $746 and $1,881, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 1,251 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 46% above the separately trimmed five-county median of $800 and ranks 16th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Fort Lauderdale permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (26 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-fort-lauderdale/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Fort Lauderdale, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (1,205 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (26 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 1,179 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 1,251 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/fort-lauderdale/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-fort-lauderdale/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Fort Lauderdale carries a monthly association fee of $1,166, 46% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Fort Lauderdale's retained usable-fee sample (n=1,179), after exclusions and percentile trimming, is $1,166, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"59 percent of Fort Lauderdale condos on the market ask $1,000 or more a month in association fees; only 6.6 percent stay under $500.\"", "after": "\"Among Fort Lauderdale condos in the retained usable-fee sample (n=1,179) after exclusions and percentile trimming, 59 percent have listed monthly-equivalent fees of $1,000 or more and 6.6 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Fort Lauderdale, a condo completed since 2005 carries a median fee of $2,121 a month, against $904 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Fort Lauderdale with a recorded construction year, the median monthly-equivalent fee is $2,121 for a recorded year built of 2005 or later (336 listings) and $904 for those built before 1995 (728 listings).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "ee8816e5e38bc9353ad1b9bbfdc88c2c544c6bc77cb008eb6e87643d2425664e", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nFort Lauderdale condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Fort Lauderdale condo for sale carries a $1,166-a-month association fee, 46% above the South\nFlorida median\n59% of Fort Lauderdale condos on the market ask $1,000 or more a month in fees; 6.6% stay under $500\nFort Lauderdale condos built since 2005 carry fees 135% higher than buildings from before 1995\nLEDE\nFORT LAUDERDALE, Fla., September 7, 2026 - The median monthly association fee across the 1,179\ncondominiums listed for sale in Fort Lauderdale is $1,166, with half of the listings between $746 and $1,881 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 46% above the five-\ncounty South Florida median of $800, and ranks Fort Lauderdale 16 of 69 cities.\nNUT GRAF\nPer square foot, the median Fort Lauderdale condo fee is $1.00 a month on a median unit of 1,173 square feet;\nat the median asking price of $470K, a year of fees equals 2.75% of the price. 59% of listings ask $1,000 or\nmore a month and 6.6% under $500. 1% of listings report two association layers (a master and a sub-\nassociation); 17% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention\na special assessment on 11.1% of listings, describe one as pending or payable by the buyer on 1.6%, and\nmention a mandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of\n$2,121 against $904 for those completed before 1995.\nFACT BOX\nActive condominium listings, Fort Lauderdale\n1,251 (1,179 with a usable fee after the\n1% trim)\nSeptember 7, 2026\nMedian monthly association fee\n$1,166\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$746 to $1,881\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.00 (median unit 1,173 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n2.75% (asking $470K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n59% / 6.6%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n1% (12)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n17%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n11.1% / 1.6%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Fort Lauderdale ranks 16 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$2,121 (336 listings) / $904 (728 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Fort Lauderdale carries a monthly association fee of $1,166,\n46% above the five-county South Florida median of $800.\"\n\"59 percent of Fort Lauderdale condos on the market ask $1,000 or more a month in association fees; only\n6.6 percent stay under $500.\"\n\"In Fort Lauderdale, a condo completed since 2005 carries a median fee of $2,121 a month, against $904\nfor a building completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Fort Lauderdale against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Fort Lauderdale condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Fort Lauderdale condominiums by decade the building was completed, September\n7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Fort Lauderdale permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (26 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-fort-lauderdale/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "7a9d971dacddc17105c4ad37db73ada10bf4d73e9bc6506b31e32de77d0263f2", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nFort Lauderdale condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/fort-\nlauderdale/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nFort Lauderdale condo monthly association fees have a median of $1,166 in the retained usable-fee sample\nof 1,179 listings, 46% above the five-county median\nIn Fort Lauderdale's retained usable-fee sample (1,179 listings after exclusions and percentile trimming),\n59% have monthly-equivalent fees of $1,000 or more and 6.6% are below $500\nFort Lauderdale condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=336) vs pre-1995\n(n=728), monthly median 135% higher\nLEDE\nFORT LAUDERDALE, Fla., September 7, 2026 - Among 1,179 active condominium listings in Fort Lauderdale\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly association fee is $1,166, with the middle half between $746\nand $1,881, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There\nare 1,251 active condominium listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 46% above the separately trimmed five-county\nmedian of $800 and ranks 16th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Fort Lauderdale condo fee is $1.00 a month (1,166\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n2.75% of the listing's current asking price across 1,179 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 59% of the retained sample have fees of $1,000 or more a\nmonth and 6.6% are below $500. 1% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 17% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 11.1% of the retained sample, describe one as pending or payable by\nthe buyer on 1.6%, and mention a mandatory club or membership on 0%; 1,172 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. Among retained listings\nwith a recorded construction year, the median monthly-equivalent fee is $2,121 for a recorded year built of\n2005 or later (336 listings) and $904 for those built before 1995 (728 listings); construction year is a recorded\nfield and this comparison does not explain why fees differ. \nFACT BOX\nActive condominium listings, Fort Lauderdale\n(before exclusions and trimming)\n1,251\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n1,205 / 1,179 (26 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$1,166\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$746 to $1,881\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.00 (1,166 retained listings with recorded\nliving area of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n2.75% (1,179 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n59% (696) / 6.6% (78) of 1,179\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n1% (12)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n17%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n11.1% / 1.6%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Fort Lauderdale ranks\n16th among 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$2,121 (2005+ n=336) / $904 (pre-1995 n=728) September 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Fort Lauderdale's retained usable-fee sample (n=1,179),\nafter exclusions and percentile trimming, is $1,166, compared with $800 in the separately trimmed five-\ncounty sample.\"\n\"Among Fort Lauderdale condos in the retained usable-fee sample (n=1,179) after exclusions and\npercentile trimming, 59 percent have listed monthly-equivalent fees of $1,000 or more and 6.6 percent are\nbelow $500.\"\n\"Among the retained usable-fee listings in Fort Lauderdale with a recorded construction year, the median\nmonthly-equivalent fee is $2,121 for a recorded year built of 2005 or later (336 listings) and $904 for\nthose built before 1995 (728 listings).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Fort Lauderdale\nand the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Fort Lauderdale retained-sample median $1,166 a\nmonth (n=1,179); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 1,179 active Fort Lauderdale condominium listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0.8% (9\nlistings); $250 to $500 5.9% (69 listings); $500 to $750 18.7% (221 listings); $750 to $1,000 15.6% (184\nlistings); $1,000 to $1,500 21.5% (253 listings); $1,500 to $2,000 14.9% (176 listings); $2,000 and up 22.6%\n(267 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Fort Lauderdale condominiums in the retained usable-\nfee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt\n2005+ n=336; pre-1995 n=728.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1950s $1,068 (35 listings);\n1960s $876 (292 listings); 1970s $905 (311 listings); 1980s $989 (86 listings); 1990s $3,242 (27 listings);\n2000s $1,526 (258 listings); 2010s $2,476 (60 listings); 2020s $2,879 (109 listings). Recorded year built 2005\nor later $2,121 (336 listings); before 1995 $904 (728 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Fort Lauderdale, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (1,205 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (26 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 1,179 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 1,251 active listings. Region and county comparisons are trimmed separately within their own samples\n(the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is\nnot a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet;\nannual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-\nlisting ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10\nlistings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples\nwith fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least\n30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-\ndollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written\npublic remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse,\nvilla or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal\ndescription is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums\nare reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical\nclassifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the\nMLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its\nindividual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may\nrequest the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records)\nfrom info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained\nlater same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files;\noriginal edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/fort-\nlauderdale/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-\nfort-lauderdale/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis\nof BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "e716d0862abeb294b217f43412361c107c90990fc5b065bb53747f80f9a13447", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - FORT LAUDERDALE CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Fort Lauderdale condo monthly association fees have a median of $1,166 in the retained usable-fee sample of 1,179 listings, 46% above the five-county median\n2. In Fort Lauderdale's retained usable-fee sample (1,179 listings after exclusions and percentile trimming), 59% have monthly-equivalent fees of $1,000 or more and 6.6% are below $500\n3. Fort Lauderdale condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=336) vs pre-1995 (n=728), monthly median 135% higher\n\nLEDE\nFORT LAUDERDALE, Fla., September 7, 2026 - Among 1,179 active condominium listings in Fort Lauderdale retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,166, with the middle half between $746 and $1,881, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 1,251 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 46% above the separately trimmed five-county median of $800 and ranks 16th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Fort Lauderdale condo fee is $1.00 a month (1,166 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.75% of the listing's current asking price across 1,179 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 59% of the retained sample have fees of $1,000 or more a month and 6.6% are below $500. 1% of the retained sample report two association layers (a master and a sub-association, summed here); 17% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 11.1% of the retained sample, describe one as pending or payable by the buyer on 1.6%, and mention a mandatory club or membership on 0%; 1,172 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $2,121 for a recorded year built of 2005 or later (336 listings) and $904 for those built before 1995 (728 listings); construction year is a recorded field and this comparison does not explain why fees differ. \n\nFACT BOX (exact figures)\n- Active condominium listings, Fort Lauderdale (before exclusions and trimming): 1,251 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 1,205 / 1,179 (26 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $1,166 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $746 to $1,881 [September 7, 2026]\n- Median fee per square foot per month: $1.00 (1,166 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 2.75% (1,179 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 59% (696) / 6.6% (78) of 1,179 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 1% (12) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 17% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 11.1% / 1.6% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Fort Lauderdale ranks 16th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $2,121 (2005+ n=336) / $904 (pre-1995 n=728) [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Fort Lauderdale's retained usable-fee sample (n=1,179), after exclusions and percentile trimming, is $1,166, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Fort Lauderdale condos in the retained usable-fee sample (n=1,179) after exclusions and percentile trimming, 59 percent have listed monthly-equivalent fees of $1,000 or more and 6.6 percent are below $500.\"\n- \"Among the retained usable-fee listings in Fort Lauderdale with a recorded construction year, the median monthly-equivalent fee is $2,121 for a recorded year built of 2005 or later (336 listings) and $904 for those built before 1995 (728 listings).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- fort-lauderdale-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Fort Lauderdale and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Fort Lauderdale retained-sample median $1,166 a month (n=1,179); five-county median $800 (n=22,695, region-level trim).\n- fort-lauderdale-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 1,179 active Fort Lauderdale condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0.8% (9 listings); $250 to $500 5.9% (69 listings); $500 to $750 18.7% (221 listings); $750 to $1,000 15.6% (184 listings); $1,000 to $1,500 21.5% (253 listings); $1,500 to $2,000 14.9% (176 listings); $2,000 and up 22.6% (267 listings).\n- fort-lauderdale-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Fort Lauderdale condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=336; pre-1995 n=728.\n Alt text: Column chart of median fee by recorded decade built: 1950s $1,068 (35 listings); 1960s $876 (292 listings); 1970s $905 (311 listings); 1980s $989 (86 listings); 1990s $3,242 (27 listings); 2000s $1,526 (258 listings); 2010s $2,476 (60 listings); 2020s $2,879 (109 listings). Recorded year built 2005 or later $2,121 (336 listings); before 1995 $904 (728 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Fort Lauderdale, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (1,205 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (26 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 1,179 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 1,251 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/fort-lauderdale/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-fort-lauderdale/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "fort-lauderdale", "city": "Fort Lauderdale", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 123, "with_fee": 65, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 123, "cut_count": 37, "cut_pct": 30.1, "median_cut_pct": 4.5, "median_cut_dollars": 40000 }, "outliers_dropped": 2, "n": 63, "median": 350, "p10": 130, "p25": 250, "p75": 560, "p90": 795, "min": 26, "max": 1065, "median_sqft": 0.18, "n_sqft": 63, "median_pct_price": 0.55, "median_list_price": 699900, "median_year_built": 2008, "median_sqft_area": 1844, "over_1000": 4, "over_1000_pct": 6.3, "under_500": 41, "under_500_pct": 65.1, "hi_thr": 500, "lo_thr": 200, "over_hi": 22, "over_hi_pct": 34.9, "under_lo": 9, "under_lo_pct": 14.3, "types": { "Townhouse": { "count": 63, "pct": 100.0 } }, "regime": { "HOA": { "count": 59, "pct": 93.7 }, "not_recorded": { "count": 4, "pct": 6.3 } }, "villa_median": null, "townhouse_median": 350, "cadence": { "Monthly": { "count": 54, "pct": 85.7 }, "Quarterly": { "count": 8, "pct": 12.7 }, "Annually": { "count": 1, "pct": 1.6 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 3, "pct": 4.8 }, { "label": "$100 to $200", "count": 6, "pct": 9.5 }, { "label": "$200 to $300", "count": 11, "pct": 17.5 }, { "label": "$300 to $400", "count": 16, "pct": 25.4 }, { "label": "$400 to $600", "count": 13, "pct": 20.6 }, { "label": "$600 to $1,000", "count": 10, "pct": 15.9 }, { "label": "$1,000 and up", "count": 4, "pct": 6.3 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 3, "median": 35, "median_sqft": 0.03 }, { "label": "1980s", "n": 3, "median": 560, "median_sqft": 0.34 }, { "label": "1990s", "n": 1, "median": 450, "median_sqft": 0.37 }, { "label": "2000s", "n": 29, "median": 550, "median_sqft": 0.3 }, { "label": "2010s", "n": 8, "median": 335, "median_sqft": 0.21 }, { "label": "2020s", "n": 19, "median": 300, "median_sqft": 0.15 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 8, "median": 292, "median_pct_price": 0.89 }, { "label": "$500K to $1M", "n": 37, "median": 370, "median_pct_price": 0.73 }, { "label": "$1M and up", "n": 18, "median": 354, "median_pct_price": 0.32 } ], "pre1995": { "n": 6, "median": 325 }, "post2005": { "n": 50, "median": 335 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 46, "pct": 79.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 36, "pct": 62.1 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 17, "pct": 29.3 }, { "key": "Trash", "label": "Trash", "count": 17, "pct": 29.3 }, { "key": "Insurance", "label": "Building insurance", "count": 16, "pct": 27.6 }, { "key": "Pools", "label": "Pool", "count": 15, "pct": 25.9 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 15, "pct": 25.9 }, { "key": "Roof", "label": "Roof", "count": 14, "pct": 24.1 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 7, "pct": 12.1 }, { "key": "Security", "label": "Security", "count": 6, "pct": 10.3 }, { "key": "Sewer", "label": "Sewer", "count": 4, "pct": 6.9 }, { "key": "Water", "label": "Water", "count": 3, "pct": 5.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 3, "pct": 5.2 }, { "key": "PestControl", "label": "Pest control", "count": 3, "pct": 5.2 } ], "includes_n": 58, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 63 }, "developments": [ { "name": "Progresso", "master": null, "n": 8, "anecdotal": true, "median": 313, "median_sqft": 0.16, "year_built": 2018, "median_list_price": 917000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 350, "p25": 250, "p75": 560, "n": 63, "median_sqft": 0.18, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Fort Lauderdale townhouse or villa for sale carries a $350-a-month homeowners association fee, 17% above the South Florida median", "34.9% of Fort Lauderdale townhouses and villas on the market ask $500 or more a month in fees; 14.3% stay under $200", "Fort Lauderdale HOA fees on townhouses and villas run $250 to $560 a month for the middle half of listings" ], "lede": "FORT LAUDERDALE, Fla., September 7, 2026 - The median monthly homeowners association fee across the 63 townhouses and villas listed for sale in Fort Lauderdale is $350, with half of the listings between $250 and $560 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 17% above the five-county South Florida median of $300, and ranks Fort Lauderdale 14 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Fort Lauderdale carries a monthly homeowners association fee of $350, 17% above the five-county South Florida median of $300.\"", "\"34.9 percent of Fort Lauderdale townhouses and villas on the market ask $500 or more a month in fees; 14.3 percent stay under $200.\"", "\"On the median Fort Lauderdale townhouse or villa, a year of homeowners association fees equals 0.55 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Fort Lauderdale permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-fort-lauderdale/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Fort Lauderdale against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Fort Lauderdale median $350 a month, South Florida median $300; Fort Lauderdale ranks 14 of 34 cities.", "title": "Fort Lauderdale HOA fees on townhouses and villas sit 17% above the South Florida median" }, { "caption": "Share of active Fort Lauderdale townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 4.8% (3 listings); $100 to $200 9.5% (6 listings); $200 to $300 17.5% (11 listings); $300 to $400 25.4% (16 listings); $400 to $600 20.6% (13 listings); $600 to $1,000 15.9% (10 listings); $1,000 and up 6.3% (4 listings).", "title": "25.4% of Fort Lauderdale townhouses and villas for sale carry a fee of $300 to $400 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Fort Lauderdale townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s too few (3 listings); 1980s too few (3 listings); 1990s too few (1 listings); 2000s $550 (29 listings); 2010s too few (8 listings); 2020s $300 (19 listings).", "title": "Fort Lauderdale HOA fees on townhouses and villas by decade the home was completed" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 123 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 123, "with_fee": 65, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 65, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 58, "n": 63, "retained_n": 63, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 123, "cut_count": 37, "cut_pct": 30.1, "median_cut_pct": 4.5, "median_cut_dollars": 40000, "valid_price_count": 123, "missing_price_count": 0, "unchanged_count": 81, "raised_count": 5, "not_below_original_count": 86, "cut_pct_denominator": 123, "cut_sample_ok": true, "median_cut_n": 37 }, "trim_bounds": { "p1": 20.240000000000002, "p99": 1249.3199999999997 }, "retained_small_sample": false, "retained_below_30": false, "median": 350, "p10": 130, "p25": 250, "p75": 560, "p90": 795, "min": 26, "max": 1065, "median_sqft": 0.18, "n_sqft": 63, "median_pct_price": 0.55, "n_pct_price": 63, "median_list_price": 699900, "median_year_built": 2008, "median_sqft_area": 1844, "over_1000": 4, "over_1000_pct": 6.3, "under_500": 41, "under_500_pct": 65.1, "hi_thr": 500, "lo_thr": 200, "over_hi": 22, "over_hi_pct": 34.9, "under_lo": 9, "under_lo_pct": 14.3, "types": { "Townhouse": { "count": 63, "pct": 100.0 } }, "regime": { "HOA": { "count": 59, "pct": 93.7 }, "not_recorded": { "count": 4, "pct": 6.3 } }, "villa_median": null, "townhouse_median": 350, "cadence": { "Monthly": { "count": 54, "pct": 85.7 }, "Quarterly": { "count": 8, "pct": 12.7 }, "Annually": { "count": 1, "pct": 1.6 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 3, "pct": 4.8 }, { "label": "$100 to $200", "count": 6, "pct": 9.5 }, { "label": "$200 to $300", "count": 11, "pct": 17.5 }, { "label": "$300 to $400", "count": 16, "pct": 25.4 }, { "label": "$400 to $600", "count": 13, "pct": 20.6 }, { "label": "$600 to $1,000", "count": 10, "pct": 15.9 }, { "label": "$1,000 and up", "count": 4, "pct": 6.3 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 3, "median": 35, "median_sqft": 0.03 }, { "label": "1980s", "n": 3, "median": 560, "median_sqft": 0.34 }, { "label": "1990s", "n": 1, "median": 450, "median_sqft": 0.37 }, { "label": "2000s", "n": 29, "median": 550, "median_sqft": 0.3 }, { "label": "2010s", "n": 8, "median": 335, "median_sqft": 0.21 }, { "label": "2020s", "n": 19, "median": 300, "median_sqft": 0.15 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 8, "median": 292, "median_pct_price": 0.89 }, { "label": "$500K to $1M", "n": 37, "median": 370, "median_pct_price": 0.73 }, { "label": "$1M and up", "n": 18, "median": 354, "median_pct_price": 0.32 } ], "pre1995": { "n": 6, "median": 325 }, "post2005": { "n": 50, "median": 335 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 46, "pct": 79.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 36, "pct": 62.1 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 17, "pct": 29.3 }, { "key": "Trash", "label": "Trash", "count": 17, "pct": 29.3 }, { "key": "Insurance", "label": "Building insurance", "count": 16, "pct": 27.6 }, { "key": "Pools", "label": "Pool", "count": 15, "pct": 25.9 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 15, "pct": 25.9 }, { "key": "Roof", "label": "Roof", "count": 14, "pct": 24.1 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 7, "pct": 12.1 }, { "key": "Security", "label": "Security", "count": 6, "pct": 10.3 }, { "key": "Sewer", "label": "Sewer", "count": 4, "pct": 6.9 }, { "key": "Water", "label": "Water", "count": 3, "pct": 5.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 3, "pct": 5.2 }, { "key": "PestControl", "label": "Pest control", "count": 3, "pct": 5.2 } ], "includes_n": 58, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 63 }, "denominators": { "fee_percentages": 63, "fee_medians_percentiles": 63, "median_sqft": 63, "median_pct_price": 63, "includes_pct": 58, "flags_pct": 63, "cut_pct": 123 }, "developments": [ { "name": "Progresso", "master": null, "n": 8, "anecdotal": true, "median": 313, "median_sqft": 0.16, "year_built": 2018, "median_list_price": 917000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 350, "p25": 250, "p75": 560, "n": 63, "median_sqft": 0.18, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Fort Lauderdale townhouse or villa monthly homeowners association fees have a median of $350 in the retained usable-fee sample of 63 listings, 17% above the five-county median", "In Fort Lauderdale's retained usable-fee sample (63 listings after exclusions and percentile trimming), 34.9% have monthly-equivalent fees of $500 or more and 14.3% are below $200", "Fort Lauderdale's retained usable-fee sample (n=63): reported monthly-equivalent homeowners association fees range from $250 to $560 at the 25th to 75th percentiles" ], "lede": "FORT LAUDERDALE, Fla., September 7, 2026 - Among 63 active townhouse or villa listings in Fort Lauderdale retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $350, with the middle half between $250 and $560, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 123 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 17% above the separately trimmed five-county median of $300 and ranks tied 14th among 34 published city medians.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Fort Lauderdale's retained usable-fee sample (n=63), after exclusions and percentile trimming, is $350, compared with $300 in the separately trimmed five-county sample.\"", "\"Among Fort Lauderdale townhouses and villas in the retained usable-fee sample (n=63) after exclusions and percentile trimming, 34.9 percent have listed monthly-equivalent fees of $500 or more and 14.3 percent are below $200.\"", "\"Among 63 retained listings with a current asking price of at least $20,000 in Fort Lauderdale's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.55 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Fort Lauderdale, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (65 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 63 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 123 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/fort-lauderdale/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-fort-lauderdale/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Fort Lauderdale and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Fort Lauderdale retained-sample median $350 a month (n=63); five-county median $300 (n=3,206, region-level trim).", "title": "Fort Lauderdale townhouses and villas, retained usable-fee sample (n=63): median $350/month, 17% above the five-county median of $300", "visible_labels": [ "$350", "63", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 63 active Fort Lauderdale townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 4.8% (3 listings); $100 to $200 9.5% (6 listings); $200 to $300 17.5% (11 listings); $300 to $400 25.4% (16 listings); $400 to $600 20.6% (13 listings); $600 to $1,000 15.9% (10 listings); $1,000 and up 6.3% (4 listings).", "title": "25.4% of Fort Lauderdale's retained usable-fee sample (63 listings) falls in the $300 to $400 monthly band", "visible_labels": [ "4.8%", "3", "9.5%", "6", "17.5%", "11", "25.4%", "16", "20.6%", "13", "15.9%", "10", "6.3%", "4" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Fort Lauderdale townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1970s count only (3 listings); 1980s count only (3 listings); 1990s count only (1 listings); 2000s $550 (29 listings); 2010s count only (8 listings); 2020s $300 (19 listings).", "title": "Fort Lauderdale HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=63)", "visible_labels": [ "3", "3", "1", "$550", "29", "8", "$300", "19" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 123, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 123, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 81, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 123, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 123, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 20.240000000000002, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1249.3199999999997, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Fort Lauderdale median $350 a month, South Florida median $300; Fort Lauderdale ranks 14 of 34 cities.", "after": "Dot strip chart in five county lanes. Fort Lauderdale retained-sample median $350 a month (n=63); five-county median $300 (n=3,206, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Fort Lauderdale against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Fort Lauderdale and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Fort Lauderdale HOA fees on townhouses and villas sit 17% above the South Florida median", "after": "Fort Lauderdale townhouses and villas, retained usable-fee sample (n=63): median $350/month, 17% above the five-county median of $300", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$350", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "63", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 4.8% (3 listings); $100 to $200 9.5% (6 listings); $200 to $300 17.5% (11 listings); $300 to $400 25.4% (16 listings); $400 to $600 20.6% (13 listings); $600 to $1,000 15.9% (10 listings); $1,000 and up 6.3% (4 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 4.8% (3 listings); $100 to $200 9.5% (6 listings); $200 to $300 17.5% (11 listings); $300 to $400 25.4% (16 listings); $400 to $600 20.6% (13 listings); $600 to $1,000 15.9% (10 listings); $1,000 and up 6.3% (4 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Fort Lauderdale townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 63 active Fort Lauderdale townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "25.4% of Fort Lauderdale townhouses and villas for sale carry a fee of $300 to $400 a month", "after": "25.4% of Fort Lauderdale's retained usable-fee sample (63 listings) falls in the $300 to $400 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "4.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "15.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "6.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "9.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "17.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "25.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "20.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s too few (3 listings); 1980s too few (3 listings); 1990s too few (1 listings); 2000s $550 (29 listings); 2010s too few (8 listings); 2020s $300 (19 listings).", "after": "Column chart of median fee by recorded decade built: 1970s count only (3 listings); 1980s count only (3 listings); 1990s count only (1 listings); 2000s $550 (29 listings); 2010s count only (8 listings); 2020s $300 (19 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Fort Lauderdale townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Fort Lauderdale townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Fort Lauderdale HOA fees on townhouses and villas by decade the home was completed", "after": "Fort Lauderdale HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=63)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$550", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "29", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "19", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Fort Lauderdale townhouse or villa for sale carries a $350-a-month homeowners association fee, 17% above the South Florida median", "after": "Fort Lauderdale townhouse or villa monthly homeowners association fees have a median of $350 in the retained usable-fee sample of 63 listings, 17% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "34.9% of Fort Lauderdale townhouses and villas on the market ask $500 or more a month in fees; 14.3% stay under $200", "after": "In Fort Lauderdale's retained usable-fee sample (63 listings after exclusions and percentile trimming), 34.9% have monthly-equivalent fees of $500 or more and 14.3% are below $200", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Fort Lauderdale HOA fees on townhouses and villas run $250 to $560 a month for the middle half of listings", "after": "Fort Lauderdale's retained usable-fee sample (n=63): reported monthly-equivalent homeowners association fees range from $250 to $560 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "FORT LAUDERDALE, Fla., September 7, 2026 - The median monthly homeowners association fee across the 63 townhouses and villas listed for sale in Fort Lauderdale is $350, with half of the listings between $250 and $560 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 17% above the five-county South Florida median of $300, and ranks Fort Lauderdale 14 of 34 cities.", "after": "FORT LAUDERDALE, Fla., September 7, 2026 - Among 63 active townhouse or villa listings in Fort Lauderdale retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $350, with the middle half between $250 and $560, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 123 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 17% above the separately trimmed five-county median of $300 and ranks tied 14th among 34 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Fort Lauderdale permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-fort-lauderdale/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Fort Lauderdale, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (65 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 63 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 123 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/fort-lauderdale/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-fort-lauderdale/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Fort Lauderdale carries a monthly homeowners association fee of $350, 17% above the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Fort Lauderdale's retained usable-fee sample (n=63), after exclusions and percentile trimming, is $350, compared with $300 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"34.9 percent of Fort Lauderdale townhouses and villas on the market ask $500 or more a month in fees; 14.3 percent stay under $200.\"", "after": "\"Among Fort Lauderdale townhouses and villas in the retained usable-fee sample (n=63) after exclusions and percentile trimming, 34.9 percent have listed monthly-equivalent fees of $500 or more and 14.3 percent are below $200.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Fort Lauderdale townhouse or villa, a year of homeowners association fees equals 0.55 percent of the asking price.\"", "after": "\"Among 63 retained listings with a current asking price of at least $20,000 in Fort Lauderdale's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.55 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "306d78d6c825708f9d718cca1ff8b9dc6ec3a34c9fbbb5de99e6708298f8461d", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nFort Lauderdale HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Fort Lauderdale townhouse or villa for sale carries a $350-a-month homeowners association\nfee, 17% above the South Florida median\n34.9% of Fort Lauderdale townhouses and villas on the market ask $500 or more a month in fees; 14.3%\nstay under $200\nFort Lauderdale HOA fees on townhouses and villas run $250 to $560 a month for the middle half of\nlistings\nLEDE\nFORT LAUDERDALE, Fla., September 7, 2026 - The median monthly homeowners association fee across the\n63 townhouses and villas listed for sale in Fort Lauderdale is $350, with half of the listings between $250 and\n$560 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 17% above\nthe five-county South Florida median of $300, and ranks Fort Lauderdale 14 of 34 cities.\nNUT GRAF\nPer square foot, the median Fort Lauderdale townhouse or villa fee is $0.18 a month on a median home of\n1,844 square feet; at the median asking price of $700K, a year of fees equals 0.55% of the price. 34.9% of\nlistings ask $500 or more a month and 14.3% under $200. 0% of listings report two association layers (a\nmaster and a sub-association); 12.7% are billed quarterly and shown here as monthly equivalents. Agent-\nwritten remarks mention a special assessment on 0% of listings, describe one as pending or payable by the\nbuyer on 0%, and mention a mandatory club or membership on 0%.\nFACT BOX\nActive townhouse or villa listings, Fort Lauderdale\n123 (63 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$350\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$250 to $560\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.18 (median home 1,844 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n0.55% (asking $700K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $500 or more a month / under $200\n34.9% / 14.3%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n12.7%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Fort Lauderdale ranks 14 of 34\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Fort Lauderdale carries a monthly homeowners\nassociation fee of $350, 17% above the five-county South Florida median of $300.\"\n\"34.9 percent of Fort Lauderdale townhouses and villas on the market ask $500 or more a month in fees;\n14.3 percent stay under $200.\"\n\"On the median Fort Lauderdale townhouse or villa, a year of homeowners association fees equals 0.55\npercent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Fort Lauderdale against every South Florida city with 30 or more active townhouse or villa\nlistings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Fort Lauderdale townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Fort Lauderdale townhouses and villas by decade the home was\ncompleted, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Fort Lauderdale permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-fort-\nlauderdale/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy\nand may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing\nOpportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "1c27687b642b232932fe14ea7362a2fcd3887f23cddb8c2639aec4c7cf880c15", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nFort Lauderdale HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/fort-\nlauderdale/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nFort Lauderdale townhouse or villa monthly homeowners association fees have a median of $350 in the\nretained usable-fee sample of 63 listings, 17% above the five-county median\nIn Fort Lauderdale's retained usable-fee sample (63 listings after exclusions and percentile trimming), 34.9%\nhave monthly-equivalent fees of $500 or more and 14.3% are below $200\nFort Lauderdale's retained usable-fee sample (n=63): reported monthly-equivalent homeowners association\nfees range from $250 to $560 at the 25th to 75th percentiles\nLEDE\nFORT LAUDERDALE, Fla., September 7, 2026 - Among 63 active townhouse or villa listings in Fort Lauderdale\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly homeowners association fee is $350, with the middle half\nbetween $250 and $560, according to PBP Real Estate's analysis of BeachesMLS listing data as of September\n7, 2026. There are 123 active townhouse or villa listings before those exclusions and trimming; the fee\nstatistics describe the retained sample, not every property for sale. The city median is 17% above the\nseparately trimmed five-county median of $300 and ranks tied 14th among 34 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Fort Lauderdale townhouse or villa fee is $0.18 a\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nmonth (63 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals\na median 0.55% of the listing's current asking price across 63 retained listings with a current asking price of at\nleast $20,000; this is the median of per-listing ratios. 34.9% of the retained sample have fees of $500 or more\na month and 14.3% are below $200. 0% of the retained sample report two association layers (a master and a\nsub-association, summed here); 12.7% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable\nby the buyer on 0%, and mention a mandatory club or membership on 0%; 63 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association.\nFACT BOX\nActive townhouse or villa listings, Fort\nLauderdale (before exclusions and trimming)\n123\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n65 / 63 (2 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$350\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$250 to $560\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.18 (63 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n0.55% (63 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n34.9% (22) / 14.3% (9) of 63\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n12.7%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); Fort Lauderdale ranks tied\n14th among 34 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Fort Lauderdale's retained usable-fee\nsample (n=63), after exclusions and percentile trimming, is $350, compared with $300 in the separately\ntrimmed five-county sample.\"\n\"Among Fort Lauderdale townhouses and villas in the retained usable-fee sample (n=63) after exclusions\nand percentile trimming, 34.9 percent have listed monthly-equivalent fees of $500 or more and 14.3\npercent are below $200.\"\n\"Among 63 retained listings with a current asking price of at least $20,000 in Fort Lauderdale's usable-fee\nsample after exclusions and percentile trimming, a year of reported homeowners association fees equals a\nmedian 0.55 percent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Fort\nLauderdale and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-\ncounty reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a\nvalid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Fort Lauderdale retained-sample median $350 a\nmonth (n=63); five-county median $300 (n=3,206, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 63 active Fort Lauderdale townhouse or villa listings retained after\nunusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all\nactive listings. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 4.8% (3\nlistings); $100 to $200 9.5% (6 listings); $200 to $300 17.5% (11 listings); $300 to $400 25.4% (16 listings);\n$400 to $600 20.6% (13 listings); $600 to $1,000 15.9% (10 listings); $1,000 and up 6.3% (4 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Fort Lauderdale townhouses and villas in\nthe retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with\na recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s count only (3 listings);\n1980s count only (3 listings); 1990s count only (1 listings); 2000s $550 (29 listings); 2010s count only (8\nlistings); 2020s $300 (19 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Fort Lauderdale, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (65 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 63 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 123 active listings. Region and county comparisons are trimmed separately within their own samples\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\n(the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is\nnot a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet;\nannual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-\nlisting ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10\nlistings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples\nwith fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least\n30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-\ndollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written\npublic remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse,\nvilla or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal\ndescription is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums\nare reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical\nclassifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and\nVilla subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement\nabout any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are\nonly as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and\npercentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as\nof September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026\n(2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original\nsnapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly\nfrozen page https://www.pbprealestate.com/press/fort-lauderdale/2026-09/ (corrected edition r1). A current-data page may be\navailable at https://www.pbprealestate.com/hoa-fees-fort-lauderdale/; where published, it uses a separately dated sample and its\nfigures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or\naccuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing\nOpportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "02bb58675f7e8b8c00badb1dc59ffa83c604eb678dca0e872edca7bcb7fdc6ea", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - FORT LAUDERDALE HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Fort Lauderdale townhouse or villa monthly homeowners association fees have a median of $350 in the retained usable-fee sample of 63 listings, 17% above the five-county median\n2. In Fort Lauderdale's retained usable-fee sample (63 listings after exclusions and percentile trimming), 34.9% have monthly-equivalent fees of $500 or more and 14.3% are below $200\n3. Fort Lauderdale's retained usable-fee sample (n=63): reported monthly-equivalent homeowners association fees range from $250 to $560 at the 25th to 75th percentiles\n\nLEDE\nFORT LAUDERDALE, Fla., September 7, 2026 - Among 63 active townhouse or villa listings in Fort Lauderdale retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $350, with the middle half between $250 and $560, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 123 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 17% above the separately trimmed five-county median of $300 and ranks tied 14th among 34 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Fort Lauderdale townhouse or villa fee is $0.18 a month (63 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 0.55% of the listing's current asking price across 63 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 34.9% of the retained sample have fees of $500 or more a month and 14.3% are below $200. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 12.7% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 63 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Fort Lauderdale (before exclusions and trimming): 123 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 65 / 63 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $350 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $250 to $560 [September 7, 2026]\n- Median fee per square foot per month: $0.18 (63 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 0.55% (63 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 34.9% (22) / 14.3% (9) of 63 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 12.7% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 0% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Fort Lauderdale ranks tied 14th among 34 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Fort Lauderdale's retained usable-fee sample (n=63), after exclusions and percentile trimming, is $350, compared with $300 in the separately trimmed five-county sample.\"\n- \"Among Fort Lauderdale townhouses and villas in the retained usable-fee sample (n=63) after exclusions and percentile trimming, 34.9 percent have listed monthly-equivalent fees of $500 or more and 14.3 percent are below $200.\"\n- \"Among 63 retained listings with a current asking price of at least $20,000 in Fort Lauderdale's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.55 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- fort-lauderdale-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Fort Lauderdale and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Fort Lauderdale retained-sample median $350 a month (n=63); five-county median $300 (n=3,206, region-level trim).\n- fort-lauderdale-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 63 active Fort Lauderdale townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 4.8% (3 listings); $100 to $200 9.5% (6 listings); $200 to $300 17.5% (11 listings); $300 to $400 25.4% (16 listings); $400 to $600 20.6% (13 listings); $600 to $1,000 15.9% (10 listings); $1,000 and up 6.3% (4 listings).\n- fort-lauderdale-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Fort Lauderdale townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1970s count only (3 listings); 1980s count only (3 listings); 1990s count only (1 listings); 2000s $550 (29 listings); 2010s count only (8 listings); 2020s $300 (19 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Fort Lauderdale, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (65 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 63 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 123 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/fort-lauderdale/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-fort-lauderdale/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "fort-pierce", "city": "Fort Pierce", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "St Lucie", "segments": { "houses": { "active": 363, "sample_ok": true, "small_sample": false, "pending": 101, "median_list_price": 375000.0, "cut_count": 137, "cut_pct": 37.7, "raised_count": 35, "median_cut_pct": 4.8, "median_cut_dollars": 20000.0, "cut_last30": 71, "cut_last30_pct": 19.6, "cut_last7": 23, "median_dom": 56, "median_cdom": 63, "relisted_count": 28, "relisted_pct": 7.7, "over90": 142, "over90_pct": 39.1, "over180": 65, "fresh_held": 141, "fresh_held_pct": 38.8, "stale_uncut": 71, "stale_uncut_pct": 19.6, "dom_buckets": [ { "label": "0-30", "count": 132, "pct": 36.4 }, { "label": "31-60", "count": 46, "pct": 12.7 }, { "label": "61-90", "count": 43, "pct": 11.8 }, { "label": "91-180", "count": 77, "pct": 21.2 }, { "label": "181+", "count": 65, "pct": 17.9 } ], "bands": [ { "label": "Under $500K", "active": 270, "cut": 100, "cut_pct": 37.0, "median_cdom": 57.5 }, { "label": "$500K to $1M", "active": 60, "cut": 27, "cut_pct": 45.0, "median_cdom": 61.5 }, { "label": "$1M to $2M", "active": 19, "cut": 6, "cut_pct": 31.6, "median_cdom": 113 }, { "label": "$2M to $5M", "active": 11, "cut": 3, "cut_pct": 27.3, "median_cdom": 191 }, { "label": "$5M and up", "active": 3, "cut": 1, "cut_pct": 33.3, "median_cdom": 238 } ], "pending_cut_count": 54, "pending_cut_pct": 53.5, "pending_median_cut_pct": 7.3, "pending_median_cdom": 87, "tier": "h1", "series": [ { "date": "2026-09-05", "active": 358, "cut_pct": 38.3, "median_cdom": 64.5, "median_list_price": 376250.0 }, { "date": "2026-09-06", "active": 357, "cut_pct": 37.8, "median_cdom": 63, "median_list_price": 375000.0 }, { "date": "2026-09-07", "active": 363, "cut_pct": 37.7, "median_cdom": 63, "median_list_price": 375000.0 } ] }, "condos": { "active": 168, "sample_ok": true, "small_sample": false, "pending": 20, "median_list_price": 254000.0, "cut_count": 69, "cut_pct": 41.1, "raised_count": 2, "median_cut_pct": 5.7, "median_cut_dollars": 15000.0, "cut_last30": 33, "cut_last30_pct": 19.6, "cut_last7": 7, "median_dom": 68.0, "median_cdom": 71.0, "relisted_count": 12, "relisted_pct": 7.1, "over90": 76, "over90_pct": 45.2, "over180": 35, "fresh_held": 60, "fresh_held_pct": 35.7, "stale_uncut": 31, "stale_uncut_pct": 18.5, "dom_buckets": [ { "label": "0-30", "count": 49, "pct": 29.2 }, { "label": "31-60", "count": 23, "pct": 13.7 }, { "label": "61-90", "count": 20, "pct": 11.9 }, { "label": "91-180", "count": 41, "pct": 24.4 }, { "label": "181+", "count": 35, "pct": 20.8 } ], "bands": [ { "label": "Under $250K", "active": 84, "cut": 40, "cut_pct": 47.6, "median_cdom": 68.5 }, { "label": "$250K to $500K", "active": 69, "cut": 24, "cut_pct": 34.8, "median_cdom": 83 }, { "label": "$500K to $1M", "active": 14, "cut": 5, "cut_pct": 35.7, "median_cdom": 76.5 }, { "label": "$1M and up", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 3 } ], "pending_cut_count": 10, "pending_cut_pct": 50.0, "pending_median_cut_pct": 4.6, "pending_median_cdom": 45.5, "tier": "c2", "series": [ { "date": "2026-09-05", "active": 161, "cut_pct": 41.6, "median_cdom": 76, "median_list_price": 275000.0 }, { "date": "2026-09-06", "active": 162, "cut_pct": 41.4, "median_cdom": 74.0, "median_list_price": 267000.0 }, { "date": "2026-09-07", "active": 168, "cut_pct": 41.1, "median_cdom": 71.0, "median_list_price": 254000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "37.7% of Fort Pierce houses for sale have cut their asking price, 41.1% of condos", "Fort Pierce sellers hold firmer than the rest of St Lucie County as 39.1% of houses pass 90 days on the market", "Buying in Fort Pierce? Two in five houses have already come down once, by a median $20K" ], "lede": "FORT PIERCE, Fla., September 7, 2026 - 37.7% of the 363 single-family homes listed for sale in Fort Pierce have reduced their asking price at least once, by a median 4.8% (about $20K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 168 condominium listings, 41.1% have cut, by a median 5.7%.", "quotes": [ "\"37.7 percent of single-family homes for sale in Fort Pierce have reduced their asking price at least once, by a median $20K.\"", "\"Counting every relisting, the median Fort Pierce house for sale has been waiting 63 days, not the 56 the current listing shows.\"", "\"Of the Fort Pierce houses now under contract, 46.5 percent never reduced their asking price; the rest cut by a median 7.3 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Fort Pierce and St Lucie County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 363 houses, 168 condominiums, 101 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-fort-pierce/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Fort Pierce versus St Lucie County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Fort Pierce houses 37.7%, St Lucie County houses 50.6%; Fort Pierce condominiums 41.1%, St Lucie County condominiums 44.7%.", "title": "Fort Pierce houses are cutting 12.9 points less often than St Lucie County" }, { "caption": "Active Fort Pierce listings by cumulative days on market, houses and condominiums, September 7, 2026. 39.1% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 36.4%, 31-60 days 12.7%, 61-90 days 11.8%, 91-180 days 21.2%, 181+ days 17.9%. Condominiums: 0-30 days 29.2%, 31-60 days 13.7%, 61-90 days 11.9%, 91-180 days 24.4%, 181+ days 20.8%.", "title": "39.1% of Fort Pierce houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Fort Pierce houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 37.0% of 270; $500K to $1M 45.0% of 60; $1M to $2M 31.6% of 19; $2M to $5M 27.3% of 11; $5M and up too few to read of 3.", "title": "$500K to $1M Fort Pierce houses have cut most often: 45.0% of 60" } ] } }, "after": { "figures": { "city": { "county": "St Lucie", "county_basis": "published_city_config_presentation_only", "county_counts": { "St Lucie": 652 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "St Lucie", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 363, "sample_ok": true, "small_sample": false, "pending": 101, "median_list_price": 375000.0, "cut_count": 137, "cut_pct": 37.7, "raised_count": 35, "valid_price_count": 363, "missing_price_count": 0, "unchanged_count": 191, "not_below_original_count": 226, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.8, "median_cut_dollars": 20000.0, "cut_last30": 71, "cut_last30_pct": 19.6, "cut_last7": 23, "median_dom": 56, "median_cdom": 63, "dom_n": 363, "cdom_n": 363, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 363, "relisted_count": 28, "relisted_pct": 7.7, "over90": 142, "over90_pct": 39.1, "over180": 65, "fresh_held": 141, "fresh_held_pct": 38.8, "fresh_held_missing_cdom_count": 0, "stale_uncut": 71, "stale_uncut_pct": 19.6, "dom_buckets": [ { "label": "0-30", "count": 132, "pct": 36.4 }, { "label": "31-60", "count": 46, "pct": 12.7 }, { "label": "61-90", "count": 43, "pct": 11.8 }, { "label": "91-180", "count": 77, "pct": 21.2 }, { "label": "181+", "count": 65, "pct": 17.9 } ], "bands": [ { "label": "Under $500K", "active": 270, "cut": 100, "cut_pct": 37.0, "median_cdom": 57.5, "cut_pct_denominator": 270, "cdom_n": 270, "valid_price_count": 270 }, { "label": "$500K to $1M", "active": 60, "cut": 27, "cut_pct": 45.0, "median_cdom": 61.5, "cut_pct_denominator": 60, "cdom_n": 60, "valid_price_count": 60 }, { "label": "$1M to $2M", "active": 19, "cut": 6, "cut_pct": 31.6, "median_cdom": 113, "cut_pct_denominator": 19, "cdom_n": 19, "valid_price_count": 19 }, { "label": "$2M to $5M", "active": 11, "cut": 3, "cut_pct": 27.3, "median_cdom": 191, "cut_pct_denominator": 11, "cdom_n": 11, "valid_price_count": 11 }, { "label": "$5M and up", "active": 3, "cut": 1, "cut_pct": 33.3, "median_cdom": 238, "cut_pct_denominator": 3, "cdom_n": 3, "valid_price_count": 3 } ], "pending_cut_count": 54, "pending_cut_pct": 53.5, "pending_valid_price_count": 101, "pending_missing_price_count": 0, "pending_unchanged_count": 38, "pending_raised_count": 9, "pending_not_below_original_count": 47, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 101, "pending_dom_n": 101, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 7.3, "pending_median_cdom": 87, "denominators": { "cut_pct": 363, "cut_last30_pct": 363, "relisted_pct": 363, "fresh_held_pct": 363, "stale_uncut_pct": 363, "over90_pct": 363, "dom_bucket_pct": 363, "pending_cut_pct": 101, "median_dom": 363, "median_cdom": 363, "median_cut_pct": 137, "median_cut_dollars": 137, "pending_median_cut_pct": 54, "pending_median_cdom": 101 }, "county_counts": { "St Lucie": 363 }, "tier": "h1", "series": [ { "date": "2026-09-07", "active": 363, "cut_pct": 37.7, "median_cdom": 63, "median_list_price": 375000.0 } ] }, "condos": { "active": 167, "sample_ok": true, "small_sample": false, "pending": 21, "median_list_price": 259000.0, "cut_count": 68, "cut_pct": 40.7, "raised_count": 2, "valid_price_count": 167, "missing_price_count": 0, "unchanged_count": 97, "not_below_original_count": 99, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 5.7, "median_cut_dollars": 15000.0, "cut_last30": 32, "cut_last30_pct": 19.2, "cut_last7": 7, "median_dom": 68, "median_cdom": 70, "dom_n": 167, "cdom_n": 167, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 167, "relisted_count": 11, "relisted_pct": 6.6, "over90": 75, "over90_pct": 44.9, "over180": 34, "fresh_held": 60, "fresh_held_pct": 35.9, "fresh_held_missing_cdom_count": 0, "stale_uncut": 31, "stale_uncut_pct": 18.6, "dom_buckets": [ { "label": "0-30", "count": 49, "pct": 29.3 }, { "label": "31-60", "count": 23, "pct": 13.8 }, { "label": "61-90", "count": 20, "pct": 12.0 }, { "label": "91-180", "count": 41, "pct": 24.6 }, { "label": "181+", "count": 34, "pct": 20.4 } ], "bands": [ { "label": "Under $250K", "active": 83, "cut": 39, "cut_pct": 47.0, "median_cdom": 68, "cut_pct_denominator": 83, "cdom_n": 83, "valid_price_count": 83 }, { "label": "$250K to $500K", "active": 69, "cut": 24, "cut_pct": 34.8, "median_cdom": 83, "cut_pct_denominator": 69, "cdom_n": 69, "valid_price_count": 69 }, { "label": "$500K to $1M", "active": 14, "cut": 5, "cut_pct": 35.7, "median_cdom": 76.5, "cut_pct_denominator": 14, "cdom_n": 14, "valid_price_count": 14 }, { "label": "$1M and up", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 3, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 } ], "pending_cut_count": 11, "pending_cut_pct": 52.4, "pending_valid_price_count": 21, "pending_missing_price_count": 0, "pending_unchanged_count": 10, "pending_raised_count": 0, "pending_not_below_original_count": 10, "pending_sample_ok": false, "pending_cut_sample_ok": true, "pending_cdom_n": 21, "pending_dom_n": 21, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 4.9, "pending_median_cdom": 50, "denominators": { "cut_pct": 167, "cut_last30_pct": 167, "relisted_pct": 167, "fresh_held_pct": 167, "stale_uncut_pct": 167, "over90_pct": 167, "dom_bucket_pct": 167, "pending_cut_pct": 21, "median_dom": 167, "median_cdom": 167, "median_cut_pct": 68, "median_cut_dollars": 68, "pending_median_cut_pct": 11, "pending_median_cdom": 21 }, "county_counts": { "St Lucie": 167 }, "tier": "c2", "series": [ { "date": "2026-09-07", "active": 167, "cut_pct": 40.7, "median_cdom": 70, "median_list_price": 259000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "37.7% of Fort Pierce houses for sale are asking less than their original list price; 40.7% of condos", "Seller Blink Rate™ in Fort Pierce: 37.7% of houses list below original asking, against 50.4% across St Lucie County", "Buying in Fort Pierce? 137 of the 363 houses for sale are asking below their original price, by a median $20K" ], "lede": "FORT PIERCE, Fla., September 7, 2026 - 37.7% of the 363 single-family homes listed for sale in Fort Pierce (137 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 137 reduced listings, the median reduction is 4.8% (about $20K). Among the city's 167 condominium listings, 40.7% are asking below their original price, by a median 5.7%.", "quotes": [ "\"37.7 percent of single-family homes for sale in Fort Pierce have a current asking price below their original list price; among those 137 reduced listings the median reduction is $20K.\"", "\"Among active Fort Pierce houses, the median recorded CumulativeDaysOnMarket value is 63 days and the median recorded DaysOnMarket value is 56 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 53.5 percent of the 101 Fort Pierce houses under contract had a recorded asking price below their original list price; the median reduction among that group was 7.3 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Fort Pierce, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (191 unchanged, 35 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 363 houses, 167 condominiums, 101 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in St Lucie County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/fort-pierce/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-fort-pierce/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Fort Pierce versus St Lucie County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Fort Pierce houses 37.7%, St Lucie County houses 50.4%; Fort Pierce condominiums 40.7%, St Lucie County condominiums 43.6%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 37.7% of Fort Pierce houses for sale are asking below their original price, against 50.4% across St Lucie County", "visible_labels": [ "43.6%", "40.7%", "50.4%", "37.7%" ] }, { "caption": "Active Fort Pierce houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 39.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 36.4%, 31-60 days 12.7%, 61-90 days 11.8%, 91-180 days 21.2%, 181+ days 17.9%. Condominiums: 0-30 days 29.3%, 31-60 days 13.8%, 61-90 days 12%, 91-180 days 24.6%, 181+ days 20.4%.", "title": "39.1% of Fort Pierce houses for sale with a recorded cumulative-days value exceed 90 days; 44.9% of condos", "visible_labels": [ "36.4%", "29.3%", "12.7%", "13.8%", "11.8%", "12%", "21.2%", "24.6%", "17.9%", "20.4%", "39.1%" ] }, { "caption": "Share of active Fort Pierce houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 37% (100 of 270); $500K to $1M 45% (27 of 60); $1M to $2M 31.6% (6 of 19); $2M to $5M 27.3% (3 of 11); $5M and up 3 listed, count only.", "title": "$500K to $1M Fort Pierce houses show the highest share asking below original: 45% of 60", "visible_labels": [ "3", "27.3%", "3", "11", "31.6%", "6", "19", "45%", "27", "60", "37%", "100", "270" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "St Lucie", "before_present": false, "after_present": true }, { "field": "city.county_counts.St Lucie", "before": null, "after": 652, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.active", "before": 168, "after": 167, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].active", "before": 84, "after": 83, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 83, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut", "before": 40, "after": 39, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct", "before": 47.6, "after": 47.0, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 83, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].median_cdom", "before": 68.5, "after": 68, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 83, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.St Lucie", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_count", "before": 69, "after": 68, "before_present": true, "after_present": true }, { "field": "city.segments.condos.cut_last30", "before": 33, "after": 32, "before_present": true, "after_present": true }, { "field": "city.segments.condos.cut_last30_pct", "before": 19.6, "after": 19.2, "before_present": true, "after_present": true }, { "field": "city.segments.condos.cut_pct", "before": 41.1, "after": 40.7, "before_present": true, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].pct", "before": 29.2, "after": 29.3, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[1].pct", "before": 13.7, "after": 13.8, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[2].pct", "before": 11.9, "after": 12.0, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[3].pct", "before": 24.4, "after": 24.6, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[4].count", "before": 35, "after": 34, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[4].pct", "before": 20.8, "after": 20.4, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_pct", "before": 35.7, "after": 35.9, "before_present": true, "after_present": true }, { "field": "city.segments.condos.median_cdom", "before": 71.0, "after": 70, "before_present": true, "after_present": true }, { "field": "city.segments.condos.median_list_price", "before": 254000.0, "after": 259000.0, "before_present": true, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.condos.over180", "before": 35, "after": 34, "before_present": true, "after_present": true }, { "field": "city.segments.condos.over90", "before": 76, "after": 75, "before_present": true, "after_present": true }, { "field": "city.segments.condos.over90_pct", "before": 45.2, "after": 44.9, "before_present": true, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending", "before": 20, "after": 21, "before_present": true, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_count", "before": 10, "after": 11, "before_present": true, "after_present": true }, { "field": "city.segments.condos.pending_cut_pct", "before": 50.0, "after": 52.4, "before_present": true, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_median_cdom", "before": 45.5, "after": 50, "before_present": true, "after_present": true }, { "field": "city.segments.condos.pending_median_cut_pct", "before": 4.6, "after": 4.9, "before_present": true, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.relisted_count", "before": 12, "after": 11, "before_present": true, "after_present": true }, { "field": "city.segments.condos.relisted_pct", "before": 7.1, "after": 6.6, "before_present": true, "after_present": true }, { "field": "city.segments.condos.stale_uncut_pct", "before": 18.5, "after": 18.6, "before_present": true, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 97, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 270, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 270, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 270, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 363, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.St Lucie", "before": null, "after": 363, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 363, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 363, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 363, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 363, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 363, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 137, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 137, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 363, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 363, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 101, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 101, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 363, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 363, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 363, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 226, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 363, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 101, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 101, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 101, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 191, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 363, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Fort Pierce houses 37.7%, St Lucie County houses 50.6%; Fort Pierce condominiums 41.1%, St Lucie County condominiums 44.7%.", "after": "Horizontal bar chart. Fort Pierce houses 37.7%, St Lucie County houses 50.4%; Fort Pierce condominiums 40.7%, St Lucie County condominiums 43.6%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Fort Pierce versus St Lucie County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Fort Pierce versus St Lucie County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Fort Pierce houses are cutting 12.9 points less often than St Lucie County", "after": "Seller Blink Rate™: 37.7% of Fort Pierce houses for sale are asking below their original price, against 50.4% across St Lucie County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "43.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "40.7%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "50.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "37.7%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 36.4%, 31-60 days 12.7%, 61-90 days 11.8%, 91-180 days 21.2%, 181+ days 17.9%. Condominiums: 0-30 days 29.2%, 31-60 days 13.7%, 61-90 days 11.9%, 91-180 days 24.4%, 181+ days 20.8%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 36.4%, 31-60 days 12.7%, 61-90 days 11.8%, 91-180 days 21.2%, 181+ days 17.9%. Condominiums: 0-30 days 29.3%, 31-60 days 13.8%, 61-90 days 12%, 91-180 days 24.6%, 181+ days 20.4%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Fort Pierce listings by cumulative days on market, houses and condominiums, September 7, 2026. 39.1% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Fort Pierce houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 39.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "39.1% of Fort Pierce houses for sale have waited more than 90 days, counting every relisting", "after": "39.1% of Fort Pierce houses for sale with a recorded cumulative-days value exceed 90 days; 44.9% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "36.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "39.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "29.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "12.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "13.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "11.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "12%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "21.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "24.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "17.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "20.4%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 37.0% of 270; $500K to $1M 45.0% of 60; $1M to $2M 31.6% of 19; $2M to $5M 27.3% of 11; $5M and up too few to read of 3.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 37% (100 of 270); $500K to $1M 45% (27 of 60); $1M to $2M 31.6% (6 of 19); $2M to $5M 27.3% (3 of 11); $5M and up 3 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Fort Pierce houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Fort Pierce houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Fort Pierce houses have cut most often: 45.0% of 60", "after": "$500K to $1M Fort Pierce houses show the highest share asking below original: 45% of 60", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "37%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "100", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "270", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "27.3%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "31.6%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "19", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "60", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "37.7% of Fort Pierce houses for sale have cut their asking price, 41.1% of condos", "after": "37.7% of Fort Pierce houses for sale are asking less than their original list price; 40.7% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Fort Pierce sellers hold firmer than the rest of St Lucie County as 39.1% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Fort Pierce: 37.7% of houses list below original asking, against 50.4% across St Lucie County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Fort Pierce? Two in five houses have already come down once, by a median $20K", "after": "Buying in Fort Pierce? 137 of the 363 houses for sale are asking below their original price, by a median $20K", "before_present": true, "after_present": true }, { "field": "lede", "before": "FORT PIERCE, Fla., September 7, 2026 - 37.7% of the 363 single-family homes listed for sale in Fort Pierce have reduced their asking price at least once, by a median 4.8% (about $20K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 168 condominium listings, 41.1% have cut, by a median 5.7%.", "after": "FORT PIERCE, Fla., September 7, 2026 - 37.7% of the 363 single-family homes listed for sale in Fort Pierce (137 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 137 reduced listings, the median reduction is 4.8% (about $20K). Among the city's 167 condominium listings, 40.7% are asking below their original price, by a median 5.7%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Fort Pierce and St Lucie County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 363 houses, 168 condominiums, 101 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-fort-pierce/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Fort Pierce, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (191 unchanged, 35 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 363 houses, 167 condominiums, 101 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in St Lucie County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/fort-pierce/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-fort-pierce/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"37.7 percent of single-family homes for sale in Fort Pierce have reduced their asking price at least once, by a median $20K.\"", "after": "\"37.7 percent of single-family homes for sale in Fort Pierce have a current asking price below their original list price; among those 137 reduced listings the median reduction is $20K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Fort Pierce house for sale has been waiting 63 days, not the 56 the current listing shows.\"", "after": "\"Among active Fort Pierce houses, the median recorded CumulativeDaysOnMarket value is 63 days and the median recorded DaysOnMarket value is 56 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Fort Pierce houses now under contract, 46.5 percent never reduced their asking price; the rest cut by a median 7.3 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 53.5 percent of the 101 Fort Pierce houses under contract had a recorded asking price below their original list price; the median reduction among that group was 7.3 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "8c1459192e946dee3bfb6251ccfc13e54c0689919f5c1a32f40156b3de7e626c", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nFort Pierce price cuts and true days on market\nHEADLINE OPTIONS\n37.7% of Fort Pierce houses for sale have cut their asking price, 41.1% of condos\nFort Pierce sellers hold firmer than the rest of St Lucie County as 39.1% of houses pass 90 days on the\nmarket\nBuying in Fort Pierce? Two in five houses have already come down once, by a median $20K\nLEDE\nFORT PIERCE, Fla., September 7, 2026 - 37.7% of the 363 single-family homes listed for sale in Fort Pierce\nhave reduced their asking price at least once, by a median 4.8% (about $20K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Among the city's 168 condominium listings, 41.1% have cut, by a\nmedian 5.7%.\nNUT GRAF\nThe figures point to a market where 53.5% of houses reached a contract only after a price cut: of the 101 Fort\nPierce houses now under contract, 53.5% reduced before going under contract, with a median cut of 7.3% and\na median 87 days to contract. Across St Lucie County the price-cut share is 50.6% for houses and 44.7% for\ncondominiums, so Fort Pierce houses are cutting 12.9 points less often than the county. Counting every\nrelisting, the median Fort Pierce house for sale has been on the market 63 days, against 56 on its current\nlisting; 7.7% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nFort Pierce\n363\nShare with at\nleast one price\nreduction,\nhouses\n37.7% (137 of 363)\nMedian\nreduction\nfrom original\nasking, houses\n4.8% (about $20K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings, Fort\nPierce\n168\nShare with at\nleast one price\nreduction,\ncondominiums\n41.1% (69 of 168)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n63 days (56 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n39.1% (142 of 363)\nHouses under\ncontract that\nreduced first\n53.5% of 101\nSt Lucie\nCounty price-\ncut share,\nhouses /\ncondominiums\n50.6% / 44.7%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking under\n$600K; peer\ncut share\n40.7%)\nTamarac, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City, West \nQUOTABLE DATA POINTS\n\"37.7 percent of single-family homes for sale in Fort Pierce have reduced their asking price at least once,\nby a median $20K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Fort Pierce house for sale has been waiting 63 days, not the 56 the\ncurrent listing shows.\"\n\"Of the Fort Pierce houses now under contract, 46.5 percent never reduced their asking price; the rest cut\nby a median 7.3 percent before a buyer committed. Contract prices are not known until the sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Fort Pierce versus St Lucie County, houses and condominiums, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Fort Pierce listings by cumulative days on market, houses and condominiums, September 7, 2026. 39.1% of houses have passed\n90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Fort Pierce houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Fort Pierce and St Lucie County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 363 houses, 168 condominiums, 101 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-fort-pierce/ . Conditions read: How the read works: each city is compared with its peer group,\nthe South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "e886d8fe0ab162791a4152284241a35b60649618ca2aab55e31ea13500a93ea1", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nFort Pierce asking-price reductions and recorded days\non market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/fort-pierce/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n37.7% of Fort Pierce houses for sale are asking less than their original list price; 40.7% of condos\nSeller Blink Rate™ in Fort Pierce: 37.7% of houses list below original asking, against 50.4% across St Lucie\nCounty\nBuying in Fort Pierce? 137 of the 363 houses for sale are asking below their original price, by a median\n$20K\nLEDE\nFORT PIERCE, Fla., September 7, 2026 - 37.7% of the 363 single-family homes listed for sale in Fort Pierce\n(137 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis\nof BeachesMLS listing data as of September 7, 2026. Among those 137 reduced listings, the median reduction\nis 4.8% (about $20K). Among the city's 167 condominium listings, 40.7% are asking below their original price,\nby a median 5.7%.\nNUT GRAF\nFor active Fort Pierce houses, the median recorded CumulativeDaysOnMarket value is 63 days and the median\nrecorded DaysOnMarket value is 56 days, each calculated from non-missing values in that field (363 and 363\nlistings). 7.7% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 101 Fort Pierce houses under\ncontract (Pending or Active Under Contract), 54 (53.5%) have a recorded asking price below their original list\nprice; the median reduction among that group is 7.3%. The remainder are not recorded as below their original\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nlist price, which is not a price history. These asking-price fields do not disclose the agreed contract price.\nAcross St Lucie County the shares asking below original are 50.4% for houses and 43.6% for condominiums;\nFort Pierce houses are 12.7 points below the county share.\nFACT BOX\nActive single-family listings, Fort\nPierce\n363\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n37.7% (137 of 363)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original, houses\n363 / 0; 191 / 35\nSeptember 7, 2026\nMedian reduction among the 137\nreduced houses\n4.8% (about $20K)\nSeptember 7, 2026\nActive condominium listings, Fort\nPierce\n167\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n40.7% (68 of 167)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n63 / 56 days (from 363 / 363 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90\ndays\n39.1% (142 of 363 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking below\noriginal list price\n53.5% (54 of 101)\nSeptember 7, 2026\nSt Lucie County share asking below\noriginal, houses / condominiums\n50.4% / 43.6%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed\nin method)\nHouses: Between the comparison thresholds; Condominiums:\nBetween the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking\nunder $600K; peer share 40.7%)\nTamarac, Riviera Beach, Lauderdale Lakes, North Lauderdale,\nLauderhill, Port St Lucie, Greenacres, Florida City, West Park,\nMargate, Sunrise, Lake Worth Beach, Miami Gardens,\nDeerfield Beach, Lantana, Coconut Creek, Boynton Beach,\nOakland Park\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"37.7 percent of single-family homes for sale in Fort Pierce have a current asking price below their original\nlist price; among those 137 reduced listings the median reduction is $20K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\n\"Among active Fort Pierce houses, the median recorded CumulativeDaysOnMarket value is 63 days and\nthe median recorded DaysOnMarket value is 56 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"At the snapshot, 53.5 percent of the 101 Fort Pierce houses under contract had a recorded asking price\nbelow their original list price; the median reduction among that group was 7.3 percent. The remainder\nwere not recorded as below their original list price, which is not a price history. Agreed contract prices are\nnot inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Fort Pierce versus St Lucie County,\nhouses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Fort Pierce houses 37.7%, St Lucie County houses 50.4%; Fort\nPierce condominiums 40.7%, St Lucie County condominiums 43.6%. Share of active listings asking below their\noriginal list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Fort Pierce houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings\nwith a recorded value in that field; 39.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 36.4%, 31-60\ndays 12.7%, 61-90 days 11.8%, 91-180 days 21.2%, 181+ days 17.9%. Condominiums: 0-30 days 29.3%,\n31-60 days 13.8%, 61-90 days 12%, 91-180 days 24.6%, 181+ days 20.4%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Fort Pierce houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10\nto 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 37% (100 of 270); $500K to $1M 45% (27 of 60); $1M to $2M 31.6% (6 of 19); $2M to\n$5M 27.3% (3 of 11); $5M and up 3 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Fort Pierce,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (191 unchanged, 35 above original, 0 without both prices among houses). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 363 houses,\n167 condominiums, 101 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in St Lucie County. Seller Blink Rate™ is PBP Real Estate's name for the share of active\nlistings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read:\nHow the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses\nand condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least\n65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or\nmissing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are\nbetween the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–\n39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/fort-pierce/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-fort-pierce/; where published, it uses\na separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "c98c540a752b24424fa34b196bd65bcc661b2fa347762490412204badd9e79d2", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - FORT PIERCE PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 37.7% of Fort Pierce houses for sale are asking less than their original list price; 40.7% of condos\n2. Seller Blink Rate™ in Fort Pierce: 37.7% of houses list below original asking, against 50.4% across St Lucie County\n3. Buying in Fort Pierce? 137 of the 363 houses for sale are asking below their original price, by a median $20K\n\nLEDE\nFORT PIERCE, Fla., September 7, 2026 - 37.7% of the 363 single-family homes listed for sale in Fort Pierce (137 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 137 reduced listings, the median reduction is 4.8% (about $20K). Among the city's 167 condominium listings, 40.7% are asking below their original price, by a median 5.7%.\n\nNUT GRAF\nFor active Fort Pierce houses, the median recorded CumulativeDaysOnMarket value is 63 days and the median recorded DaysOnMarket value is 56 days, each calculated from non-missing values in that field (363 and 363 listings). 7.7% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 101 Fort Pierce houses under contract (Pending or Active Under Contract), 54 (53.5%) have a recorded asking price below their original list price; the median reduction among that group is 7.3%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across St Lucie County the shares asking below original are 50.4% for houses and 43.6% for condominiums; Fort Pierce houses are 12.7 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Fort Pierce: 363 [September 7, 2026]\n- Share asking below original list price, houses: 37.7% (137 of 363) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 363 / 0; 191 / 35 [September 7, 2026]\n- Median reduction among the 137 reduced houses: 4.8% (about $20K) [September 7, 2026]\n- Active condominium listings, Fort Pierce: 167 [September 7, 2026]\n- Share asking below original list price, condominiums: 40.7% (68 of 167) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 63 / 56 days (from 363 / 363 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 39.1% (142 of 363 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 53.5% (54 of 101) [September 7, 2026]\n- St Lucie County share asking below original, houses / condominiums: 50.4% / 43.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking under $600K; peer share 40.7%): Tamarac, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City, West Park, Margate, Sunrise, Lake Worth Beach, Miami Gardens, Deerfield Beach, Lantana, Coconut Creek, Boynton Beach, Oakland Park [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"37.7 percent of single-family homes for sale in Fort Pierce have a current asking price below their original list price; among those 137 reduced listings the median reduction is $20K.\"\n- \"Among active Fort Pierce houses, the median recorded CumulativeDaysOnMarket value is 63 days and the median recorded DaysOnMarket value is 56 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 53.5 percent of the 101 Fort Pierce houses under contract had a recorded asking price below their original list price; the median reduction among that group was 7.3 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- fort-pierce-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Fort Pierce versus St Lucie County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Fort Pierce houses 37.7%, St Lucie County houses 50.4%; Fort Pierce condominiums 40.7%, St Lucie County condominiums 43.6%. Share of active listings asking below their original list price, September 7, 2026.\n- fort-pierce-true-days-on-market-r1-2026-09-07.png\n Caption: Active Fort Pierce houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 39.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 36.4%, 31-60 days 12.7%, 61-90 days 11.8%, 91-180 days 21.2%, 181+ days 17.9%. Condominiums: 0-30 days 29.3%, 31-60 days 13.8%, 61-90 days 12%, 91-180 days 24.6%, 181+ days 20.4%.\n- fort-pierce-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Fort Pierce houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 37% (100 of 270); $500K to $1M 45% (27 of 60); $1M to $2M 31.6% (6 of 19); $2M to $5M 27.3% (3 of 11); $5M and up 3 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Fort Pierce, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (191 unchanged, 35 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 363 houses, 167 condominiums, 101 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in St Lucie County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/fort-pierce/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-fort-pierce/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-895903645c072c1917b0" }, { "slug": "fort-pierce", "city": "Fort Pierce", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "St Lucie", "active": 168, "with_fee": 167, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 168, "cut_count": 69, "cut_pct": 41.1, "median_cut_pct": 5.7, "median_cut_dollars": 15000 }, "outliers_dropped": 4, "n": 163, "median": 791, "p10": 435, "p25": 568, "p75": 998, "p90": 1356, "min": 260, "max": 2007, "median_sqft": 0.55, "n_sqft": 163, "median_pct_price": 3.41, "median_list_price": 259000, "median_year_built": 1983, "median_sqft_area": 1258, "over_1000": 39, "over_1000_pct": 23.9, "under_500": 30, "under_500_pct": 18.4, "hi_thr": 1000, "lo_thr": 500, "over_hi": 39, "over_hi_pct": 23.9, "under_lo": 30, "under_lo_pct": 18.4, "types": { "Condominium": { "count": 158, "pct": 96.9 }, "Villa": { "count": 3, "pct": 1.8 }, "Townhouse": { "count": 1, "pct": 0.6 }, "StockCooperative": { "count": 1, "pct": 0.6 } }, "regime": { "not_recorded": { "count": 87, "pct": 53.4 }, "COA": { "count": 74, "pct": 45.4 }, "HOA": { "count": 2, "pct": 1.2 } }, "villa_median": 479, "townhouse_median": 500, "cadence": { "Monthly": { "count": 141, "pct": 86.5 }, "Quarterly": { "count": 21, "pct": 12.9 }, "Annually": { "count": 1, "pct": 0.6 } }, "stacked": { "count": 20, "pct": 12.3, "median_total": 1198, "median_master": 333 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 30, "pct": 18.4 }, { "label": "$500 to $750", "count": 47, "pct": 28.8 }, { "label": "$750 to $1,000", "count": 47, "pct": 28.8 }, { "label": "$1,000 to $1,500", "count": 26, "pct": 16.0 }, { "label": "$1,500 to $2,000", "count": 12, "pct": 7.4 }, { "label": "$2,000 and up", "count": 1, "pct": 0.6 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 49, "median": 713, "median_sqft": 0.7 }, { "label": "1980s", "n": 65, "median": 727, "median_sqft": 0.5 }, { "label": "1990s", "n": 13, "median": 867, "median_sqft": 0.7 }, { "label": "2000s", "n": 36, "median": 860, "median_sqft": 0.43 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 81, "median": 588, "median_pct_price": 4.99 }, { "label": "$250K to $500K", "n": 69, "median": 894, "median_pct_price": 2.59 }, { "label": "$500K to $1M", "n": 13, "median": 1177, "median_pct_price": 2.17 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 122, "median": 720 }, "post2005": { "n": 34, "median": 860 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 132, "pct": 83.0 }, { "key": "Water", "label": "Water", "count": 122, "pct": 76.7 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 116, "pct": 73.0 }, { "key": "Sewer", "label": "Sewer", "count": 114, "pct": 71.7 }, { "key": "Trash", "label": "Trash", "count": 114, "pct": 71.7 }, { "key": "CableTv", "label": "Cable TV", "count": 97, "pct": 61.0 }, { "key": "Internet", "label": "Internet", "count": 78, "pct": 49.1 }, { "key": "Insurance", "label": "Building insurance", "count": 77, "pct": 48.4 }, { "key": "Pools", "label": "Pool", "count": 74, "pct": 46.5 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 66, "pct": 41.5 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 63, "pct": 39.6 }, { "key": "Security", "label": "Security", "count": 63, "pct": 39.6 }, { "key": "Roof", "label": "Roof", "count": 50, "pct": 31.4 }, { "key": "PestControl", "label": "Pest control", "count": 45, "pct": 28.3 } ], "includes_n": 159, "flags": { "sa_mentioned": { "count": 6, "pct": 3.7 }, "sa_none_or_paid": { "count": 6, "pct": 3.7 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 5, "pct": 3.1 }, "reserves": { "count": 4, "pct": 2.5 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 161 }, "developments": [ { "name": "High Point of Fort Pierce", "master": "High Point", "n": 17, "anecdotal": false, "median": 590, "median_sqft": 0.5, "year_built": 1980, "median_list_price": 119000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Village", "master": null, "n": 16, "anecdotal": false, "median": 1367, "median_sqft": 1.25, "year_built": 1978, "median_list_price": 299000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 11, "regime": "COA", "villas": 0 }, { "name": "Colonnades", "master": null, "n": 12, "anecdotal": false, "median": 699, "median_sqft": 0.69, "year_built": 1972, "median_list_price": 208850, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Harbour Isle at Hutchinson Island West A Condomin", "master": "Hutchinson Island West", "n": 12, "anecdotal": false, "median": 877, "median_sqft": 0.44, "year_built": 2006, "median_list_price": 425000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Harbour Isle West", "master": null, "n": 5, "anecdotal": true, "median": 894, "median_sqft": 0.45, "year_built": 2006, "median_list_price": 419000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Inlet House", "master": null, "n": 5, "anecdotal": true, "median": 574, "median_sqft": 0.56, "year_built": 1972, "median_list_price": 125000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Island House Phase Iii", "master": null, "n": 5, "anecdotal": true, "median": 720, "median_sqft": 0.71, "year_built": 1974, "median_list_price": 118000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "High Point", "n": 19, "median": 590, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Hutchinson Island West", "n": 8, "median": 896, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "The Savannahs Condominium", "n": 5, "median": 450, "enclaves": 2, "stacked_pct": 20.0 } ], "series": [ { "date": "2026-09-06", "median": 791, "p25": 588, "p75": 998, "n": 157, "median_sqft": 0.56, "sa_pending_pct": 0.0 }, { "date": "2026-09-07", "median": 791, "p25": 568, "p75": 998, "n": 163, "median_sqft": 0.55, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Fort Pierce condo for sale carries a $791-a-month association fee, in line with the South Florida median", "23.9% of Fort Pierce condos on the market ask $1,000 or more a month in fees; 18.4% stay under $500", "Fort Pierce condos built since 2005 carry fees 19% higher than buildings from before 1995" ], "lede": "FORT PIERCE, Fla., September 7, 2026 - The median monthly association fee across the 163 condominiums listed for sale in Fort Pierce is $791, with half of the listings between $568 and $998 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is in line with the five-county South Florida median of $800, and ranks Fort Pierce 30 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Fort Pierce carries a monthly association fee of $791, in line with the five-county South Florida median of $800.\"", "\"23.9 percent of Fort Pierce condos on the market ask $1,000 or more a month in association fees; only 18.4 percent stay under $500.\"", "\"In Fort Pierce, a condo completed since 2005 carries a median fee of $860 a month, against $720 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Fort Pierce permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-fort-pierce/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Fort Pierce against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Fort Pierce median $791 a month, South Florida median $800; Fort Pierce ranks 30 of 69 cities.", "title": "Fort Pierce condo fees sit at the South Florida median" }, { "caption": "Share of active Fort Pierce condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 18.4% (30 listings); $500 to $750 28.8% (47 listings); $750 to $1,000 28.8% (47 listings); $1,000 to $1,500 16% (26 listings); $1,500 to $2,000 7.4% (12 listings); $2,000 and up 0.6% (1 listings).", "title": "28.8% of Fort Pierce condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Fort Pierce condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s $713 (49 listings); 1980s $727 (65 listings); 1990s $867 (13 listings); 2000s $860 (36 listings).", "title": "Fort Pierce condos built since 2005 ask 19% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "St Lucie", "county_basis": "published_city_config_presentation_only", "county_counts": { "St Lucie": 167 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "St Lucie", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 167, "with_fee": 166, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 166, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 1, "n": 162, "retained_n": 162, "outliers_dropped": 4, "trim_applied": true, "cuts": { "active": 167, "cut_count": 68, "cut_pct": 40.7, "median_cut_pct": 5.7, "median_cut_dollars": 15000, "valid_price_count": 167, "missing_price_count": 0, "unchanged_count": 97, "raised_count": 2, "not_below_original_count": 99, "cut_pct_denominator": 167, "cut_sample_ok": true, "median_cut_n": 68 }, "trim_bounds": { "p1": 258.25, "p99": 2023.233333333333 }, "retained_small_sample": false, "retained_below_30": false, "median": 791, "p10": 435, "p25": 570, "p75": 998, "p90": 1362, "min": 260, "max": 2007, "median_sqft": 0.55, "n_sqft": 162, "median_pct_price": 3.44, "n_pct_price": 162, "median_list_price": 259000, "median_year_built": 1983, "median_sqft_area": 1258, "over_1000": 39, "over_1000_pct": 24.1, "under_500": 29, "under_500_pct": 17.9, "hi_thr": 1000, "lo_thr": 500, "over_hi": 39, "over_hi_pct": 24.1, "under_lo": 29, "under_lo_pct": 17.9, "types": { "Condominium": { "count": 157, "pct": 96.9 }, "Villa": { "count": 3, "pct": 1.9 }, "Townhouse": { "count": 1, "pct": 0.6 }, "StockCooperative": { "count": 1, "pct": 0.6 } }, "regime": { "not_recorded": { "count": 87, "pct": 53.7 }, "COA": { "count": 73, "pct": 45.1 }, "HOA": { "count": 2, "pct": 1.2 } }, "villa_median": 479, "townhouse_median": 500, "cadence": { "Monthly": { "count": 141, "pct": 87.0 }, "Quarterly": { "count": 21, "pct": 13.0 } }, "stacked": { "count": 19, "pct": 11.7, "median_total": 1198, "median_master": 333 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 29, "pct": 17.9 }, { "label": "$500 to $750", "count": 47, "pct": 29.0 }, { "label": "$750 to $1,000", "count": 47, "pct": 29.0 }, { "label": "$1,000 to $1,500", "count": 26, "pct": 16.0 }, { "label": "$1,500 to $2,000", "count": 12, "pct": 7.4 }, { "label": "$2,000 and up", "count": 1, "pct": 0.6 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 49, "median": 713, "median_sqft": 0.7 }, { "label": "1980s", "n": 65, "median": 727, "median_sqft": 0.5 }, { "label": "1990s", "n": 13, "median": 867, "median_sqft": 0.7 }, { "label": "2000s", "n": 35, "median": 860, "median_sqft": 0.43 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 80, "median": 589, "median_pct_price": 5.0 }, { "label": "$250K to $500K", "n": 69, "median": 894, "median_pct_price": 2.59 }, { "label": "$500K to $1M", "n": 13, "median": 1177, "median_pct_price": 2.17 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 122, "median": 720 }, "post2005": { "n": 33, "median": 860 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 132, "pct": 83.5 }, { "key": "Water", "label": "Water", "count": 121, "pct": 76.6 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 116, "pct": 73.4 }, { "key": "Trash", "label": "Trash", "count": 114, "pct": 72.2 }, { "key": "Sewer", "label": "Sewer", "count": 113, "pct": 71.5 }, { "key": "CableTv", "label": "Cable TV", "count": 96, "pct": 60.8 }, { "key": "Internet", "label": "Internet", "count": 78, "pct": 49.4 }, { "key": "Insurance", "label": "Building insurance", "count": 77, "pct": 48.7 }, { "key": "Pools", "label": "Pool", "count": 74, "pct": 46.8 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 66, "pct": 41.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 63, "pct": 39.9 }, { "key": "Security", "label": "Security", "count": 63, "pct": 39.9 }, { "key": "Roof", "label": "Roof", "count": 50, "pct": 31.6 }, { "key": "PestControl", "label": "Pest control", "count": 45, "pct": 28.5 } ], "includes_n": 158, "flags": { "sa_mentioned": { "count": 6, "pct": 3.7 }, "sa_none_or_paid": { "count": 6, "pct": 3.7 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 5, "pct": 3.1 }, "reserves": { "count": 4, "pct": 2.5 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 160 }, "denominators": { "fee_percentages": 162, "fee_medians_percentiles": 162, "median_sqft": 162, "median_pct_price": 162, "includes_pct": 158, "flags_pct": 162, "cut_pct": 167 }, "developments": [ { "name": "High Point of Fort Pierce", "master": "High Point", "n": 17, "anecdotal": false, "median": 590, "median_sqft": 0.5, "year_built": 1980, "median_list_price": 119000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Village", "master": null, "n": 16, "anecdotal": false, "median": 1367, "median_sqft": 1.25, "year_built": 1978, "median_list_price": 299000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 11, "regime": "COA", "villas": 0 }, { "name": "Colonnades", "master": null, "n": 12, "anecdotal": false, "median": 699, "median_sqft": 0.69, "year_built": 1972, "median_list_price": 208850, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Harbour Isle at Hutchinson Island West A Condomin", "master": "Hutchinson Island West", "n": 12, "anecdotal": false, "median": 877, "median_sqft": 0.44, "year_built": 2006, "median_list_price": 425000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Harbour Isle West", "master": null, "n": 5, "anecdotal": true, "median": 894, "median_sqft": 0.45, "year_built": 2006, "median_list_price": 419000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Inlet House", "master": null, "n": 5, "anecdotal": true, "median": 574, "median_sqft": 0.56, "year_built": 1972, "median_list_price": 125000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Island House Phase Iii", "master": null, "n": 5, "anecdotal": true, "median": 720, "median_sqft": 0.71, "year_built": 1974, "median_list_price": 118000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "High Point", "n": 19, "median": 590, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Hutchinson Island West", "n": 8, "median": 896, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 791, "p25": 570, "p75": 998, "n": 162, "median_sqft": 0.55, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Fort Pierce condo monthly association fees have a median of $791 in the retained usable-fee sample of 162 listings, about the same as the five-county median", "In Fort Pierce's retained usable-fee sample (162 listings after exclusions and percentile trimming), 24.1% have monthly-equivalent fees of $1,000 or more and 17.9% are below $500", "Fort Pierce condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=33) vs pre-1995 (n=122), monthly median 19% higher" ], "lede": "FORT PIERCE, Fla., September 7, 2026 - Among 162 active condominium listings in Fort Pierce retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $791, with the middle half between $570 and $998, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 167 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is about the same as the separately trimmed five-county median of $800 and ranks 30th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Fort Pierce's retained usable-fee sample (n=162), after exclusions and percentile trimming, is $791, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Fort Pierce condos in the retained usable-fee sample (n=162) after exclusions and percentile trimming, 24.1 percent have listed monthly-equivalent fees of $1,000 or more and 17.9 percent are below $500.\"", "\"Among the retained usable-fee listings in Fort Pierce with a recorded construction year, the median monthly-equivalent fee is $860 for a recorded year built of 2005 or later (33 listings) and $720 for those built before 1995 (122 listings).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Fort Pierce, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (166 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 162 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 167 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/fort-pierce/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-fort-pierce/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Fort Pierce and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Fort Pierce retained-sample median $791 a month (n=162); five-county median $800 (n=22,695, region-level trim).", "title": "Fort Pierce condos, retained usable-fee sample (n=162): median $791/month, about the same as the five-county median of $800", "visible_labels": [ "$791", "162", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 162 active Fort Pierce condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 17.9% (29 listings); $500 to $750 29% (47 listings); $750 to $1,000 29% (47 listings); $1,000 to $1,500 16% (26 listings); $1,500 to $2,000 7.4% (12 listings); $2,000 and up 0.6% (1 listings).", "title": "29% of Fort Pierce's retained usable-fee sample (162 listings) falls in each of the $500 to $750 and $750 to $1,000 monthly bands, a tie at the reported precision", "visible_labels": [ "0%", "0", "17.9%", "29", "29%", "47", "29%", "47", "16%", "26", "7.4%", "12", "0.6%", "1" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Fort Pierce condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=33; pre-1995 n=122.", "alt": "Column chart of median fee by recorded decade built: 1970s $713 (49 listings); 1980s $727 (65 listings); 1990s $867 (13 listings); 2000s $860 (35 listings). Recorded year built 2005 or later $860 (33 listings); before 1995 $720 (122 listings).", "title": "Fort Pierce condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=33) vs pre-1995 (n=122), monthly median 19% higher", "visible_labels": [ "$713", "49", "$727", "65", "$867", "13", "$860", "35", "$860", "33", "$720", "122" ] } ] } }, "figure_changes": [ { "field": "city.active", "before": 168, "after": 167, "before_present": true, "after_present": true }, { "field": "city.bands[0].median", "before": 588, "after": 589, "before_present": true, "after_present": true }, { "field": "city.bands[0].median_pct_price", "before": 4.99, "after": 5.0, "before_present": true, "after_present": true }, { "field": "city.bands[0].n", "before": 81, "after": 80, "before_present": true, "after_present": true }, { "field": "city.bins[1].count", "before": 30, "after": 29, "before_present": true, "after_present": true }, { "field": "city.bins[1].pct", "before": 18.4, "after": 17.9, "before_present": true, "after_present": true }, { "field": "city.bins[2].pct", "before": 28.8, "after": 29.0, "before_present": true, "after_present": true }, { "field": "city.bins[3].pct", "before": 28.8, "after": 29.0, "before_present": true, "after_present": true }, { "field": "city.cadence.Annually.count", "before": 1, "after": null, "before_present": true, "after_present": false }, { "field": "city.cadence.Annually.pct", "before": 0.6, "after": null, "before_present": true, "after_present": false }, { "field": "city.cadence.Monthly.pct", "before": 86.5, "after": 87.0, "before_present": true, "after_present": true }, { "field": "city.cadence.Quarterly.pct", "before": 12.9, "after": 13.0, "before_present": true, "after_present": true }, { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "St Lucie", "before_present": false, "after_present": true }, { "field": "city.county_counts.St Lucie", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.active", "before": 168, "after": 167, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_count", "before": 69, "after": 68, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_pct", "before": 41.1, "after": 40.7, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 97, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.decades[5].n", "before": 36, "after": 35, "before_present": true, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 162, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 162, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 162, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 158, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 162, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 162, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 166, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.flags.remarks_n", "before": 161, "after": 160, "before_present": true, "after_present": true }, { "field": "city.includes[0].pct", "before": 83.0, "after": 83.5, "before_present": true, "after_present": true }, { "field": "city.includes[10].pct", "before": 39.6, "after": 39.9, "before_present": true, "after_present": true }, { "field": "city.includes[11].pct", "before": 39.6, "after": 39.9, "before_present": true, "after_present": true }, { "field": "city.includes[12].pct", "before": 31.4, "after": 31.6, "before_present": true, "after_present": true }, { "field": "city.includes[13].pct", "before": 28.3, "after": 28.5, "before_present": true, "after_present": true }, { "field": "city.includes[1].count", "before": 122, "after": 121, "before_present": true, "after_present": true }, { "field": "city.includes[1].pct", "before": 76.7, "after": 76.6, "before_present": true, "after_present": true }, { "field": "city.includes[2].pct", "before": 73.0, "after": 73.4, "before_present": true, "after_present": true }, { "field": "city.includes[3].key", "before": "Sewer", "after": "Trash", "before_present": true, "after_present": true }, { "field": "city.includes[3].label", "before": "Sewer", "after": "Trash", "before_present": true, "after_present": true }, { "field": "city.includes[3].pct", "before": 71.7, "after": 72.2, "before_present": true, "after_present": true }, { "field": "city.includes[4].count", "before": 114, "after": 113, "before_present": true, "after_present": true }, { "field": "city.includes[4].key", "before": "Trash", "after": "Sewer", "before_present": true, "after_present": true }, { "field": "city.includes[4].label", "before": "Trash", "after": "Sewer", "before_present": true, "after_present": true }, { "field": "city.includes[4].pct", "before": 71.7, "after": 71.5, "before_present": true, "after_present": true }, { "field": "city.includes[5].count", "before": 97, "after": 96, "before_present": true, "after_present": true }, { "field": "city.includes[5].pct", "before": 61.0, "after": 60.8, "before_present": true, "after_present": true }, { "field": "city.includes[6].pct", "before": 49.1, "after": 49.4, "before_present": true, "after_present": true }, { "field": "city.includes[7].pct", "before": 48.4, "after": 48.7, "before_present": true, "after_present": true }, { "field": "city.includes[8].pct", "before": 46.5, "after": 46.8, "before_present": true, "after_present": true }, { "field": "city.includes[9].pct", "before": 41.5, "after": 41.8, "before_present": true, "after_present": true }, { "field": "city.includes_n", "before": 159, "after": 158, "before_present": true, "after_present": true }, { "field": "city.masters[2].enclaves", "before": 2, "after": null, "before_present": true, "after_present": false }, { "field": "city.masters[2].median", "before": 450, "after": null, "before_present": true, "after_present": false }, { "field": "city.masters[2].n", "before": 5, "after": null, "before_present": true, "after_present": false }, { "field": "city.masters[2].name", "before": "The Savannahs Condominium", "after": null, "before_present": true, "after_present": false }, { "field": "city.masters[2].stacked_pct", "before": 20.0, "after": null, "before_present": true, "after_present": false }, { "field": "city.median_pct_price", "before": 3.41, "after": 3.44, "before_present": true, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n", "before": 163, "after": 162, "before_present": true, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 162, "before_present": false, "after_present": true }, { "field": "city.n_sqft", "before": 163, "after": 162, "before_present": true, "after_present": true }, { "field": "city.over_1000_pct", "before": 23.9, "after": 24.1, "before_present": true, "after_present": true }, { "field": "city.over_hi_pct", "before": 23.9, "after": 24.1, "before_present": true, "after_present": true }, { "field": "city.p25", "before": 568, "after": 570, "before_present": true, "after_present": true }, { "field": "city.p90", "before": 1356, "after": 1362, "before_present": true, "after_present": true }, { "field": "city.post2005.n", "before": 34, "after": 33, "before_present": true, "after_present": true }, { "field": "city.regime.COA.count", "before": 74, "after": 73, "before_present": true, "after_present": true }, { "field": "city.regime.COA.pct", "before": 45.4, "after": 45.1, "before_present": true, "after_present": true }, { "field": "city.regime.not_recorded.pct", "before": 53.4, "after": 53.7, "before_present": true, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 162, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.stacked.count", "before": 20, "after": 19, "before_present": true, "after_present": true }, { "field": "city.stacked.pct", "before": 12.3, "after": 11.7, "before_present": true, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 258.25, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 2023.233333333333, "before_present": false, "after_present": true }, { "field": "city.types.Condominium.count", "before": 158, "after": 157, "before_present": true, "after_present": true }, { "field": "city.types.Villa.pct", "before": 1.8, "after": 1.9, "before_present": true, "after_present": true }, { "field": "city.under_500", "before": 30, "after": 29, "before_present": true, "after_present": true }, { "field": "city.under_500_pct", "before": 18.4, "after": 17.9, "before_present": true, "after_present": true }, { "field": "city.under_lo", "before": 30, "after": 29, "before_present": true, "after_present": true }, { "field": "city.under_lo_pct", "before": 18.4, "after": 17.9, "before_present": true, "after_present": true }, { "field": "city.with_fee", "before": 167, "after": 166, "before_present": true, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Fort Pierce median $791 a month, South Florida median $800; Fort Pierce ranks 30 of 69 cities.", "after": "Dot strip chart in five county lanes. Fort Pierce retained-sample median $791 a month (n=162); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Fort Pierce against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Fort Pierce and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Fort Pierce condo fees sit at the South Florida median", "after": "Fort Pierce condos, retained usable-fee sample (n=162): median $791/month, about the same as the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$791", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "162", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 18.4% (30 listings); $500 to $750 28.8% (47 listings); $750 to $1,000 28.8% (47 listings); $1,000 to $1,500 16% (26 listings); $1,500 to $2,000 7.4% (12 listings); $2,000 and up 0.6% (1 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 17.9% (29 listings); $500 to $750 29% (47 listings); $750 to $1,000 29% (47 listings); $1,000 to $1,500 16% (26 listings); $1,500 to $2,000 7.4% (12 listings); $2,000 and up 0.6% (1 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Fort Pierce condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 162 active Fort Pierce condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "28.8% of Fort Pierce condos for sale carry a fee of $500 to $750 a month", "after": "29% of Fort Pierce's retained usable-fee sample (162 listings) falls in each of the $500 to $750 and $750 to $1,000 monthly bands, a tie at the reported precision", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "7.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "17.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "29", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "29%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "47", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "29%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "47", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "16%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "26", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s $713 (49 listings); 1980s $727 (65 listings); 1990s $867 (13 listings); 2000s $860 (36 listings).", "after": "Column chart of median fee by recorded decade built: 1970s $713 (49 listings); 1980s $727 (65 listings); 1990s $867 (13 listings); 2000s $860 (35 listings). Recorded year built 2005 or later $860 (33 listings); before 1995 $720 (122 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Fort Pierce condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Fort Pierce condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=33; pre-1995 n=122.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Fort Pierce condos built since 2005 ask 19% more in fees than those built before 1995", "after": "Fort Pierce condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=33) vs pre-1995 (n=122), monthly median 19% higher", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$713", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$720", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "122", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "49", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$727", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "65", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$867", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$860", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "35", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$860", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "33", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Fort Pierce condo for sale carries a $791-a-month association fee, in line with the South Florida median", "after": "Fort Pierce condo monthly association fees have a median of $791 in the retained usable-fee sample of 162 listings, about the same as the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "23.9% of Fort Pierce condos on the market ask $1,000 or more a month in fees; 18.4% stay under $500", "after": "In Fort Pierce's retained usable-fee sample (162 listings after exclusions and percentile trimming), 24.1% have monthly-equivalent fees of $1,000 or more and 17.9% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Fort Pierce condos built since 2005 carry fees 19% higher than buildings from before 1995", "after": "Fort Pierce condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=33) vs pre-1995 (n=122), monthly median 19% higher", "before_present": true, "after_present": true }, { "field": "lede", "before": "FORT PIERCE, Fla., September 7, 2026 - The median monthly association fee across the 163 condominiums listed for sale in Fort Pierce is $791, with half of the listings between $568 and $998 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is in line with the five-county South Florida median of $800, and ranks Fort Pierce 30 of 69 cities.", "after": "FORT PIERCE, Fla., September 7, 2026 - Among 162 active condominium listings in Fort Pierce retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $791, with the middle half between $570 and $998, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 167 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is about the same as the separately trimmed five-county median of $800 and ranks 30th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Fort Pierce permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-fort-pierce/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Fort Pierce, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (166 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 162 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 167 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/fort-pierce/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-fort-pierce/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Fort Pierce carries a monthly association fee of $791, in line with the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Fort Pierce's retained usable-fee sample (n=162), after exclusions and percentile trimming, is $791, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"23.9 percent of Fort Pierce condos on the market ask $1,000 or more a month in association fees; only 18.4 percent stay under $500.\"", "after": "\"Among Fort Pierce condos in the retained usable-fee sample (n=162) after exclusions and percentile trimming, 24.1 percent have listed monthly-equivalent fees of $1,000 or more and 17.9 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Fort Pierce, a condo completed since 2005 carries a median fee of $860 a month, against $720 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Fort Pierce with a recorded construction year, the median monthly-equivalent fee is $860 for a recorded year built of 2005 or later (33 listings) and $720 for those built before 1995 (122 listings).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "0982bbffe9d7964ca1349f0d06f630ea5f2f98bd4b88bf4dcdd63fab4bf6d05c", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nFort Pierce condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Fort Pierce condo for sale carries a $791-a-month association fee, in line with the South Florida\nmedian\n23.9% of Fort Pierce condos on the market ask $1,000 or more a month in fees; 18.4% stay under $500\nFort Pierce condos built since 2005 carry fees 19% higher than buildings from before 1995\nLEDE\nFORT PIERCE, Fla., September 7, 2026 - The median monthly association fee across the 163 condominiums\nlisted for sale in Fort Pierce is $791, with half of the listings between $568 and $998 a month, according to a\ndaily analysis of BeachesMLS listing data by PBP Real Estate. That is in line with the five-county South Florida\nmedian of $800, and ranks Fort Pierce 30 of 69 cities.\nNUT GRAF\nPer square foot, the median Fort Pierce condo fee is $0.55 a month on a median unit of 1,258 square feet; at\nthe median asking price of $259K, a year of fees equals 3.41% of the price. 23.9% of listings ask $1,000 or\nmore a month and 18.4% under $500. 12.3% of listings report two association layers (a master and a sub-\nassociation); 12.9% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 3.7% of listings, describe one as pending or payable by the buyer on 0%, and\nmention a mandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of $860\nagainst $720 for those completed before 1995.\nFACT BOX\nActive condominium listings, Fort Pierce\n168 (163 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$791\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$568 to $998\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.55 (median unit 1,258 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n3.41% (asking $259K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n23.9% / 18.4%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n12.3% (20)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n12.9%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n3.7% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Fort Pierce ranks 30 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$860 (34 listings) / $720 (122 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Fort Pierce carries a monthly association fee of $791, in line\nwith the five-county South Florida median of $800.\"\n\"23.9 percent of Fort Pierce condos on the market ask $1,000 or more a month in association fees; only\n18.4 percent stay under $500.\"\n\"In Fort Pierce, a condo completed since 2005 carries a median fee of $860 a month, against $720 for a\nbuilding completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Fort Pierce against every South Florida city with 30 or more active condo listings, grouped\nby county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Fort Pierce condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS\nvia PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Fort Pierce condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Fort Pierce permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-fort-pierce/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "5ab3a1757f2fd3b74e734d3b2e52c4eab7653a8198288b60246ec80830b6ee3a", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nFort Pierce condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/fort-pierce/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nFort Pierce condo monthly association fees have a median of $791 in the retained usable-fee sample of 162\nlistings, about the same as the five-county median\nIn Fort Pierce's retained usable-fee sample (162 listings after exclusions and percentile trimming), 24.1%\nhave monthly-equivalent fees of $1,000 or more and 17.9% are below $500\nFort Pierce condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=33) vs pre-1995 (n=122),\nmonthly median 19% higher\nLEDE\nFORT PIERCE, Fla., September 7, 2026 - Among 162 active condominium listings in Fort Pierce retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly association fee is $791, with the middle half between $570 and $998,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 167\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is about the same as the separately trimmed five-county\nmedian of $800 and ranks 30th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Fort Pierce condo fee is $0.55 a month (162\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n3.44% of the listing's current asking price across 162 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 24.1% of the retained sample have fees of $1,000 or more a\nmonth and 17.9% are below $500. 11.7% of the retained sample report two association layers (a master and a\nsub-association, summed here); 13% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 3.7% of the retained sample, describe one as pending or\npayable by the buyer on 0%, and mention a mandatory club or membership on 0%; 160 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $860 for a recorded\nyear built of 2005 or later (33 listings) and $720 for those built before 1995 (122 listings); construction year is\na recorded field and this comparison does not explain why fees differ. \nFACT BOX\nActive condominium listings, Fort Pierce (before\nexclusions and trimming)\n167\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n166 / 162 (4 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$791\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$570 to $998\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.55 (162 retained listings with recorded\nliving area of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n3.44% (162 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n24.1% (39) / 17.9% (29) of 162\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n11.7% (19)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n13%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n3.7% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Fort Pierce ranks 30th\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$860 (2005+ n=33) / $720 (pre-1995 n=122)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Fort Pierce's retained usable-fee sample (n=162), after\nexclusions and percentile trimming, is $791, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Fort Pierce condos in the retained usable-fee sample (n=162) after exclusions and percentile\ntrimming, 24.1 percent have listed monthly-equivalent fees of $1,000 or more and 17.9 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Fort Pierce with a recorded construction year, the median\nmonthly-equivalent fee is $860 for a recorded year built of 2005 or later (33 listings) and $720 for those\nbuilt before 1995 (122 listings).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Fort Pierce and\nthe published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference\nuses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Fort Pierce retained-sample median $791 a month\n(n=162); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 162 active Fort Pierce condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 17.9% (29 listings); $500 to $750 29% (47 listings); $750 to $1,000 29% (47 listings);\n$1,000 to $1,500 16% (26 listings); $1,500 to $2,000 7.4% (12 listings); $2,000 and up 0.6% (1 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Fort Pierce condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=33;\npre-1995 n=122.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s $713 (49 listings); 1980s\n$727 (65 listings); 1990s $867 (13 listings); 2000s $860 (35 listings). Recorded year built 2005 or later $860\n(33 listings); before 1995 $720 (122 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Fort Pierce, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (166 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 162 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nnot all 167 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/fort-pierce/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-fort-pierce/; where published, it\nuses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data\nis not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "00f1064d82647c67dbafd5c9991ae1d242e0971bbcf380507a836d51acee36a6", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - FORT PIERCE CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Fort Pierce condo monthly association fees have a median of $791 in the retained usable-fee sample of 162 listings, about the same as the five-county median\n2. In Fort Pierce's retained usable-fee sample (162 listings after exclusions and percentile trimming), 24.1% have monthly-equivalent fees of $1,000 or more and 17.9% are below $500\n3. Fort Pierce condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=33) vs pre-1995 (n=122), monthly median 19% higher\n\nLEDE\nFORT PIERCE, Fla., September 7, 2026 - Among 162 active condominium listings in Fort Pierce retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $791, with the middle half between $570 and $998, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 167 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is about the same as the separately trimmed five-county median of $800 and ranks 30th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Fort Pierce condo fee is $0.55 a month (162 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.44% of the listing's current asking price across 162 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 24.1% of the retained sample have fees of $1,000 or more a month and 17.9% are below $500. 11.7% of the retained sample report two association layers (a master and a sub-association, summed here); 13% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 3.7% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 160 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $860 for a recorded year built of 2005 or later (33 listings) and $720 for those built before 1995 (122 listings); construction year is a recorded field and this comparison does not explain why fees differ. \n\nFACT BOX (exact figures)\n- Active condominium listings, Fort Pierce (before exclusions and trimming): 167 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 166 / 162 (4 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $791 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $570 to $998 [September 7, 2026]\n- Median fee per square foot per month: $0.55 (162 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 3.44% (162 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 24.1% (39) / 17.9% (29) of 162 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 11.7% (19) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 13% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 3.7% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Fort Pierce ranks 30th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $860 (2005+ n=33) / $720 (pre-1995 n=122) [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Fort Pierce's retained usable-fee sample (n=162), after exclusions and percentile trimming, is $791, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Fort Pierce condos in the retained usable-fee sample (n=162) after exclusions and percentile trimming, 24.1 percent have listed monthly-equivalent fees of $1,000 or more and 17.9 percent are below $500.\"\n- \"Among the retained usable-fee listings in Fort Pierce with a recorded construction year, the median monthly-equivalent fee is $860 for a recorded year built of 2005 or later (33 listings) and $720 for those built before 1995 (122 listings).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- fort-pierce-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Fort Pierce and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Fort Pierce retained-sample median $791 a month (n=162); five-county median $800 (n=22,695, region-level trim).\n- fort-pierce-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 162 active Fort Pierce condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 17.9% (29 listings); $500 to $750 29% (47 listings); $750 to $1,000 29% (47 listings); $1,000 to $1,500 16% (26 listings); $1,500 to $2,000 7.4% (12 listings); $2,000 and up 0.6% (1 listings).\n- fort-pierce-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Fort Pierce condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=33; pre-1995 n=122.\n Alt text: Column chart of median fee by recorded decade built: 1970s $713 (49 listings); 1980s $727 (65 listings); 1990s $867 (13 listings); 2000s $860 (35 listings). Recorded year built 2005 or later $860 (33 listings); before 1995 $720 (122 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Fort Pierce, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (166 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 162 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 167 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/fort-pierce/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-fort-pierce/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "fort-pierce", "city": "Fort Pierce", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "St Lucie", "active": 70, "with_fee": 70, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 70, "cut_count": 34, "cut_pct": 48.6, "median_cut_pct": 6.3, "median_cut_dollars": 17000 }, "outliers_dropped": 2, "n": 68, "median": 193, "p10": 102, "p25": 151, "p75": 381, "p90": 553, "min": 80, "max": 740, "median_sqft": 0.13, "n_sqft": 68, "median_pct_price": 0.75, "median_list_price": 299900, "median_year_built": 2025, "median_sqft_area": 1463, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 59, "under_500_pct": 86.8, "hi_thr": 500, "lo_thr": 200, "over_hi": 9, "over_hi_pct": 13.2, "under_lo": 46, "under_lo_pct": 67.6, "types": { "Townhouse": { "count": 47, "pct": 69.1 }, "Villa": { "count": 21, "pct": 30.9 } }, "regime": { "HOA": { "count": 61, "pct": 89.7 }, "not_recorded": { "count": 7, "pct": 10.3 } }, "villa_median": 189, "townhouse_median": 193, "cadence": { "Monthly": { "count": 62, "pct": 91.2 }, "Annually": { "count": 5, "pct": 7.4 }, "Quarterly": { "count": 1, "pct": 1.5 } }, "stacked": { "count": 4, "pct": 5.9, "median_total": 174, "median_master": 82 }, "bins": [ { "label": "Under $100", "count": 7, "pct": 10.3 }, { "label": "$100 to $200", "count": 39, "pct": 57.4 }, { "label": "$200 to $300", "count": 2, "pct": 2.9 }, { "label": "$300 to $400", "count": 5, "pct": 7.4 }, { "label": "$400 to $600", "count": 12, "pct": 17.6 }, { "label": "$600 to $1,000", "count": 3, "pct": 4.4 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 1, "median": 550, "median_sqft": 0.44 }, { "label": "1980s", "n": 13, "median": 480, "median_sqft": 0.38 }, { "label": "1990s", "n": 2, "median": 512, "median_sqft": 0.4 }, { "label": "2000s", "n": 3, "median": 620, "median_sqft": 0.36 }, { "label": "2010s", "n": 1, "median": 198, "median_sqft": 0.11 }, { "label": "2020s", "n": 48, "median": 151, "median_sqft": 0.11 } ], "bands": [ { "label": "Under $250K", "n": 15, "median": 480, "median_pct_price": 2.92 }, { "label": "$250K to $500K", "n": 52, "median": 162, "median_pct_price": 0.65 }, { "label": "$500K to $1M", "n": 1, "median": 380, "median_pct_price": 0.46 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 16, "median": 480 }, "post2005": { "n": 49, "median": 151 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 56, "pct": 84.8 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 35, "pct": 53.0 }, { "key": "Pools", "label": "Pool", "count": 17, "pct": 25.8 }, { "key": "Insurance", "label": "Building insurance", "count": 9, "pct": 13.6 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 9, "pct": 13.6 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 6, "pct": 9.1 }, { "key": "Internet", "label": "Internet", "count": 5, "pct": 7.6 }, { "key": "PestControl", "label": "Pest control", "count": 5, "pct": 7.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 5, "pct": 7.6 }, { "key": "Roof", "label": "Roof", "count": 5, "pct": 7.6 }, { "key": "Security", "label": "Security", "count": 4, "pct": 6.1 }, { "key": "Trash", "label": "Trash", "count": 4, "pct": 6.1 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 3, "pct": 4.5 }, { "key": "CableTv", "label": "Cable TV", "count": 2, "pct": 3.0 } ], "includes_n": 66, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 1, "pct": 1.5 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 58 }, "developments": [ { "name": "Celebration Pointe", "master": null, "n": 17, "anecdotal": false, "median": 151, "median_sqft": 0.11, "year_built": 2025, "median_list_price": 299900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 3, "regime": "HOA", "villas": 0 }, { "name": "Creekside Plat", "master": null, "n": 10, "anecdotal": false, "median": 193, "median_sqft": 0.13, "year_built": 2026, "median_list_price": 299000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Waterstone Phase Four", "master": null, "n": 7, "anecdotal": true, "median": 80, "median_sqft": 0.05, "year_built": 2026, "median_list_price": 340772, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "HOA", "villas": 7 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 193, "p25": 151, "p75": 381, "n": 68, "median_sqft": 0.13, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Fort Pierce townhouse or villa for sale carries a $193-a-month homeowners association fee, 36% below the South Florida median", "13.2% of Fort Pierce townhouses and villas on the market ask $500 or more a month in fees; 67.6% stay under $200", "Fort Pierce townhouses and villas built since 2005 carry fees 69% lower than communities from before 1995" ], "lede": "FORT PIERCE, Fla., September 7, 2026 - The median monthly homeowners association fee across the 68 townhouses and villas listed for sale in Fort Pierce is $193, with half of the listings between $151 and $381 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 36% below the five-county South Florida median of $300, and ranks Fort Pierce 33 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Fort Pierce carries a monthly homeowners association fee of $193, 36% below the five-county South Florida median of $300.\"", "\"13.2 percent of Fort Pierce townhouses and villas on the market ask $500 or more a month in fees; 67.6 percent stay under $200.\"", "\"In Fort Pierce, a townhouse or villa completed since 2005 carries a median fee of $151 a month, against $480 for one completed before 1995.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Fort Pierce permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-fort-pierce/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Fort Pierce against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Fort Pierce median $193 a month, South Florida median $300; Fort Pierce ranks 33 of 34 cities.", "title": "Fort Pierce HOA fees on townhouses and villas sit 36% below the South Florida median" }, { "caption": "Share of active Fort Pierce townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 10.3% (7 listings); $100 to $200 57.4% (39 listings); $200 to $300 2.9% (2 listings); $300 to $400 7.4% (5 listings); $400 to $600 17.6% (12 listings); $600 to $1,000 4.4% (3 listings); $1,000 and up 0% (0 listings).", "title": "57.4% of Fort Pierce townhouses and villas for sale carry a fee of $100 to $200 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Fort Pierce townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s too few (1 listings); 1980s $480 (13 listings); 1990s too few (2 listings); 2000s too few (3 listings); 2010s too few (1 listings); 2020s $151 (48 listings).", "title": "Fort Pierce townhouses and villas built since 2005 ask 69% less in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "St Lucie", "county_basis": "published_city_config_presentation_only", "county_counts": { "St Lucie": 70 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "St Lucie", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 70, "with_fee": 70, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 70, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 68, "retained_n": 68, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 70, "cut_count": 34, "cut_pct": 48.6, "median_cut_pct": 6.3, "median_cut_dollars": 17000, "valid_price_count": 70, "missing_price_count": 0, "unchanged_count": 24, "raised_count": 12, "not_below_original_count": 36, "cut_pct_denominator": 70, "cut_sample_ok": true, "median_cut_n": 34 }, "trim_bounds": { "p1": 58.61, "p99": 882.5720666666676 }, "retained_small_sample": false, "retained_below_30": false, "median": 193, "p10": 102, "p25": 151, "p75": 381, "p90": 553, "min": 80, "max": 740, "median_sqft": 0.13, "n_sqft": 68, "median_pct_price": 0.75, "n_pct_price": 68, "median_list_price": 299900, "median_year_built": 2025, "median_sqft_area": 1463, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 59, "under_500_pct": 86.8, "hi_thr": 500, "lo_thr": 200, "over_hi": 9, "over_hi_pct": 13.2, "under_lo": 46, "under_lo_pct": 67.6, "types": { "Townhouse": { "count": 47, "pct": 69.1 }, "Villa": { "count": 21, "pct": 30.9 } }, "regime": { "HOA": { "count": 61, "pct": 89.7 }, "not_recorded": { "count": 7, "pct": 10.3 } }, "villa_median": 189, "townhouse_median": 193, "cadence": { "Monthly": { "count": 62, "pct": 91.2 }, "Annually": { "count": 5, "pct": 7.4 }, "Quarterly": { "count": 1, "pct": 1.5 } }, "stacked": { "count": 4, "pct": 5.9, "median_total": 174, "median_master": 82 }, "bins": [ { "label": "Under $100", "count": 7, "pct": 10.3 }, { "label": "$100 to $200", "count": 39, "pct": 57.4 }, { "label": "$200 to $300", "count": 2, "pct": 2.9 }, { "label": "$300 to $400", "count": 5, "pct": 7.4 }, { "label": "$400 to $600", "count": 12, "pct": 17.6 }, { "label": "$600 to $1,000", "count": 3, "pct": 4.4 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 1, "median": 550, "median_sqft": 0.44 }, { "label": "1980s", "n": 13, "median": 480, "median_sqft": 0.38 }, { "label": "1990s", "n": 2, "median": 512, "median_sqft": 0.4 }, { "label": "2000s", "n": 3, "median": 620, "median_sqft": 0.36 }, { "label": "2010s", "n": 1, "median": 198, "median_sqft": 0.11 }, { "label": "2020s", "n": 48, "median": 151, "median_sqft": 0.11 } ], "bands": [ { "label": "Under $250K", "n": 15, "median": 480, "median_pct_price": 2.92 }, { "label": "$250K to $500K", "n": 52, "median": 162, "median_pct_price": 0.65 }, { "label": "$500K to $1M", "n": 1, "median": 380, "median_pct_price": 0.46 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 16, "median": 480 }, "post2005": { "n": 49, "median": 151 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 56, "pct": 84.8 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 35, "pct": 53.0 }, { "key": "Pools", "label": "Pool", "count": 17, "pct": 25.8 }, { "key": "Insurance", "label": "Building insurance", "count": 9, "pct": 13.6 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 9, "pct": 13.6 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 6, "pct": 9.1 }, { "key": "Internet", "label": "Internet", "count": 5, "pct": 7.6 }, { "key": "PestControl", "label": "Pest control", "count": 5, "pct": 7.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 5, "pct": 7.6 }, { "key": "Roof", "label": "Roof", "count": 5, "pct": 7.6 }, { "key": "Security", "label": "Security", "count": 4, "pct": 6.1 }, { "key": "Trash", "label": "Trash", "count": 4, "pct": 6.1 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 3, "pct": 4.5 }, { "key": "CableTv", "label": "Cable TV", "count": 2, "pct": 3.0 } ], "includes_n": 66, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 1, "pct": 1.5 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 58 }, "denominators": { "fee_percentages": 68, "fee_medians_percentiles": 68, "median_sqft": 68, "median_pct_price": 68, "includes_pct": 66, "flags_pct": 68, "cut_pct": 70 }, "developments": [ { "name": "Celebration Pointe", "master": null, "n": 17, "anecdotal": false, "median": 151, "median_sqft": 0.11, "year_built": 2025, "median_list_price": 299900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 3, "regime": "HOA", "villas": 0 }, { "name": "Creekside Plat", "master": null, "n": 10, "anecdotal": false, "median": 193, "median_sqft": 0.13, "year_built": 2026, "median_list_price": 299000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Waterstone Phase Four", "master": null, "n": 7, "anecdotal": true, "median": 80, "median_sqft": 0.05, "year_built": 2026, "median_list_price": 340772, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "HOA", "villas": 7 }, { "name": "Seagrove", "master": null, "n": 6, "anecdotal": true, "median": 191, "median_sqft": 0.15, "year_built": 2026, "median_list_price": 304900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 6 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 193, "p25": 151, "p75": 381, "n": 68, "median_sqft": 0.13, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Fort Pierce townhouse or villa monthly homeowners association fees have a median of $193 in the retained usable-fee sample of 68 listings, 36% below the five-county median", "In Fort Pierce's retained usable-fee sample (68 listings after exclusions and percentile trimming), 13.2% have monthly-equivalent fees of $500 or more and 67.6% are below $200", "Fort Pierce townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=49) vs pre-1995 (n=16), monthly median 69% lower. Small subgroup: pre-1995; read cautiously." ], "lede": "FORT PIERCE, Fla., September 7, 2026 - Among 68 active townhouse or villa listings in Fort Pierce retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $193, with the middle half between $151 and $381, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 70 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 36% below the separately trimmed five-county median of $300 and ranks 33rd among 34 published city medians.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Fort Pierce's retained usable-fee sample (n=68), after exclusions and percentile trimming, is $193, compared with $300 in the separately trimmed five-county sample.\"", "\"Among Fort Pierce townhouses and villas in the retained usable-fee sample (n=68) after exclusions and percentile trimming, 13.2 percent have listed monthly-equivalent fees of $500 or more and 67.6 percent are below $200.\"", "\"Among the retained usable-fee listings in Fort Pierce with a recorded construction year, the median monthly-equivalent fee is $151 for a recorded year built of 2005 or later (49 listings) and $480 for those built before 1995 (16 listings). Small subgroup: pre-1995 n=16; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Fort Pierce, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (70 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 68 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 70 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/fort-pierce/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-fort-pierce/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Fort Pierce and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Fort Pierce retained-sample median $193 a month (n=68); five-county median $300 (n=3,206, region-level trim).", "title": "Fort Pierce townhouses and villas, retained usable-fee sample (n=68): median $193/month, 36% below the five-county median of $300", "visible_labels": [ "$193", "68", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 68 active Fort Pierce townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 10.3% (7 listings); $100 to $200 57.4% (39 listings); $200 to $300 2.9% (2 listings); $300 to $400 7.4% (5 listings); $400 to $600 17.6% (12 listings); $600 to $1,000 4.4% (3 listings); $1,000 and up 0% (0 listings).", "title": "57.4% of Fort Pierce's retained usable-fee sample (68 listings) falls in the $100 to $200 monthly band", "visible_labels": [ "10.3%", "7", "57.4%", "39", "2.9%", "2", "7.4%", "5", "17.6%", "12", "4.4%", "3", "0%", "0" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Fort Pierce townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=49; pre-1995 n=16. Small subgroup: pre-1995 n=16; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1970s count only (1 listings); 1980s $480 (13 listings); 1990s count only (2 listings); 2000s count only (3 listings); 2010s count only (1 listings); 2020s $151 (48 listings). Recorded year built 2005 or later $151 (49 listings); before 1995 $480 (16 listings). Small subgroup: pre-1995 n=16; read cautiously.", "title": "Fort Pierce townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=49) vs pre-1995 (n=16), monthly median 69% lower. Small subgroup: pre-1995; read cautiously.", "visible_labels": [ "1", "$480", "13", "2", "3", "1", "$151", "48", "$151", "49", "$480", "16" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "St Lucie", "before_present": false, "after_present": true }, { "field": "city.county_counts.St Lucie", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 66, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.developments[3].anecdotal", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.developments[3].master", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.developments[3].median", "before": null, "after": 191, "before_present": false, "after_present": true }, { "field": "city.developments[3].median_list_price", "before": null, "after": 304900, "before_present": false, "after_present": true }, { "field": "city.developments[3].median_sqft", "before": null, "after": 0.15, "before_present": false, "after_present": true }, { "field": "city.developments[3].membership", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.developments[3].n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.developments[3].name", "before": null, "after": "Seagrove", "before_present": false, "after_present": true }, { "field": "city.developments[3].regime", "before": null, "after": "HOA", "before_present": false, "after_present": true }, { "field": "city.developments[3].sa_mentioned", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.developments[3].sa_pending", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.developments[3].stacked", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.developments[3].villas", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.developments[3].year_built", "before": null, "after": 2026, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 58.61, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 882.5720666666676, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Fort Pierce median $193 a month, South Florida median $300; Fort Pierce ranks 33 of 34 cities.", "after": "Dot strip chart in five county lanes. Fort Pierce retained-sample median $193 a month (n=68); five-county median $300 (n=3,206, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Fort Pierce against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Fort Pierce and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Fort Pierce HOA fees on townhouses and villas sit 36% below the South Florida median", "after": "Fort Pierce townhouses and villas, retained usable-fee sample (n=68): median $193/month, 36% below the five-county median of $300", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$193", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "68", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 10.3% (7 listings); $100 to $200 57.4% (39 listings); $200 to $300 2.9% (2 listings); $300 to $400 7.4% (5 listings); $400 to $600 17.6% (12 listings); $600 to $1,000 4.4% (3 listings); $1,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 10.3% (7 listings); $100 to $200 57.4% (39 listings); $200 to $300 2.9% (2 listings); $300 to $400 7.4% (5 listings); $400 to $600 17.6% (12 listings); $600 to $1,000 4.4% (3 listings); $1,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Fort Pierce townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 68 active Fort Pierce townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "57.4% of Fort Pierce townhouses and villas for sale carry a fee of $100 to $200 a month", "after": "57.4% of Fort Pierce's retained usable-fee sample (68 listings) falls in the $100 to $200 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "10.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "4.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "57.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "39", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "2.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "7.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "17.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s too few (1 listings); 1980s $480 (13 listings); 1990s too few (2 listings); 2000s too few (3 listings); 2010s too few (1 listings); 2020s $151 (48 listings).", "after": "Column chart of median fee by recorded decade built: 1970s count only (1 listings); 1980s $480 (13 listings); 1990s count only (2 listings); 2000s count only (3 listings); 2010s count only (1 listings); 2020s $151 (48 listings). Recorded year built 2005 or later $151 (49 listings); before 1995 $480 (16 listings). Small subgroup: pre-1995 n=16; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Fort Pierce townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Fort Pierce townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=49; pre-1995 n=16. Small subgroup: pre-1995 n=16; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Fort Pierce townhouses and villas built since 2005 ask 69% less in fees than those built before 1995", "after": "Fort Pierce townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=49) vs pre-1995 (n=16), monthly median 69% lower. Small subgroup: pre-1995; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$480", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$480", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$151", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "48", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$151", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "49", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Fort Pierce townhouse or villa for sale carries a $193-a-month homeowners association fee, 36% below the South Florida median", "after": "Fort Pierce townhouse or villa monthly homeowners association fees have a median of $193 in the retained usable-fee sample of 68 listings, 36% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "13.2% of Fort Pierce townhouses and villas on the market ask $500 or more a month in fees; 67.6% stay under $200", "after": "In Fort Pierce's retained usable-fee sample (68 listings after exclusions and percentile trimming), 13.2% have monthly-equivalent fees of $500 or more and 67.6% are below $200", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Fort Pierce townhouses and villas built since 2005 carry fees 69% lower than communities from before 1995", "after": "Fort Pierce townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=49) vs pre-1995 (n=16), monthly median 69% lower. Small subgroup: pre-1995; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "FORT PIERCE, Fla., September 7, 2026 - The median monthly homeowners association fee across the 68 townhouses and villas listed for sale in Fort Pierce is $193, with half of the listings between $151 and $381 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 36% below the five-county South Florida median of $300, and ranks Fort Pierce 33 of 34 cities.", "after": "FORT PIERCE, Fla., September 7, 2026 - Among 68 active townhouse or villa listings in Fort Pierce retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $193, with the middle half between $151 and $381, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 70 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 36% below the separately trimmed five-county median of $300 and ranks 33rd among 34 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Fort Pierce permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-fort-pierce/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Fort Pierce, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (70 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 68 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 70 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/fort-pierce/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-fort-pierce/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Fort Pierce carries a monthly homeowners association fee of $193, 36% below the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Fort Pierce's retained usable-fee sample (n=68), after exclusions and percentile trimming, is $193, compared with $300 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"13.2 percent of Fort Pierce townhouses and villas on the market ask $500 or more a month in fees; 67.6 percent stay under $200.\"", "after": "\"Among Fort Pierce townhouses and villas in the retained usable-fee sample (n=68) after exclusions and percentile trimming, 13.2 percent have listed monthly-equivalent fees of $500 or more and 67.6 percent are below $200.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Fort Pierce, a townhouse or villa completed since 2005 carries a median fee of $151 a month, against $480 for one completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Fort Pierce with a recorded construction year, the median monthly-equivalent fee is $151 for a recorded year built of 2005 or later (49 listings) and $480 for those built before 1995 (16 listings). Small subgroup: pre-1995 n=16; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "cb1389bf4b0c5f4b8198f90f7cf31abeec315a9914cd57317b46f134c9048d5d", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nFort Pierce HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Fort Pierce townhouse or villa for sale carries a $193-a-month homeowners association fee,\n36% below the South Florida median\n13.2% of Fort Pierce townhouses and villas on the market ask $500 or more a month in fees; 67.6% stay\nunder $200\nFort Pierce townhouses and villas built since 2005 carry fees 69% lower than communities from before\n1995\nLEDE\nFORT PIERCE, Fla., September 7, 2026 - The median monthly homeowners association fee across the 68\ntownhouses and villas listed for sale in Fort Pierce is $193, with half of the listings between $151 and $381 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 36% below the five-\ncounty South Florida median of $300, and ranks Fort Pierce 33 of 34 cities.\nNUT GRAF\nPer square foot, the median Fort Pierce townhouse or villa fee is $0.13 a month on a median home of 1,463\nsquare feet; at the median asking price of $300K, a year of fees equals 0.75% of the price. 13.2% of listings ask\n$500 or more a month and 67.6% under $200. 5.9% of listings report two association layers (a master and a\nsub-association); 1.5% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 0% of listings, describe one as pending or payable by the buyer on 0%, and\nmention a mandatory club or membership on 0%. Communities completed since 2005 carry a median fee of\n$151 against $480 for those completed before 1995. 30.9% of the listings are entered as single-level villas, the\nrest as townhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Fort Pierce\n70 (68 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$193\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$151 to $381\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nMedian fee per square foot per month\n$0.13 (median home 1,463 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n0.75% (asking $300K)\nSeptember 7, 2026\nListings asking $500 or more a month / under $200\n13.2% / 67.6%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n5.9% (4)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n1.5%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Fort Pierce ranks 33 of 34\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$151 (49 listings) / $480 (16 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Fort Pierce carries a monthly homeowners association fee\nof $193, 36% below the five-county South Florida median of $300.\"\n\"13.2 percent of Fort Pierce townhouses and villas on the market ask $500 or more a month in fees; 67.6\npercent stay under $200.\"\n\"In Fort Pierce, a townhouse or villa completed since 2005 carries a median fee of $151 a month, against\n$480 for one completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Fort Pierce against every South Florida city with 30 or more active townhouse or villa\nlistings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Fort Pierce townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Fort Pierce townhouses and villas by decade the home was\ncompleted, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Fort Pierce permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-fort-pierce/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "21880a4046bb22cf7265d0aab5ede648c27321bed84c5c60072d747545391f6d", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nFort Pierce HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/fort-pierce/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nFort Pierce townhouse or villa monthly homeowners association fees have a median of $193 in the retained\nusable-fee sample of 68 listings, 36% below the five-county median\nIn Fort Pierce's retained usable-fee sample (68 listings after exclusions and percentile trimming), 13.2% have\nmonthly-equivalent fees of $500 or more and 67.6% are below $200\nFort Pierce townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=49) vs\npre-1995 (n=16), monthly median 69% lower. Small subgroup: pre-1995; read cautiously.\nLEDE\nFORT PIERCE, Fla., September 7, 2026 - Among 68 active townhouse or villa listings in Fort Pierce retained\nafter excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its\n99th percentile, the median monthly homeowners association fee is $193, with the middle half between $151\nand $381, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There\nare 70 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 36% below the separately trimmed five-county\nmedian of $300 and ranks 33rd among 34 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Fort Pierce townhouse or villa fee is $0.13 a month\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\n(68 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a\nmedian 0.75% of the listing's current asking price across 68 retained listings with a current asking price of at\nleast $20,000; this is the median of per-listing ratios. 13.2% of the retained sample have fees of $500 or more\na month and 67.6% are below $200. 5.9% of the retained sample report two association layers (a master and a\nsub-association, summed here); 1.5% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable\nby the buyer on 0%, and mention a mandatory club or membership on 0%; 58 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. Among retained listings\nwith a recorded construction year, the median monthly-equivalent fee is $151 for a recorded year built of 2005\nor later (49 listings) and $480 for those built before 1995 (16 listings); construction year is a recorded field and\nthis comparison does not explain why fees differ. Small subgroup: pre-1995 n=16; read cautiously. 30.9% of\nretained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two\nsubtypes are reported together after condominium classification.\nFACT BOX\nActive townhouse or villa listings, Fort Pierce\n(before exclusions and trimming)\n70\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n70 / 68 (2 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$193\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$151 to $381\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.13 (68 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n0.75% (68 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n13.2% (9) / 67.6% (46) of 68\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n5.9% (4)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n1.5%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); Fort Pierce ranks 33rd\namong 34 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$151 (2005+ n=49) / $480 (pre-1995 n=16). Small\nsubgroup: pre-1995 n=16; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Fort Pierce's retained usable-fee sample\n(n=68), after exclusions and percentile trimming, is $193, compared with $300 in the separately trimmed\nfive-county sample.\"\n\"Among Fort Pierce townhouses and villas in the retained usable-fee sample (n=68) after exclusions and\npercentile trimming, 13.2 percent have listed monthly-equivalent fees of $500 or more and 67.6 percent\nare below $200.\"\n\"Among the retained usable-fee listings in Fort Pierce with a recorded construction year, the median\nmonthly-equivalent fee is $151 for a recorded year built of 2005 or later (49 listings) and $480 for those\nbuilt before 1995 (16 listings). Small subgroup: pre-1995 n=16; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Fort\nPierce and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Fort Pierce retained-sample median $193 a month\n(n=68); five-county median $300 (n=3,206, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 68 active Fort Pierce townhouse or villa listings retained after unusable-\nfee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active\nlistings. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 10.3% (7\nlistings); $100 to $200 57.4% (39 listings); $200 to $300 2.9% (2 listings); $300 to $400 7.4% (5 listings); $400\nto $600 17.6% (12 listings); $600 to $1,000 4.4% (3 listings); $1,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Fort Pierce townhouses and villas in the\nretained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a\nrecorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded\nYearBuilt 2005+ n=49; pre-1995 n=16. Small subgroup: pre-1995 n=16; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s count only (1 listings);\n1980s $480 (13 listings); 1990s count only (2 listings); 2000s count only (3 listings); 2010s count only (1\nlistings); 2020s $151 (48 listings). Recorded year built 2005 or later $151 (49 listings); before 1995 $480 (16\nlistings). Small subgroup: pre-1995 n=16; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Fort Pierce, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (70 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 68 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 70 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes\ntogether after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific\nassociation's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as\nthe brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable\nbut not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/fort-pierce/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/hoa-fees-fort-pierce/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "d47b2ba51f23a99d26c0fc73261e54a48e81b245460377ef6a36c17d8732007b", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - FORT PIERCE HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Fort Pierce townhouse or villa monthly homeowners association fees have a median of $193 in the retained usable-fee sample of 68 listings, 36% below the five-county median\n2. In Fort Pierce's retained usable-fee sample (68 listings after exclusions and percentile trimming), 13.2% have monthly-equivalent fees of $500 or more and 67.6% are below $200\n3. Fort Pierce townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=49) vs pre-1995 (n=16), monthly median 69% lower. Small subgroup: pre-1995; read cautiously.\n\nLEDE\nFORT PIERCE, Fla., September 7, 2026 - Among 68 active townhouse or villa listings in Fort Pierce retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $193, with the middle half between $151 and $381, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 70 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 36% below the separately trimmed five-county median of $300 and ranks 33rd among 34 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Fort Pierce townhouse or villa fee is $0.13 a month (68 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 0.75% of the listing's current asking price across 68 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 13.2% of the retained sample have fees of $500 or more a month and 67.6% are below $200. 5.9% of the retained sample report two association layers (a master and a sub-association, summed here); 1.5% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 58 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $151 for a recorded year built of 2005 or later (49 listings) and $480 for those built before 1995 (16 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: pre-1995 n=16; read cautiously. 30.9% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Fort Pierce (before exclusions and trimming): 70 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 70 / 68 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $193 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $151 to $381 [September 7, 2026]\n- Median fee per square foot per month: $0.13 (68 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 0.75% (68 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 13.2% (9) / 67.6% (46) of 68 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 5.9% (4) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 1.5% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 0% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Fort Pierce ranks 33rd among 34 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $151 (2005+ n=49) / $480 (pre-1995 n=16). Small subgroup: pre-1995 n=16; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Fort Pierce's retained usable-fee sample (n=68), after exclusions and percentile trimming, is $193, compared with $300 in the separately trimmed five-county sample.\"\n- \"Among Fort Pierce townhouses and villas in the retained usable-fee sample (n=68) after exclusions and percentile trimming, 13.2 percent have listed monthly-equivalent fees of $500 or more and 67.6 percent are below $200.\"\n- \"Among the retained usable-fee listings in Fort Pierce with a recorded construction year, the median monthly-equivalent fee is $151 for a recorded year built of 2005 or later (49 listings) and $480 for those built before 1995 (16 listings). Small subgroup: pre-1995 n=16; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- fort-pierce-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Fort Pierce and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Fort Pierce retained-sample median $193 a month (n=68); five-county median $300 (n=3,206, region-level trim).\n- fort-pierce-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 68 active Fort Pierce townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 10.3% (7 listings); $100 to $200 57.4% (39 listings); $200 to $300 2.9% (2 listings); $300 to $400 7.4% (5 listings); $400 to $600 17.6% (12 listings); $600 to $1,000 4.4% (3 listings); $1,000 and up 0% (0 listings).\n- fort-pierce-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Fort Pierce townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=49; pre-1995 n=16. Small subgroup: pre-1995 n=16; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1970s count only (1 listings); 1980s $480 (13 listings); 1990s count only (2 listings); 2000s count only (3 listings); 2010s count only (1 listings); 2020s $151 (48 listings). Recorded year built 2005 or later $151 (49 listings); before 1995 $480 (16 listings). Small subgroup: pre-1995 n=16; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Fort Pierce, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (70 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 68 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 70 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/fort-pierce/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-fort-pierce/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "greenacres", "city": "Greenacres", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "segments": { "houses": { "active": 59, "sample_ok": true, "small_sample": false, "pending": 27, "median_list_price": 470000.0, "cut_count": 24, "cut_pct": 40.7, "raised_count": 1, "median_cut_pct": 3.7, "median_cut_dollars": 17500.0, "cut_last30": 10, "cut_last30_pct": 16.9, "cut_last7": 4, "median_dom": 34, "median_cdom": 38, "relisted_count": 9, "relisted_pct": 15.3, "over90": 17, "over90_pct": 28.8, "over180": 9, "fresh_held": 26, "fresh_held_pct": 44.1, "stale_uncut": 7, "stale_uncut_pct": 11.9, "dom_buckets": [ { "label": "0-30", "count": 21, "pct": 35.6 }, { "label": "31-60", "count": 15, "pct": 25.4 }, { "label": "61-90", "count": 6, "pct": 10.2 }, { "label": "91-180", "count": 8, "pct": 13.6 }, { "label": "181+", "count": 9, "pct": 15.3 } ], "bands": [ { "label": "Under $500K", "active": 34, "cut": 12, "cut_pct": 35.3, "median_cdom": 37.0 }, { "label": "$500K to $1M", "active": 21, "cut": 11, "cut_pct": 52.4, "median_cdom": 57 }, { "label": "$1M to $2M", "active": 3, "cut": 1, "cut_pct": 33.3, "median_cdom": 64 }, { "label": "$2M to $5M", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 31 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 12, "pending_cut_pct": 44.4, "pending_median_cut_pct": 5.4, "pending_median_cdom": 27, "tier": "h1", "series": [ { "date": "2026-09-05", "active": 58, "cut_pct": 37.9, "median_cdom": 41.5, "median_list_price": 469950.0 }, { "date": "2026-09-06", "active": 59, "cut_pct": 40.7, "median_cdom": 38, "median_list_price": 470000.0 }, { "date": "2026-09-07", "active": 59, "cut_pct": 40.7, "median_cdom": 38, "median_list_price": 470000.0 } ] }, "condos": { "active": 153, "sample_ok": true, "small_sample": false, "pending": 29, "median_list_price": 180000.0, "cut_count": 74, "cut_pct": 48.4, "raised_count": 6, "median_cut_pct": 6.5, "median_cut_dollars": 10100.0, "cut_last30": 36, "cut_last30_pct": 23.5, "cut_last7": 4, "median_dom": 74, "median_cdom": 89, "relisted_count": 17, "relisted_pct": 11.1, "over90": 75, "over90_pct": 49.0, "over180": 32, "fresh_held": 44, "fresh_held_pct": 28.8, "stale_uncut": 29, "stale_uncut_pct": 19.0, "dom_buckets": [ { "label": "0-30", "count": 38, "pct": 24.8 }, { "label": "31-60", "count": 18, "pct": 11.8 }, { "label": "61-90", "count": 22, "pct": 14.4 }, { "label": "91-180", "count": 43, "pct": 28.1 }, { "label": "181+", "count": 32, "pct": 20.9 } ], "bands": [ { "label": "Under $250K", "active": 136, "cut": 68, "cut_pct": 50.0, "median_cdom": 92.5 }, { "label": "$250K to $500K", "active": 17, "cut": 6, "cut_pct": 35.3, "median_cdom": 66 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 14, "pending_cut_pct": 48.3, "pending_median_cut_pct": 7.9, "pending_median_cdom": 87, "tier": "c1", "series": [ { "date": "2026-09-05", "active": 150, "cut_pct": 46.7, "median_cdom": 89.0, "median_list_price": 179950.0 }, { "date": "2026-09-06", "active": 150, "cut_pct": 47.3, "median_cdom": 89.0, "median_list_price": 180000.0 }, { "date": "2026-09-07", "active": 153, "cut_pct": 48.4, "median_cdom": 89, "median_list_price": 180000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "40.7% of Greenacres houses for sale have cut their asking price, 48.4% of condos", "Greenacres sellers hold firmer than the rest of Palm Beach County as 28.8% of houses pass 90 days on the market", "Buying in Greenacres? Two in five houses have already come down once, by a median $18K" ], "lede": "GREENACRES, Fla., September 7, 2026 - 40.7% of the 59 single-family homes listed for sale in Greenacres have reduced their asking price at least once, by a median 3.7% (about $18K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 153 condominium listings, 48.4% have cut, by a median 6.5%.", "quotes": [ "\"40.7 percent of single-family homes for sale in Greenacres have reduced their asking price at least once, by a median $18K.\"", "\"Counting every relisting, the median Greenacres house for sale has been waiting 38 days, not the 34 the current listing shows.\"", "\"Of the Greenacres houses now under contract, 55.6 percent never reduced their asking price; the rest cut by a median 5.4 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Greenacres and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 59 houses, 153 condominiums, 27 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-greenacres/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Greenacres versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Greenacres houses 40.7%, Palm Beach County houses 43.4%; Greenacres condominiums 48.4%, Palm Beach County condominiums 44.6%.", "title": "Greenacres houses are cutting 2.7 points less often than Palm Beach County" }, { "caption": "Active Greenacres listings by cumulative days on market, houses and condominiums, September 7, 2026. 28.8% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 35.6%, 31-60 days 25.4%, 61-90 days 10.2%, 91-180 days 13.6%, 181+ days 15.3%. Condominiums: 0-30 days 24.8%, 31-60 days 11.8%, 61-90 days 14.4%, 91-180 days 28.1%, 181+ days 20.9%.", "title": "28.8% of Greenacres houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Greenacres houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 35.3% of 34; $500K to $1M 52.4% of 21; $1M to $2M too few to read of 3; $2M to $5M too few to read of 1; $5M and up too few to read of 0.", "title": "Under $500K Greenacres houses have cut most often: 35.3% of 34" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 269 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 59, "sample_ok": true, "small_sample": false, "pending": 27, "median_list_price": 470000.0, "cut_count": 24, "cut_pct": 40.7, "raised_count": 1, "valid_price_count": 59, "missing_price_count": 0, "unchanged_count": 34, "not_below_original_count": 35, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 3.7, "median_cut_dollars": 17500.0, "cut_last30": 10, "cut_last30_pct": 16.9, "cut_last7": 4, "median_dom": 34, "median_cdom": 38, "dom_n": 59, "cdom_n": 59, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 59, "relisted_count": 9, "relisted_pct": 15.3, "over90": 17, "over90_pct": 28.8, "over180": 9, "fresh_held": 26, "fresh_held_pct": 44.1, "fresh_held_missing_cdom_count": 0, "stale_uncut": 7, "stale_uncut_pct": 11.9, "dom_buckets": [ { "label": "0-30", "count": 21, "pct": 35.6 }, { "label": "31-60", "count": 15, "pct": 25.4 }, { "label": "61-90", "count": 6, "pct": 10.2 }, { "label": "91-180", "count": 8, "pct": 13.6 }, { "label": "181+", "count": 9, "pct": 15.3 } ], "bands": [ { "label": "Under $500K", "active": 34, "cut": 12, "cut_pct": 35.3, "median_cdom": 37.0, "cut_pct_denominator": 34, "cdom_n": 34, "valid_price_count": 34 }, { "label": "$500K to $1M", "active": 21, "cut": 11, "cut_pct": 52.4, "median_cdom": 57, "cut_pct_denominator": 21, "cdom_n": 21, "valid_price_count": 21 }, { "label": "$1M to $2M", "active": 3, "cut": 1, "cut_pct": 33.3, "median_cdom": 64, "cut_pct_denominator": 3, "cdom_n": 3, "valid_price_count": 3 }, { "label": "$2M to $5M", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 31, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 12, "pending_cut_pct": 44.4, "pending_valid_price_count": 27, "pending_missing_price_count": 0, "pending_unchanged_count": 13, "pending_raised_count": 2, "pending_not_below_original_count": 15, "pending_sample_ok": false, "pending_cut_sample_ok": true, "pending_cdom_n": 27, "pending_dom_n": 27, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 5.4, "pending_median_cdom": 27, "denominators": { "cut_pct": 59, "cut_last30_pct": 59, "relisted_pct": 59, "fresh_held_pct": 59, "stale_uncut_pct": 59, "over90_pct": 59, "dom_bucket_pct": 59, "pending_cut_pct": 27, "median_dom": 59, "median_cdom": 59, "median_cut_pct": 24, "median_cut_dollars": 24, "pending_median_cut_pct": 12, "pending_median_cdom": 27 }, "county_counts": { "Palm Beach": 59 }, "tier": "h1", "series": [ { "date": "2026-09-07", "active": 59, "cut_pct": 40.7, "median_cdom": 38, "median_list_price": 470000.0 } ] }, "condos": { "active": 154, "sample_ok": true, "small_sample": false, "pending": 29, "median_list_price": 180000.0, "cut_count": 74, "cut_pct": 48.1, "raised_count": 6, "valid_price_count": 154, "missing_price_count": 0, "unchanged_count": 74, "not_below_original_count": 80, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.5, "median_cut_dollars": 10100.0, "cut_last30": 36, "cut_last30_pct": 23.4, "cut_last7": 4, "median_dom": 73.5, "median_cdom": 88.5, "dom_n": 154, "cdom_n": 154, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 154, "relisted_count": 17, "relisted_pct": 11.0, "over90": 75, "over90_pct": 48.7, "over180": 32, "fresh_held": 45, "fresh_held_pct": 29.2, "fresh_held_missing_cdom_count": 0, "stale_uncut": 29, "stale_uncut_pct": 18.8, "dom_buckets": [ { "label": "0-30", "count": 39, "pct": 25.3 }, { "label": "31-60", "count": 18, "pct": 11.7 }, { "label": "61-90", "count": 22, "pct": 14.3 }, { "label": "91-180", "count": 43, "pct": 27.9 }, { "label": "181+", "count": 32, "pct": 20.8 } ], "bands": [ { "label": "Under $250K", "active": 137, "cut": 68, "cut_pct": 49.6, "median_cdom": 91, "cut_pct_denominator": 137, "cdom_n": 137, "valid_price_count": 137 }, { "label": "$250K to $500K", "active": 17, "cut": 6, "cut_pct": 35.3, "median_cdom": 66, "cut_pct_denominator": 17, "cdom_n": 17, "valid_price_count": 17 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 14, "pending_cut_pct": 48.3, "pending_valid_price_count": 29, "pending_missing_price_count": 0, "pending_unchanged_count": 14, "pending_raised_count": 1, "pending_not_below_original_count": 15, "pending_sample_ok": false, "pending_cut_sample_ok": true, "pending_cdom_n": 29, "pending_dom_n": 29, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 7.9, "pending_median_cdom": 87, "denominators": { "cut_pct": 154, "cut_last30_pct": 154, "relisted_pct": 154, "fresh_held_pct": 154, "stale_uncut_pct": 154, "over90_pct": 154, "dom_bucket_pct": 154, "pending_cut_pct": 29, "median_dom": 154, "median_cdom": 154, "median_cut_pct": 74, "median_cut_dollars": 74, "pending_median_cut_pct": 14, "pending_median_cdom": 29 }, "county_counts": { "Palm Beach": 154 }, "tier": "c1", "series": [ { "date": "2026-09-07", "active": 154, "cut_pct": 48.1, "median_cdom": 88.5, "median_list_price": 180000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "40.7% of Greenacres houses for sale are asking less than their original list price; 48.1% of condos", "Seller Blink Rate™ in Greenacres: 40.7% of houses list below original asking, against 43.4% across Palm Beach County", "Buying in Greenacres? 24 of the 59 houses for sale are asking below their original price, by a median $18K" ], "lede": "GREENACRES, Fla., September 7, 2026 - 40.7% of the 59 single-family homes listed for sale in Greenacres (24 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 24 reduced listings, the median reduction is 3.7% (about $18K). Among the city's 154 condominium listings, 48.1% are asking below their original price, by a median 6.5%.", "quotes": [ "\"40.7 percent of single-family homes for sale in Greenacres have a current asking price below their original list price; among those 24 reduced listings the median reduction is $18K.\"", "\"Among active Greenacres houses, the median recorded CumulativeDaysOnMarket value is 38 days and the median recorded DaysOnMarket value is 34 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"27 Greenacres houses are under contract in this snapshot, 12 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Greenacres, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (34 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 59 houses, 154 condominiums, 27 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/greenacres/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-greenacres/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Greenacres versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Greenacres houses 40.7%, Palm Beach County houses 43.4%; Greenacres condominiums 48.1%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 40.7% of Greenacres houses for sale are asking below their original price, against 43.4% across Palm Beach County", "visible_labels": [ "44.6%", "48.1%", "43.4%", "40.7%" ] }, { "caption": "Active Greenacres houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 28.8% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 35.6%, 31-60 days 25.4%, 61-90 days 10.2%, 91-180 days 13.6%, 181+ days 15.3%. Condominiums: 0-30 days 25.3%, 31-60 days 11.7%, 61-90 days 14.3%, 91-180 days 27.9%, 181+ days 20.8%.", "title": "28.8% of Greenacres houses for sale with a recorded cumulative-days value exceed 90 days; 48.7% of condos", "visible_labels": [ "35.6%", "25.3%", "25.4%", "11.7%", "10.2%", "14.3%", "13.6%", "27.9%", "15.3%", "20.8%", "28.8%" ] }, { "caption": "Share of active Greenacres houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 35.3% (12 of 34); $500K to $1M 52.4% (11 of 21); $1M to $2M 3 listed, count only; $2M to $5M 1 listed, count only; $5M and up 0 listed, count only.", "title": "Under $500K Greenacres houses show the highest share asking below original: 35.3% of 34", "visible_labels": [ "0", "1", "3", "52.4%", "11", "21", "35.3%", "12", "34" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 269, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.active", "before": 153, "after": 154, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].active", "before": 136, "after": 137, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 137, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct", "before": 50.0, "after": 49.6, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 137, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].median_cdom", "before": 92.5, "after": 91, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 137, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 154, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Palm Beach", "before": null, "after": 154, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_last30_pct", "before": 23.5, "after": 23.4, "before_present": true, "after_present": true }, { "field": "city.segments.condos.cut_pct", "before": 48.4, "after": 48.1, "before_present": true, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 154, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 154, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 154, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 154, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 154, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 74, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 74, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 154, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 154, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 154, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 154, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].count", "before": 38, "after": 39, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].pct", "before": 24.8, "after": 25.3, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[1].pct", "before": 11.8, "after": 11.7, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[2].pct", "before": 14.4, "after": 14.3, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[3].pct", "before": 28.1, "after": 27.9, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[4].pct", "before": 20.9, "after": 20.8, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 154, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held", "before": 44, "after": 45, "before_present": true, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_pct", "before": 28.8, "after": 29.2, "before_present": true, "after_present": true }, { "field": "city.segments.condos.median_cdom", "before": 89, "after": 88.5, "before_present": true, "after_present": true }, { "field": "city.segments.condos.median_dom", "before": 74, "after": 73.5, "before_present": true, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 80, "before_present": false, "after_present": true }, { "field": "city.segments.condos.over90_pct", "before": 49.0, "after": 48.7, "before_present": true, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 154, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.segments.condos.relisted_pct", "before": 11.1, "after": 11.0, "before_present": true, "after_present": true }, { "field": "city.segments.condos.stale_uncut_pct", "before": 19.0, "after": 18.8, "before_present": true, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 74, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 154, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Palm Beach", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 59, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Greenacres houses 40.7%, Palm Beach County houses 43.4%; Greenacres condominiums 48.4%, Palm Beach County condominiums 44.6%.", "after": "Horizontal bar chart. Greenacres houses 40.7%, Palm Beach County houses 43.4%; Greenacres condominiums 48.1%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Greenacres versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Greenacres versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Greenacres houses are cutting 2.7 points less often than Palm Beach County", "after": "Seller Blink Rate™: 40.7% of Greenacres houses for sale are asking below their original price, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "44.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "48.1%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "40.7%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 35.6%, 31-60 days 25.4%, 61-90 days 10.2%, 91-180 days 13.6%, 181+ days 15.3%. Condominiums: 0-30 days 24.8%, 31-60 days 11.8%, 61-90 days 14.4%, 91-180 days 28.1%, 181+ days 20.9%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 35.6%, 31-60 days 25.4%, 61-90 days 10.2%, 91-180 days 13.6%, 181+ days 15.3%. Condominiums: 0-30 days 25.3%, 31-60 days 11.7%, 61-90 days 14.3%, 91-180 days 27.9%, 181+ days 20.8%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Greenacres listings by cumulative days on market, houses and condominiums, September 7, 2026. 28.8% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Greenacres houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 28.8% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "28.8% of Greenacres houses for sale have waited more than 90 days, counting every relisting", "after": "28.8% of Greenacres houses for sale with a recorded cumulative-days value exceed 90 days; 48.7% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "35.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "28.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "25.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "25.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "11.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "10.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "14.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "13.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "27.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "15.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "20.8%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 35.3% of 34; $500K to $1M 52.4% of 21; $1M to $2M too few to read of 3; $2M to $5M too few to read of 1; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 35.3% (12 of 34); $500K to $1M 52.4% (11 of 21); $1M to $2M 3 listed, count only; $2M to $5M 1 listed, count only; $5M and up 0 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Greenacres houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Greenacres houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Under $500K Greenacres houses have cut most often: 35.3% of 34", "after": "Under $500K Greenacres houses show the highest share asking below original: 35.3% of 34", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "52.4%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "35.3%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "34", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "40.7% of Greenacres houses for sale have cut their asking price, 48.4% of condos", "after": "40.7% of Greenacres houses for sale are asking less than their original list price; 48.1% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Greenacres sellers hold firmer than the rest of Palm Beach County as 28.8% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Greenacres: 40.7% of houses list below original asking, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Greenacres? Two in five houses have already come down once, by a median $18K", "after": "Buying in Greenacres? 24 of the 59 houses for sale are asking below their original price, by a median $18K", "before_present": true, "after_present": true }, { "field": "lede", "before": "GREENACRES, Fla., September 7, 2026 - 40.7% of the 59 single-family homes listed for sale in Greenacres have reduced their asking price at least once, by a median 3.7% (about $18K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 153 condominium listings, 48.4% have cut, by a median 6.5%.", "after": "GREENACRES, Fla., September 7, 2026 - 40.7% of the 59 single-family homes listed for sale in Greenacres (24 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 24 reduced listings, the median reduction is 3.7% (about $18K). Among the city's 154 condominium listings, 48.1% are asking below their original price, by a median 6.5%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Greenacres and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 59 houses, 153 condominiums, 27 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-greenacres/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Greenacres, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (34 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 59 houses, 154 condominiums, 27 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/greenacres/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-greenacres/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"40.7 percent of single-family homes for sale in Greenacres have reduced their asking price at least once, by a median $18K.\"", "after": "\"40.7 percent of single-family homes for sale in Greenacres have a current asking price below their original list price; among those 24 reduced listings the median reduction is $18K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Greenacres house for sale has been waiting 38 days, not the 34 the current listing shows.\"", "after": "\"Among active Greenacres houses, the median recorded CumulativeDaysOnMarket value is 38 days and the median recorded DaysOnMarket value is 34 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Greenacres houses now under contract, 55.6 percent never reduced their asking price; the rest cut by a median 5.4 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"27 Greenacres houses are under contract in this snapshot, 12 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "e0060f764aeb8b3e50f0f1ac0bc7a2d62de74d98e7fdc66d817178132a5a904a", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nGreenacres price cuts and true days on market\nHEADLINE OPTIONS\n40.7% of Greenacres houses for sale have cut their asking price, 48.4% of condos\nGreenacres sellers hold firmer than the rest of Palm Beach County as 28.8% of houses pass 90 days on the\nmarket\nBuying in Greenacres? Two in five houses have already come down once, by a median $18K\nLEDE\nGREENACRES, Fla., September 7, 2026 - 40.7% of the 59 single-family homes listed for sale in Greenacres\nhave reduced their asking price at least once, by a median 3.7% (about $18K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Among the city's 153 condominium listings, 48.4% have cut, by a\nmedian 6.5%.\nNUT GRAF\nThe figures point to a market where 44.4% of houses reached a contract only after a price cut: of the 27\nGreenacres houses now under contract, 44.4% reduced before going under contract, with a median cut of\n5.4% and a median 27 days to contract. Across Palm Beach County the price-cut share is 43.4% for houses and\n44.6% for condominiums, so Greenacres houses are cutting 2.7 points less often than the county. Counting\nevery relisting, the median Greenacres house for sale has been on the market 38 days, against 34 on its current\nlisting; 15.3% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nGreenacres\n59\nShare with at\nleast one price\nreduction,\nhouses\n40.7% (24 of 59)\nMedian\nreduction\nfrom original\nasking, houses\n3.7% (about $18K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings,\nGreenacres\n153\nShare with at\nleast one price\nreduction,\ncondominiums\n48.4% (74 of 153)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n38 days (34 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n28.8% (17 of 59)\nHouses under\ncontract that\nreduced first\n44.4% of 27\nPalm Beach\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.4% / 44.6%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking under\n$600K; peer\ncut share\n40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Florida City, West P\nQUOTABLE DATA POINTS\n\"40.7 percent of single-family homes for sale in Greenacres have reduced their asking price at least once,\nby a median $18K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Greenacres house for sale has been waiting 38 days, not the 34 the\ncurrent listing shows.\"\n\"Of the Greenacres houses now under contract, 55.6 percent never reduced their asking price; the rest cut\nby a median 5.4 percent before a buyer committed. Contract prices are not known until the sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Greenacres versus Palm Beach County, houses and condominiums, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Greenacres listings by cumulative days on market, houses and condominiums, September 7, 2026. 28.8% of houses have passed\n90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Greenacres houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Greenacres and Palm Beach County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 59 houses, 153 condominiums, 27 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-greenacres/ . Conditions read: How the read works: each city is compared with its peer group,\nthe South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "f6f0696bca7136c6ae99b2acfb514fbb951ff83c13f2d70d76dd81b2359fd3b0", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nGreenacres asking-price reductions and recorded days\non market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/greenacres/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n40.7% of Greenacres houses for sale are asking less than their original list price; 48.1% of condos\nSeller Blink Rate™ in Greenacres: 40.7% of houses list below original asking, against 43.4% across Palm\nBeach County\nBuying in Greenacres? 24 of the 59 houses for sale are asking below their original price, by a median $18K\nLEDE\nGREENACRES, Fla., September 7, 2026 - 40.7% of the 59 single-family homes listed for sale in Greenacres (24\nlistings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 24 reduced listings, the median reduction is\n3.7% (about $18K). Among the city's 154 condominium listings, 48.1% are asking below their original price, by\na median 6.5%.\nNUT GRAF\nFor active Greenacres houses, the median recorded CumulativeDaysOnMarket value is 38 days and the median\nrecorded DaysOnMarket value is 34 days, each calculated from non-missing values in that field (59 and 59\nlistings). 15.3% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. 27 Greenacres houses are under\ncontract (Pending or Active Under Contract), 12 of them with a recorded asking price below original; fewer\nthan 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nAcross Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for\ncondominiums; Greenacres houses are 2.7 points below the county share.\nFACT BOX\nActive single-family listings,\nGreenacres\n59\nSeptember 7, 2026\nShare asking below original list price,\nhouses\n40.7% (24 of 59)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original, houses\n59 / 0; 34 / 1\nSeptember 7, 2026\nMedian reduction among the 24\nreduced houses\n3.7% (about $18K)\nSeptember 7, 2026\nActive condominium listings,\nGreenacres\n154\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n48.1% (74 of 154)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n38 / 34 days (from 59 / 59 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90\ndays\n28.8% (17 of 59 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count only;\nfewer than 30)\n27, 12 asking below original\nSeptember 7, 2026\nPalm Beach County share asking\nbelow original, houses /\ncondominiums\n43.4% / 44.6%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed\nin method)\nHouses: Between the comparison thresholds; Condominiums:\nBetween the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking\nunder $600K; peer share 40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North\nLauderdale, Lauderhill, Port St Lucie, Florida City, West Park,\nMargate, Sunrise, Lake Worth Beach, Miami Gardens,\nDeerfield Beach, Lantana, Coconut Creek, Boynton Beach,\nOakland Park\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"40.7 percent of single-family homes for sale in Greenacres have a current asking price below their original\nlist price; among those 24 reduced listings the median reduction is $18K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"Among active Greenacres houses, the median recorded CumulativeDaysOnMarket value is 38 days and\nthe median recorded DaysOnMarket value is 34 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"27 Greenacres houses are under contract in this snapshot, 12 of them with a recorded asking price below\noriginal; the group is too small to report a percentage. These asking-price fields do not disclose the agreed\ncontract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Greenacres versus Palm Beach\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nChart data (aggregate): Horizontal bar chart. Greenacres houses 40.7%, Palm Beach County houses 43.4%;\nGreenacres condominiums 48.1%, Palm Beach County condominiums 44.6%. Share of active listings asking\nbelow their original list price, September 7, 2026.\nActive Greenacres houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings\nwith a recorded value in that field; 28.8% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 35.6%, 31-60\ndays 25.4%, 61-90 days 10.2%, 91-180 days 13.6%, 181+ days 15.3%. Condominiums: 0-30 days 25.3%,\n31-60 days 11.7%, 61-90 days 14.3%, 91-180 days 27.9%, 181+ days 20.8%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Greenacres houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10\nto 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 35.3% (12 of 34); $500K to $1M 52.4% (11 of 21); $1M to $2M 3 listed, count only;\n$2M to $5M 1 listed, count only; $5M and up 0 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Greenacres,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (34 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 59 houses,\n154 condominiums, 27 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/greenacres/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-greenacres/; where published, it uses\na separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "d6ec9bdbea8a8fb3f37436aa1fc0016df9e7628660727fc924c145d9a01c51cf", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - GREENACRES PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 40.7% of Greenacres houses for sale are asking less than their original list price; 48.1% of condos\n2. Seller Blink Rate™ in Greenacres: 40.7% of houses list below original asking, against 43.4% across Palm Beach County\n3. Buying in Greenacres? 24 of the 59 houses for sale are asking below their original price, by a median $18K\n\nLEDE\nGREENACRES, Fla., September 7, 2026 - 40.7% of the 59 single-family homes listed for sale in Greenacres (24 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 24 reduced listings, the median reduction is 3.7% (about $18K). Among the city's 154 condominium listings, 48.1% are asking below their original price, by a median 6.5%.\n\nNUT GRAF\nFor active Greenacres houses, the median recorded CumulativeDaysOnMarket value is 38 days and the median recorded DaysOnMarket value is 34 days, each calculated from non-missing values in that field (59 and 59 listings). 15.3% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 27 Greenacres houses are under contract (Pending or Active Under Contract), 12 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for condominiums; Greenacres houses are 2.7 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Greenacres: 59 [September 7, 2026]\n- Share asking below original list price, houses: 40.7% (24 of 59) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 59 / 0; 34 / 1 [September 7, 2026]\n- Median reduction among the 24 reduced houses: 3.7% (about $18K) [September 7, 2026]\n- Active condominium listings, Greenacres: 154 [September 7, 2026]\n- Share asking below original list price, condominiums: 48.1% (74 of 154) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 38 / 34 days (from 59 / 59 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 28.8% (17 of 59 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 27, 12 asking below original [September 7, 2026]\n- Palm Beach County share asking below original, houses / condominiums: 43.4% / 44.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking under $600K; peer share 40.7%): Tamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Florida City, West Park, Margate, Sunrise, Lake Worth Beach, Miami Gardens, Deerfield Beach, Lantana, Coconut Creek, Boynton Beach, Oakland Park [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"40.7 percent of single-family homes for sale in Greenacres have a current asking price below their original list price; among those 24 reduced listings the median reduction is $18K.\"\n- \"Among active Greenacres houses, the median recorded CumulativeDaysOnMarket value is 38 days and the median recorded DaysOnMarket value is 34 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"27 Greenacres houses are under contract in this snapshot, 12 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- greenacres-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Greenacres versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Greenacres houses 40.7%, Palm Beach County houses 43.4%; Greenacres condominiums 48.1%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.\n- greenacres-true-days-on-market-r1-2026-09-07.png\n Caption: Active Greenacres houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 28.8% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 35.6%, 31-60 days 25.4%, 61-90 days 10.2%, 91-180 days 13.6%, 181+ days 15.3%. Condominiums: 0-30 days 25.3%, 31-60 days 11.7%, 61-90 days 14.3%, 91-180 days 27.9%, 181+ days 20.8%.\n- greenacres-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Greenacres houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 35.3% (12 of 34); $500K to $1M 52.4% (11 of 21); $1M to $2M 3 listed, count only; $2M to $5M 1 listed, count only; $5M and up 0 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Greenacres, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (34 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 59 houses, 154 condominiums, 27 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/greenacres/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-greenacres/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-920dee18f01c41a46783" }, { "slug": "greenacres", "city": "Greenacres", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 153, "with_fee": 153, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 153, "cut_count": 74, "cut_pct": 48.4, "median_cut_pct": 6.5, "median_cut_dollars": 10100 }, "outliers_dropped": 4, "n": 149, "median": 446, "p10": 409, "p25": 418, "p75": 552, "p90": 657, "min": 316, "max": 752, "median_sqft": 0.46, "n_sqft": 149, "median_pct_price": 3.2, "median_list_price": 180000, "median_year_built": 1982, "median_sqft_area": 937, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 105, "under_500_pct": 70.5, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 105, "under_lo_pct": 70.5, "types": { "Condominium": { "count": 146, "pct": 98.0 }, "Villa": { "count": 2, "pct": 1.3 }, "Townhouse": { "count": 1, "pct": 0.7 } }, "regime": { "COA": { "count": 138, "pct": 92.6 }, "not_recorded": { "count": 11, "pct": 7.4 } }, "villa_median": 554, "townhouse_median": 403, "cadence": { "Monthly": { "count": 124, "pct": 83.2 }, "Quarterly": { "count": 25, "pct": 16.8 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 105, "pct": 70.5 }, { "label": "$500 to $750", "count": 43, "pct": 28.9 }, { "label": "$750 to $1,000", "count": 1, "pct": 0.7 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 17, "median": 420, "median_sqft": 0.46 }, { "label": "1980s", "n": 123, "median": 446, "median_sqft": 0.46 }, { "label": "1990s", "n": 6, "median": 650, "median_sqft": 0.46 }, { "label": "2000s", "n": 3, "median": 657, "median_sqft": 0.34 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 133, "median": 444, "median_pct_price": 3.34 }, { "label": "$250K to $500K", "n": 16, "median": 618, "median_pct_price": 2.63 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 142, "median": 444 }, "post2005": { "n": 1, "median": 657 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 118, "pct": 81.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 108, "pct": 74.5 }, { "key": "CableTv", "label": "Cable TV", "count": 107, "pct": 73.8 }, { "key": "Insurance", "label": "Building insurance", "count": 82, "pct": 56.6 }, { "key": "Trash", "label": "Trash", "count": 82, "pct": 56.6 }, { "key": "Pools", "label": "Pool", "count": 56, "pct": 38.6 }, { "key": "Roof", "label": "Roof", "count": 52, "pct": 35.9 }, { "key": "Water", "label": "Water", "count": 51, "pct": 35.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 47, "pct": 32.4 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 46, "pct": 31.7 }, { "key": "Sewer", "label": "Sewer", "count": 43, "pct": 29.7 }, { "key": "Internet", "label": "Internet", "count": 42, "pct": 29.0 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 33, "pct": 22.8 }, { "key": "PestControl", "label": "Pest control", "count": 29, "pct": 20.0 } ], "includes_n": 145, "flags": { "sa_mentioned": { "count": 5, "pct": 3.4 }, "sa_none_or_paid": { "count": 5, "pct": 3.4 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 1, "pct": 0.7 }, "reserves": { "count": 1, "pct": 0.7 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 148 }, "developments": [ { "name": "Pine Ridge South Iii Cond", "master": "Pine Ridge", "n": 23, "anecdotal": false, "median": 435, "median_sqft": 0.47, "year_built": 1981, "median_list_price": 164900, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pine Ridge North Ii Cond Decl Filed 10 1 82", "master": "Pine Ridge", "n": 17, "anecdotal": false, "median": 444, "median_sqft": 0.44, "year_built": 1984, "median_list_price": 220000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 1 }, { "name": "Pine Ridge South Iv", "master": "Pine Ridge", "n": 15, "anecdotal": false, "median": 499, "median_sqft": 0.62, "year_built": 1981, "median_list_price": 139900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pine Ridge Iii", "master": "Pine Ridge", "n": 12, "anecdotal": false, "median": 433, "median_sqft": 0.46, "year_built": 1980, "median_list_price": 142200, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "La Pinata", "master": null, "n": 9, "anecdotal": true, "median": 420, "median_sqft": 0.46, "year_built": 1979, "median_list_price": 149999, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pine Ridge Iv", "master": "Pine Ridge", "n": 8, "anecdotal": true, "median": 415, "median_sqft": 0.44, "year_built": 1981, "median_list_price": 172500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pine Ridge North Village Iv", "master": "Pine Ridge", "n": 7, "anecdotal": true, "median": 432, "median_sqft": 0.39, "year_built": 1986, "median_list_price": 190000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 1 }, { "name": "Pine Ridge North Village Iii", "master": "Pine Ridge", "n": 6, "anecdotal": true, "median": 451, "median_sqft": 0.41, "year_built": 1984, "median_list_price": 217500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lucerne Park", "master": null, "n": 5, "anecdotal": true, "median": 653, "median_sqft": 0.54, "year_built": 1986, "median_list_price": 215000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Pine Ridge", "n": 91, "median": 435, "enclaves": 10, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 445, "p25": 418, "p75": 552, "n": 146, "median_sqft": 0.46, "sa_pending_pct": 0.0 }, { "date": "2026-09-07", "median": 446, "p25": 418, "p75": 552, "n": 149, "median_sqft": 0.46, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Greenacres condo for sale carries a $446-a-month association fee, 44% below the South Florida median", "0% of Greenacres condos on the market ask $1,000 or more a month in fees; 70.5% stay under $500", "Greenacres condo fees run $418 to $552 a month for the middle half of listings" ], "lede": "GREENACRES, Fla., September 7, 2026 - The median monthly association fee across the 149 condominiums listed for sale in Greenacres is $446, with half of the listings between $418 and $552 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 44% below the five-county South Florida median of $800, and ranks Greenacres 65 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Greenacres carries a monthly association fee of $446, 44% below the five-county South Florida median of $800.\"", "\"0 percent of Greenacres condos on the market ask $1,000 or more a month in association fees; only 70.5 percent stay under $500.\"", "\"On the median Greenacres condo, a year of association fees equals 3.2 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Greenacres permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-greenacres/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Greenacres against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Greenacres median $446 a month, South Florida median $800; Greenacres ranks 65 of 69 cities.", "title": "Greenacres condo fees sit 44% below the South Florida median" }, { "caption": "Share of active Greenacres condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 70.5% (105 listings); $500 to $750 28.9% (43 listings); $750 to $1,000 0.7% (1 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "70.5% of Greenacres condos for sale carry a fee of $250 to $500 a month" }, { "caption": "Median monthly-equivalent association fee for active Greenacres condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s $420 (17 listings); 1980s $446 (123 listings); 1990s too few (6 listings); 2000s too few (3 listings).", "title": "Greenacres condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 154 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 154, "with_fee": 154, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 154, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 150, "retained_n": 150, "outliers_dropped": 4, "trim_applied": true, "cuts": { "active": 154, "cut_count": 74, "cut_pct": 48.1, "median_cut_pct": 6.5, "median_cut_dollars": 10100, "valid_price_count": 154, "missing_price_count": 0, "unchanged_count": 74, "raised_count": 6, "not_below_original_count": 80, "cut_pct_denominator": 154, "cut_sample_ok": true, "median_cut_n": 74 }, "trim_bounds": { "p1": 314.12, "p99": 777.8499999999999 }, "retained_small_sample": false, "retained_below_30": false, "median": 445, "p10": 404, "p25": 418, "p75": 552, "p90": 657, "min": 316, "max": 752, "median_sqft": 0.46, "n_sqft": 150, "median_pct_price": 3.19, "n_pct_price": 150, "median_list_price": 180000, "median_year_built": 1982, "median_sqft_area": 937, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 106, "under_500_pct": 70.7, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 106, "under_lo_pct": 70.7, "types": { "Condominium": { "count": 147, "pct": 98.0 }, "Villa": { "count": 2, "pct": 1.3 }, "Townhouse": { "count": 1, "pct": 0.7 } }, "regime": { "COA": { "count": 138, "pct": 92.0 }, "not_recorded": { "count": 12, "pct": 8.0 } }, "villa_median": 554, "townhouse_median": 403, "cadence": { "Monthly": { "count": 125, "pct": 83.3 }, "Quarterly": { "count": 25, "pct": 16.7 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 106, "pct": 70.7 }, { "label": "$500 to $750", "count": 43, "pct": 28.7 }, { "label": "$750 to $1,000", "count": 1, "pct": 0.7 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 17, "median": 420, "median_sqft": 0.46 }, { "label": "1980s", "n": 124, "median": 446, "median_sqft": 0.46 }, { "label": "1990s", "n": 6, "median": 650, "median_sqft": 0.46 }, { "label": "2000s", "n": 3, "median": 657, "median_sqft": 0.34 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 134, "median": 444, "median_pct_price": 3.33 }, { "label": "$250K to $500K", "n": 16, "median": 618, "median_pct_price": 2.63 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 143, "median": 444 }, "post2005": { "n": 1, "median": 657 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 119, "pct": 81.5 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 108, "pct": 74.0 }, { "key": "CableTv", "label": "Cable TV", "count": 107, "pct": 73.3 }, { "key": "Trash", "label": "Trash", "count": 83, "pct": 56.8 }, { "key": "Insurance", "label": "Building insurance", "count": 82, "pct": 56.2 }, { "key": "Pools", "label": "Pool", "count": 56, "pct": 38.4 }, { "key": "Roof", "label": "Roof", "count": 52, "pct": 35.6 }, { "key": "Water", "label": "Water", "count": 51, "pct": 34.9 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 47, "pct": 32.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 46, "pct": 31.5 }, { "key": "Sewer", "label": "Sewer", "count": 43, "pct": 29.5 }, { "key": "Internet", "label": "Internet", "count": 42, "pct": 28.8 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 33, "pct": 22.6 }, { "key": "PestControl", "label": "Pest control", "count": 29, "pct": 19.9 } ], "includes_n": 146, "flags": { "sa_mentioned": { "count": 5, "pct": 3.3 }, "sa_none_or_paid": { "count": 5, "pct": 3.3 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 1, "pct": 0.7 }, "reserves": { "count": 1, "pct": 0.7 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 149 }, "denominators": { "fee_percentages": 150, "fee_medians_percentiles": 150, "median_sqft": 150, "median_pct_price": 150, "includes_pct": 146, "flags_pct": 150, "cut_pct": 154 }, "developments": [ { "name": "Pine Ridge South Iii Cond", "master": "Pine Ridge", "n": 23, "anecdotal": false, "median": 435, "median_sqft": 0.47, "year_built": 1981, "median_list_price": 164900, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pine Ridge North Ii Cond Decl Filed 10 1 82", "master": "Pine Ridge", "n": 17, "anecdotal": false, "median": 444, "median_sqft": 0.44, "year_built": 1984, "median_list_price": 220000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 1 }, { "name": "Pine Ridge South Iv", "master": "Pine Ridge", "n": 15, "anecdotal": false, "median": 499, "median_sqft": 0.62, "year_built": 1981, "median_list_price": 139900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pine Ridge Iii", "master": "Pine Ridge", "n": 12, "anecdotal": false, "median": 433, "median_sqft": 0.46, "year_built": 1980, "median_list_price": 142200, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "La Pinata", "master": null, "n": 9, "anecdotal": true, "median": 420, "median_sqft": 0.46, "year_built": 1979, "median_list_price": 149999, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pine Ridge Iv", "master": "Pine Ridge", "n": 8, "anecdotal": true, "median": 415, "median_sqft": 0.44, "year_built": 1981, "median_list_price": 172500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pine Ridge North Village Iii", "master": "Pine Ridge", "n": 7, "anecdotal": true, "median": 451, "median_sqft": 0.37, "year_built": 1984, "median_list_price": 215000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pine Ridge North Village Iv", "master": "Pine Ridge", "n": 7, "anecdotal": true, "median": 432, "median_sqft": 0.39, "year_built": 1986, "median_list_price": 190000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 1 }, { "name": "Lucerne Park", "master": null, "n": 5, "anecdotal": true, "median": 653, "median_sqft": 0.54, "year_built": 1986, "median_list_price": 215000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Pine Ridge", "n": 92, "median": 435, "enclaves": 10, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 445, "p25": 418, "p75": 552, "n": 150, "median_sqft": 0.46, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Greenacres condo monthly association fees have a median of $445 in the retained usable-fee sample of 150 listings, 44% below the five-county median", "In Greenacres's retained usable-fee sample (150 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 70.7% are below $500", "Greenacres's retained usable-fee sample (n=150): reported monthly-equivalent association fees range from $418 to $552 at the 25th to 75th percentiles" ], "lede": "GREENACRES, Fla., September 7, 2026 - Among 150 active condominium listings in Greenacres retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $445, with the middle half between $418 and $552, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 154 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 44% below the separately trimmed five-county median of $800 and ranks 65th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Greenacres's retained usable-fee sample (n=150), after exclusions and percentile trimming, is $445, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Greenacres condos in the retained usable-fee sample (n=150) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 70.7 percent are below $500.\"", "\"Among 150 retained listings with a current asking price of at least $20,000 in Greenacres's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.19 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Greenacres, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (154 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 150 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 154 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/greenacres/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-greenacres/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Greenacres and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Greenacres retained-sample median $445 a month (n=150); five-county median $800 (n=22,695, region-level trim).", "title": "Greenacres condos, retained usable-fee sample (n=150): median $445/month, 44% below the five-county median of $800", "visible_labels": [ "$445", "150", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 150 active Greenacres condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 70.7% (106 listings); $500 to $750 28.7% (43 listings); $750 to $1,000 0.7% (1 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "70.7% of Greenacres's retained usable-fee sample (150 listings) falls in the $250 to $500 monthly band", "visible_labels": [ "0%", "0", "70.7%", "106", "28.7%", "43", "0.7%", "1", "0%", "0", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Greenacres condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1970s $420 (17 listings); 1980s $446 (124 listings); 1990s count only (6 listings); 2000s count only (3 listings).", "title": "Greenacres condo fees by recorded decade built, retained usable-fee sample (n=150)", "visible_labels": [ "$420", "17", "$446", "124", "6", "3" ] } ] } }, "figure_changes": [ { "field": "city.active", "before": 153, "after": 154, "before_present": true, "after_present": true }, { "field": "city.bands[0].median_pct_price", "before": 3.34, "after": 3.33, "before_present": true, "after_present": true }, { "field": "city.bands[0].n", "before": 133, "after": 134, "before_present": true, "after_present": true }, { "field": "city.bins[1].count", "before": 105, "after": 106, "before_present": true, "after_present": true }, { "field": "city.bins[1].pct", "before": 70.5, "after": 70.7, "before_present": true, "after_present": true }, { "field": "city.bins[2].pct", "before": 28.9, "after": 28.7, "before_present": true, "after_present": true }, { "field": "city.cadence.Monthly.count", "before": 124, "after": 125, "before_present": true, "after_present": true }, { "field": "city.cadence.Monthly.pct", "before": 83.2, "after": 83.3, "before_present": true, "after_present": true }, { "field": "city.cadence.Quarterly.pct", "before": 16.8, "after": 16.7, "before_present": true, "after_present": true }, { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 154, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.active", "before": 153, "after": 154, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_pct", "before": 48.4, "after": 48.1, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 154, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 74, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 80, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 74, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 154, "before_present": false, "after_present": true }, { "field": "city.decades[3].n", "before": 123, "after": 124, "before_present": true, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 154, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 150, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 150, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 150, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 146, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 150, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 150, "before_present": false, "after_present": true }, { "field": "city.developments[6].median", "before": 432, "after": 451, "before_present": true, "after_present": true }, { "field": "city.developments[6].median_list_price", "before": 190000, "after": 215000, "before_present": true, "after_present": true }, { "field": "city.developments[6].median_sqft", "before": 0.39, "after": 0.37, "before_present": true, "after_present": true }, { "field": "city.developments[6].name", "before": "Pine Ridge North Village Iv", "after": "Pine Ridge North Village Iii", "before_present": true, "after_present": true }, { "field": "city.developments[6].villas", "before": 1, "after": 0, "before_present": true, "after_present": true }, { "field": "city.developments[6].year_built", "before": 1986, "after": 1984, "before_present": true, "after_present": true }, { "field": "city.developments[7].median", "before": 451, "after": 432, "before_present": true, "after_present": true }, { "field": "city.developments[7].median_list_price", "before": 217500, "after": 190000, "before_present": true, "after_present": true }, { "field": "city.developments[7].median_sqft", "before": 0.41, "after": 0.39, "before_present": true, "after_present": true }, { "field": "city.developments[7].n", "before": 6, "after": 7, "before_present": true, "after_present": true }, { "field": "city.developments[7].name", "before": "Pine Ridge North Village Iii", "after": "Pine Ridge North Village Iv", "before_present": true, "after_present": true }, { "field": "city.developments[7].villas", "before": 0, "after": 1, "before_present": true, "after_present": true }, { "field": "city.developments[7].year_built", "before": 1984, "after": 1986, "before_present": true, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 154, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.flags.remarks_n", "before": 148, "after": 149, "before_present": true, "after_present": true }, { "field": "city.flags.sa_mentioned.pct", "before": 3.4, "after": 3.3, "before_present": true, "after_present": true }, { "field": "city.flags.sa_none_or_paid.pct", "before": 3.4, "after": 3.3, "before_present": true, "after_present": true }, { "field": "city.includes[0].count", "before": 118, "after": 119, "before_present": true, "after_present": true }, { "field": "city.includes[0].pct", "before": 81.4, "after": 81.5, "before_present": true, "after_present": true }, { "field": "city.includes[10].pct", "before": 29.7, "after": 29.5, "before_present": true, "after_present": true }, { "field": "city.includes[11].pct", "before": 29.0, "after": 28.8, "before_present": true, "after_present": true }, { "field": "city.includes[12].pct", "before": 22.8, "after": 22.6, "before_present": true, "after_present": true }, { "field": "city.includes[13].pct", "before": 20.0, "after": 19.9, "before_present": true, "after_present": true }, { "field": "city.includes[1].pct", "before": 74.5, "after": 74.0, "before_present": true, "after_present": true }, { "field": "city.includes[2].pct", "before": 73.8, "after": 73.3, "before_present": true, "after_present": true }, { "field": "city.includes[3].count", "before": 82, "after": 83, "before_present": true, "after_present": true }, { "field": "city.includes[3].key", "before": "Insurance", "after": "Trash", "before_present": true, "after_present": true }, { "field": "city.includes[3].label", "before": "Building insurance", "after": "Trash", "before_present": true, "after_present": true }, { "field": "city.includes[3].pct", "before": 56.6, "after": 56.8, "before_present": true, "after_present": true }, { "field": "city.includes[4].key", "before": "Trash", "after": "Insurance", "before_present": true, "after_present": true }, { "field": "city.includes[4].label", "before": "Trash", "after": "Building insurance", "before_present": true, "after_present": true }, { "field": "city.includes[4].pct", "before": 56.6, "after": 56.2, "before_present": true, "after_present": true }, { "field": "city.includes[5].pct", "before": 38.6, "after": 38.4, "before_present": true, "after_present": true }, { "field": "city.includes[6].pct", "before": 35.9, "after": 35.6, "before_present": true, "after_present": true }, { "field": "city.includes[7].pct", "before": 35.2, "after": 34.9, "before_present": true, "after_present": true }, { "field": "city.includes[8].pct", "before": 32.4, "after": 32.2, "before_present": true, "after_present": true }, { "field": "city.includes[9].pct", "before": 31.7, "after": 31.5, "before_present": true, "after_present": true }, { "field": "city.includes_n", "before": 145, "after": 146, "before_present": true, "after_present": true }, { "field": "city.masters[0].n", "before": 91, "after": 92, "before_present": true, "after_present": true }, { "field": "city.median", "before": 446, "after": 445, "before_present": true, "after_present": true }, { "field": "city.median_pct_price", "before": 3.2, "after": 3.19, "before_present": true, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n", "before": 149, "after": 150, "before_present": true, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 150, "before_present": false, "after_present": true }, { "field": "city.n_sqft", "before": 149, "after": 150, "before_present": true, "after_present": true }, { "field": "city.p10", "before": 409, "after": 404, "before_present": true, "after_present": true }, { "field": "city.pre1995.n", "before": 142, "after": 143, "before_present": true, "after_present": true }, { "field": "city.regime.COA.pct", "before": 92.6, "after": 92.0, "before_present": true, "after_present": true }, { "field": "city.regime.not_recorded.count", "before": 11, "after": 12, "before_present": true, "after_present": true }, { "field": "city.regime.not_recorded.pct", "before": 7.4, "after": 8.0, "before_present": true, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 150, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 314.12, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 777.8499999999999, "before_present": false, "after_present": true }, { "field": "city.types.Condominium.count", "before": 146, "after": 147, "before_present": true, "after_present": true }, { "field": "city.under_500", "before": 105, "after": 106, "before_present": true, "after_present": true }, { "field": "city.under_500_pct", "before": 70.5, "after": 70.7, "before_present": true, "after_present": true }, { "field": "city.under_lo", "before": 105, "after": 106, "before_present": true, "after_present": true }, { "field": "city.under_lo_pct", "before": 70.5, "after": 70.7, "before_present": true, "after_present": true }, { "field": "city.with_fee", "before": 153, "after": 154, "before_present": true, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Greenacres median $446 a month, South Florida median $800; Greenacres ranks 65 of 69 cities.", "after": "Dot strip chart in five county lanes. Greenacres retained-sample median $445 a month (n=150); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Greenacres against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Greenacres and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Greenacres condo fees sit 44% below the South Florida median", "after": "Greenacres condos, retained usable-fee sample (n=150): median $445/month, 44% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$445", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "150", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 70.5% (105 listings); $500 to $750 28.9% (43 listings); $750 to $1,000 0.7% (1 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 70.7% (106 listings); $500 to $750 28.7% (43 listings); $750 to $1,000 0.7% (1 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Greenacres condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 150 active Greenacres condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "70.5% of Greenacres condos for sale carry a fee of $250 to $500 a month", "after": "70.7% of Greenacres's retained usable-fee sample (150 listings) falls in the $250 to $500 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "70.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "106", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "28.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "43", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "0.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s $420 (17 listings); 1980s $446 (123 listings); 1990s too few (6 listings); 2000s too few (3 listings).", "after": "Column chart of median fee by recorded decade built: 1970s $420 (17 listings); 1980s $446 (124 listings); 1990s count only (6 listings); 2000s count only (3 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Greenacres condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Greenacres condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Greenacres condo fees by decade the building was completed", "after": "Greenacres condo fees by recorded decade built, retained usable-fee sample (n=150)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$420", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "17", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$446", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "124", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Greenacres condo for sale carries a $446-a-month association fee, 44% below the South Florida median", "after": "Greenacres condo monthly association fees have a median of $445 in the retained usable-fee sample of 150 listings, 44% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "0% of Greenacres condos on the market ask $1,000 or more a month in fees; 70.5% stay under $500", "after": "In Greenacres's retained usable-fee sample (150 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 70.7% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Greenacres condo fees run $418 to $552 a month for the middle half of listings", "after": "Greenacres's retained usable-fee sample (n=150): reported monthly-equivalent association fees range from $418 to $552 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "GREENACRES, Fla., September 7, 2026 - The median monthly association fee across the 149 condominiums listed for sale in Greenacres is $446, with half of the listings between $418 and $552 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 44% below the five-county South Florida median of $800, and ranks Greenacres 65 of 69 cities.", "after": "GREENACRES, Fla., September 7, 2026 - Among 150 active condominium listings in Greenacres retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $445, with the middle half between $418 and $552, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 154 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 44% below the separately trimmed five-county median of $800 and ranks 65th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Greenacres permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-greenacres/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Greenacres, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (154 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 150 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 154 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/greenacres/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-greenacres/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Greenacres carries a monthly association fee of $446, 44% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Greenacres's retained usable-fee sample (n=150), after exclusions and percentile trimming, is $445, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"0 percent of Greenacres condos on the market ask $1,000 or more a month in association fees; only 70.5 percent stay under $500.\"", "after": "\"Among Greenacres condos in the retained usable-fee sample (n=150) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 70.7 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Greenacres condo, a year of association fees equals 3.2 percent of the asking price.\"", "after": "\"Among 150 retained listings with a current asking price of at least $20,000 in Greenacres's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.19 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "a8fbfa41555d0c65f3de52faa928a252bea38ca43ea6d4a294cb7ef21c719b30", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nGreenacres condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Greenacres condo for sale carries a $446-a-month association fee, 44% below the South Florida\nmedian\n0% of Greenacres condos on the market ask $1,000 or more a month in fees; 70.5% stay under $500\nGreenacres condo fees run $418 to $552 a month for the middle half of listings\nLEDE\nGREENACRES, Fla., September 7, 2026 - The median monthly association fee across the 149 condominiums\nlisted for sale in Greenacres is $446, with half of the listings between $418 and $552 a month, according to a\ndaily analysis of BeachesMLS listing data by PBP Real Estate. That is 44% below the five-county South Florida\nmedian of $800, and ranks Greenacres 65 of 69 cities.\nNUT GRAF\nPer square foot, the median Greenacres condo fee is $0.46 a month on a median unit of 937 square feet; at the\nmedian asking price of $180K, a year of fees equals 3.2% of the price. 0% of listings ask $1,000 or more a\nmonth and 70.5% under $500. 0% of listings report two association layers (a master and a sub-association);\n16.8% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 3.4% of listings, describe one as pending or payable by the buyer on 0%, and mention a\nmandatory club or membership on 0%.\nFACT BOX\nActive condominium listings, Greenacres\n153 (149 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$446\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$418 to $552\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.46 (median unit 937 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n3.2% (asking $180K)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n0% / 70.5%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n16.8%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n3.4% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Greenacres ranks 65 of 69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Greenacres carries a monthly association fee of $446, 44%\nbelow the five-county South Florida median of $800.\"\n\"0 percent of Greenacres condos on the market ask $1,000 or more a month in association fees; only 70.5\npercent stay under $500.\"\n\"On the median Greenacres condo, a year of association fees equals 3.2 percent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Greenacres against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Greenacres condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS\nvia PBP Real Estate.\nMedian monthly-equivalent association fee for active Greenacres condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Greenacres permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-greenacres/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "12f4d62c7ee26ca98d88c9f7c1ab22f6df5474579d4c4a2d8c3a74cbac9addef", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nGreenacres condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/greenacres/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nGreenacres condo monthly association fees have a median of $445 in the retained usable-fee sample of\n150 listings, 44% below the five-county median\nIn Greenacres's retained usable-fee sample (150 listings after exclusions and percentile trimming), 0% have\nmonthly-equivalent fees of $1,000 or more and 70.7% are below $500\nGreenacres's retained usable-fee sample (n=150): reported monthly-equivalent association fees range from\n$418 to $552 at the 25th to 75th percentiles\nLEDE\nGREENACRES, Fla., September 7, 2026 - Among 150 active condominium listings in Greenacres retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly association fee is $445, with the middle half between $418 and $552,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 154\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 44% below the separately trimmed five-county median\nof $800 and ranks 65th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Greenacres condo fee is $0.46 a month (150\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n3.19% of the listing's current asking price across 150 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a\nmonth and 70.7% are below $500. 0% of the retained sample report two association layers (a master and a\nsub-association, summed here); 16.7% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 3.3% of the retained sample, describe one as pending or\npayable by the buyer on 0%, and mention a mandatory club or membership on 0%; 149 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association.\nFACT BOX\nActive condominium listings, Greenacres (before\nexclusions and trimming)\n154\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n154 / 150 (4 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$445\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$418 to $552\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.46 (150 retained listings with recorded\nliving area of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n3.19% (150 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n0% (0) / 70.7% (106) of 150\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n16.7%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n3.3% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Greenacres ranks 65th\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Greenacres's retained usable-fee sample (n=150), after\nexclusions and percentile trimming, is $445, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Greenacres condos in the retained usable-fee sample (n=150) after exclusions and percentile\ntrimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 70.7 percent are below\n$500.\"\n\"Among 150 retained listings with a current asking price of at least $20,000 in Greenacres's usable-fee\nsample after exclusions and percentile trimming, a year of reported association fees equals a median 3.19\npercent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Greenacres and\nthe published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference\nuses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Greenacres retained-sample median $445 a month\n(n=150); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 150 active Greenacres condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 70.7% (106 listings); $500 to $750 28.7% (43 listings); $750 to $1,000 0.7% (1 listings);\n$1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Greenacres condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s $420 (17 listings); 1980s\n$446 (124 listings); 1990s count only (6 listings); 2000s count only (3 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Greenacres, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (154 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 150 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 154 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/greenacres/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-greenacres/; where published, it\nuses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data\nis not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "ce8be3164ba680d16e2553c71ccc644bdd3fb37d351f8933fde730092c3f4fca", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - GREENACRES CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Greenacres condo monthly association fees have a median of $445 in the retained usable-fee sample of 150 listings, 44% below the five-county median\n2. In Greenacres's retained usable-fee sample (150 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 70.7% are below $500\n3. Greenacres's retained usable-fee sample (n=150): reported monthly-equivalent association fees range from $418 to $552 at the 25th to 75th percentiles\n\nLEDE\nGREENACRES, Fla., September 7, 2026 - Among 150 active condominium listings in Greenacres retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $445, with the middle half between $418 and $552, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 154 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 44% below the separately trimmed five-county median of $800 and ranks 65th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Greenacres condo fee is $0.46 a month (150 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.19% of the listing's current asking price across 150 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a month and 70.7% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 16.7% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 3.3% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 149 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association.\n\nFACT BOX (exact figures)\n- Active condominium listings, Greenacres (before exclusions and trimming): 154 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 154 / 150 (4 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $445 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $418 to $552 [September 7, 2026]\n- Median fee per square foot per month: $0.46 (150 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 3.19% (150 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 0% (0) / 70.7% (106) of 150 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 16.7% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 3.3% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Greenacres ranks 65th among 69 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Greenacres's retained usable-fee sample (n=150), after exclusions and percentile trimming, is $445, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Greenacres condos in the retained usable-fee sample (n=150) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 70.7 percent are below $500.\"\n- \"Among 150 retained listings with a current asking price of at least $20,000 in Greenacres's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.19 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- greenacres-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Greenacres and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Greenacres retained-sample median $445 a month (n=150); five-county median $800 (n=22,695, region-level trim).\n- greenacres-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 150 active Greenacres condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 70.7% (106 listings); $500 to $750 28.7% (43 listings); $750 to $1,000 0.7% (1 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\n- greenacres-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Greenacres condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1970s $420 (17 listings); 1980s $446 (124 listings); 1990s count only (6 listings); 2000s count only (3 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Greenacres, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (154 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 150 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 154 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/greenacres/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-greenacres/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "greenacres", "city": "Greenacres", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 64, "with_fee": 62, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 64, "cut_count": 18, "cut_pct": 28.1, "median_cut_pct": 3.3, "median_cut_dollars": 10000 }, "outliers_dropped": 1, "n": 61, "median": 305, "p10": 150, "p25": 205, "p75": 424, "p90": 644, "min": 150, "max": 657, "median_sqft": 0.2, "n_sqft": 61, "median_pct_price": 1.02, "median_list_price": 370000, "median_year_built": 1997, "median_sqft_area": 1446, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 51, "under_500_pct": 83.6, "hi_thr": 500, "lo_thr": 200, "over_hi": 10, "over_hi_pct": 16.4, "under_lo": 14, "under_lo_pct": 23.0, "types": { "Townhouse": { "count": 57, "pct": 93.4 }, "Villa": { "count": 4, "pct": 6.6 } }, "regime": { "HOA": { "count": 56, "pct": 91.8 }, "not_recorded": { "count": 5, "pct": 8.2 } }, "villa_median": 487, "townhouse_median": 300, "cadence": { "Monthly": { "count": 59, "pct": 96.7 }, "Quarterly": { "count": 2, "pct": 3.3 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 14, "pct": 23.0 }, { "label": "$200 to $300", "count": 15, "pct": 24.6 }, { "label": "$300 to $400", "count": 15, "pct": 24.6 }, { "label": "$400 to $600", "count": 8, "pct": 13.1 }, { "label": "$600 to $1,000", "count": 9, "pct": 14.8 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 4, "median": 241, "median_sqft": 0.18 }, { "label": "1980s", "n": 19, "median": 387, "median_sqft": 0.31 }, { "label": "1990s", "n": 8, "median": 420, "median_sqft": 0.32 }, { "label": "2000s", "n": 16, "median": 322, "median_sqft": 0.21 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 14, "median": 150, "median_sqft": 0.1 } ], "bands": [ { "label": "Under $250K", "n": 1, "median": 387, "median_pct_price": 1.86 }, { "label": "$250K to $500K", "n": 53, "median": 330, "median_pct_price": 1.05 }, { "label": "$500K to $1M", "n": 7, "median": 150, "median_pct_price": 0.36 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 26, "median": 360 }, "post2005": { "n": 24, "median": 150 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 47, "pct": 78.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 26, "pct": 43.3 }, { "key": "Insurance", "label": "Building insurance", "count": 15, "pct": 25.0 }, { "key": "Trash", "label": "Trash", "count": 14, "pct": 23.3 }, { "key": "CableTv", "label": "Cable TV", "count": 11, "pct": 18.3 }, { "key": "Pools", "label": "Pool", "count": 11, "pct": 18.3 }, { "key": "Roof", "label": "Roof", "count": 11, "pct": 18.3 }, { "key": "Security", "label": "Security", "count": 11, "pct": 18.3 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 9, "pct": 15.0 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 5, "pct": 8.3 }, { "key": "Internet", "label": "Internet", "count": 3, "pct": 5.0 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 3, "pct": 5.0 }, { "key": "Sewer", "label": "Sewer", "count": 2, "pct": 3.3 }, { "key": "PestControl", "label": "Pest control", "count": 1, "pct": 1.7 } ], "includes_n": 60, "flags": { "sa_mentioned": { "count": 1, "pct": 1.6 }, "sa_none_or_paid": { "count": 1, "pct": 1.6 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 57 }, "developments": [ { "name": "Blossom Trail", "master": null, "n": 13, "anecdotal": false, "median": 150, "median_sqft": 0.1, "year_built": 2026, "median_list_price": 500990, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Landings at River Bridge", "master": "River Bridge", "n": 7, "anecdotal": true, "median": 644, "median_sqft": 0.46, "year_built": 1995, "median_list_price": 369980, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 2 }, { "name": "Verona Palms", "master": null, "n": 5, "anecdotal": true, "median": 230, "median_sqft": 0.13, "year_built": 2007, "median_list_price": 440000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [ { "name": "River Bridge", "n": 7, "median": 644, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 305, "p25": 205, "p75": 424, "n": 61, "median_sqft": 0.2, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Greenacres townhouse or villa for sale carries a $305-a-month homeowners association fee, 2% above the South Florida median", "16.4% of Greenacres townhouses and villas on the market ask $500 or more a month in fees; 23% stay under $200", "Greenacres townhouses and villas built since 2005 carry fees 58% lower than communities from before 1995" ], "lede": "GREENACRES, Fla., September 7, 2026 - The median monthly homeowners association fee across the 61 townhouses and villas listed for sale in Greenacres is $305, with half of the listings between $205 and $424 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 2% above the five-county South Florida median of $300, and ranks Greenacres 20 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Greenacres carries a monthly homeowners association fee of $305, 2% above the five-county South Florida median of $300.\"", "\"16.4 percent of Greenacres townhouses and villas on the market ask $500 or more a month in fees; 23 percent stay under $200.\"", "\"In Greenacres, a townhouse or villa completed since 2005 carries a median fee of $150 a month, against $360 for one completed before 1995.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Greenacres permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-greenacres/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Greenacres against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Greenacres median $305 a month, South Florida median $300; Greenacres ranks 20 of 34 cities.", "title": "Greenacres HOA fees on townhouses and villas sit 2% above the South Florida median" }, { "caption": "Share of active Greenacres townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 23% (14 listings); $200 to $300 24.6% (15 listings); $300 to $400 24.6% (15 listings); $400 to $600 13.1% (8 listings); $600 to $1,000 14.8% (9 listings); $1,000 and up 0% (0 listings).", "title": "24.6% of Greenacres townhouses and villas for sale carry a fee of $200 to $300 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Greenacres townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s too few (4 listings); 1980s $387 (19 listings); 1990s too few (8 listings); 2000s $322 (16 listings); 2020s $150 (14 listings).", "title": "Greenacres townhouses and villas built since 2005 ask 58% less in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 64 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 64, "with_fee": 62, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 62, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 2, "n": 61, "retained_n": 61, "outliers_dropped": 1, "trim_applied": true, "cuts": { "active": 64, "cut_count": 18, "cut_pct": 28.1, "median_cut_pct": 3.3, "median_cut_dollars": 10000, "valid_price_count": 64, "missing_price_count": 0, "unchanged_count": 32, "raised_count": 14, "not_below_original_count": 46, "cut_pct_denominator": 64, "cut_sample_ok": true, "median_cut_n": 18 }, "trim_bounds": { "p1": 150.0, "p99": 677.6700000000001 }, "retained_small_sample": false, "retained_below_30": false, "median": 305, "p10": 150, "p25": 205, "p75": 424, "p90": 644, "min": 150, "max": 657, "median_sqft": 0.2, "n_sqft": 61, "median_pct_price": 1.02, "n_pct_price": 61, "median_list_price": 370000, "median_year_built": 1997, "median_sqft_area": 1446, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 51, "under_500_pct": 83.6, "hi_thr": 500, "lo_thr": 200, "over_hi": 10, "over_hi_pct": 16.4, "under_lo": 14, "under_lo_pct": 23.0, "types": { "Townhouse": { "count": 57, "pct": 93.4 }, "Villa": { "count": 4, "pct": 6.6 } }, "regime": { "HOA": { "count": 56, "pct": 91.8 }, "not_recorded": { "count": 5, "pct": 8.2 } }, "villa_median": 487, "townhouse_median": 300, "cadence": { "Monthly": { "count": 59, "pct": 96.7 }, "Quarterly": { "count": 2, "pct": 3.3 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 14, "pct": 23.0 }, { "label": "$200 to $300", "count": 15, "pct": 24.6 }, { "label": "$300 to $400", "count": 15, "pct": 24.6 }, { "label": "$400 to $600", "count": 8, "pct": 13.1 }, { "label": "$600 to $1,000", "count": 9, "pct": 14.8 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 4, "median": 241, "median_sqft": 0.18 }, { "label": "1980s", "n": 19, "median": 387, "median_sqft": 0.31 }, { "label": "1990s", "n": 8, "median": 420, "median_sqft": 0.32 }, { "label": "2000s", "n": 16, "median": 322, "median_sqft": 0.21 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 14, "median": 150, "median_sqft": 0.1 } ], "bands": [ { "label": "Under $250K", "n": 1, "median": 387, "median_pct_price": 1.86 }, { "label": "$250K to $500K", "n": 53, "median": 330, "median_pct_price": 1.05 }, { "label": "$500K to $1M", "n": 7, "median": 150, "median_pct_price": 0.36 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 26, "median": 360 }, "post2005": { "n": 24, "median": 150 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 47, "pct": 78.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 26, "pct": 43.3 }, { "key": "Insurance", "label": "Building insurance", "count": 15, "pct": 25.0 }, { "key": "Trash", "label": "Trash", "count": 14, "pct": 23.3 }, { "key": "CableTv", "label": "Cable TV", "count": 11, "pct": 18.3 }, { "key": "Pools", "label": "Pool", "count": 11, "pct": 18.3 }, { "key": "Roof", "label": "Roof", "count": 11, "pct": 18.3 }, { "key": "Security", "label": "Security", "count": 11, "pct": 18.3 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 9, "pct": 15.0 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 5, "pct": 8.3 }, { "key": "Internet", "label": "Internet", "count": 3, "pct": 5.0 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 3, "pct": 5.0 }, { "key": "Sewer", "label": "Sewer", "count": 2, "pct": 3.3 }, { "key": "PestControl", "label": "Pest control", "count": 1, "pct": 1.7 } ], "includes_n": 60, "flags": { "sa_mentioned": { "count": 1, "pct": 1.6 }, "sa_none_or_paid": { "count": 1, "pct": 1.6 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 57 }, "denominators": { "fee_percentages": 61, "fee_medians_percentiles": 61, "median_sqft": 61, "median_pct_price": 61, "includes_pct": 60, "flags_pct": 61, "cut_pct": 64 }, "developments": [ { "name": "Blossom Trail", "master": null, "n": 13, "anecdotal": false, "median": 150, "median_sqft": 0.1, "year_built": 2026, "median_list_price": 500990, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Landings at River Bridge", "master": "River Bridge", "n": 7, "anecdotal": true, "median": 644, "median_sqft": 0.46, "year_built": 1995, "median_list_price": 369980, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 2 }, { "name": "Verona Palms", "master": null, "n": 5, "anecdotal": true, "median": 230, "median_sqft": 0.13, "year_built": 2007, "median_list_price": 440000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [ { "name": "River Bridge", "n": 7, "median": 644, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 305, "p25": 205, "p75": 424, "n": 61, "median_sqft": 0.2, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Greenacres townhouse or villa monthly homeowners association fees have a median of $305 in the retained usable-fee sample of 61 listings, 2% above the five-county median", "In Greenacres's retained usable-fee sample (61 listings after exclusions and percentile trimming), 16.4% have monthly-equivalent fees of $500 or more and 23% are below $200", "Greenacres townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=24) vs pre-1995 (n=26), monthly median 58% lower. Small subgroups: both; read cautiously." ], "lede": "GREENACRES, Fla., September 7, 2026 - Among 61 active townhouse or villa listings in Greenacres retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $305, with the middle half between $205 and $424, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 64 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 2% above the separately trimmed five-county median of $300 and ranks 20th among 34 published city medians.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Greenacres's retained usable-fee sample (n=61), after exclusions and percentile trimming, is $305, compared with $300 in the separately trimmed five-county sample.\"", "\"Among Greenacres townhouses and villas in the retained usable-fee sample (n=61) after exclusions and percentile trimming, 16.4 percent have listed monthly-equivalent fees of $500 or more and 23 percent are below $200.\"", "\"Among the retained usable-fee listings in Greenacres with a recorded construction year, the median monthly-equivalent fee is $150 for a recorded year built of 2005 or later (24 listings) and $360 for those built before 1995 (26 listings). Small subgroup: 2005+ n=24; pre-1995 n=26; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Greenacres, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (62 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 61 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 64 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/greenacres/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-greenacres/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Greenacres and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Greenacres retained-sample median $305 a month (n=61); five-county median $300 (n=3,206, region-level trim).", "title": "Greenacres townhouses and villas, retained usable-fee sample (n=61): median $305/month, 2% above the five-county median of $300", "visible_labels": [ "$305", "61", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 61 active Greenacres townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 23% (14 listings); $200 to $300 24.6% (15 listings); $300 to $400 24.6% (15 listings); $400 to $600 13.1% (8 listings); $600 to $1,000 14.8% (9 listings); $1,000 and up 0% (0 listings).", "title": "24.6% of Greenacres's retained usable-fee sample (61 listings) falls in each of the $200 to $300 and $300 to $400 monthly bands, a tie at the reported precision", "visible_labels": [ "0%", "0", "23%", "14", "24.6%", "15", "24.6%", "15", "13.1%", "8", "14.8%", "9", "0%", "0" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Greenacres townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=24; pre-1995 n=26. Small subgroup: 2005+ n=24; pre-1995 n=26; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1970s count only (4 listings); 1980s $387 (19 listings); 1990s count only (8 listings); 2000s $322 (16 listings); 2020s $150 (14 listings). Recorded year built 2005 or later $150 (24 listings); before 1995 $360 (26 listings). Small subgroup: 2005+ n=24; pre-1995 n=26; read cautiously.", "title": "Greenacres townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=24) vs pre-1995 (n=26), monthly median 58% lower. Small subgroups: both; read cautiously.", "visible_labels": [ "4", "$387", "19", "8", "$322", "16", "$150", "14", "$150", "24", "$360", "26" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 64, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 64, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 64, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 64, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 150.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 677.6700000000001, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Greenacres median $305 a month, South Florida median $300; Greenacres ranks 20 of 34 cities.", "after": "Dot strip chart in five county lanes. Greenacres retained-sample median $305 a month (n=61); five-county median $300 (n=3,206, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Greenacres against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Greenacres and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Greenacres HOA fees on townhouses and villas sit 2% above the South Florida median", "after": "Greenacres townhouses and villas, retained usable-fee sample (n=61): median $305/month, 2% above the five-county median of $300", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$305", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "61", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 23% (14 listings); $200 to $300 24.6% (15 listings); $300 to $400 24.6% (15 listings); $400 to $600 13.1% (8 listings); $600 to $1,000 14.8% (9 listings); $1,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 23% (14 listings); $200 to $300 24.6% (15 listings); $300 to $400 24.6% (15 listings); $400 to $600 13.1% (8 listings); $600 to $1,000 14.8% (9 listings); $1,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Greenacres townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 61 active Greenacres townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "24.6% of Greenacres townhouses and villas for sale carry a fee of $200 to $300 a month", "after": "24.6% of Greenacres's retained usable-fee sample (61 listings) falls in each of the $200 to $300 and $300 to $400 monthly bands, a tie at the reported precision", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "14.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "23%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "24.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "24.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "13.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s too few (4 listings); 1980s $387 (19 listings); 1990s too few (8 listings); 2000s $322 (16 listings); 2020s $150 (14 listings).", "after": "Column chart of median fee by recorded decade built: 1970s count only (4 listings); 1980s $387 (19 listings); 1990s count only (8 listings); 2000s $322 (16 listings); 2020s $150 (14 listings). Recorded year built 2005 or later $150 (24 listings); before 1995 $360 (26 listings). Small subgroup: 2005+ n=24; pre-1995 n=26; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Greenacres townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Greenacres townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=24; pre-1995 n=26. Small subgroup: 2005+ n=24; pre-1995 n=26; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Greenacres townhouses and villas built since 2005 ask 58% less in fees than those built before 1995", "after": "Greenacres townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=24) vs pre-1995 (n=26), monthly median 58% lower. Small subgroups: both; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$360", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "26", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$387", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "19", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$322", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$150", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$150", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "24", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Greenacres townhouse or villa for sale carries a $305-a-month homeowners association fee, 2% above the South Florida median", "after": "Greenacres townhouse or villa monthly homeowners association fees have a median of $305 in the retained usable-fee sample of 61 listings, 2% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "16.4% of Greenacres townhouses and villas on the market ask $500 or more a month in fees; 23% stay under $200", "after": "In Greenacres's retained usable-fee sample (61 listings after exclusions and percentile trimming), 16.4% have monthly-equivalent fees of $500 or more and 23% are below $200", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Greenacres townhouses and villas built since 2005 carry fees 58% lower than communities from before 1995", "after": "Greenacres townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=24) vs pre-1995 (n=26), monthly median 58% lower. Small subgroups: both; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "GREENACRES, Fla., September 7, 2026 - The median monthly homeowners association fee across the 61 townhouses and villas listed for sale in Greenacres is $305, with half of the listings between $205 and $424 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 2% above the five-county South Florida median of $300, and ranks Greenacres 20 of 34 cities.", "after": "GREENACRES, Fla., September 7, 2026 - Among 61 active townhouse or villa listings in Greenacres retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $305, with the middle half between $205 and $424, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 64 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 2% above the separately trimmed five-county median of $300 and ranks 20th among 34 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Greenacres permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-greenacres/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Greenacres, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (62 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 61 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 64 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/greenacres/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-greenacres/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Greenacres carries a monthly homeowners association fee of $305, 2% above the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Greenacres's retained usable-fee sample (n=61), after exclusions and percentile trimming, is $305, compared with $300 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"16.4 percent of Greenacres townhouses and villas on the market ask $500 or more a month in fees; 23 percent stay under $200.\"", "after": "\"Among Greenacres townhouses and villas in the retained usable-fee sample (n=61) after exclusions and percentile trimming, 16.4 percent have listed monthly-equivalent fees of $500 or more and 23 percent are below $200.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Greenacres, a townhouse or villa completed since 2005 carries a median fee of $150 a month, against $360 for one completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Greenacres with a recorded construction year, the median monthly-equivalent fee is $150 for a recorded year built of 2005 or later (24 listings) and $360 for those built before 1995 (26 listings). Small subgroup: 2005+ n=24; pre-1995 n=26; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "d2c5c2be9f03642ca8c609375e90aa459b9db60e8b8fa22a788894982211af5b", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nGreenacres HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Greenacres townhouse or villa for sale carries a $305-a-month homeowners association fee, 2%\nabove the South Florida median\n16.4% of Greenacres townhouses and villas on the market ask $500 or more a month in fees; 23% stay\nunder $200\nGreenacres townhouses and villas built since 2005 carry fees 58% lower than communities from before\n1995\nLEDE\nGREENACRES, Fla., September 7, 2026 - The median monthly homeowners association fee across the 61\ntownhouses and villas listed for sale in Greenacres is $305, with half of the listings between $205 and $424 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 2% above the five-\ncounty South Florida median of $300, and ranks Greenacres 20 of 34 cities.\nNUT GRAF\nPer square foot, the median Greenacres townhouse or villa fee is $0.20 a month on a median home of 1,446\nsquare feet; at the median asking price of $370K, a year of fees equals 1.02% of the price. 16.4% of listings ask\n$500 or more a month and 23% under $200. 0% of listings report two association layers (a master and a sub-\nassociation); 3.3% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention\na special assessment on 1.6% of listings, describe one as pending or payable by the buyer on 0%, and mention\na mandatory club or membership on 0%. Communities completed since 2005 carry a median fee of $150\nagainst $360 for those completed before 1995. 6.6% of the listings are entered as single-level villas, the rest as\ntownhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Greenacres\n64 (61 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$305\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$205 to $424\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nMedian fee per square foot per month\n$0.20 (median home 1,446 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n1.02% (asking $370K)\nSeptember 7, 2026\nListings asking $500 or more a month / under $200\n16.4% / 23%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n3.3%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n1.6% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Greenacres ranks 20 of 34\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$150 (24 listings) / $360 (26 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Greenacres carries a monthly homeowners association fee\nof $305, 2% above the five-county South Florida median of $300.\"\n\"16.4 percent of Greenacres townhouses and villas on the market ask $500 or more a month in fees; 23\npercent stay under $200.\"\n\"In Greenacres, a townhouse or villa completed since 2005 carries a median fee of $150 a month, against\n$360 for one completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Greenacres against every South Florida city with 30 or more active townhouse or villa\nlistings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Greenacres townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Greenacres townhouses and villas by decade the home was\ncompleted, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Greenacres permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-greenacres/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "301eab4018eec1e84101c72910d7c2c8ac00043ce9e9745a417ebb6fb424a9cc", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nGreenacres HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/greenacres/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nGreenacres townhouse or villa monthly homeowners association fees have a median of $305 in the retained\nusable-fee sample of 61 listings, 2% above the five-county median\nIn Greenacres's retained usable-fee sample (61 listings after exclusions and percentile trimming), 16.4%\nhave monthly-equivalent fees of $500 or more and 23% are below $200\nGreenacres townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=24) vs\npre-1995 (n=26), monthly median 58% lower. Small subgroups: both; read cautiously.\nLEDE\nGREENACRES, Fla., September 7, 2026 - Among 61 active townhouse or villa listings in Greenacres retained\nafter excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its\n99th percentile, the median monthly homeowners association fee is $305, with the middle half between $205\nand $424, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There\nare 64 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 2% above the separately trimmed five-county\nmedian of $300 and ranks 20th among 34 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Greenacres townhouse or villa fee is $0.20 a month\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\n(61 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a\nmedian 1.02% of the listing's current asking price across 61 retained listings with a current asking price of at\nleast $20,000; this is the median of per-listing ratios. 16.4% of the retained sample have fees of $500 or more\na month and 23% are below $200. 0% of the retained sample report two association layers (a master and a\nsub-association, summed here); 3.3% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 1.6% of the retained sample, describe one as pending or\npayable by the buyer on 0%, and mention a mandatory club or membership on 0%; 57 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $150 for a recorded\nyear built of 2005 or later (24 listings) and $360 for those built before 1995 (26 listings); construction year is a\nrecorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=24; pre-1995\nn=26; read cautiously. 6.6% of retained listings have the recorded MLS subtype Villa; the remainder have\nsubtype Townhouse. The two subtypes are reported together after condominium classification.\nFACT BOX\nActive townhouse or villa listings,\nGreenacres (before exclusions and trimming)\n64\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n62 / 61 (1 trimmed; 0 fee without billing frequency\nexcluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$305\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$205 to $424\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.20 (61 retained listings with recorded living area\nof at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n1.02% (61 retained listings with a current asking price\nof at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n16.4% (10) / 23% (14) of 61\nSeptember 7, 2026\nTwo association layers reported (master +\nsub), retained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly),\nretained sample\n3.3%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n1.6% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); Greenacres ranks 20th among\n34 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or\nlater / before 1995 (retained sample)\n$150 (2005+ n=24) / $360 (pre-1995 n=26). Small\nsubgroup: 2005+ n=24; pre-1995 n=26; read\ncautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Greenacres's retained usable-fee sample\n(n=61), after exclusions and percentile trimming, is $305, compared with $300 in the separately trimmed\nfive-county sample.\"\n\"Among Greenacres townhouses and villas in the retained usable-fee sample (n=61) after exclusions and\npercentile trimming, 16.4 percent have listed monthly-equivalent fees of $500 or more and 23 percent are\nbelow $200.\"\n\"Among the retained usable-fee listings in Greenacres with a recorded construction year, the median\nmonthly-equivalent fee is $150 for a recorded year built of 2005 or later (24 listings) and $360 for those\nbuilt before 1995 (26 listings). Small subgroup: 2005+ n=24; pre-1995 n=26; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nGreenacres and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-\ncounty reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a\nvalid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Greenacres retained-sample median $305 a month\n(n=61); five-county median $300 (n=3,206, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 61 active Greenacres townhouse or villa listings retained after unusable-\nfee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active\nlistings. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 0% (0\nlistings); $100 to $200 23% (14 listings); $200 to $300 24.6% (15 listings); $300 to $400 24.6% (15 listings);\n$400 to $600 13.1% (8 listings); $600 to $1,000 14.8% (9 listings); $1,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Greenacres townhouses and villas in the\nretained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a\nrecorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded\nYearBuilt 2005+ n=24; pre-1995 n=26. Small subgroup: 2005+ n=24; pre-1995 n=26; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s count only (4 listings);\n1980s $387 (19 listings); 1990s count only (8 listings); 2000s $322 (16 listings); 2020s $150 (14 listings).\nRecorded year built 2005 or later $150 (24 listings); before 1995 $360 (26 listings). Small subgroup: 2005+\nn=24; pre-1995 n=26; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Greenacres, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (62 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 61 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 64 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes\ntogether after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific\nassociation's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as\nthe brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable\nbut not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/greenacres/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/hoa-fees-greenacres/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "fce9611752743902cd6a528a19b750928f02b4bbc45d6cbdf7881decb38fe671", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - GREENACRES HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Greenacres townhouse or villa monthly homeowners association fees have a median of $305 in the retained usable-fee sample of 61 listings, 2% above the five-county median\n2. In Greenacres's retained usable-fee sample (61 listings after exclusions and percentile trimming), 16.4% have monthly-equivalent fees of $500 or more and 23% are below $200\n3. Greenacres townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=24) vs pre-1995 (n=26), monthly median 58% lower. Small subgroups: both; read cautiously.\n\nLEDE\nGREENACRES, Fla., September 7, 2026 - Among 61 active townhouse or villa listings in Greenacres retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $305, with the middle half between $205 and $424, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 64 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 2% above the separately trimmed five-county median of $300 and ranks 20th among 34 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Greenacres townhouse or villa fee is $0.20 a month (61 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.02% of the listing's current asking price across 61 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 16.4% of the retained sample have fees of $500 or more a month and 23% are below $200. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 3.3% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 1.6% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 57 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $150 for a recorded year built of 2005 or later (24 listings) and $360 for those built before 1995 (26 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=24; pre-1995 n=26; read cautiously. 6.6% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Greenacres (before exclusions and trimming): 64 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 62 / 61 (1 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $305 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $205 to $424 [September 7, 2026]\n- Median fee per square foot per month: $0.20 (61 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 1.02% (61 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 16.4% (10) / 23% (14) of 61 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 3.3% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 1.6% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Greenacres ranks 20th among 34 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $150 (2005+ n=24) / $360 (pre-1995 n=26). Small subgroup: 2005+ n=24; pre-1995 n=26; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Greenacres's retained usable-fee sample (n=61), after exclusions and percentile trimming, is $305, compared with $300 in the separately trimmed five-county sample.\"\n- \"Among Greenacres townhouses and villas in the retained usable-fee sample (n=61) after exclusions and percentile trimming, 16.4 percent have listed monthly-equivalent fees of $500 or more and 23 percent are below $200.\"\n- \"Among the retained usable-fee listings in Greenacres with a recorded construction year, the median monthly-equivalent fee is $150 for a recorded year built of 2005 or later (24 listings) and $360 for those built before 1995 (26 listings). Small subgroup: 2005+ n=24; pre-1995 n=26; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- greenacres-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Greenacres and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Greenacres retained-sample median $305 a month (n=61); five-county median $300 (n=3,206, region-level trim).\n- greenacres-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 61 active Greenacres townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 23% (14 listings); $200 to $300 24.6% (15 listings); $300 to $400 24.6% (15 listings); $400 to $600 13.1% (8 listings); $600 to $1,000 14.8% (9 listings); $1,000 and up 0% (0 listings).\n- greenacres-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Greenacres townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=24; pre-1995 n=26. Small subgroup: 2005+ n=24; pre-1995 n=26; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1970s count only (4 listings); 1980s $387 (19 listings); 1990s count only (8 listings); 2000s $322 (16 listings); 2020s $150 (14 listings). Recorded year built 2005 or later $150 (24 listings); before 1995 $360 (26 listings). Small subgroup: 2005+ n=24; pre-1995 n=26; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Greenacres, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (62 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 61 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 64 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/greenacres/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-greenacres/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "hallandale-beach", "city": "Hallandale Beach", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 51, "sample_ok": true, "small_sample": false, "pending": 13, "median_list_price": 635000.0, "cut_count": 27, "cut_pct": 52.9, "raised_count": 1, "median_cut_pct": 4.8, "median_cut_dollars": 46000.0, "cut_last30": 15, "cut_last30_pct": 29.4, "cut_last7": 3, "median_dom": 69, "median_cdom": 69, "relisted_count": 0, "relisted_pct": 0.0, "over90": 24, "over90_pct": 47.1, "over180": 8, "fresh_held": 16, "fresh_held_pct": 31.4, "stale_uncut": 5, "stale_uncut_pct": 9.8, "dom_buckets": [ { "label": "0-30", "count": 17, "pct": 33.3 }, { "label": "31-60", "count": 6, "pct": 11.8 }, { "label": "61-90", "count": 4, "pct": 7.8 }, { "label": "91-180", "count": 16, "pct": 31.4 }, { "label": "181+", "count": 8, "pct": 15.7 } ], "bands": [ { "label": "Under $500K", "active": 7, "cut": 5, "cut_pct": 71.4, "median_cdom": 142 }, { "label": "$500K to $1M", "active": 31, "cut": 15, "cut_pct": 48.4, "median_cdom": 61 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$2M to $5M", "active": 4, "cut": 4, "cut_pct": 100.0, "median_cdom": 84.5 }, { "label": "$5M and up", "active": 9, "cut": 3, "cut_pct": 33.3, "median_cdom": 69 } ], "pending_cut_count": 5, "pending_cut_pct": 38.5, "pending_median_cut_pct": 10.4, "pending_median_cdom": 44, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 50, "cut_pct": 52.0, "median_cdom": 66.0, "median_list_price": 645000.0 }, { "date": "2026-09-06", "active": 51, "cut_pct": 52.9, "median_cdom": 69, "median_list_price": 635000.0 }, { "date": "2026-09-07", "active": 51, "cut_pct": 52.9, "median_cdom": 69, "median_list_price": 635000.0 } ] }, "condos": { "active": 925, "sample_ok": true, "small_sample": false, "pending": 90, "median_list_price": 307000.0, "cut_count": 383, "cut_pct": 41.4, "raised_count": 46, "median_cut_pct": 6.7, "median_cut_dollars": 21000.0, "cut_last30": 114, "cut_last30_pct": 12.3, "cut_last7": 29, "median_dom": 92, "median_cdom": 97, "relisted_count": 34, "relisted_pct": 3.7, "over90": 478, "over90_pct": 51.7, "over180": 279, "fresh_held": 307, "fresh_held_pct": 33.2, "stale_uncut": 182, "stale_uncut_pct": 19.7, "dom_buckets": [ { "label": "0-30", "count": 273, "pct": 29.5 }, { "label": "31-60", "count": 85, "pct": 9.2 }, { "label": "61-90", "count": 89, "pct": 9.6 }, { "label": "91-180", "count": 199, "pct": 21.5 }, { "label": "181+", "count": 279, "pct": 30.2 } ], "bands": [ { "label": "Under $250K", "active": 321, "cut": 147, "cut_pct": 45.8, "median_cdom": 89 }, { "label": "$250K to $500K", "active": 399, "cut": 173, "cut_pct": 43.4, "median_cdom": 108 }, { "label": "$500K to $1M", "active": 146, "cut": 45, "cut_pct": 30.8, "median_cdom": 91.0 }, { "label": "$1M and up", "active": 59, "cut": 18, "cut_pct": 30.5, "median_cdom": 122 } ], "pending_cut_count": 45, "pending_cut_pct": 50.0, "pending_median_cut_pct": 8.2, "pending_median_cdom": 107.5, "tier": "c2", "series": [ { "date": "2026-09-05", "active": 827, "cut_pct": 41.2, "median_cdom": 98, "median_list_price": 325000.0 }, { "date": "2026-09-06", "active": 827, "cut_pct": 41.1, "median_cdom": 98, "median_list_price": 325000.0 }, { "date": "2026-09-07", "active": 925, "cut_pct": 41.4, "median_cdom": 97, "median_list_price": 307000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "52.9% of Hallandale Beach houses for sale have cut their asking price, 41.4% of condos", "Hallandale Beach sellers blink faster than the rest of Broward County as 47.1% of houses pass 90 days on the market", "Buying in Hallandale Beach? Half houses have already come down once, by a median $46K" ], "lede": "HALLANDALE BEACH, Fla., September 7, 2026 - 52.9% of the 51 single-family homes listed for sale in Hallandale Beach have reduced their asking price at least once, by a median 4.8% (about $46K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 925 condominium listings, 41.4% have cut, by a median 6.7%.", "quotes": [ "\"52.9 percent of single-family homes for sale in Hallandale Beach have reduced their asking price at least once, by a median $46K.\"", "\"Counting every relisting, the median Hallandale Beach house for sale has been waiting 69 days, not the 69 the current listing shows.\"", "\"Of the Hallandale Beach houses now under contract, 61.5 percent never reduced their asking price; the rest cut by a median 10.4 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Hallandale Beach and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 51 houses, 925 condominiums, 13 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-hallandale-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Hallandale Beach versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Hallandale Beach houses 52.9%, Broward County houses 43.3%; Hallandale Beach condominiums 41.4%, Broward County condominiums 45.0%.", "title": "Hallandale Beach houses are cutting 9.6 points more often than Broward County" }, { "caption": "Active Hallandale Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 47.1% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 33.3%, 31-60 days 11.8%, 61-90 days 7.8%, 91-180 days 31.4%, 181+ days 15.7%. Condominiums: 0-30 days 29.5%, 31-60 days 9.2%, 61-90 days 9.6%, 91-180 days 21.5%, 181+ days 30.2%.", "title": "47.1% of Hallandale Beach houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Hallandale Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 7; $500K to $1M 48.4% of 31; $1M to $2M too few to read of 0; $2M to $5M too few to read of 4; $5M and up too few to read of 9.", "title": "$500K to $1M Hallandale Beach houses have cut most often: 48.4% of 31" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 1079 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 51, "sample_ok": true, "small_sample": false, "pending": 13, "median_list_price": 635000.0, "cut_count": 27, "cut_pct": 52.9, "raised_count": 1, "valid_price_count": 51, "missing_price_count": 0, "unchanged_count": 23, "not_below_original_count": 24, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 4.8, "median_cut_dollars": 46000.0, "cut_last30": 15, "cut_last30_pct": 29.4, "cut_last7": 3, "median_dom": 69, "median_cdom": 69, "dom_n": 51, "cdom_n": 51, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 51, "relisted_count": 0, "relisted_pct": 0.0, "over90": 24, "over90_pct": 47.1, "over180": 8, "fresh_held": 16, "fresh_held_pct": 31.4, "fresh_held_missing_cdom_count": 0, "stale_uncut": 5, "stale_uncut_pct": 9.8, "dom_buckets": [ { "label": "0-30", "count": 17, "pct": 33.3 }, { "label": "31-60", "count": 6, "pct": 11.8 }, { "label": "61-90", "count": 4, "pct": 7.8 }, { "label": "91-180", "count": 16, "pct": 31.4 }, { "label": "181+", "count": 8, "pct": 15.7 } ], "bands": [ { "label": "Under $500K", "active": 7, "cut": 5, "cut_pct": 71.4, "median_cdom": 142, "cut_pct_denominator": 7, "cdom_n": 7, "valid_price_count": 7 }, { "label": "$500K to $1M", "active": 31, "cut": 15, "cut_pct": 48.4, "median_cdom": 61, "cut_pct_denominator": 31, "cdom_n": 31, "valid_price_count": 31 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$2M to $5M", "active": 4, "cut": 4, "cut_pct": 100.0, "median_cdom": 84.5, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 }, { "label": "$5M and up", "active": 9, "cut": 3, "cut_pct": 33.3, "median_cdom": 69, "cut_pct_denominator": 9, "cdom_n": 9, "valid_price_count": 9 } ], "pending_cut_count": 5, "pending_cut_pct": 38.5, "pending_valid_price_count": 13, "pending_missing_price_count": 0, "pending_unchanged_count": 8, "pending_raised_count": 0, "pending_not_below_original_count": 8, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 13, "pending_dom_n": 13, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 10.4, "pending_median_cdom": 44, "denominators": { "cut_pct": 51, "cut_last30_pct": 51, "relisted_pct": 51, "fresh_held_pct": 51, "stale_uncut_pct": 51, "over90_pct": 51, "dom_bucket_pct": 51, "pending_cut_pct": 13, "median_dom": 51, "median_cdom": 51, "median_cut_pct": 27, "median_cut_dollars": 27, "pending_median_cut_pct": 5, "pending_median_cdom": 13 }, "county_counts": { "Broward": 51 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 51, "cut_pct": 52.9, "median_cdom": 69, "median_list_price": 635000.0 } ] }, "condos": { "active": 925, "sample_ok": true, "small_sample": false, "pending": 90, "median_list_price": 307000.0, "cut_count": 383, "cut_pct": 41.4, "raised_count": 46, "valid_price_count": 925, "missing_price_count": 0, "unchanged_count": 496, "not_below_original_count": 542, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.7, "median_cut_dollars": 21000.0, "cut_last30": 114, "cut_last30_pct": 12.3, "cut_last7": 29, "median_dom": 92, "median_cdom": 97, "dom_n": 925, "cdom_n": 925, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 925, "relisted_count": 34, "relisted_pct": 3.7, "over90": 478, "over90_pct": 51.7, "over180": 279, "fresh_held": 307, "fresh_held_pct": 33.2, "fresh_held_missing_cdom_count": 0, "stale_uncut": 182, "stale_uncut_pct": 19.7, "dom_buckets": [ { "label": "0-30", "count": 273, "pct": 29.5 }, { "label": "31-60", "count": 85, "pct": 9.2 }, { "label": "61-90", "count": 89, "pct": 9.6 }, { "label": "91-180", "count": 199, "pct": 21.5 }, { "label": "181+", "count": 279, "pct": 30.2 } ], "bands": [ { "label": "Under $250K", "active": 321, "cut": 147, "cut_pct": 45.8, "median_cdom": 89, "cut_pct_denominator": 321, "cdom_n": 321, "valid_price_count": 321 }, { "label": "$250K to $500K", "active": 399, "cut": 173, "cut_pct": 43.4, "median_cdom": 108, "cut_pct_denominator": 399, "cdom_n": 399, "valid_price_count": 399 }, { "label": "$500K to $1M", "active": 146, "cut": 45, "cut_pct": 30.8, "median_cdom": 91.0, "cut_pct_denominator": 146, "cdom_n": 146, "valid_price_count": 146 }, { "label": "$1M and up", "active": 59, "cut": 18, "cut_pct": 30.5, "median_cdom": 122, "cut_pct_denominator": 59, "cdom_n": 59, "valid_price_count": 59 } ], "pending_cut_count": 45, "pending_cut_pct": 50.0, "pending_valid_price_count": 90, "pending_missing_price_count": 0, "pending_unchanged_count": 43, "pending_raised_count": 2, "pending_not_below_original_count": 45, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 90, "pending_dom_n": 90, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 8.2, "pending_median_cdom": 107.5, "denominators": { "cut_pct": 925, "cut_last30_pct": 925, "relisted_pct": 925, "fresh_held_pct": 925, "stale_uncut_pct": 925, "over90_pct": 925, "dom_bucket_pct": 925, "pending_cut_pct": 90, "median_dom": 925, "median_cdom": 925, "median_cut_pct": 383, "median_cut_dollars": 383, "pending_median_cut_pct": 45, "pending_median_cdom": 90 }, "county_counts": { "Broward": 925 }, "tier": "c2", "series": [ { "date": "2026-09-07", "active": 925, "cut_pct": 41.4, "median_cdom": 97, "median_list_price": 307000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "52.9% of Hallandale Beach houses for sale are asking less than their original list price; 41.4% of condos", "Seller Blink Rate™ in Hallandale Beach: 52.9% of houses list below original asking, against 43.3% across Broward County", "Buying in Hallandale Beach? 27 of the 51 houses for sale are asking below their original price, by a median $46K" ], "lede": "HALLANDALE BEACH, Fla., September 7, 2026 - 52.9% of the 51 single-family homes listed for sale in Hallandale Beach (27 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 27 reduced listings, the median reduction is 4.8% (about $46K). Among the city's 925 condominium listings, 41.4% are asking below their original price, by a median 6.7%.", "quotes": [ "\"52.9 percent of single-family homes for sale in Hallandale Beach have a current asking price below their original list price; among those 27 reduced listings the median reduction is $46K.\"", "\"Among active Hallandale Beach houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 69 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"13 Hallandale Beach houses are under contract in this snapshot, 5 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hallandale Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (23 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 51 houses, 925 condominiums, 13 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hallandale-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hallandale-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Hallandale Beach versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Hallandale Beach houses 52.9%, Broward County houses 43.3%; Hallandale Beach condominiums 41.4%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 52.9% of Hallandale Beach houses for sale are asking below their original price, against 43.3% across Broward County", "visible_labels": [ "45%", "41.4%", "43.3%", "52.9%" ] }, { "caption": "Active Hallandale Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 47.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 33.3%, 31-60 days 11.8%, 61-90 days 7.8%, 91-180 days 31.4%, 181+ days 15.7%. Condominiums: 0-30 days 29.5%, 31-60 days 9.2%, 61-90 days 9.6%, 91-180 days 21.5%, 181+ days 30.2%.", "title": "47.1% of Hallandale Beach houses for sale with a recorded cumulative-days value exceed 90 days; 51.7% of condos", "visible_labels": [ "33.3%", "29.5%", "11.8%", "9.2%", "7.8%", "9.6%", "31.4%", "21.5%", "15.7%", "30.2%", "47.1%" ] }, { "caption": "Share of active Hallandale Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 7 listed, count only; $500K to $1M 48.4% (15 of 31); $1M to $2M 0 listed, count only; $2M to $5M 4 listed, count only; $5M and up 9 listed, count only.", "title": "$500K to $1M Hallandale Beach houses show the highest share asking below original: 48.4% of 31", "visible_labels": [ "9", "4", "0", "48.4%", "15", "31", "7" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 1079, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 321, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 321, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 321, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 399, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 399, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 399, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 146, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 146, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 146, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 925, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 925, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 925, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 925, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 925, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 925, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 925, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 383, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 383, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 925, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 925, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 925, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 925, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 925, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 542, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 925, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 496, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 925, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 51, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Hallandale Beach houses 52.9%, Broward County houses 43.3%; Hallandale Beach condominiums 41.4%, Broward County condominiums 45.0%.", "after": "Horizontal bar chart. Hallandale Beach houses 52.9%, Broward County houses 43.3%; Hallandale Beach condominiums 41.4%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Hallandale Beach versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Hallandale Beach versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Hallandale Beach houses are cutting 9.6 points more often than Broward County", "after": "Seller Blink Rate™: 52.9% of Hallandale Beach houses for sale are asking below their original price, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "41.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "52.9%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 33.3%, 31-60 days 11.8%, 61-90 days 7.8%, 91-180 days 31.4%, 181+ days 15.7%. Condominiums: 0-30 days 29.5%, 31-60 days 9.2%, 61-90 days 9.6%, 91-180 days 21.5%, 181+ days 30.2%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 33.3%, 31-60 days 11.8%, 61-90 days 7.8%, 91-180 days 31.4%, 181+ days 15.7%. Condominiums: 0-30 days 29.5%, 31-60 days 9.2%, 61-90 days 9.6%, 91-180 days 21.5%, 181+ days 30.2%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Hallandale Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 47.1% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Hallandale Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 47.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "47.1% of Hallandale Beach houses for sale have waited more than 90 days, counting every relisting", "after": "47.1% of Hallandale Beach houses for sale with a recorded cumulative-days value exceed 90 days; 51.7% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "33.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "47.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "29.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "11.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "9.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "7.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "9.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "31.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "21.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "15.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "30.2%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 7; $500K to $1M 48.4% of 31; $1M to $2M too few to read of 0; $2M to $5M too few to read of 4; $5M and up too few to read of 9.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 7 listed, count only; $500K to $1M 48.4% (15 of 31); $1M to $2M 0 listed, count only; $2M to $5M 4 listed, count only; $5M and up 9 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Hallandale Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Hallandale Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Hallandale Beach houses have cut most often: 48.4% of 31", "after": "$500K to $1M Hallandale Beach houses show the highest share asking below original: 48.4% of 31", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "48.4%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "31", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "52.9% of Hallandale Beach houses for sale have cut their asking price, 41.4% of condos", "after": "52.9% of Hallandale Beach houses for sale are asking less than their original list price; 41.4% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Hallandale Beach sellers blink faster than the rest of Broward County as 47.1% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Hallandale Beach: 52.9% of houses list below original asking, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Hallandale Beach? Half houses have already come down once, by a median $46K", "after": "Buying in Hallandale Beach? 27 of the 51 houses for sale are asking below their original price, by a median $46K", "before_present": true, "after_present": true }, { "field": "lede", "before": "HALLANDALE BEACH, Fla., September 7, 2026 - 52.9% of the 51 single-family homes listed for sale in Hallandale Beach have reduced their asking price at least once, by a median 4.8% (about $46K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 925 condominium listings, 41.4% have cut, by a median 6.7%.", "after": "HALLANDALE BEACH, Fla., September 7, 2026 - 52.9% of the 51 single-family homes listed for sale in Hallandale Beach (27 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 27 reduced listings, the median reduction is 4.8% (about $46K). Among the city's 925 condominium listings, 41.4% are asking below their original price, by a median 6.7%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Hallandale Beach and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 51 houses, 925 condominiums, 13 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-hallandale-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hallandale Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (23 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 51 houses, 925 condominiums, 13 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hallandale-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hallandale-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"52.9 percent of single-family homes for sale in Hallandale Beach have reduced their asking price at least once, by a median $46K.\"", "after": "\"52.9 percent of single-family homes for sale in Hallandale Beach have a current asking price below their original list price; among those 27 reduced listings the median reduction is $46K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Hallandale Beach house for sale has been waiting 69 days, not the 69 the current listing shows.\"", "after": "\"Among active Hallandale Beach houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 69 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Hallandale Beach houses now under contract, 61.5 percent never reduced their asking price; the rest cut by a median 10.4 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"13 Hallandale Beach houses are under contract in this snapshot, 5 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "1be296d4609b99f379f07a9c315db2d2c3b8592fd8a8d12ef56d2fd1546fc333", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nHallandale Beach price cuts and true days on market\nHEADLINE OPTIONS\n52.9% of Hallandale Beach houses for sale have cut their asking price, 41.4% of condos\nHallandale Beach sellers blink faster than the rest of Broward County as 47.1% of houses pass 90 days on\nthe market\nBuying in Hallandale Beach? Half houses have already come down once, by a median $46K\nLEDE\nHALLANDALE BEACH, Fla., September 7, 2026 - 52.9% of the 51 single-family homes listed for sale in\nHallandale Beach have reduced their asking price at least once, by a median 4.8% (about $46K), according to a\ndaily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 925 condominium listings,\n41.4% have cut, by a median 6.7%.\nNUT GRAF\nThe figures point to a market where 38.5% of houses reached a contract only after a price cut: of the 13\nHallandale Beach houses now under contract, 38.5% reduced before going under contract, with a median cut\nof 10.4% and a median 44 days to contract. Across Broward County the price-cut share is 43.3% for houses\nand 45.0% for condominiums, so Hallandale Beach houses are cutting 9.6 points more often than the county.\nCounting every relisting, the median Hallandale Beach house for sale has been on the market 69 days, against\n69 on its current listing; 0.0% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nHallandale\nBeach\n51\nShare with at\nleast one price\nreduction,\nhouses\n52.9% (27 of 51)\nMedian\nreduction\nfrom original\nasking, houses\n4.8% (about $46K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings,\nHallandale\nBeach\n925\nShare with at\nleast one price\nreduction,\ncondominiums\n41.4% (383 of 925)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n69 days (69 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n47.1% (24 of 51)\nHouses under\ncontract that\nreduced first\n38.5% of 13\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting faster than similar-priced cities; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Royal Palm Beach, Homestead, Jensen Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, North \nQUOTABLE DATA POINTS\n\"52.9 percent of single-family homes for sale in Hallandale Beach have reduced their asking price at least\nonce, by a median $46K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Hallandale Beach house for sale has been waiting 69 days, not the\n69 the current listing shows.\"\n\"Of the Hallandale Beach houses now under contract, 61.5 percent never reduced their asking price; the\nrest cut by a median 10.4 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Hallandale Beach versus Broward County, houses and condominiums,\nSeptember 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Hallandale Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 47.1% of houses have\npassed 90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Hallandale Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Hallandale Beach and Broward County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 51 houses, 925 condominiums, 13 houses\nunder contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at\nhttps://www.pbprealestate.com/price-cuts-hallandale-beach/ . Conditions read: How the read works: each city is compared with its\npeer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer\nfigure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at\nleast 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting\nat peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is\nrelative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "10e134c3ad663edce6fc8dc8de88db7c7b72b9080ead59cbf809a7410cdf6d9c", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nHallandale Beach asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/hallandale-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n52.9% of Hallandale Beach houses for sale are asking less than their original list price; 41.4% of condos\nSeller Blink Rate™ in Hallandale Beach: 52.9% of houses list below original asking, against 43.3% across\nBroward County\nBuying in Hallandale Beach? 27 of the 51 houses for sale are asking below their original price, by a median\n$46K\nLEDE\nHALLANDALE BEACH, Fla., September 7, 2026 - 52.9% of the 51 single-family homes listed for sale in\nHallandale Beach (27 listings) have a current asking price below their original list price, according to PBP Real\nEstate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 27 reduced listings, the\nmedian reduction is 4.8% (about $46K). Among the city's 925 condominium listings, 41.4% are asking below\ntheir original price, by a median 6.7%.\nNUT GRAF\nFor active Hallandale Beach houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket\nvalues are both 69 days (from 51 and 51 listings with a value in each field). Equal medians describe the\nrecorded fields only; they do not establish anything about individual listing histories. 0% of all active houses\nhave both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does\nnot establish a relisting event. 13 Hallandale Beach houses are under contract (Pending or Active Under\nContract), 5 of them with a recorded asking price below original; fewer than 30, so no percentage is reported.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nThese asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking\nbelow original are 43.3% for houses and 45% for condominiums; Hallandale Beach houses are 9.6 points above\nthe county share.\nFACT BOX\nActive single-family listings,\nHallandale Beach\n51\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n52.9% (27 of 51)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n51 / 0; 23 / 1\nSeptember 7, 2026\nMedian reduction among the 27\nreduced houses\n4.8% (about $46K)\nSeptember 7, 2026\nActive condominium listings,\nHallandale Beach\n925\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n41.4% (383 of 925)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n69 / 69 days (from 51 / 51 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over\n90 days\n47.1% (24 of 51 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count\nonly; fewer than 30)\n13, 5 asking below original\nSeptember 7, 2026\nBroward County share asking\nbelow original, houses /\ncondominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Higher below-original share than peers;\nCondominiums: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median\nasking $600K to $1M; peer share\n44.3%)\nRoyal Palm Beach, Homestead, Jensen Beach, Hollywood,\nPompano Beach, Dania Beach, Hialeah, North Miami Beach,\nWest Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The\nAcreage, Coral Springs, North Miami, Hobe Sound, Stuart,\nPlantation, Westlake, Loxahatchee, Miami, Cooper City, Palm\nCity, Wilton Manors, Fort Lauderdale\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"52.9 percent of single-family homes for sale in Hallandale Beach have a current asking price below their\noriginal list price; among those 27 reduced listings the median reduction is $46K.\"\n\"Among active Hallandale Beach houses, the median recorded CumulativeDaysOnMarket and\nDaysOnMarket values are both 69 days. These are MLS-recorded fields, not an independently\nreconstructed listing history.\"\n\"13 Hallandale Beach houses are under contract in this snapshot, 5 of them with a recorded asking price\nbelow original; the group is too small to report a percentage. These asking-price fields do not disclose the\nagreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Hallandale Beach versus Broward\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Hallandale Beach houses 52.9%, Broward County houses 43.3%;\nHallandale Beach condominiums 41.4%, Broward County condominiums 45%. Share of active listings asking\nbelow their original list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Hallandale Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 47.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 33.3%, 31-60\ndays 11.8%, 61-90 days 7.8%, 91-180 days 31.4%, 181+ days 15.7%. Condominiums: 0-30 days 29.5%, 31-60\ndays 9.2%, 61-90 days 9.6%, 91-180 days 21.5%, 181+ days 30.2%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Hallandale Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands\nwith 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 7 listed, count only; $500K to $1M 48.4% (15 of 31); $1M to $2M 0 listed, count only;\n$2M to $5M 4 listed, count only; $5M and up 9 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hallandale Beach,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (23 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 51 houses,\n925 condominiums, 13 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hallandale-beach/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hallandale-beach/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "5cfcd206deafa6316db4d3693de4adaa29ebdd2081b4f699bd2b103d4b7443b1", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - HALLANDALE BEACH PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 52.9% of Hallandale Beach houses for sale are asking less than their original list price; 41.4% of condos\n2. Seller Blink Rate™ in Hallandale Beach: 52.9% of houses list below original asking, against 43.3% across Broward County\n3. Buying in Hallandale Beach? 27 of the 51 houses for sale are asking below their original price, by a median $46K\n\nLEDE\nHALLANDALE BEACH, Fla., September 7, 2026 - 52.9% of the 51 single-family homes listed for sale in Hallandale Beach (27 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 27 reduced listings, the median reduction is 4.8% (about $46K). Among the city's 925 condominium listings, 41.4% are asking below their original price, by a median 6.7%.\n\nNUT GRAF\nFor active Hallandale Beach houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 69 days (from 51 and 51 listings with a value in each field). Equal medians describe the recorded fields only; they do not establish anything about individual listing histories. 0% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 13 Hallandale Beach houses are under contract (Pending or Active Under Contract), 5 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; Hallandale Beach houses are 9.6 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Hallandale Beach: 51 [September 7, 2026]\n- Share asking below original list price, houses: 52.9% (27 of 51) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 51 / 0; 23 / 1 [September 7, 2026]\n- Median reduction among the 27 reduced houses: 4.8% (about $46K) [September 7, 2026]\n- Active condominium listings, Hallandale Beach: 925 [September 7, 2026]\n- Share asking below original list price, condominiums: 41.4% (383 of 925) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 69 / 69 days (from 51 / 51 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 47.1% (24 of 51 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 13, 5 asking below original [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Higher below-original share than peers; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Royal Palm Beach, Homestead, Jensen Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, North Miami Beach, West Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The Acreage, Coral Springs, North Miami, Hobe Sound, Stuart, Plantation, Westlake, Loxahatchee, Miami, Cooper City, Palm City, Wilton Manors, Fort Lauderdale [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"52.9 percent of single-family homes for sale in Hallandale Beach have a current asking price below their original list price; among those 27 reduced listings the median reduction is $46K.\"\n- \"Among active Hallandale Beach houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 69 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"13 Hallandale Beach houses are under contract in this snapshot, 5 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- hallandale-beach-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Hallandale Beach versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Hallandale Beach houses 52.9%, Broward County houses 43.3%; Hallandale Beach condominiums 41.4%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.\n- hallandale-beach-true-days-on-market-r1-2026-09-07.png\n Caption: Active Hallandale Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 47.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 33.3%, 31-60 days 11.8%, 61-90 days 7.8%, 91-180 days 31.4%, 181+ days 15.7%. Condominiums: 0-30 days 29.5%, 31-60 days 9.2%, 61-90 days 9.6%, 91-180 days 21.5%, 181+ days 30.2%.\n- hallandale-beach-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Hallandale Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 7 listed, count only; $500K to $1M 48.4% (15 of 31); $1M to $2M 0 listed, count only; $2M to $5M 4 listed, count only; $5M and up 9 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hallandale Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (23 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 51 houses, 925 condominiums, 13 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hallandale-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hallandale-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "hallandale-beach", "city": "Hallandale Beach", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 925, "with_fee": 915, "no_cadence": 1, "sample_ok": true, "cuts": { "active": 925, "cut_count": 383, "cut_pct": 41.4, "median_cut_pct": 6.7, "median_cut_dollars": 21000 }, "outliers_dropped": 20, "n": 895, "median": 890, "p10": 451, "p25": 627, "p75": 1180, "p90": 1387, "min": 276, "max": 4585, "median_sqft": 0.83, "n_sqft": 885, "median_pct_price": 3.25, "median_list_price": 304990, "median_year_built": 1973, "median_sqft_area": 1040, "over_1000": 351, "over_1000_pct": 39.2, "under_500": 133, "under_500_pct": 14.9, "hi_thr": 1000, "lo_thr": 500, "over_hi": 351, "over_hi_pct": 39.2, "under_lo": 133, "under_lo_pct": 14.9, "types": { "Condominium": { "count": 802, "pct": 89.6 }, "StockCooperative": { "count": 90, "pct": 10.1 }, "Townhouse": { "count": 3, "pct": 0.3 } }, "regime": { "COA": { "count": 779, "pct": 87.0 }, "not_recorded": { "count": 105, "pct": 11.7 }, "HOA": { "count": 11, "pct": 1.2 } }, "villa_median": null, "townhouse_median": 730, "cadence": { "Monthly": { "count": 862, "pct": 96.3 }, "Quarterly": { "count": 33, "pct": 3.7 } }, "stacked": { "count": 1, "pct": 0.1, "median_total": 1848, "median_master": 648 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 133, "pct": 14.9 }, { "label": "$500 to $750", "count": 190, "pct": 21.2 }, { "label": "$750 to $1,000", "count": 221, "pct": 24.7 }, { "label": "$1,000 to $1,500", "count": 282, "pct": 31.5 }, { "label": "$1,500 to $2,000", "count": 46, "pct": 5.1 }, { "label": "$2,000 and up", "count": 23, "pct": 2.6 } ], "decades": [ { "label": "1950s", "n": 3, "median": 320, "median_sqft": 0.48 }, { "label": "1960s", "n": 199, "median": 506, "median_sqft": 0.63 }, { "label": "1970s", "n": 424, "median": 892, "median_sqft": 0.85 }, { "label": "1980s", "n": 73, "median": 953, "median_sqft": 0.82 }, { "label": "1990s", "n": 2, "median": 943, "median_sqft": 1.2 }, { "label": "2000s", "n": 106, "median": 1174, "median_sqft": 1.04 }, { "label": "2010s", "n": 65, "median": 1194, "median_sqft": 1.15 }, { "label": "2020s", "n": 22, "median": 1450, "median_sqft": 1.36 } ], "bands": [ { "label": "Under $250K", "n": 311, "median": 609, "median_pct_price": 3.89 }, { "label": "$250K to $500K", "n": 392, "median": 975, "median_pct_price": 3.36 }, { "label": "$500K to $1M", "n": 144, "median": 1181, "median_pct_price": 2.2 }, { "label": "$1M and up", "n": 48, "median": 1624, "median_pct_price": 1.15 } ], "pre1995": { "n": 701, "median": 790 }, "post2005": { "n": 181, "median": 1198 }, "includes": [ { "key": "Water", "label": "Water", "count": 580, "pct": 68.8 }, { "key": "Trash", "label": "Trash", "count": 545, "pct": 64.7 }, { "key": "CommonAreas", "label": "Common areas", "count": 509, "pct": 60.4 }, { "key": "Sewer", "label": "Sewer", "count": 462, "pct": 54.8 }, { "key": "Pools", "label": "Pool", "count": 442, "pct": 52.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 407, "pct": 48.3 }, { "key": "CableTv", "label": "Cable TV", "count": 401, "pct": 47.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 349, "pct": 41.4 }, { "key": "Security", "label": "Security", "count": 318, "pct": 37.7 }, { "key": "Insurance", "label": "Building insurance", "count": 310, "pct": 36.8 }, { "key": "Internet", "label": "Internet", "count": 283, "pct": 33.6 }, { "key": "HotWater", "label": "Hot water", "count": 275, "pct": 32.6 }, { "key": "PestControl", "label": "Pest control", "count": 253, "pct": 30.0 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 177, "pct": 21.0 } ], "includes_n": 843, "flags": { "sa_mentioned": { "count": 131, "pct": 14.6 }, "sa_none_or_paid": { "count": 94, "pct": 10.5 }, "sa_pending": { "count": 27, "pct": 3.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 1, "pct": 0.1 }, "milestone": { "count": 112, "pct": 12.5 }, "reserves": { "count": 9, "pct": 1.0 }, "land_lease": { "count": 15, "pct": 1.7 }, "remarks_n": 892 }, "developments": [ { "name": "Beachwalk", "master": null, "n": 63, "anecdotal": false, "median": 1198, "median_sqft": 1.15, "year_built": 2015, "median_list_price": 455000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hemispheres", "master": null, "n": 54, "anecdotal": false, "median": 919, "median_sqft": 0.99, "year_built": 1971, "median_list_price": 352500, "sa_mentioned": 6, "sa_pending": 2, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Olympus Phase", "master": null, "n": 54, "anecdotal": false, "median": 1200, "median_sqft": 0.94, "year_built": 1975, "median_list_price": 311495, "sa_mentioned": 5, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oceanview Park", "master": null, "n": 37, "anecdotal": false, "median": 770, "median_sqft": 0.68, "year_built": 1976, "median_list_price": 270000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Parker Plaza Estates Cond0", "master": null, "n": 37, "anecdotal": false, "median": 1083, "median_sqft": 1.0, "year_built": 1970, "median_list_price": 499000, "sa_mentioned": 13, "sa_pending": 8, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Rolen Lake Gardens Co Op", "master": null, "n": 28, "anecdotal": false, "median": 383, "median_sqft": 0.6, "year_built": 1962, "median_list_price": 99350, "sa_mentioned": 5, "sa_pending": 2, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Beach Club Two", "master": null, "n": 26, "anecdotal": false, "median": 1097, "median_sqft": 1.14, "year_built": 2006, "median_list_price": 1074750, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Fairways Riviera", "master": null, "n": 21, "anecdotal": false, "median": 1010, "median_sqft": 1.03, "year_built": 1970, "median_list_price": 229000, "sa_mentioned": 5, "sa_pending": 0, "membership": 1, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Desoto Park", "master": null, "n": 20, "anecdotal": false, "median": 620, "median_sqft": 0.66, "year_built": 1974, "median_list_price": 224500, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Meadowbrook Towers F", "master": null, "n": 20, "anecdotal": false, "median": 531, "median_sqft": 0.56, "year_built": 1970, "median_list_price": 217000, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Imperial Towers", "master": null, "n": 17, "anecdotal": false, "median": 722, "median_sqft": 0.93, "year_built": 1969, "median_list_price": 240000, "sa_mentioned": 7, "sa_pending": 3, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Marine Yacht Club C", "master": null, "n": 17, "anecdotal": false, "median": 1104, "median_sqft": 0.87, "year_built": 2007, "median_list_price": 650000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "200 Leslie", "master": null, "n": 15, "anecdotal": false, "median": 863, "median_sqft": 0.78, "year_built": 1981, "median_list_price": 295000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Duo West", "master": null, "n": 14, "anecdotal": false, "median": 1461, "median_sqft": 1.08, "year_built": 2007, "median_list_price": 467000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Meadowbrook Apts Bld", "master": null, "n": 14, "anecdotal": false, "median": 564, "median_sqft": 0.6, "year_built": 1973, "median_list_price": 235000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Olympus", "master": null, "n": 14, "anecdotal": false, "median": 1200, "median_sqft": 0.94, "year_built": 1978, "median_list_price": 299500, "sa_mentioned": 3, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Beach Club Three", "master": null, "n": 13, "anecdotal": false, "median": 1311, "median_sqft": 1.11, "year_built": 2006, "median_list_price": 1100000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Isle of Paradise Co Op F", "master": null, "n": 13, "anecdotal": false, "median": 553, "median_sqft": 0.57, "year_built": 1966, "median_list_price": 225000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Parker Dorado", "master": null, "n": 13, "anecdotal": false, "median": 1083, "median_sqft": 1.39, "year_built": 1972, "median_list_price": 395000, "sa_mentioned": 3, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Fairways Royale", "master": null, "n": 12, "anecdotal": false, "median": 724, "median_sqft": 0.87, "year_built": 1970, "median_list_price": 179000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "2080 Ocean Drive", "master": null, "n": 11, "anecdotal": false, "median": 1157, "median_sqft": 1.04, "year_built": 2002, "median_list_price": 719000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Prince George Arms", "master": null, "n": 11, "anecdotal": false, "median": 955, "median_sqft": 0.73, "year_built": 1974, "median_list_price": 319999, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lake Point Tower Condomin", "master": null, "n": 10, "anecdotal": false, "median": 634, "median_sqft": 0.65, "year_built": 1973, "median_list_price": 262500, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean View Towers", "master": null, "n": 10, "anecdotal": false, "median": 1137, "median_sqft": 0.94, "year_built": 1970, "median_list_price": 254950, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Plaza Towers North", "master": null, "n": 10, "anecdotal": false, "median": 960, "median_sqft": 0.86, "year_built": 1972, "median_list_price": 314500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Plaza Towers South", "master": null, "n": 10, "anecdotal": false, "median": 857, "median_sqft": 0.87, "year_built": 1970, "median_list_price": 283500, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Desoto Park North", "master": null, "n": 9, "anecdotal": true, "median": 649, "median_sqft": 0.59, "year_built": 1974, "median_list_price": 229000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "First Gulfstream Garden", "master": null, "n": 9, "anecdotal": true, "median": 682, "median_sqft": 0.73, "year_built": 1968, "median_list_price": 175000, "sa_mentioned": 2, "sa_pending": 2, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hallandale Oasis", "master": null, "n": 9, "anecdotal": true, "median": 1250, "median_sqft": 1.26, "year_built": 2027, "median_list_price": 1070000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Anchor Bay Club", "master": null, "n": 8, "anecdotal": true, "median": 1314, "median_sqft": 0.78, "year_built": 1984, "median_list_price": 466950, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Duo East", "master": null, "n": 8, "anecdotal": true, "median": 1233, "median_sqft": 1.11, "year_built": 2007, "median_list_price": 376500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Golden Horn South", "master": null, "n": 8, "anecdotal": true, "median": 844, "median_sqft": 0.75, "year_built": 1972, "median_list_price": 286500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Parker Tower", "master": null, "n": 8, "anecdotal": true, "median": 1070, "median_sqft": 0.9, "year_built": 1979, "median_list_price": 539500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Seventeenth Green", "master": null, "n": 8, "anecdotal": true, "median": 438, "median_sqft": 0.46, "year_built": 1966, "median_list_price": 213400, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Casa Paradiso Co Op", "master": null, "n": 7, "anecdotal": true, "median": 493, "median_sqft": 0.49, "year_built": 1969, "median_list_price": 239000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Diplomat Garden Co Op", "master": null, "n": 7, "anecdotal": true, "median": 300, "median_sqft": 0.5, "year_built": 1960, "median_list_price": 89900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Avant Garde", "master": null, "n": 6, "anecdotal": true, "median": 794, "median_sqft": 0.58, "year_built": 1974, "median_list_price": 537000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Beach Club", "master": null, "n": 6, "anecdotal": true, "median": 1476, "median_sqft": 1.04, "year_built": 2005, "median_list_price": 1174500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Eldorado Plaza West", "master": null, "n": 6, "anecdotal": true, "median": 788, "median_sqft": 0.73, "year_built": 1967, "median_list_price": 212400, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Fourth Gulfstream Garden", "master": null, "n": 6, "anecdotal": true, "median": 760, "median_sqft": 0.96, "year_built": 1973, "median_list_price": 141950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Golden Isles Towers", "master": null, "n": 6, "anecdotal": true, "median": 1082, "median_sqft": 1.0, "year_built": 1966, "median_list_price": 387500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Golden Surf Towers", "master": null, "n": 6, "anecdotal": true, "median": 987, "median_sqft": 0.75, "year_built": 1971, "median_list_price": 385000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Paradise Villas", "master": null, "n": 6, "anecdotal": true, "median": 665, "median_sqft": 0.59, "year_built": 1979, "median_list_price": 207000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Towers of Oceanview South", "master": null, "n": 6, "anecdotal": true, "median": 707, "median_sqft": 0.66, "year_built": 1979, "median_list_price": 268950, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Beach Club Ii", "master": null, "n": 5, "anecdotal": true, "median": 1148, "median_sqft": 0.82, "year_built": 2006, "median_list_price": 1200000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Chelsea Bayview", "master": null, "n": 5, "anecdotal": true, "median": 610, "median_sqft": 0.87, "year_built": 1980, "median_list_price": 228000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Diplomat Golf Estates 46 2", "master": null, "n": 5, "anecdotal": true, "median": 2821, "median_sqft": 1.67, "year_built": 2027, "median_list_price": 3384000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Dorsey Arms", "master": null, "n": 5, "anecdotal": true, "median": 855, "median_sqft": 0.8, "year_built": 1970, "median_list_price": 374000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-06", "median": 951, "p25": 710, "p75": 1192, "n": 802, "median_sqft": 0.87, "sa_pending_pct": 3.0 }, { "date": "2026-09-07", "median": 890, "p25": 627, "p75": 1180, "n": 895, "median_sqft": 0.83, "sa_pending_pct": 3.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Hallandale Beach condo for sale carries a $890-a-month association fee, 11% above the South Florida median", "39.2% of Hallandale Beach condos on the market ask $1,000 or more a month in fees; 14.9% stay under $500", "Hallandale Beach condos built since 2005 carry fees 52% higher than buildings from before 1995" ], "lede": "HALLANDALE BEACH, Fla., September 7, 2026 - The median monthly association fee across the 895 condominiums listed for sale in Hallandale Beach is $890, with half of the listings between $627 and $1,180 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 11% above the five-county South Florida median of $800, and ranks Hallandale Beach 25 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Hallandale Beach carries a monthly association fee of $890, 11% above the five-county South Florida median of $800.\"", "\"39.2 percent of Hallandale Beach condos on the market ask $1,000 or more a month in association fees; only 14.9 percent stay under $500.\"", "\"In Hallandale Beach, a condo completed since 2005 carries a median fee of $1,198 a month, against $790 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Hallandale Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (1 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (20 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-hallandale-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Hallandale Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Hallandale Beach median $890 a month, South Florida median $800; Hallandale Beach ranks 25 of 69 cities.", "title": "Hallandale Beach condo fees sit 11% above the South Florida median" }, { "caption": "Share of active Hallandale Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 14.9% (133 listings); $500 to $750 21.2% (190 listings); $750 to $1,000 24.7% (221 listings); $1,000 to $1,500 31.5% (282 listings); $1,500 to $2,000 5.1% (46 listings); $2,000 and up 2.6% (23 listings).", "title": "31.5% of Hallandale Beach condos for sale carry a fee of $1,000 to $1,500 a month" }, { "caption": "Median monthly-equivalent association fee for active Hallandale Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1950s too few (3 listings); 1960s $506 (199 listings); 1970s $892 (424 listings); 1980s $953 (73 listings); 1990s too few (2 listings); 2000s $1,174 (106 listings); 2010s $1,194 (65 listings); 2020s $1,450 (22 listings).", "title": "Hallandale Beach condos built since 2005 ask 52% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 925 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 925, "with_fee": 915, "no_cadence": 1, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 915, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 10, "n": 895, "retained_n": 895, "outliers_dropped": 20, "trim_applied": true, "cuts": { "active": 925, "cut_count": 383, "cut_pct": 41.4, "median_cut_pct": 6.7, "median_cut_dollars": 21000, "valid_price_count": 925, "missing_price_count": 0, "unchanged_count": 496, "raised_count": 46, "not_below_original_count": 542, "cut_pct_denominator": 925, "cut_sample_ok": true, "median_cut_n": 383 }, "trim_bounds": { "p1": 267.4, "p99": 4683.9000000000015 }, "retained_small_sample": false, "retained_below_30": false, "median": 890, "p10": 451, "p25": 627, "p75": 1180, "p90": 1387, "min": 276, "max": 4585, "median_sqft": 0.83, "n_sqft": 885, "median_pct_price": 3.25, "n_pct_price": 895, "median_list_price": 304990, "median_year_built": 1973, "median_sqft_area": 1040, "over_1000": 351, "over_1000_pct": 39.2, "under_500": 133, "under_500_pct": 14.9, "hi_thr": 1000, "lo_thr": 500, "over_hi": 351, "over_hi_pct": 39.2, "under_lo": 133, "under_lo_pct": 14.9, "types": { "Condominium": { "count": 802, "pct": 89.6 }, "StockCooperative": { "count": 90, "pct": 10.1 }, "Townhouse": { "count": 3, "pct": 0.3 } }, "regime": { "COA": { "count": 779, "pct": 87.0 }, "not_recorded": { "count": 105, "pct": 11.7 }, "HOA": { "count": 11, "pct": 1.2 } }, "villa_median": null, "townhouse_median": 730, "cadence": { "Monthly": { "count": 862, "pct": 96.3 }, "Quarterly": { "count": 33, "pct": 3.7 } }, "stacked": { "count": 1, "pct": 0.1, "median_total": 1848, "median_master": 648 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 133, "pct": 14.9 }, { "label": "$500 to $750", "count": 190, "pct": 21.2 }, { "label": "$750 to $1,000", "count": 221, "pct": 24.7 }, { "label": "$1,000 to $1,500", "count": 282, "pct": 31.5 }, { "label": "$1,500 to $2,000", "count": 46, "pct": 5.1 }, { "label": "$2,000 and up", "count": 23, "pct": 2.6 } ], "decades": [ { "label": "1950s", "n": 3, "median": 320, "median_sqft": 0.48 }, { "label": "1960s", "n": 199, "median": 506, "median_sqft": 0.63 }, { "label": "1970s", "n": 424, "median": 892, "median_sqft": 0.85 }, { "label": "1980s", "n": 73, "median": 953, "median_sqft": 0.82 }, { "label": "1990s", "n": 2, "median": 943, "median_sqft": 1.2 }, { "label": "2000s", "n": 106, "median": 1174, "median_sqft": 1.04 }, { "label": "2010s", "n": 65, "median": 1194, "median_sqft": 1.15 }, { "label": "2020s", "n": 22, "median": 1450, "median_sqft": 1.36 } ], "bands": [ { "label": "Under $250K", "n": 311, "median": 609, "median_pct_price": 3.89 }, { "label": "$250K to $500K", "n": 392, "median": 975, "median_pct_price": 3.36 }, { "label": "$500K to $1M", "n": 144, "median": 1181, "median_pct_price": 2.2 }, { "label": "$1M and up", "n": 48, "median": 1624, "median_pct_price": 1.15 } ], "pre1995": { "n": 701, "median": 790 }, "post2005": { "n": 181, "median": 1198 }, "includes": [ { "key": "Water", "label": "Water", "count": 580, "pct": 68.8 }, { "key": "Trash", "label": "Trash", "count": 545, "pct": 64.7 }, { "key": "CommonAreas", "label": "Common areas", "count": 509, "pct": 60.4 }, { "key": "Sewer", "label": "Sewer", "count": 462, "pct": 54.8 }, { "key": "Pools", "label": "Pool", "count": 442, "pct": 52.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 407, "pct": 48.3 }, { "key": "CableTv", "label": "Cable TV", "count": 401, "pct": 47.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 349, "pct": 41.4 }, { "key": "Security", "label": "Security", "count": 318, "pct": 37.7 }, { "key": "Insurance", "label": "Building insurance", "count": 310, "pct": 36.8 }, { "key": "Internet", "label": "Internet", "count": 283, "pct": 33.6 }, { "key": "HotWater", "label": "Hot water", "count": 275, "pct": 32.6 }, { "key": "PestControl", "label": "Pest control", "count": 253, "pct": 30.0 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 177, "pct": 21.0 } ], "includes_n": 843, "flags": { "sa_mentioned": { "count": 131, "pct": 14.6 }, "sa_none_or_paid": { "count": 94, "pct": 10.5 }, "sa_pending": { "count": 27, "pct": 3.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 1, "pct": 0.1 }, "milestone": { "count": 112, "pct": 12.5 }, "reserves": { "count": 9, "pct": 1.0 }, "land_lease": { "count": 15, "pct": 1.7 }, "remarks_n": 892 }, "denominators": { "fee_percentages": 895, "fee_medians_percentiles": 895, "median_sqft": 885, "median_pct_price": 895, "includes_pct": 843, "flags_pct": 895, "cut_pct": 925 }, "developments": [ { "name": "Beachwalk", "master": null, "n": 63, "anecdotal": false, "median": 1198, "median_sqft": 1.15, "year_built": 2015, "median_list_price": 455000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hemispheres", "master": null, "n": 54, "anecdotal": false, "median": 919, "median_sqft": 0.99, "year_built": 1971, "median_list_price": 352500, "sa_mentioned": 6, "sa_pending": 2, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Olympus Phase", "master": null, "n": 54, "anecdotal": false, "median": 1200, "median_sqft": 0.94, "year_built": 1975, "median_list_price": 311495, "sa_mentioned": 5, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oceanview Park", "master": null, "n": 37, "anecdotal": false, "median": 770, "median_sqft": 0.68, "year_built": 1976, "median_list_price": 270000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Parker Plaza Estates Cond0", "master": null, "n": 37, "anecdotal": false, "median": 1083, "median_sqft": 1.0, "year_built": 1970, "median_list_price": 499000, "sa_mentioned": 13, "sa_pending": 8, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Rolen Lake Gardens Co Op", "master": null, "n": 28, "anecdotal": false, "median": 383, "median_sqft": 0.6, "year_built": 1962, "median_list_price": 99350, "sa_mentioned": 5, "sa_pending": 2, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Beach Club Two", "master": null, "n": 26, "anecdotal": false, "median": 1097, "median_sqft": 1.14, "year_built": 2006, "median_list_price": 1074750, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Fairways Riviera", "master": null, "n": 21, "anecdotal": false, "median": 1010, "median_sqft": 1.03, "year_built": 1970, "median_list_price": 229000, "sa_mentioned": 5, "sa_pending": 0, "membership": 1, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Desoto Park", "master": null, "n": 20, "anecdotal": false, "median": 620, "median_sqft": 0.66, "year_built": 1974, "median_list_price": 224500, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Meadowbrook Towers F", "master": null, "n": 20, "anecdotal": false, "median": 531, "median_sqft": 0.56, "year_built": 1970, "median_list_price": 217000, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Imperial Towers", "master": null, "n": 17, "anecdotal": false, "median": 722, "median_sqft": 0.93, "year_built": 1969, "median_list_price": 240000, "sa_mentioned": 7, "sa_pending": 3, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Marine Yacht Club C", "master": null, "n": 17, "anecdotal": false, "median": 1104, "median_sqft": 0.87, "year_built": 2007, "median_list_price": 650000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "200 Leslie", "master": null, "n": 15, "anecdotal": false, "median": 863, "median_sqft": 0.78, "year_built": 1981, "median_list_price": 295000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Duo West", "master": null, "n": 14, "anecdotal": false, "median": 1461, "median_sqft": 1.08, "year_built": 2007, "median_list_price": 467000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Meadowbrook Apts Bld", "master": null, "n": 14, "anecdotal": false, "median": 564, "median_sqft": 0.6, "year_built": 1973, "median_list_price": 235000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Olympus", "master": null, "n": 14, "anecdotal": false, "median": 1200, "median_sqft": 0.94, "year_built": 1978, "median_list_price": 299500, "sa_mentioned": 3, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Beach Club Three", "master": null, "n": 13, "anecdotal": false, "median": 1311, "median_sqft": 1.11, "year_built": 2006, "median_list_price": 1100000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Isle of Paradise Co Op F", "master": null, "n": 13, "anecdotal": false, "median": 553, "median_sqft": 0.57, "year_built": 1966, "median_list_price": 225000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Parker Dorado", "master": null, "n": 13, "anecdotal": false, "median": 1083, "median_sqft": 1.39, "year_built": 1972, "median_list_price": 395000, "sa_mentioned": 3, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Fairways Royale", "master": null, "n": 12, "anecdotal": false, "median": 724, "median_sqft": 0.87, "year_built": 1970, "median_list_price": 179000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "2080 Ocean Drive", "master": null, "n": 11, "anecdotal": false, "median": 1157, "median_sqft": 1.04, "year_built": 2002, "median_list_price": 719000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Prince George Arms", "master": null, "n": 11, "anecdotal": false, "median": 955, "median_sqft": 0.73, "year_built": 1974, "median_list_price": 319999, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lake Point Tower Condomin", "master": null, "n": 10, "anecdotal": false, "median": 634, "median_sqft": 0.65, "year_built": 1973, "median_list_price": 262500, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean View Towers", "master": null, "n": 10, "anecdotal": false, "median": 1137, "median_sqft": 0.94, "year_built": 1970, "median_list_price": 254950, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Plaza Towers North", "master": null, "n": 10, "anecdotal": false, "median": 960, "median_sqft": 0.86, "year_built": 1972, "median_list_price": 314500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Plaza Towers South", "master": null, "n": 10, "anecdotal": false, "median": 857, "median_sqft": 0.87, "year_built": 1970, "median_list_price": 283500, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Desoto Park North", "master": null, "n": 9, "anecdotal": true, "median": 649, "median_sqft": 0.59, "year_built": 1974, "median_list_price": 229000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "First Gulfstream Garden", "master": null, "n": 9, "anecdotal": true, "median": 682, "median_sqft": 0.73, "year_built": 1968, "median_list_price": 175000, "sa_mentioned": 2, "sa_pending": 2, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hallandale Oasis", "master": null, "n": 9, "anecdotal": true, "median": 1250, "median_sqft": 1.26, "year_built": 2027, "median_list_price": 1070000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Anchor Bay Club", "master": null, "n": 8, "anecdotal": true, "median": 1314, "median_sqft": 0.78, "year_built": 1984, "median_list_price": 466950, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Duo East", "master": null, "n": 8, "anecdotal": true, "median": 1233, "median_sqft": 1.11, "year_built": 2007, "median_list_price": 376500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Golden Horn South", "master": null, "n": 8, "anecdotal": true, "median": 844, "median_sqft": 0.75, "year_built": 1972, "median_list_price": 286500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Parker Tower", "master": null, "n": 8, "anecdotal": true, "median": 1070, "median_sqft": 0.9, "year_built": 1979, "median_list_price": 539500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Seventeenth Green", "master": null, "n": 8, "anecdotal": true, "median": 438, "median_sqft": 0.46, "year_built": 1966, "median_list_price": 213400, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Casa Paradiso Co Op", "master": null, "n": 7, "anecdotal": true, "median": 493, "median_sqft": 0.49, "year_built": 1969, "median_list_price": 239000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Diplomat Garden Co Op", "master": null, "n": 7, "anecdotal": true, "median": 300, "median_sqft": 0.5, "year_built": 1960, "median_list_price": 89900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Avant Garde", "master": null, "n": 6, "anecdotal": true, "median": 794, "median_sqft": 0.58, "year_built": 1974, "median_list_price": 537000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Beach Club", "master": null, "n": 6, "anecdotal": true, "median": 1476, "median_sqft": 1.04, "year_built": 2005, "median_list_price": 1174500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Eldorado Plaza West", "master": null, "n": 6, "anecdotal": true, "median": 788, "median_sqft": 0.73, "year_built": 1967, "median_list_price": 212400, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Fourth Gulfstream Garden", "master": null, "n": 6, "anecdotal": true, "median": 760, "median_sqft": 0.96, "year_built": 1973, "median_list_price": 141950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Golden Isles Towers", "master": null, "n": 6, "anecdotal": true, "median": 1082, "median_sqft": 1.0, "year_built": 1966, "median_list_price": 387500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Golden Surf Towers", "master": null, "n": 6, "anecdotal": true, "median": 987, "median_sqft": 0.75, "year_built": 1971, "median_list_price": 385000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Paradise Villas", "master": null, "n": 6, "anecdotal": true, "median": 665, "median_sqft": 0.59, "year_built": 1979, "median_list_price": 207000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Towers of Oceanview South", "master": null, "n": 6, "anecdotal": true, "median": 707, "median_sqft": 0.66, "year_built": 1979, "median_list_price": 268950, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Beach Club Ii", "master": null, "n": 5, "anecdotal": true, "median": 1148, "median_sqft": 0.82, "year_built": 2006, "median_list_price": 1200000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Chelsea Bayview", "master": null, "n": 5, "anecdotal": true, "median": 610, "median_sqft": 0.87, "year_built": 1980, "median_list_price": 228000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Diplomat Golf Estates 46 2", "master": null, "n": 5, "anecdotal": true, "median": 2821, "median_sqft": 1.67, "year_built": 2027, "median_list_price": 3384000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Dorsey Arms", "master": null, "n": 5, "anecdotal": true, "median": 855, "median_sqft": 0.8, "year_built": 1970, "median_list_price": 374000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 890, "p25": 627, "p75": 1180, "n": 895, "median_sqft": 0.83, "sa_pending_pct": 3.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Hallandale Beach condo monthly association fees have a median of $890 in the retained usable-fee sample of 895 listings, 11% above the five-county median", "In Hallandale Beach's retained usable-fee sample (895 listings after exclusions and percentile trimming), 39.2% have monthly-equivalent fees of $1,000 or more and 14.9% are below $500", "Hallandale Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=181) vs pre-1995 (n=701), monthly median 52% higher" ], "lede": "HALLANDALE BEACH, Fla., September 7, 2026 - Among 895 active condominium listings in Hallandale Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $890, with the middle half between $627 and $1,180, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 925 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 11% above the separately trimmed five-county median of $800 and ranks tied 25th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Hallandale Beach's retained usable-fee sample (n=895), after exclusions and percentile trimming, is $890, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Hallandale Beach condos in the retained usable-fee sample (n=895) after exclusions and percentile trimming, 39.2 percent have listed monthly-equivalent fees of $1,000 or more and 14.9 percent are below $500.\"", "\"Among the retained usable-fee listings in Hallandale Beach with a recorded construction year, the median monthly-equivalent fee is $1,198 for a recorded year built of 2005 or later (181 listings) and $790 for those built before 1995 (701 listings).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Hallandale Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (915 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (20 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 895 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 925 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hallandale-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-hallandale-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Hallandale Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Hallandale Beach retained-sample median $890 a month (n=895); five-county median $800 (n=22,695, region-level trim).", "title": "Hallandale Beach condos, retained usable-fee sample (n=895): median $890/month, 11% above the five-county median of $800", "visible_labels": [ "$890", "895", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 895 active Hallandale Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 14.9% (133 listings); $500 to $750 21.2% (190 listings); $750 to $1,000 24.7% (221 listings); $1,000 to $1,500 31.5% (282 listings); $1,500 to $2,000 5.1% (46 listings); $2,000 and up 2.6% (23 listings).", "title": "31.5% of Hallandale Beach's retained usable-fee sample (895 listings) falls in the $1,000 to $1,500 monthly band", "visible_labels": [ "0%", "0", "14.9%", "133", "21.2%", "190", "24.7%", "221", "31.5%", "282", "5.1%", "46", "2.6%", "23" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Hallandale Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=181; pre-1995 n=701.", "alt": "Column chart of median fee by recorded decade built: 1950s count only (3 listings); 1960s $506 (199 listings); 1970s $892 (424 listings); 1980s $953 (73 listings); 1990s count only (2 listings); 2000s $1,174 (106 listings); 2010s $1,194 (65 listings); 2020s $1,450 (22 listings). Recorded year built 2005 or later $1,198 (181 listings); before 1995 $790 (701 listings).", "title": "Hallandale Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=181) vs pre-1995 (n=701), monthly median 52% higher", "visible_labels": [ "3", "$506", "199", "$892", "424", "$953", "73", "2", "$1,174", "106", "$1,194", "65", "$1,450", "22", "$1,198", "181", "$790", "701" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 925, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 925, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 383, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 542, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 496, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 925, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 925, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 895, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 895, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 895, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 843, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 895, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 885, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 915, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 895, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 895, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 267.4, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 4683.9000000000015, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Hallandale Beach median $890 a month, South Florida median $800; Hallandale Beach ranks 25 of 69 cities.", "after": "Dot strip chart in five county lanes. Hallandale Beach retained-sample median $890 a month (n=895); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Hallandale Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Hallandale Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Hallandale Beach condo fees sit 11% above the South Florida median", "after": "Hallandale Beach condos, retained usable-fee sample (n=895): median $890/month, 11% above the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$890", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "895", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 14.9% (133 listings); $500 to $750 21.2% (190 listings); $750 to $1,000 24.7% (221 listings); $1,000 to $1,500 31.5% (282 listings); $1,500 to $2,000 5.1% (46 listings); $2,000 and up 2.6% (23 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 14.9% (133 listings); $500 to $750 21.2% (190 listings); $750 to $1,000 24.7% (221 listings); $1,000 to $1,500 31.5% (282 listings); $1,500 to $2,000 5.1% (46 listings); $2,000 and up 2.6% (23 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Hallandale Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 895 active Hallandale Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "31.5% of Hallandale Beach condos for sale carry a fee of $1,000 to $1,500 a month", "after": "31.5% of Hallandale Beach's retained usable-fee sample (895 listings) falls in the $1,000 to $1,500 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "5.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "46", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "2.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "23", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "14.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "133", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "21.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "190", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "24.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "221", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "31.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "282", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1950s too few (3 listings); 1960s $506 (199 listings); 1970s $892 (424 listings); 1980s $953 (73 listings); 1990s too few (2 listings); 2000s $1,174 (106 listings); 2010s $1,194 (65 listings); 2020s $1,450 (22 listings).", "after": "Column chart of median fee by recorded decade built: 1950s count only (3 listings); 1960s $506 (199 listings); 1970s $892 (424 listings); 1980s $953 (73 listings); 1990s count only (2 listings); 2000s $1,174 (106 listings); 2010s $1,194 (65 listings); 2020s $1,450 (22 listings). Recorded year built 2005 or later $1,198 (181 listings); before 1995 $790 (701 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Hallandale Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Hallandale Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=181; pre-1995 n=701.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Hallandale Beach condos built since 2005 ask 52% more in fees than those built before 1995", "after": "Hallandale Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=181) vs pre-1995 (n=701), monthly median 52% higher", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$1,194", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "65", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "$1,450", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "22", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "$1,198", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[15]", "before": null, "after": "181", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[16]", "before": null, "after": "$790", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[17]", "before": null, "after": "701", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$506", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "199", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$892", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "424", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "$953", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "73", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$1,174", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "106", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Hallandale Beach condo for sale carries a $890-a-month association fee, 11% above the South Florida median", "after": "Hallandale Beach condo monthly association fees have a median of $890 in the retained usable-fee sample of 895 listings, 11% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "39.2% of Hallandale Beach condos on the market ask $1,000 or more a month in fees; 14.9% stay under $500", "after": "In Hallandale Beach's retained usable-fee sample (895 listings after exclusions and percentile trimming), 39.2% have monthly-equivalent fees of $1,000 or more and 14.9% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Hallandale Beach condos built since 2005 carry fees 52% higher than buildings from before 1995", "after": "Hallandale Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=181) vs pre-1995 (n=701), monthly median 52% higher", "before_present": true, "after_present": true }, { "field": "lede", "before": "HALLANDALE BEACH, Fla., September 7, 2026 - The median monthly association fee across the 895 condominiums listed for sale in Hallandale Beach is $890, with half of the listings between $627 and $1,180 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 11% above the five-county South Florida median of $800, and ranks Hallandale Beach 25 of 69 cities.", "after": "HALLANDALE BEACH, Fla., September 7, 2026 - Among 895 active condominium listings in Hallandale Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $890, with the middle half between $627 and $1,180, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 925 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 11% above the separately trimmed five-county median of $800 and ranks tied 25th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Hallandale Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (1 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (20 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-hallandale-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Hallandale Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (915 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (20 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 895 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 925 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hallandale-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-hallandale-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Hallandale Beach carries a monthly association fee of $890, 11% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Hallandale Beach's retained usable-fee sample (n=895), after exclusions and percentile trimming, is $890, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"39.2 percent of Hallandale Beach condos on the market ask $1,000 or more a month in association fees; only 14.9 percent stay under $500.\"", "after": "\"Among Hallandale Beach condos in the retained usable-fee sample (n=895) after exclusions and percentile trimming, 39.2 percent have listed monthly-equivalent fees of $1,000 or more and 14.9 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Hallandale Beach, a condo completed since 2005 carries a median fee of $1,198 a month, against $790 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Hallandale Beach with a recorded construction year, the median monthly-equivalent fee is $1,198 for a recorded year built of 2005 or later (181 listings) and $790 for those built before 1995 (701 listings).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "9986ec53efd3301fa80a59553be610b9ff7ba77e4f53db27d654e97dab8272d0", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nHallandale Beach condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Hallandale Beach condo for sale carries a $890-a-month association fee, 11% above the South\nFlorida median\n39.2% of Hallandale Beach condos on the market ask $1,000 or more a month in fees; 14.9% stay under\n$500\nHallandale Beach condos built since 2005 carry fees 52% higher than buildings from before 1995\nLEDE\nHALLANDALE BEACH, Fla., September 7, 2026 - The median monthly association fee across the 895\ncondominiums listed for sale in Hallandale Beach is $890, with half of the listings between $627 and $1,180 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 11% above the five-\ncounty South Florida median of $800, and ranks Hallandale Beach 25 of 69 cities.\nNUT GRAF\nPer square foot, the median Hallandale Beach condo fee is $0.83 a month on a median unit of 1,040 square\nfeet; at the median asking price of $305K, a year of fees equals 3.25% of the price. 39.2% of listings ask\n$1,000 or more a month and 14.9% under $500. 0.1% of listings report two association layers (a master and a\nsub-association); 3.7% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 14.6% of listings, describe one as pending or payable by the buyer on 3%, and\nmention a mandatory club or membership on 0.1%. Buildings completed since 2005 carry a median fee of\n$1,198 against $790 for those completed before 1995.\nFACT BOX\nActive condominium listings, Hallandale Beach\n925 (895 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$890\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$627 to $1,180\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.83 (median unit 1,040 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n3.25% (asking $305K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n39.2% / 14.9%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0.1% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n3.7%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n14.6% / 3%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0.1%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Hallandale Beach ranks 25 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$1,198 (181 listings) / $790 (701 listings) September 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Hallandale Beach carries a monthly association fee of $890,\n11% above the five-county South Florida median of $800.\"\n\"39.2 percent of Hallandale Beach condos on the market ask $1,000 or more a month in association fees;\nonly 14.9 percent stay under $500.\"\n\"In Hallandale Beach, a condo completed since 2005 carries a median fee of $1,198 a month, against $790\nfor a building completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Hallandale Beach against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Hallandale Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Hallandale Beach condominiums by decade the building was completed, September\n7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Hallandale Beach permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (1 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (20 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-hallandale-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "4b0e863b48998c798bd85dfc9fa338238166170b4c67af70b1e2030058c70bbf", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nHallandale Beach condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/hallandale-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nHallandale Beach condo monthly association fees have a median of $890 in the retained usable-fee sample\nof 895 listings, 11% above the five-county median\nIn Hallandale Beach's retained usable-fee sample (895 listings after exclusions and percentile trimming),\n39.2% have monthly-equivalent fees of $1,000 or more and 14.9% are below $500\nHallandale Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=181) vs pre-1995\n(n=701), monthly median 52% higher\nLEDE\nHALLANDALE BEACH, Fla., September 7, 2026 - Among 895 active condominium listings in Hallandale Beach\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly association fee is $890, with the middle half between $627 and\n$1,180, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n925 active condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 11% above the separately trimmed five-county median\nof $800 and ranks tied 25th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Hallandale Beach condo fee is $0.83 a month (885\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n3.25% of the listing's current asking price across 895 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 39.2% of the retained sample have fees of $1,000 or more a\nmonth and 14.9% are below $500. 0.1% of the retained sample report two association layers (a master and a\nsub-association, summed here); 3.7% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 14.6% of the retained sample, describe one as pending or\npayable by the buyer on 3%, and mention a mandatory club or membership on 0.1%; 892 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $1,198 for a recorded\nyear built of 2005 or later (181 listings) and $790 for those built before 1995 (701 listings); construction year is\na recorded field and this comparison does not explain why fees differ. \nFACT BOX\nActive condominium listings, Hallandale Beach\n(before exclusions and trimming)\n925\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n915 / 895 (20 trimmed; 1 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$890\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$627 to $1,180\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.83 (885 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n3.25% (895 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n39.2% (351) / 14.9% (133) of 895\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0.1% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n3.7%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n14.6% / 3%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0.1%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Hallandale Beach ranks\ntied 25th among 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$1,198 (2005+ n=181) / $790 (pre-1995 n=701)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Hallandale Beach's retained usable-fee sample (n=895),\nafter exclusions and percentile trimming, is $890, compared with $800 in the separately trimmed five-\ncounty sample.\"\n\"Among Hallandale Beach condos in the retained usable-fee sample (n=895) after exclusions and percentile\ntrimming, 39.2 percent have listed monthly-equivalent fees of $1,000 or more and 14.9 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Hallandale Beach with a recorded construction year, the median\nmonthly-equivalent fee is $1,198 for a recorded year built of 2005 or later (181 listings) and $790 for\nthose built before 1995 (701 listings).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Hallandale Beach\nand the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Hallandale Beach retained-sample median $890 a\nmonth (n=895); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 895 active Hallandale Beach condominium listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 14.9% (133 listings); $500 to $750 21.2% (190 listings); $750 to $1,000 24.7% (221\nlistings); $1,000 to $1,500 31.5% (282 listings); $1,500 to $2,000 5.1% (46 listings); $2,000 and up 2.6% (23\nlistings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Hallandale Beach condominiums in the retained usable-\nfee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt\n2005+ n=181; pre-1995 n=701.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1950s count only (3 listings);\n1960s $506 (199 listings); 1970s $892 (424 listings); 1980s $953 (73 listings); 1990s count only (2 listings);\n2000s $1,174 (106 listings); 2010s $1,194 (65 listings); 2020s $1,450 (22 listings). Recorded year built 2005 or\nlater $1,198 (181 listings); before 1995 $790 (701 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Hallandale Beach, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (915 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (20 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 895 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 925 active listings. Region and county comparisons are trimmed separately within their own samples\n(the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is\nnot a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet;\nannual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-\nlisting ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10\nlistings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples\nwith fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least\n30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-\ndollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written\npublic remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse,\nvilla or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal\ndescription is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums\nare reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical\nclassifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the\nMLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its\nindividual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may\nrequest the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records)\nfrom info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained\nlater same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files;\noriginal edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/\nhallandale-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-\nfees-hallandale-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "48fc4a647c9d06740130bcf094c03ccf06adc6defb3a20dd20958660f30046e5", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - HALLANDALE BEACH CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Hallandale Beach condo monthly association fees have a median of $890 in the retained usable-fee sample of 895 listings, 11% above the five-county median\n2. In Hallandale Beach's retained usable-fee sample (895 listings after exclusions and percentile trimming), 39.2% have monthly-equivalent fees of $1,000 or more and 14.9% are below $500\n3. Hallandale Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=181) vs pre-1995 (n=701), monthly median 52% higher\n\nLEDE\nHALLANDALE BEACH, Fla., September 7, 2026 - Among 895 active condominium listings in Hallandale Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $890, with the middle half between $627 and $1,180, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 925 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 11% above the separately trimmed five-county median of $800 and ranks tied 25th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Hallandale Beach condo fee is $0.83 a month (885 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.25% of the listing's current asking price across 895 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 39.2% of the retained sample have fees of $1,000 or more a month and 14.9% are below $500. 0.1% of the retained sample report two association layers (a master and a sub-association, summed here); 3.7% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 14.6% of the retained sample, describe one as pending or payable by the buyer on 3%, and mention a mandatory club or membership on 0.1%; 892 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $1,198 for a recorded year built of 2005 or later (181 listings) and $790 for those built before 1995 (701 listings); construction year is a recorded field and this comparison does not explain why fees differ. \n\nFACT BOX (exact figures)\n- Active condominium listings, Hallandale Beach (before exclusions and trimming): 925 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 915 / 895 (20 trimmed; 1 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $890 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $627 to $1,180 [September 7, 2026]\n- Median fee per square foot per month: $0.83 (885 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 3.25% (895 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 39.2% (351) / 14.9% (133) of 895 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0.1% (1) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 3.7% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 14.6% / 3% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0.1% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Hallandale Beach ranks tied 25th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $1,198 (2005+ n=181) / $790 (pre-1995 n=701) [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Hallandale Beach's retained usable-fee sample (n=895), after exclusions and percentile trimming, is $890, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Hallandale Beach condos in the retained usable-fee sample (n=895) after exclusions and percentile trimming, 39.2 percent have listed monthly-equivalent fees of $1,000 or more and 14.9 percent are below $500.\"\n- \"Among the retained usable-fee listings in Hallandale Beach with a recorded construction year, the median monthly-equivalent fee is $1,198 for a recorded year built of 2005 or later (181 listings) and $790 for those built before 1995 (701 listings).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- hallandale-beach-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Hallandale Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Hallandale Beach retained-sample median $890 a month (n=895); five-county median $800 (n=22,695, region-level trim).\n- hallandale-beach-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 895 active Hallandale Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 14.9% (133 listings); $500 to $750 21.2% (190 listings); $750 to $1,000 24.7% (221 listings); $1,000 to $1,500 31.5% (282 listings); $1,500 to $2,000 5.1% (46 listings); $2,000 and up 2.6% (23 listings).\n- hallandale-beach-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Hallandale Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=181; pre-1995 n=701.\n Alt text: Column chart of median fee by recorded decade built: 1950s count only (3 listings); 1960s $506 (199 listings); 1970s $892 (424 listings); 1980s $953 (73 listings); 1990s count only (2 listings); 2000s $1,174 (106 listings); 2010s $1,194 (65 listings); 2020s $1,450 (22 listings). Recorded year built 2005 or later $1,198 (181 listings); before 1995 $790 (701 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Hallandale Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (915 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (20 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 895 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 925 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hallandale-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-hallandale-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "hialeah", "city": "Hialeah", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "segments": { "houses": { "active": 243, "sample_ok": true, "small_sample": false, "pending": 99, "median_list_price": 680000.0, "cut_count": 95, "cut_pct": 39.1, "raised_count": 14, "median_cut_pct": 3.8, "median_cut_dollars": 29000.0, "cut_last30": 57, "cut_last30_pct": 23.5, "cut_last7": 17, "median_dom": 36, "median_cdom": 36, "relisted_count": 2, "relisted_pct": 0.8, "over90": 68, "over90_pct": 28.0, "over180": 28, "fresh_held": 110, "fresh_held_pct": 45.3, "stale_uncut": 29, "stale_uncut_pct": 11.9, "dom_buckets": [ { "label": "0-30", "count": 108, "pct": 44.4 }, { "label": "31-60", "count": 40, "pct": 16.5 }, { "label": "61-90", "count": 27, "pct": 11.1 }, { "label": "91-180", "count": 40, "pct": 16.5 }, { "label": "181+", "count": 28, "pct": 11.5 } ], "bands": [ { "label": "Under $500K", "active": 9, "cut": 4, "cut_pct": 44.4, "median_cdom": 48 }, { "label": "$500K to $1M", "active": 205, "cut": 85, "cut_pct": 41.5, "median_cdom": 32 }, { "label": "$1M to $2M", "active": 23, "cut": 5, "cut_pct": 21.7, "median_cdom": 89 }, { "label": "$2M to $5M", "active": 6, "cut": 1, "cut_pct": 16.7, "median_cdom": 522.0 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 48, "pending_cut_pct": 48.5, "pending_median_cut_pct": 4.4, "pending_median_cdom": 43, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 241, "cut_pct": 40.2, "median_cdom": 36, "median_list_price": 680000.0 }, { "date": "2026-09-06", "active": 242, "cut_pct": 39.3, "median_cdom": 36.0, "median_list_price": 680000.0 }, { "date": "2026-09-07", "active": 243, "cut_pct": 39.1, "median_cdom": 36, "median_list_price": 680000.0 } ] }, "condos": { "active": 267, "sample_ok": true, "small_sample": false, "pending": 79, "median_list_price": 249900.0, "cut_count": 100, "cut_pct": 37.5, "raised_count": 9, "median_cut_pct": 4.6, "median_cut_dollars": 13000.0, "cut_last30": 35, "cut_last30_pct": 13.1, "cut_last7": 5, "median_dom": 81, "median_cdom": 81, "relisted_count": 2, "relisted_pct": 0.7, "over90": 120, "over90_pct": 44.9, "over180": 42, "fresh_held": 93, "fresh_held_pct": 34.8, "stale_uncut": 61, "stale_uncut_pct": 22.8, "dom_buckets": [ { "label": "0-30", "count": 78, "pct": 29.2 }, { "label": "31-60", "count": 37, "pct": 13.9 }, { "label": "61-90", "count": 32, "pct": 12.0 }, { "label": "91-180", "count": 78, "pct": 29.2 }, { "label": "181+", "count": 42, "pct": 15.7 } ], "bands": [ { "label": "Under $250K", "active": 138, "cut": 53, "cut_pct": 38.4, "median_cdom": 84.5 }, { "label": "$250K to $500K", "active": 127, "cut": 46, "cut_pct": 36.2, "median_cdom": 76 }, { "label": "$500K to $1M", "active": 2, "cut": 1, "cut_pct": 50.0, "median_cdom": 110.5 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 31, "pending_cut_pct": 39.2, "pending_median_cut_pct": 5.2, "pending_median_cdom": 34, "tier": "c2", "series": [ { "date": "2026-09-05", "active": 252, "cut_pct": 37.3, "median_cdom": 81.0, "median_list_price": 245000.0 }, { "date": "2026-09-06", "active": 249, "cut_pct": 36.5, "median_cdom": 78, "median_list_price": 245000.0 }, { "date": "2026-09-07", "active": 267, "cut_pct": 37.5, "median_cdom": 81, "median_list_price": 249900.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "39.1% of Hialeah houses for sale have cut their asking price, 37.5% of condos", "Hialeah sellers blink faster than the rest of Miami-Dade County as 28.0% of houses pass 90 days on the market", "Buying in Hialeah? Two in five houses have already come down once, by a median $29K" ], "lede": "HIALEAH, Fla., September 7, 2026 - 39.1% of the 243 single-family homes listed for sale in Hialeah have reduced their asking price at least once, by a median 3.8% (about $29K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 267 condominium listings, 37.5% have cut, by a median 4.6%.", "quotes": [ "\"39.1 percent of single-family homes for sale in Hialeah have reduced their asking price at least once, by a median $29K.\"", "\"Counting every relisting, the median Hialeah house for sale has been waiting 36 days, not the 36 the current listing shows.\"", "\"Of the Hialeah houses now under contract, 51.5 percent never reduced their asking price; the rest cut by a median 4.4 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Hialeah and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 243 houses, 267 condominiums, 99 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-hialeah/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Hialeah versus Miami-Dade County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Hialeah houses 39.1%, Miami-Dade County houses 37.6%; Hialeah condominiums 37.5%, Miami-Dade County condominiums 37.4%.", "title": "Hialeah houses are cutting 1.5 points more often than Miami-Dade County" }, { "caption": "Active Hialeah listings by cumulative days on market, houses and condominiums, September 7, 2026. 28.0% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 44.4%, 31-60 days 16.5%, 61-90 days 11.1%, 91-180 days 16.5%, 181+ days 11.5%. Condominiums: 0-30 days 29.2%, 31-60 days 13.9%, 61-90 days 12.0%, 91-180 days 29.2%, 181+ days 15.7%.", "title": "28.0% of Hialeah houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Hialeah houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 9; $500K to $1M 41.5% of 205; $1M to $2M 21.7% of 23; $2M to $5M too few to read of 6; $5M and up too few to read of 0.", "title": "$500K to $1M Hialeah houses have cut most often: 41.5% of 205" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 688 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 243, "sample_ok": true, "small_sample": false, "pending": 99, "median_list_price": 680000.0, "cut_count": 95, "cut_pct": 39.1, "raised_count": 14, "valid_price_count": 243, "missing_price_count": 0, "unchanged_count": 134, "not_below_original_count": 148, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 3.8, "median_cut_dollars": 29000.0, "cut_last30": 57, "cut_last30_pct": 23.5, "cut_last7": 17, "median_dom": 36, "median_cdom": 36, "dom_n": 243, "cdom_n": 243, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 243, "relisted_count": 2, "relisted_pct": 0.8, "over90": 68, "over90_pct": 28.0, "over180": 28, "fresh_held": 110, "fresh_held_pct": 45.3, "fresh_held_missing_cdom_count": 0, "stale_uncut": 29, "stale_uncut_pct": 11.9, "dom_buckets": [ { "label": "0-30", "count": 108, "pct": 44.4 }, { "label": "31-60", "count": 40, "pct": 16.5 }, { "label": "61-90", "count": 27, "pct": 11.1 }, { "label": "91-180", "count": 40, "pct": 16.5 }, { "label": "181+", "count": 28, "pct": 11.5 } ], "bands": [ { "label": "Under $500K", "active": 9, "cut": 4, "cut_pct": 44.4, "median_cdom": 48, "cut_pct_denominator": 9, "cdom_n": 9, "valid_price_count": 9 }, { "label": "$500K to $1M", "active": 205, "cut": 85, "cut_pct": 41.5, "median_cdom": 32, "cut_pct_denominator": 205, "cdom_n": 205, "valid_price_count": 205 }, { "label": "$1M to $2M", "active": 23, "cut": 5, "cut_pct": 21.7, "median_cdom": 89, "cut_pct_denominator": 23, "cdom_n": 23, "valid_price_count": 23 }, { "label": "$2M to $5M", "active": 6, "cut": 1, "cut_pct": 16.7, "median_cdom": 522.0, "cut_pct_denominator": 6, "cdom_n": 6, "valid_price_count": 6 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 48, "pending_cut_pct": 48.5, "pending_valid_price_count": 99, "pending_missing_price_count": 0, "pending_unchanged_count": 48, "pending_raised_count": 3, "pending_not_below_original_count": 51, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 99, "pending_dom_n": 99, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 4.4, "pending_median_cdom": 43, "denominators": { "cut_pct": 243, "cut_last30_pct": 243, "relisted_pct": 243, "fresh_held_pct": 243, "stale_uncut_pct": 243, "over90_pct": 243, "dom_bucket_pct": 243, "pending_cut_pct": 99, "median_dom": 243, "median_cdom": 243, "median_cut_pct": 95, "median_cut_dollars": 95, "pending_median_cut_pct": 48, "pending_median_cdom": 99 }, "county_counts": { "Miami-Dade": 243 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 243, "cut_pct": 39.1, "median_cdom": 36, "median_list_price": 680000.0 } ] }, "condos": { "active": 267, "sample_ok": true, "small_sample": false, "pending": 79, "median_list_price": 249900.0, "cut_count": 100, "cut_pct": 37.5, "raised_count": 9, "valid_price_count": 267, "missing_price_count": 0, "unchanged_count": 158, "not_below_original_count": 167, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.6, "median_cut_dollars": 13000.0, "cut_last30": 35, "cut_last30_pct": 13.1, "cut_last7": 5, "median_dom": 81, "median_cdom": 81, "dom_n": 267, "cdom_n": 267, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 267, "relisted_count": 2, "relisted_pct": 0.7, "over90": 120, "over90_pct": 44.9, "over180": 42, "fresh_held": 93, "fresh_held_pct": 34.8, "fresh_held_missing_cdom_count": 0, "stale_uncut": 61, "stale_uncut_pct": 22.8, "dom_buckets": [ { "label": "0-30", "count": 78, "pct": 29.2 }, { "label": "31-60", "count": 37, "pct": 13.9 }, { "label": "61-90", "count": 32, "pct": 12.0 }, { "label": "91-180", "count": 78, "pct": 29.2 }, { "label": "181+", "count": 42, "pct": 15.7 } ], "bands": [ { "label": "Under $250K", "active": 138, "cut": 53, "cut_pct": 38.4, "median_cdom": 84.5, "cut_pct_denominator": 138, "cdom_n": 138, "valid_price_count": 138 }, { "label": "$250K to $500K", "active": 127, "cut": 46, "cut_pct": 36.2, "median_cdom": 76, "cut_pct_denominator": 127, "cdom_n": 127, "valid_price_count": 127 }, { "label": "$500K to $1M", "active": 2, "cut": 1, "cut_pct": 50.0, "median_cdom": 110.5, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 31, "pending_cut_pct": 39.2, "pending_valid_price_count": 79, "pending_missing_price_count": 0, "pending_unchanged_count": 46, "pending_raised_count": 2, "pending_not_below_original_count": 48, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 79, "pending_dom_n": 79, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 5.2, "pending_median_cdom": 34, "denominators": { "cut_pct": 267, "cut_last30_pct": 267, "relisted_pct": 267, "fresh_held_pct": 267, "stale_uncut_pct": 267, "over90_pct": 267, "dom_bucket_pct": 267, "pending_cut_pct": 79, "median_dom": 267, "median_cdom": 267, "median_cut_pct": 100, "median_cut_dollars": 100, "pending_median_cut_pct": 31, "pending_median_cdom": 79 }, "county_counts": { "Miami-Dade": 267 }, "tier": "c2", "series": [ { "date": "2026-09-07", "active": 267, "cut_pct": 37.5, "median_cdom": 81, "median_list_price": 249900.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "39.1% of Hialeah houses for sale are asking less than their original list price; 37.5% of condos", "Seller Blink Rate™ in Hialeah: 39.1% of houses list below original asking, against 37.6% across Miami-Dade County", "Buying in Hialeah? 95 of the 243 houses for sale are asking below their original price, by a median $29K" ], "lede": "HIALEAH, Fla., September 7, 2026 - 39.1% of the 243 single-family homes listed for sale in Hialeah (95 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 95 reduced listings, the median reduction is 3.8% (about $29K). Among the city's 267 condominium listings, 37.5% are asking below their original price, by a median 4.6%.", "quotes": [ "\"39.1 percent of single-family homes for sale in Hialeah have a current asking price below their original list price; among those 95 reduced listings the median reduction is $29K.\"", "\"Among active Hialeah houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 36 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 48.5 percent of the 99 Hialeah houses under contract had a recorded asking price below their original list price; the median reduction among that group was 4.4 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hialeah, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (134 unchanged, 14 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 243 houses, 267 condominiums, 99 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hialeah/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hialeah/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Hialeah versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Hialeah houses 39.1%, Miami-Dade County houses 37.6%; Hialeah condominiums 37.5%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 39.1% of Hialeah houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "visible_labels": [ "37.4%", "37.5%", "37.6%", "39.1%" ] }, { "caption": "Active Hialeah houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 28% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 44.4%, 31-60 days 16.5%, 61-90 days 11.1%, 91-180 days 16.5%, 181+ days 11.5%. Condominiums: 0-30 days 29.2%, 31-60 days 13.9%, 61-90 days 12%, 91-180 days 29.2%, 181+ days 15.7%.", "title": "28% of Hialeah houses for sale with a recorded cumulative-days value exceed 90 days; 44.9% of condos", "visible_labels": [ "44.4%", "29.2%", "16.5%", "13.9%", "11.1%", "12%", "16.5%", "29.2%", "11.5%", "15.7%", "28%" ] }, { "caption": "Share of active Hialeah houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 9 listed, count only; $500K to $1M 41.5% (85 of 205); $1M to $2M 21.7% (5 of 23); $2M to $5M 6 listed, count only; $5M and up 0 listed, count only.", "title": "$500K to $1M Hialeah houses show the highest share asking below original: 41.5% of 205", "visible_labels": [ "0", "6", "21.7%", "5", "23", "41.5%", "85", "205", "9" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 688, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 138, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 138, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 138, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 127, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 127, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 127, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 267, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Miami-Dade", "before": null, "after": 267, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 267, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 267, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 267, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 267, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 267, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 100, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 100, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 267, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 267, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 79, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 79, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 267, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 267, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 267, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 267, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 79, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 79, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 79, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 158, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 267, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 205, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 205, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 205, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 243, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Miami-Dade", "before": null, "after": 243, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 243, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 243, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 243, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 243, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 243, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 243, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 243, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 243, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 243, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 243, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 148, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 243, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 134, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 243, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Hialeah houses 39.1%, Miami-Dade County houses 37.6%; Hialeah condominiums 37.5%, Miami-Dade County condominiums 37.4%.", "after": "Horizontal bar chart. Hialeah houses 39.1%, Miami-Dade County houses 37.6%; Hialeah condominiums 37.5%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Hialeah versus Miami-Dade County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Hialeah versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Hialeah houses are cutting 1.5 points more often than Miami-Dade County", "after": "Seller Blink Rate™: 39.1% of Hialeah houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "37.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "37.5%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "37.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "39.1%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 44.4%, 31-60 days 16.5%, 61-90 days 11.1%, 91-180 days 16.5%, 181+ days 11.5%. Condominiums: 0-30 days 29.2%, 31-60 days 13.9%, 61-90 days 12.0%, 91-180 days 29.2%, 181+ days 15.7%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 44.4%, 31-60 days 16.5%, 61-90 days 11.1%, 91-180 days 16.5%, 181+ days 11.5%. Condominiums: 0-30 days 29.2%, 31-60 days 13.9%, 61-90 days 12%, 91-180 days 29.2%, 181+ days 15.7%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Hialeah listings by cumulative days on market, houses and condominiums, September 7, 2026. 28.0% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Hialeah houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 28% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "28.0% of Hialeah houses for sale have waited more than 90 days, counting every relisting", "after": "28% of Hialeah houses for sale with a recorded cumulative-days value exceed 90 days; 44.9% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "44.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "28%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "29.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "16.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "13.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "11.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "12%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "16.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "29.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "11.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "15.7%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 9; $500K to $1M 41.5% of 205; $1M to $2M 21.7% of 23; $2M to $5M too few to read of 6; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 9 listed, count only; $500K to $1M 41.5% (85 of 205); $1M to $2M 21.7% (5 of 23); $2M to $5M 6 listed, count only; $5M and up 0 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Hialeah houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Hialeah houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Hialeah houses have cut most often: 41.5% of 205", "after": "$500K to $1M Hialeah houses show the highest share asking below original: 41.5% of 205", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "21.7%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "23", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "41.5%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "85", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "205", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "39.1% of Hialeah houses for sale have cut their asking price, 37.5% of condos", "after": "39.1% of Hialeah houses for sale are asking less than their original list price; 37.5% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Hialeah sellers blink faster than the rest of Miami-Dade County as 28.0% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Hialeah: 39.1% of houses list below original asking, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Hialeah? Two in five houses have already come down once, by a median $29K", "after": "Buying in Hialeah? 95 of the 243 houses for sale are asking below their original price, by a median $29K", "before_present": true, "after_present": true }, { "field": "lede", "before": "HIALEAH, Fla., September 7, 2026 - 39.1% of the 243 single-family homes listed for sale in Hialeah have reduced their asking price at least once, by a median 3.8% (about $29K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 267 condominium listings, 37.5% have cut, by a median 4.6%.", "after": "HIALEAH, Fla., September 7, 2026 - 39.1% of the 243 single-family homes listed for sale in Hialeah (95 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 95 reduced listings, the median reduction is 3.8% (about $29K). Among the city's 267 condominium listings, 37.5% are asking below their original price, by a median 4.6%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Hialeah and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 243 houses, 267 condominiums, 99 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-hialeah/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hialeah, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (134 unchanged, 14 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 243 houses, 267 condominiums, 99 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hialeah/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hialeah/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"39.1 percent of single-family homes for sale in Hialeah have reduced their asking price at least once, by a median $29K.\"", "after": "\"39.1 percent of single-family homes for sale in Hialeah have a current asking price below their original list price; among those 95 reduced listings the median reduction is $29K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Hialeah house for sale has been waiting 36 days, not the 36 the current listing shows.\"", "after": "\"Among active Hialeah houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 36 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Hialeah houses now under contract, 51.5 percent never reduced their asking price; the rest cut by a median 4.4 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 48.5 percent of the 99 Hialeah houses under contract had a recorded asking price below their original list price; the median reduction among that group was 4.4 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "822d9ea404c148ff5da1ca4710590664ebd055dd70f6a02662d9c56a0dde7c77", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nHialeah price cuts and true days on market\nHEADLINE OPTIONS\n39.1% of Hialeah houses for sale have cut their asking price, 37.5% of condos\nHialeah sellers blink faster than the rest of Miami-Dade County as 28.0% of houses pass 90 days on the\nmarket\nBuying in Hialeah? Two in five houses have already come down once, by a median $29K\nLEDE\nHIALEAH, Fla., September 7, 2026 - 39.1% of the 243 single-family homes listed for sale in Hialeah have\nreduced their asking price at least once, by a median 3.8% (about $29K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Among the city's 267 condominium listings, 37.5% have cut, by a\nmedian 4.6%.\nNUT GRAF\nThe figures point to a market where 48.5% of houses reached a contract only after a price cut: of the 99\nHialeah houses now under contract, 48.5% reduced before going under contract, with a median cut of 4.4%\nand a median 43 days to contract. Across Miami-Dade County the price-cut share is 37.6% for houses and\n37.4% for condominiums, so Hialeah houses are cutting 1.5 points more often than the county. Counting every\nrelisting, the median Hialeah house for sale has been on the market 36 days, against 36 on its current listing;\n0.8% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nHialeah\n243\nShare with at\nleast one price\nreduction,\nhouses\n39.1% (95 of 243)\nMedian\nreduction\nfrom original\nasking, houses\n3.8% (about $29K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings,\nHialeah\n267\nShare with at\nleast one price\nreduction,\ncondominiums\n37.5% (100 of 267)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n36 days (36 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n28.0% (68 of 243)\nHouses under\ncontract that\nreduced first\n48.5% of 99\nMiami-Dade\nCounty price-\ncut share,\nhouses /\ncondominiums\n37.6% / 37.4%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Bea\nQUOTABLE DATA POINTS\n\"39.1 percent of single-family homes for sale in Hialeah have reduced their asking price at least once, by a\nmedian $29K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Hialeah house for sale has been waiting 36 days, not the 36 the\ncurrent listing shows.\"\n\"Of the Hialeah houses now under contract, 51.5 percent never reduced their asking price; the rest cut by\na median 4.4 percent before a buyer committed. Contract prices are not known until the sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Hialeah versus Miami-Dade County, houses and condominiums, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Hialeah listings by cumulative days on market, houses and condominiums, September 7, 2026. 28.0% of houses have passed 90\ndays. Source: BeachesMLS via PBP Real Estate.\nShare of active Hialeah houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked;\nunder 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Hialeah and Miami-Dade County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 243 houses, 267 condominiums, 99 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-hialeah/ . Conditions read: How the read works: each city is compared with its peer group, the\nSouth Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "99182eb36bcf4d30bdec3a0d3e9a131bf8704344cd7d56124231ec258ec5ad4f", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nHialeah asking-price reductions and recorded days on\nmarket\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/hialeah/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n39.1% of Hialeah houses for sale are asking less than their original list price; 37.5% of condos\nSeller Blink Rate™ in Hialeah: 39.1% of houses list below original asking, against 37.6% across Miami-Dade\nCounty\nBuying in Hialeah? 95 of the 243 houses for sale are asking below their original price, by a median $29K\nLEDE\nHIALEAH, Fla., September 7, 2026 - 39.1% of the 243 single-family homes listed for sale in Hialeah (95 listings)\nhave a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 95 reduced listings, the median reduction is\n3.8% (about $29K). Among the city's 267 condominium listings, 37.5% are asking below their original price, by\na median 4.6%.\nNUT GRAF\nFor active Hialeah houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both\n36 days (from 243 and 243 listings with a value in each field). Equal medians describe the recorded fields only;\nthey do not establish anything about individual listing histories. 0.8% of all active houses have both fields\nrecorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a\nrelisting event. Of the 99 Hialeah houses under contract (Pending or Active Under Contract), 48 (48.5%) have a\nrecorded asking price below their original list price; the median reduction among that group is 4.4%. The\nremainder are not recorded as below their original list price, which is not a price history. These asking-price\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nfields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original\nare 37.6% for houses and 37.4% for condominiums; Hialeah houses are 1.5 points above the county share.\nFACT BOX\nActive single-family listings,\nHialeah\n243\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n39.1% (95 of 243)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n243 / 0; 134 / 14\nSeptember 7, 2026\nMedian reduction among the 95\nreduced houses\n3.8% (about $29K)\nSeptember 7, 2026\nActive condominium listings,\nHialeah\n267\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n37.5% (100 of 267)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n36 / 36 days (from 243 / 243 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over\n90 days\n28% (68 of 243 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking\nbelow original list price\n48.5% (48 of 99)\nSeptember 7, 2026\nMiami-Dade County share asking\nbelow original, houses /\ncondominiums\n37.6% / 37.4%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Between the comparison thresholds; Condominiums:\nBetween the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking\n$600K to $1M; peer share 44.3%)\nRoyal Palm Beach, Homestead, Jensen Beach, Hallandale\nBeach, Hollywood, Pompano Beach, Dania Beach, North Miami\nBeach, West Palm Beach, Pembroke Pines, Cutler Bay, Miramar,\nThe Acreage, Coral Springs, North Miami, Hobe Sound, Stuart,\nPlantation, Westlake, Loxahatchee, Miami, Cooper City, Palm\nCity, Wilton Manors, Fort Lauderdale\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"39.1 percent of single-family homes for sale in Hialeah have a current asking price below their original list\nprice; among those 95 reduced listings the median reduction is $29K.\"\n\"Among active Hialeah houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values\nare both 36 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n\"At the snapshot, 48.5 percent of the 99 Hialeah houses under contract had a recorded asking price below\ntheir original list price; the median reduction among that group was 4.4 percent. The remainder were not\nrecorded as below their original list price, which is not a price history. Agreed contract prices are not\ninferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Hialeah versus Miami-Dade County,\nhouses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Hialeah houses 39.1%, Miami-Dade County houses 37.6%;\nHialeah condominiums 37.5%, Miami-Dade County condominiums 37.4%. Share of active listings asking below\ntheir original list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Hialeah houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings\nwith a recorded value in that field; 28% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via\nPBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 44.4%, 31-60\ndays 16.5%, 61-90 days 11.1%, 91-180 days 16.5%, 181+ days 11.5%. Condominiums: 0-30 days 29.2%,\n31-60 days 13.9%, 61-90 days 12%, 91-180 days 29.2%, 181+ days 15.7%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Hialeah houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to\n29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 9 listed, count only; $500K to $1M 41.5% (85 of 205); $1M to $2M 21.7% (5 of 23);\n$2M to $5M 6 listed, count only; $5M and up 0 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hialeah, permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (134 unchanged, 14 above original, 0 without both prices among houses). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 243 houses,\n267 condominiums, 99 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hialeah/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hialeah/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "463321659d57a4697b53e9031e3a64be673702c995fe0f88d84755e50c642d0e", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - HIALEAH PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 39.1% of Hialeah houses for sale are asking less than their original list price; 37.5% of condos\n2. Seller Blink Rate™ in Hialeah: 39.1% of houses list below original asking, against 37.6% across Miami-Dade County\n3. Buying in Hialeah? 95 of the 243 houses for sale are asking below their original price, by a median $29K\n\nLEDE\nHIALEAH, Fla., September 7, 2026 - 39.1% of the 243 single-family homes listed for sale in Hialeah (95 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 95 reduced listings, the median reduction is 3.8% (about $29K). Among the city's 267 condominium listings, 37.5% are asking below their original price, by a median 4.6%.\n\nNUT GRAF\nFor active Hialeah houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 36 days (from 243 and 243 listings with a value in each field). Equal medians describe the recorded fields only; they do not establish anything about individual listing histories. 0.8% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 99 Hialeah houses under contract (Pending or Active Under Contract), 48 (48.5%) have a recorded asking price below their original list price; the median reduction among that group is 4.4%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.6% for houses and 37.4% for condominiums; Hialeah houses are 1.5 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Hialeah: 243 [September 7, 2026]\n- Share asking below original list price, houses: 39.1% (95 of 243) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 243 / 0; 134 / 14 [September 7, 2026]\n- Median reduction among the 95 reduced houses: 3.8% (about $29K) [September 7, 2026]\n- Active condominium listings, Hialeah: 267 [September 7, 2026]\n- Share asking below original list price, condominiums: 37.5% (100 of 267) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 36 / 36 days (from 243 / 243 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 28% (68 of 243 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 48.5% (48 of 99) [September 7, 2026]\n- Miami-Dade County share asking below original, houses / condominiums: 37.6% / 37.4% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Beach, North Miami Beach, West Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The Acreage, Coral Springs, North Miami, Hobe Sound, Stuart, Plantation, Westlake, Loxahatchee, Miami, Cooper City, Palm City, Wilton Manors, Fort Lauderdale [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"39.1 percent of single-family homes for sale in Hialeah have a current asking price below their original list price; among those 95 reduced listings the median reduction is $29K.\"\n- \"Among active Hialeah houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 36 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 48.5 percent of the 99 Hialeah houses under contract had a recorded asking price below their original list price; the median reduction among that group was 4.4 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- hialeah-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Hialeah versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Hialeah houses 39.1%, Miami-Dade County houses 37.6%; Hialeah condominiums 37.5%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.\n- hialeah-true-days-on-market-r1-2026-09-07.png\n Caption: Active Hialeah houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 28% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 44.4%, 31-60 days 16.5%, 61-90 days 11.1%, 91-180 days 16.5%, 181+ days 11.5%. Condominiums: 0-30 days 29.2%, 31-60 days 13.9%, 61-90 days 12%, 91-180 days 29.2%, 181+ days 15.7%.\n- hialeah-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Hialeah houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 9 listed, count only; $500K to $1M 41.5% (85 of 205); $1M to $2M 21.7% (5 of 23); $2M to $5M 6 listed, count only; $5M and up 0 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hialeah, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (134 unchanged, 14 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 243 houses, 267 condominiums, 99 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hialeah/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hialeah/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-1245a0228a92103fe7c7" }, { "slug": "hialeah", "city": "Hialeah", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "active": 267, "with_fee": 266, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 267, "cut_count": 100, "cut_pct": 37.5, "median_cut_pct": 4.6, "median_cut_dollars": 13000 }, "outliers_dropped": 6, "n": 260, "median": 364, "p10": 242, "p25": 300, "p75": 483, "p90": 663, "min": 101, "max": 860, "median_sqft": 0.41, "n_sqft": 259, "median_pct_price": 1.74, "median_list_price": 249900, "median_year_built": 1982, "median_sqft_area": 960, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 200, "under_500_pct": 76.9, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 200, "under_lo_pct": 76.9, "types": { "Condominium": { "count": 242, "pct": 93.1 }, "Townhouse": { "count": 14, "pct": 5.4 }, "Villa": { "count": 2, "pct": 0.8 }, "SingleFamilyResidence": { "count": 1, "pct": 0.4 }, "StockCooperative": { "count": 1, "pct": 0.4 } }, "regime": { "COA": { "count": 246, "pct": 94.6 }, "not_recorded": { "count": 10, "pct": 3.8 }, "HOA": { "count": 4, "pct": 1.5 } }, "villa_median": 192, "townhouse_median": 366, "cadence": { "Monthly": { "count": 260, "pct": 100.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 33, "pct": 12.7 }, { "label": "$250 to $500", "count": 167, "pct": 64.2 }, { "label": "$500 to $750", "count": 47, "pct": 18.1 }, { "label": "$750 to $1,000", "count": 13, "pct": 5.0 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 6, "median": 386, "median_sqft": 0.59 }, { "label": "1970s", "n": 118, "median": 371, "median_sqft": 0.42 }, { "label": "1980s", "n": 84, "median": 374, "median_sqft": 0.43 }, { "label": "1990s", "n": 31, "median": 300, "median_sqft": 0.31 }, { "label": "2000s", "n": 18, "median": 385, "median_sqft": 0.32 }, { "label": "2010s", "n": 2, "median": 221, "median_sqft": 0.14 }, { "label": "2020s", "n": 1, "median": 275, "median_sqft": 0.17 } ], "bands": [ { "label": "Under $250K", "n": 134, "median": 382, "median_pct_price": 1.99 }, { "label": "$250K to $500K", "n": 124, "median": 350, "median_pct_price": 1.44 }, { "label": "$500K to $1M", "n": 2, "median": 238, "median_pct_price": 0.54 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 232, "median": 371 }, "post2005": { "n": 6, "median": 260 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 132, "pct": 58.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 98, "pct": 43.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 97, "pct": 42.9 }, { "key": "Water", "label": "Water", "count": 93, "pct": 41.2 }, { "key": "Trash", "label": "Trash", "count": 92, "pct": 40.7 }, { "key": "Pools", "label": "Pool", "count": 70, "pct": 31.0 }, { "key": "Sewer", "label": "Sewer", "count": 64, "pct": 28.3 }, { "key": "Insurance", "label": "Building insurance", "count": 61, "pct": 27.0 }, { "key": "Roof", "label": "Roof", "count": 44, "pct": 19.5 }, { "key": "Security", "label": "Security", "count": 43, "pct": 19.0 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 19, "pct": 8.4 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 19, "pct": 8.4 }, { "key": "HotWater", "label": "Hot water", "count": 12, "pct": 5.3 }, { "key": "CableTv", "label": "Cable TV", "count": 9, "pct": 4.0 } ], "includes_n": 226, "flags": { "sa_mentioned": { "count": 42, "pct": 16.2 }, "sa_none_or_paid": { "count": 16, "pct": 6.2 }, "sa_pending": { "count": 20, "pct": 7.7 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 15, "pct": 5.8 }, "reserves": { "count": 4, "pct": 1.5 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 259 }, "developments": [ { "name": "Venetian Gardens at Count", "master": null, "n": 22, "anecdotal": false, "median": 692, "median_sqft": 0.5, "year_built": 1970, "median_list_price": 175000, "sa_mentioned": 13, "sa_pending": 11, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Villa Bellini", "master": null, "n": 14, "anecdotal": false, "median": 846, "median_sqft": 0.97, "year_built": 1986, "median_list_price": 230950, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Las Brisas Country Club", "master": null, "n": 8, "anecdotal": true, "median": 411, "median_sqft": 0.43, "year_built": 1986, "median_list_price": 239500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Coral Gate East", "master": null, "n": 7, "anecdotal": true, "median": 660, "median_sqft": 0.67, "year_built": 1973, "median_list_price": 232000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Los Suenos", "master": null, "n": 7, "anecdotal": true, "median": 340, "median_sqft": 0.37, "year_built": 1972, "median_list_price": 239000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Imperial Terraces", "master": null, "n": 6, "anecdotal": true, "median": 294, "median_sqft": 0.41, "year_built": 1974, "median_list_price": 197000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mirassou", "master": null, "n": 6, "anecdotal": true, "median": 424, "median_sqft": 0.48, "year_built": 1991, "median_list_price": 284500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Shoma Homes at Country Cl", "master": "Country Cl", "n": 6, "anecdotal": true, "median": 400, "median_sqft": 0.39, "year_built": 2002, "median_list_price": 309000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "La Hacienda Country Club", "master": null, "n": 5, "anecdotal": true, "median": 450, "median_sqft": 0.51, "year_built": 1989, "median_list_price": 239000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Country Cl", "n": 6, "median": 400, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 364, "p25": 310, "p75": 484, "n": 242, "median_sqft": 0.42, "sa_pending_pct": 7.9 }, { "date": "2026-09-07", "median": 364, "p25": 300, "p75": 483, "n": 260, "median_sqft": 0.41, "sa_pending_pct": 7.7 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Hialeah condo for sale carries a $364-a-month association fee, 54% below the South Florida median", "0% of Hialeah condos on the market ask $1,000 or more a month in fees; 76.9% stay under $500", "Hialeah condo fees run $300 to $483 a month for the middle half of listings" ], "lede": "HIALEAH, Fla., September 7, 2026 - The median monthly association fee across the 260 condominiums listed for sale in Hialeah is $364, with half of the listings between $300 and $483 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 54% below the five-county South Florida median of $800, and ranks Hialeah 68 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Hialeah carries a monthly association fee of $364, 54% below the five-county South Florida median of $800.\"", "\"0 percent of Hialeah condos on the market ask $1,000 or more a month in association fees; only 76.9 percent stay under $500.\"", "\"On the median Hialeah condo, a year of association fees equals 1.74 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Hialeah permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (6 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-hialeah/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Hialeah against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Hialeah median $364 a month, South Florida median $800; Hialeah ranks 68 of 69 cities.", "title": "Hialeah condo fees sit 54% below the South Florida median" }, { "caption": "Share of active Hialeah condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 12.7% (33 listings); $250 to $500 64.2% (167 listings); $500 to $750 18.1% (47 listings); $750 to $1,000 5% (13 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "64.2% of Hialeah condos for sale carry a fee of $250 to $500 a month" }, { "caption": "Median monthly-equivalent association fee for active Hialeah condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s too few (6 listings); 1970s $371 (118 listings); 1980s $374 (84 listings); 1990s $300 (31 listings); 2000s $385 (18 listings); 2010s too few (2 listings); 2020s too few (1 listings).", "title": "Hialeah condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 267 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 267, "with_fee": 266, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 266, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 1, "n": 260, "retained_n": 260, "outliers_dropped": 6, "trim_applied": true, "cuts": { "active": 267, "cut_count": 100, "cut_pct": 37.5, "median_cut_pct": 4.6, "median_cut_dollars": 13000, "valid_price_count": 267, "missing_price_count": 0, "unchanged_count": 158, "raised_count": 9, "not_below_original_count": 167, "cut_pct_denominator": 267, "cut_sample_ok": true, "median_cut_n": 100 }, "trim_bounds": { "p1": 100.65, "p99": 891.500000000002 }, "retained_small_sample": false, "retained_below_30": false, "median": 364, "p10": 242, "p25": 300, "p75": 483, "p90": 663, "min": 101, "max": 860, "median_sqft": 0.41, "n_sqft": 259, "median_pct_price": 1.74, "n_pct_price": 260, "median_list_price": 249900, "median_year_built": 1982, "median_sqft_area": 960, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 200, "under_500_pct": 76.9, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 200, "under_lo_pct": 76.9, "types": { "Condominium": { "count": 242, "pct": 93.1 }, "Townhouse": { "count": 14, "pct": 5.4 }, "Villa": { "count": 2, "pct": 0.8 }, "SingleFamilyResidence": { "count": 1, "pct": 0.4 }, "StockCooperative": { "count": 1, "pct": 0.4 } }, "regime": { "COA": { "count": 246, "pct": 94.6 }, "not_recorded": { "count": 10, "pct": 3.8 }, "HOA": { "count": 4, "pct": 1.5 } }, "villa_median": 192, "townhouse_median": 366, "cadence": { "Monthly": { "count": 260, "pct": 100.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 33, "pct": 12.7 }, { "label": "$250 to $500", "count": 167, "pct": 64.2 }, { "label": "$500 to $750", "count": 47, "pct": 18.1 }, { "label": "$750 to $1,000", "count": 13, "pct": 5.0 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 6, "median": 386, "median_sqft": 0.59 }, { "label": "1970s", "n": 118, "median": 371, "median_sqft": 0.42 }, { "label": "1980s", "n": 84, "median": 374, "median_sqft": 0.43 }, { "label": "1990s", "n": 31, "median": 300, "median_sqft": 0.31 }, { "label": "2000s", "n": 18, "median": 385, "median_sqft": 0.32 }, { "label": "2010s", "n": 2, "median": 221, "median_sqft": 0.14 }, { "label": "2020s", "n": 1, "median": 275, "median_sqft": 0.17 } ], "bands": [ { "label": "Under $250K", "n": 134, "median": 382, "median_pct_price": 1.99 }, { "label": "$250K to $500K", "n": 124, "median": 350, "median_pct_price": 1.44 }, { "label": "$500K to $1M", "n": 2, "median": 238, "median_pct_price": 0.54 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 232, "median": 371 }, "post2005": { "n": 6, "median": 260 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 132, "pct": 58.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 98, "pct": 43.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 97, "pct": 42.9 }, { "key": "Water", "label": "Water", "count": 93, "pct": 41.2 }, { "key": "Trash", "label": "Trash", "count": 92, "pct": 40.7 }, { "key": "Pools", "label": "Pool", "count": 70, "pct": 31.0 }, { "key": "Sewer", "label": "Sewer", "count": 64, "pct": 28.3 }, { "key": "Insurance", "label": "Building insurance", "count": 61, "pct": 27.0 }, { "key": "Roof", "label": "Roof", "count": 44, "pct": 19.5 }, { "key": "Security", "label": "Security", "count": 43, "pct": 19.0 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 19, "pct": 8.4 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 19, "pct": 8.4 }, { "key": "HotWater", "label": "Hot water", "count": 12, "pct": 5.3 }, { "key": "CableTv", "label": "Cable TV", "count": 9, "pct": 4.0 } ], "includes_n": 226, "flags": { "sa_mentioned": { "count": 42, "pct": 16.2 }, "sa_none_or_paid": { "count": 16, "pct": 6.2 }, "sa_pending": { "count": 20, "pct": 7.7 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 15, "pct": 5.8 }, "reserves": { "count": 4, "pct": 1.5 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 259 }, "denominators": { "fee_percentages": 260, "fee_medians_percentiles": 260, "median_sqft": 259, "median_pct_price": 260, "includes_pct": 226, "flags_pct": 260, "cut_pct": 267 }, "developments": [ { "name": "Venetian Gardens at Count", "master": null, "n": 22, "anecdotal": false, "median": 692, "median_sqft": 0.5, "year_built": 1970, "median_list_price": 175000, "sa_mentioned": 13, "sa_pending": 11, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Villa Bellini", "master": null, "n": 14, "anecdotal": false, "median": 846, "median_sqft": 0.97, "year_built": 1986, "median_list_price": 230950, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Las Brisas Country Club", "master": null, "n": 8, "anecdotal": true, "median": 411, "median_sqft": 0.43, "year_built": 1986, "median_list_price": 239500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Coral Gate East", "master": null, "n": 7, "anecdotal": true, "median": 660, "median_sqft": 0.67, "year_built": 1973, "median_list_price": 232000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Los Suenos", "master": null, "n": 7, "anecdotal": true, "median": 340, "median_sqft": 0.37, "year_built": 1972, "median_list_price": 239000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Imperial Terraces", "master": null, "n": 6, "anecdotal": true, "median": 294, "median_sqft": 0.41, "year_built": 1974, "median_list_price": 197000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mirassou", "master": null, "n": 6, "anecdotal": true, "median": 424, "median_sqft": 0.48, "year_built": 1991, "median_list_price": 284500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Shoma Homes at Country Cl", "master": "Country Cl", "n": 6, "anecdotal": true, "median": 400, "median_sqft": 0.39, "year_built": 2002, "median_list_price": 309000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "La Hacienda Country Club", "master": null, "n": 5, "anecdotal": true, "median": 450, "median_sqft": 0.51, "year_built": 1989, "median_list_price": 239000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Country Cl", "n": 6, "median": 400, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 364, "p25": 300, "p75": 483, "n": 260, "median_sqft": 0.41, "sa_pending_pct": 7.7 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Hialeah condo monthly association fees have a median of $364 in the retained usable-fee sample of 260 listings, 54% below the five-county median", "In Hialeah's retained usable-fee sample (260 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 76.9% are below $500", "Hialeah's retained usable-fee sample (n=260): reported monthly-equivalent association fees range from $300 to $483 at the 25th to 75th percentiles" ], "lede": "HIALEAH, Fla., September 7, 2026 - Among 260 active condominium listings in Hialeah retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $364, with the middle half between $300 and $483, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 267 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 54% below the separately trimmed five-county median of $800 and ranks 68th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Hialeah's retained usable-fee sample (n=260), after exclusions and percentile trimming, is $364, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Hialeah condos in the retained usable-fee sample (n=260) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 76.9 percent are below $500.\"", "\"Among 260 retained listings with a current asking price of at least $20,000 in Hialeah's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 1.74 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Hialeah, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (266 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (6 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 260 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 267 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hialeah/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-hialeah/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Hialeah and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Hialeah retained-sample median $364 a month (n=260); five-county median $800 (n=22,695, region-level trim).", "title": "Hialeah condos, retained usable-fee sample (n=260): median $364/month, 54% below the five-county median of $800", "visible_labels": [ "$364", "260", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 260 active Hialeah condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 12.7% (33 listings); $250 to $500 64.2% (167 listings); $500 to $750 18.1% (47 listings); $750 to $1,000 5% (13 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "64.2% of Hialeah's retained usable-fee sample (260 listings) falls in the $250 to $500 monthly band", "visible_labels": [ "12.7%", "33", "64.2%", "167", "18.1%", "47", "5%", "13", "0%", "0", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Hialeah condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1960s count only (6 listings); 1970s $371 (118 listings); 1980s $374 (84 listings); 1990s $300 (31 listings); 2000s $385 (18 listings); 2010s count only (2 listings); 2020s count only (1 listings).", "title": "Hialeah condo fees by recorded decade built, retained usable-fee sample (n=260)", "visible_labels": [ "6", "$371", "118", "$374", "84", "$300", "31", "$385", "18", "2", "1" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 267, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 267, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 100, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 158, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 267, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 267, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 260, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 260, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 260, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 226, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 260, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 259, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 266, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 260, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 260, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 100.65, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 891.500000000002, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Hialeah median $364 a month, South Florida median $800; Hialeah ranks 68 of 69 cities.", "after": "Dot strip chart in five county lanes. Hialeah retained-sample median $364 a month (n=260); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Hialeah against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Hialeah and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Hialeah condo fees sit 54% below the South Florida median", "after": "Hialeah condos, retained usable-fee sample (n=260): median $364/month, 54% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$364", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "260", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 12.7% (33 listings); $250 to $500 64.2% (167 listings); $500 to $750 18.1% (47 listings); $750 to $1,000 5% (13 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 12.7% (33 listings); $250 to $500 64.2% (167 listings); $500 to $750 18.1% (47 listings); $750 to $1,000 5% (13 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Hialeah condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 260 active Hialeah condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "64.2% of Hialeah condos for sale carry a fee of $250 to $500 a month", "after": "64.2% of Hialeah's retained usable-fee sample (260 listings) falls in the $250 to $500 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "12.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "33", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "64.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "167", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "18.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "47", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s too few (6 listings); 1970s $371 (118 listings); 1980s $374 (84 listings); 1990s $300 (31 listings); 2000s $385 (18 listings); 2010s too few (2 listings); 2020s too few (1 listings).", "after": "Column chart of median fee by recorded decade built: 1960s count only (6 listings); 1970s $371 (118 listings); 1980s $374 (84 listings); 1990s $300 (31 listings); 2000s $385 (18 listings); 2010s count only (2 listings); 2020s count only (1 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Hialeah condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Hialeah condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Hialeah condo fees by decade the building was completed", "after": "Hialeah condo fees by recorded decade built, retained usable-fee sample (n=260)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$371", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "118", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$374", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "84", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "31", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "$385", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "18", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Hialeah condo for sale carries a $364-a-month association fee, 54% below the South Florida median", "after": "Hialeah condo monthly association fees have a median of $364 in the retained usable-fee sample of 260 listings, 54% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "0% of Hialeah condos on the market ask $1,000 or more a month in fees; 76.9% stay under $500", "after": "In Hialeah's retained usable-fee sample (260 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 76.9% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Hialeah condo fees run $300 to $483 a month for the middle half of listings", "after": "Hialeah's retained usable-fee sample (n=260): reported monthly-equivalent association fees range from $300 to $483 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "HIALEAH, Fla., September 7, 2026 - The median monthly association fee across the 260 condominiums listed for sale in Hialeah is $364, with half of the listings between $300 and $483 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 54% below the five-county South Florida median of $800, and ranks Hialeah 68 of 69 cities.", "after": "HIALEAH, Fla., September 7, 2026 - Among 260 active condominium listings in Hialeah retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $364, with the middle half between $300 and $483, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 267 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 54% below the separately trimmed five-county median of $800 and ranks 68th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Hialeah permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (6 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-hialeah/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Hialeah, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (266 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (6 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 260 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 267 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hialeah/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-hialeah/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Hialeah carries a monthly association fee of $364, 54% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Hialeah's retained usable-fee sample (n=260), after exclusions and percentile trimming, is $364, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"0 percent of Hialeah condos on the market ask $1,000 or more a month in association fees; only 76.9 percent stay under $500.\"", "after": "\"Among Hialeah condos in the retained usable-fee sample (n=260) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 76.9 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Hialeah condo, a year of association fees equals 1.74 percent of the asking price.\"", "after": "\"Among 260 retained listings with a current asking price of at least $20,000 in Hialeah's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 1.74 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "21be17b709e703840890c28588130505cb9ee70c727e3ddd87281b21d6fa52a7", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nHialeah condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Hialeah condo for sale carries a $364-a-month association fee, 54% below the South Florida\nmedian\n0% of Hialeah condos on the market ask $1,000 or more a month in fees; 76.9% stay under $500\nHialeah condo fees run $300 to $483 a month for the middle half of listings\nLEDE\nHIALEAH, Fla., September 7, 2026 - The median monthly association fee across the 260 condominiums listed\nfor sale in Hialeah is $364, with half of the listings between $300 and $483 a month, according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. That is 54% below the five-county South Florida\nmedian of $800, and ranks Hialeah 68 of 69 cities.\nNUT GRAF\nPer square foot, the median Hialeah condo fee is $0.41 a month on a median unit of 960 square feet; at the\nmedian asking price of $250K, a year of fees equals 1.74% of the price. 0% of listings ask $1,000 or more a\nmonth and 76.9% under $500. 0% of listings report two association layers (a master and a sub-association); 0%\nare billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 16.2% of listings, describe one as pending or payable by the buyer on 7.7%, and mention a\nmandatory club or membership on 0%.\nFACT BOX\nActive condominium listings, Hialeah\n267 (260 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$364\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$300 to $483\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.41 (median unit 960 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n1.74% (asking $250K)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n0% / 76.9%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n16.2% / 7.7%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Hialeah ranks 68 of 69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Hialeah carries a monthly association fee of $364, 54% below\nthe five-county South Florida median of $800.\"\n\"0 percent of Hialeah condos on the market ask $1,000 or more a month in association fees; only 76.9\npercent stay under $500.\"\n\"On the median Hialeah condo, a year of association fees equals 1.74 percent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Hialeah against every South Florida city with 30 or more active condo listings, grouped by\ncounty, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Hialeah condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via\nPBP Real Estate.\nMedian monthly-equivalent association fee for active Hialeah condominiums by decade the building was completed, September 7, 2026.\nDecades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Hialeah permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (6 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-hialeah/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "22ba4c71922bf7c0ae8b23bc61c863ab0f44852ba6e99bafa05bbcd16d4c7405", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nHialeah condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/hialeah/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nHialeah condo monthly association fees have a median of $364 in the retained usable-fee sample of 260\nlistings, 54% below the five-county median\nIn Hialeah's retained usable-fee sample (260 listings after exclusions and percentile trimming), 0% have\nmonthly-equivalent fees of $1,000 or more and 76.9% are below $500\nHialeah's retained usable-fee sample (n=260): reported monthly-equivalent association fees range from\n$300 to $483 at the 25th to 75th percentiles\nLEDE\nHIALEAH, Fla., September 7, 2026 - Among 260 active condominium listings in Hialeah retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly association fee is $364, with the middle half between $300 and $483,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 267\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 54% below the separately trimmed five-county median\nof $800 and ranks 68th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Hialeah condo fee is $0.41 a month (259 retained\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nlistings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.74% of\nthe listing's current asking price across 260 retained listings with a current asking price of at least $20,000; this\nis the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a month and 76.9%\nare below $500. 0% of the retained sample report two association layers (a master and a sub-association,\nsummed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks\nmention a special assessment on 16.2% of the retained sample, describe one as pending or payable by the\nbuyer on 7.7%, and mention a mandatory club or membership on 0%; 259 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association.\nFACT BOX\nActive condominium listings, Hialeah (before\nexclusions and trimming)\n267\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n266 / 260 (6 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$364\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$300 to $483\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.41 (259 retained listings with recorded\nliving area of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n1.74% (260 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n0% (0) / 76.9% (200) of 260\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n16.2% / 7.7%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Hialeah ranks 68th\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Hialeah's retained usable-fee sample (n=260), after\nexclusions and percentile trimming, is $364, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Hialeah condos in the retained usable-fee sample (n=260) after exclusions and percentile\ntrimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 76.9 percent are below\n$500.\"\n\"Among 260 retained listings with a current asking price of at least $20,000 in Hialeah's usable-fee sample\nafter exclusions and percentile trimming, a year of reported association fees equals a median 1.74 percent\nof the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Hialeah and the\npublished comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses\na separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Hialeah retained-sample median $364 a month\n(n=260); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 260 active Hialeah condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 12.7% (33\nlistings); $250 to $500 64.2% (167 listings); $500 to $750 18.1% (47 listings); $750 to $1,000 5% (13 listings);\n$1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Hialeah condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s count only (6 listings);\n1970s $371 (118 listings); 1980s $374 (84 listings); 1990s $300 (31 listings); 2000s $385 (18 listings); 2010s\ncount only (2 listings); 2020s count only (1 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Hialeah, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (266 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (6 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 260 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 267 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hialeah/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-hialeah/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "3c32f6e178d64216631d704041d2644a1728b7801f952ef2ec56b1e9d9c0a4e4", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - HIALEAH CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Hialeah condo monthly association fees have a median of $364 in the retained usable-fee sample of 260 listings, 54% below the five-county median\n2. In Hialeah's retained usable-fee sample (260 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 76.9% are below $500\n3. Hialeah's retained usable-fee sample (n=260): reported monthly-equivalent association fees range from $300 to $483 at the 25th to 75th percentiles\n\nLEDE\nHIALEAH, Fla., September 7, 2026 - Among 260 active condominium listings in Hialeah retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $364, with the middle half between $300 and $483, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 267 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 54% below the separately trimmed five-county median of $800 and ranks 68th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Hialeah condo fee is $0.41 a month (259 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.74% of the listing's current asking price across 260 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a month and 76.9% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 16.2% of the retained sample, describe one as pending or payable by the buyer on 7.7%, and mention a mandatory club or membership on 0%; 259 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association.\n\nFACT BOX (exact figures)\n- Active condominium listings, Hialeah (before exclusions and trimming): 267 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 266 / 260 (6 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $364 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $300 to $483 [September 7, 2026]\n- Median fee per square foot per month: $0.41 (259 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 1.74% (260 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 0% (0) / 76.9% (200) of 260 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 0% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 16.2% / 7.7% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Hialeah ranks 68th among 69 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Hialeah's retained usable-fee sample (n=260), after exclusions and percentile trimming, is $364, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Hialeah condos in the retained usable-fee sample (n=260) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 76.9 percent are below $500.\"\n- \"Among 260 retained listings with a current asking price of at least $20,000 in Hialeah's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 1.74 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- hialeah-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Hialeah and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Hialeah retained-sample median $364 a month (n=260); five-county median $800 (n=22,695, region-level trim).\n- hialeah-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 260 active Hialeah condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 12.7% (33 listings); $250 to $500 64.2% (167 listings); $500 to $750 18.1% (47 listings); $750 to $1,000 5% (13 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\n- hialeah-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Hialeah condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1960s count only (6 listings); 1970s $371 (118 listings); 1980s $374 (84 listings); 1990s $300 (31 listings); 2000s $385 (18 listings); 2010s count only (2 listings); 2020s count only (1 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Hialeah, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (266 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (6 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 260 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 267 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hialeah/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-hialeah/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "hialeah", "city": "Hialeah", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "active": 60, "with_fee": 57, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 60, "cut_count": 25, "cut_pct": 41.7, "median_cut_pct": 2.8, "median_cut_dollars": 15000 }, "outliers_dropped": 1, "n": 56, "median": 238, "p10": 160, "p25": 200, "p75": 295, "p90": 332, "min": 19, "max": 403, "median_sqft": 0.17, "n_sqft": 56, "median_pct_price": 0.6, "median_list_price": 483950, "median_year_built": 2016, "median_sqft_area": 1484, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 56, "under_500_pct": 100.0, "hi_thr": 500, "lo_thr": 200, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 13, "under_lo_pct": 23.2, "types": { "Townhouse": { "count": 46, "pct": 82.1 }, "Villa": { "count": 10, "pct": 17.9 } }, "regime": { "HOA": { "count": 54, "pct": 96.4 }, "not_recorded": { "count": 2, "pct": 3.6 } }, "villa_median": 239, "townhouse_median": 236, "cadence": { "Monthly": { "count": 56, "pct": 100.0 } }, "stacked": { "count": 1, "pct": 1.8, "median_total": 329, "median_master": 70 }, "bins": [ { "label": "Under $100", "count": 5, "pct": 8.9 }, { "label": "$100 to $200", "count": 8, "pct": 14.3 }, { "label": "$200 to $300", "count": 31, "pct": 55.4 }, { "label": "$300 to $400", "count": 11, "pct": 19.6 }, { "label": "$400 to $600", "count": 1, "pct": 1.8 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 4, "median": 19, "median_sqft": 0.01 }, { "label": "1980s", "n": 8, "median": 312, "median_sqft": 0.23 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 2, "median": 160, "median_sqft": 0.14 }, { "label": "2010s", "n": 25, "median": 235, "median_sqft": 0.17 }, { "label": "2020s", "n": 17, "median": 239, "median_sqft": 0.17 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 35, "median": 239, "median_pct_price": 0.63 }, { "label": "$500K to $1M", "n": 21, "median": 219, "median_pct_price": 0.47 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 12, "median": 292 }, "post2005": { "n": 44, "median": 237 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 32, "pct": 71.1 }, { "key": "Security", "label": "Security", "count": 20, "pct": 44.4 }, { "key": "Trash", "label": "Trash", "count": 19, "pct": 42.2 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 17, "pct": 37.8 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 12, "pct": 26.7 }, { "key": "Pools", "label": "Pool", "count": 11, "pct": 24.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 6, "pct": 13.3 }, { "key": "CableTv", "label": "Cable TV", "count": 5, "pct": 11.1 }, { "key": "Sewer", "label": "Sewer", "count": 4, "pct": 8.9 }, { "key": "Internet", "label": "Internet", "count": 3, "pct": 6.7 }, { "key": "Insurance", "label": "Building insurance", "count": 2, "pct": 4.4 }, { "key": "HotWater", "label": "Hot water", "count": 1, "pct": 2.2 }, { "key": "Water", "label": "Water", "count": 1, "pct": 2.2 }, { "key": "Roof", "label": "Roof", "count": 1, "pct": 2.2 } ], "includes_n": 45, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 55 }, "developments": [ { "name": "Aquabella Section Two", "master": null, "n": 10, "anecdotal": false, "median": 239, "median_sqft": 0.17, "year_built": 2019, "median_list_price": 492000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 2 }, { "name": "Aquabella North", "master": null, "n": 8, "anecdotal": true, "median": 239, "median_sqft": 0.17, "year_built": 2022, "median_list_price": 525000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 2 }, { "name": "Bellagio Villas", "master": null, "n": 8, "anecdotal": true, "median": 235, "median_sqft": 0.17, "year_built": 2014, "median_list_price": 449500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 2 }, { "name": "Aquabella North Replat", "master": null, "n": 6, "anecdotal": true, "median": 180, "median_sqft": 0.12, "year_built": 2021, "median_list_price": 522500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Bonterra", "master": null, "n": 6, "anecdotal": true, "median": 314, "median_sqft": 0.2, "year_built": 2016, "median_list_price": 472000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "HOA", "villas": 1 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 238, "p25": 200, "p75": 295, "n": 56, "median_sqft": 0.17, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Hialeah townhouse or villa for sale carries a $238-a-month homeowners association fee, 21% below the South Florida median", "0% of Hialeah townhouses and villas on the market ask $500 or more a month in fees; 23.2% stay under $200", "Hialeah townhouses and villas built since 2005 carry fees 19% lower than communities from before 1995" ], "lede": "HIALEAH, Fla., September 7, 2026 - The median monthly homeowners association fee across the 56 townhouses and villas listed for sale in Hialeah is $238, with half of the listings between $200 and $295 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 21% below the five-county South Florida median of $300, and ranks Hialeah 27 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Hialeah carries a monthly homeowners association fee of $238, 21% below the five-county South Florida median of $300.\"", "\"0 percent of Hialeah townhouses and villas on the market ask $500 or more a month in fees; 23.2 percent stay under $200.\"", "\"In Hialeah, a townhouse or villa completed since 2005 carries a median fee of $237 a month, against $292 for one completed before 1995.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Hialeah permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-hialeah/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Hialeah against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Hialeah median $238 a month, South Florida median $300; Hialeah ranks 27 of 34 cities.", "title": "Hialeah HOA fees on townhouses and villas sit 21% below the South Florida median" }, { "caption": "Share of active Hialeah townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 8.9% (5 listings); $100 to $200 14.3% (8 listings); $200 to $300 55.4% (31 listings); $300 to $400 19.6% (11 listings); $400 to $600 1.8% (1 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "title": "55.4% of Hialeah townhouses and villas for sale carry a fee of $200 to $300 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Hialeah townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s too few (4 listings); 1980s too few (8 listings); 2000s too few (2 listings); 2010s $235 (25 listings); 2020s $239 (17 listings).", "title": "Hialeah townhouses and villas built since 2005 ask 19% less in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 60 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 60, "with_fee": 57, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 57, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 3, "n": 56, "retained_n": 56, "outliers_dropped": 1, "trim_applied": true, "cuts": { "active": 60, "cut_count": 25, "cut_pct": 41.7, "median_cut_pct": 2.8, "median_cut_dollars": 15000, "valid_price_count": 60, "missing_price_count": 0, "unchanged_count": 33, "raised_count": 2, "not_below_original_count": 35, "cut_pct_denominator": 60, "cut_sample_ok": true, "median_cut_n": 25 }, "trim_bounds": { "p1": 19.0, "p99": 414.87999999999994 }, "retained_small_sample": false, "retained_below_30": false, "median": 238, "p10": 160, "p25": 200, "p75": 295, "p90": 332, "min": 19, "max": 403, "median_sqft": 0.17, "n_sqft": 56, "median_pct_price": 0.6, "n_pct_price": 56, "median_list_price": 483950, "median_year_built": 2016, "median_sqft_area": 1484, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 56, "under_500_pct": 100.0, "hi_thr": 500, "lo_thr": 200, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 13, "under_lo_pct": 23.2, "types": { "Townhouse": { "count": 46, "pct": 82.1 }, "Villa": { "count": 10, "pct": 17.9 } }, "regime": { "HOA": { "count": 54, "pct": 96.4 }, "not_recorded": { "count": 2, "pct": 3.6 } }, "villa_median": 239, "townhouse_median": 236, "cadence": { "Monthly": { "count": 56, "pct": 100.0 } }, "stacked": { "count": 1, "pct": 1.8, "median_total": 329, "median_master": 70 }, "bins": [ { "label": "Under $100", "count": 5, "pct": 8.9 }, { "label": "$100 to $200", "count": 8, "pct": 14.3 }, { "label": "$200 to $300", "count": 31, "pct": 55.4 }, { "label": "$300 to $400", "count": 11, "pct": 19.6 }, { "label": "$400 to $600", "count": 1, "pct": 1.8 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 4, "median": 19, "median_sqft": 0.01 }, { "label": "1980s", "n": 8, "median": 312, "median_sqft": 0.23 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 2, "median": 160, "median_sqft": 0.14 }, { "label": "2010s", "n": 25, "median": 235, "median_sqft": 0.17 }, { "label": "2020s", "n": 17, "median": 239, "median_sqft": 0.17 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 35, "median": 239, "median_pct_price": 0.63 }, { "label": "$500K to $1M", "n": 21, "median": 219, "median_pct_price": 0.47 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 12, "median": 292 }, "post2005": { "n": 44, "median": 237 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 32, "pct": 71.1 }, { "key": "Security", "label": "Security", "count": 20, "pct": 44.4 }, { "key": "Trash", "label": "Trash", "count": 19, "pct": 42.2 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 17, "pct": 37.8 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 12, "pct": 26.7 }, { "key": "Pools", "label": "Pool", "count": 11, "pct": 24.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 6, "pct": 13.3 }, { "key": "CableTv", "label": "Cable TV", "count": 5, "pct": 11.1 }, { "key": "Sewer", "label": "Sewer", "count": 4, "pct": 8.9 }, { "key": "Internet", "label": "Internet", "count": 3, "pct": 6.7 }, { "key": "Insurance", "label": "Building insurance", "count": 2, "pct": 4.4 }, { "key": "HotWater", "label": "Hot water", "count": 1, "pct": 2.2 }, { "key": "Water", "label": "Water", "count": 1, "pct": 2.2 }, { "key": "Roof", "label": "Roof", "count": 1, "pct": 2.2 } ], "includes_n": 45, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 55 }, "denominators": { "fee_percentages": 56, "fee_medians_percentiles": 56, "median_sqft": 56, "median_pct_price": 56, "includes_pct": 45, "flags_pct": 56, "cut_pct": 60 }, "developments": [ { "name": "Aquabella North", "master": null, "n": 13, "anecdotal": false, "median": 238, "median_sqft": 0.16, "year_built": 2022, "median_list_price": 525000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 2 }, { "name": "Aquabella Section Two", "master": null, "n": 10, "anecdotal": false, "median": 239, "median_sqft": 0.17, "year_built": 2019, "median_list_price": 492000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 2 }, { "name": "Bellagio Villas", "master": null, "n": 8, "anecdotal": true, "median": 235, "median_sqft": 0.17, "year_built": 2014, "median_list_price": 449500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 2 }, { "name": "Bonterra", "master": null, "n": 6, "anecdotal": true, "median": 314, "median_sqft": 0.2, "year_built": 2016, "median_list_price": 472000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "HOA", "villas": 1 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 238, "p25": 200, "p75": 295, "n": 56, "median_sqft": 0.17, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Hialeah townhouse or villa monthly homeowners association fees have a median of $238 in the retained usable-fee sample of 56 listings, 21% below the five-county median", "In Hialeah's retained usable-fee sample (56 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $500 or more and 23.2% are below $200", "Hialeah townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=44) vs pre-1995 (n=12), monthly median 19% lower. Small subgroup: pre-1995; read cautiously." ], "lede": "HIALEAH, Fla., September 7, 2026 - Among 56 active townhouse or villa listings in Hialeah retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $238, with the middle half between $200 and $295, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 60 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 21% below the separately trimmed five-county median of $300 and ranks 27th among 34 published city medians.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Hialeah's retained usable-fee sample (n=56), after exclusions and percentile trimming, is $238, compared with $300 in the separately trimmed five-county sample.\"", "\"Among Hialeah townhouses and villas in the retained usable-fee sample (n=56) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $500 or more and 23.2 percent are below $200.\"", "\"Among the retained usable-fee listings in Hialeah with a recorded construction year, the median monthly-equivalent fee is $237 for a recorded year built of 2005 or later (44 listings) and $292 for those built before 1995 (12 listings). Small subgroup: pre-1995 n=12; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Hialeah, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (57 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 56 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 60 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hialeah/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-hialeah/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Hialeah and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Hialeah retained-sample median $238 a month (n=56); five-county median $300 (n=3,206, region-level trim).", "title": "Hialeah townhouses and villas, retained usable-fee sample (n=56): median $238/month, 21% below the five-county median of $300", "visible_labels": [ "$238", "56", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 56 active Hialeah townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 8.9% (5 listings); $100 to $200 14.3% (8 listings); $200 to $300 55.4% (31 listings); $300 to $400 19.6% (11 listings); $400 to $600 1.8% (1 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "title": "55.4% of Hialeah's retained usable-fee sample (56 listings) falls in the $200 to $300 monthly band", "visible_labels": [ "8.9%", "5", "14.3%", "8", "55.4%", "31", "19.6%", "11", "1.8%", "1", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Hialeah townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=44; pre-1995 n=12. Small subgroup: pre-1995 n=12; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1970s count only (4 listings); 1980s count only (8 listings); 2000s count only (2 listings); 2010s $235 (25 listings); 2020s $239 (17 listings). Recorded year built 2005 or later $237 (44 listings); before 1995 $292 (12 listings). Small subgroup: pre-1995 n=12; read cautiously.", "title": "Hialeah townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=44) vs pre-1995 (n=12), monthly median 19% lower. Small subgroup: pre-1995; read cautiously.", "visible_labels": [ "4", "8", "2", "$235", "25", "$239", "17", "$237", "44", "$292", "12" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.developments[0].median", "before": 239, "after": 238, "before_present": true, "after_present": true }, { "field": "city.developments[0].median_list_price", "before": 492000, "after": 525000, "before_present": true, "after_present": true }, { "field": "city.developments[0].median_sqft", "before": 0.17, "after": 0.16, "before_present": true, "after_present": true }, { "field": "city.developments[0].n", "before": 10, "after": 13, "before_present": true, "after_present": true }, { "field": "city.developments[0].name", "before": "Aquabella Section Two", "after": "Aquabella North", "before_present": true, "after_present": true }, { "field": "city.developments[0].year_built", "before": 2019, "after": 2022, "before_present": true, "after_present": true }, { "field": "city.developments[1].anecdotal", "before": true, "after": false, "before_present": true, "after_present": true }, { "field": "city.developments[1].median_list_price", "before": 525000, "after": 492000, "before_present": true, "after_present": true }, { "field": "city.developments[1].n", "before": 8, "after": 10, "before_present": true, "after_present": true }, { "field": "city.developments[1].name", "before": "Aquabella North", "after": "Aquabella Section Two", "before_present": true, "after_present": true }, { "field": "city.developments[1].year_built", "before": 2022, "after": 2019, "before_present": true, "after_present": true }, { "field": "city.developments[3].median", "before": 180, "after": 314, "before_present": true, "after_present": true }, { "field": "city.developments[3].median_list_price", "before": 522500, "after": 472000, "before_present": true, "after_present": true }, { "field": "city.developments[3].median_sqft", "before": 0.12, "after": 0.2, "before_present": true, "after_present": true }, { "field": "city.developments[3].name", "before": "Aquabella North Replat", "after": "Bonterra", "before_present": true, "after_present": true }, { "field": "city.developments[3].stacked", "before": 0, "after": 1, "before_present": true, "after_present": true }, { "field": "city.developments[3].villas", "before": 0, "after": 1, "before_present": true, "after_present": true }, { "field": "city.developments[3].year_built", "before": 2021, "after": 2016, "before_present": true, "after_present": true }, { "field": "city.developments[4].anecdotal", "before": true, "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[4].master", "before": null, "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[4].median", "before": 314, "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[4].median_list_price", "before": 472000, "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[4].median_sqft", "before": 0.2, "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[4].membership", "before": 0, "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[4].n", "before": 6, "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[4].name", "before": "Bonterra", "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[4].regime", "before": "HOA", "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[4].sa_mentioned", "before": 0, "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[4].sa_pending", "before": 0, "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[4].stacked", "before": 1, "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[4].villas", "before": 1, "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[4].year_built", "before": 2016, "after": null, "before_present": true, "after_present": false }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 19.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 414.87999999999994, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Hialeah median $238 a month, South Florida median $300; Hialeah ranks 27 of 34 cities.", "after": "Dot strip chart in five county lanes. Hialeah retained-sample median $238 a month (n=56); five-county median $300 (n=3,206, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Hialeah against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Hialeah and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Hialeah HOA fees on townhouses and villas sit 21% below the South Florida median", "after": "Hialeah townhouses and villas, retained usable-fee sample (n=56): median $238/month, 21% below the five-county median of $300", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$238", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "56", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 8.9% (5 listings); $100 to $200 14.3% (8 listings); $200 to $300 55.4% (31 listings); $300 to $400 19.6% (11 listings); $400 to $600 1.8% (1 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 8.9% (5 listings); $100 to $200 14.3% (8 listings); $200 to $300 55.4% (31 listings); $300 to $400 19.6% (11 listings); $400 to $600 1.8% (1 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Hialeah townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 56 active Hialeah townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "55.4% of Hialeah townhouses and villas for sale carry a fee of $200 to $300 a month", "after": "55.4% of Hialeah's retained usable-fee sample (56 listings) falls in the $200 to $300 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "8.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "14.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "55.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "31", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "19.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "1.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s too few (4 listings); 1980s too few (8 listings); 2000s too few (2 listings); 2010s $235 (25 listings); 2020s $239 (17 listings).", "after": "Column chart of median fee by recorded decade built: 1970s count only (4 listings); 1980s count only (8 listings); 2000s count only (2 listings); 2010s $235 (25 listings); 2020s $239 (17 listings). Recorded year built 2005 or later $237 (44 listings); before 1995 $292 (12 listings). Small subgroup: pre-1995 n=12; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Hialeah townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Hialeah townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=44; pre-1995 n=12. Small subgroup: pre-1995 n=12; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Hialeah townhouses and villas built since 2005 ask 19% less in fees than those built before 1995", "after": "Hialeah townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=44) vs pre-1995 (n=12), monthly median 19% lower. Small subgroup: pre-1995; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$235", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "25", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "$239", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "17", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "$237", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "44", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "$292", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Hialeah townhouse or villa for sale carries a $238-a-month homeowners association fee, 21% below the South Florida median", "after": "Hialeah townhouse or villa monthly homeowners association fees have a median of $238 in the retained usable-fee sample of 56 listings, 21% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "0% of Hialeah townhouses and villas on the market ask $500 or more a month in fees; 23.2% stay under $200", "after": "In Hialeah's retained usable-fee sample (56 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $500 or more and 23.2% are below $200", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Hialeah townhouses and villas built since 2005 carry fees 19% lower than communities from before 1995", "after": "Hialeah townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=44) vs pre-1995 (n=12), monthly median 19% lower. Small subgroup: pre-1995; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "HIALEAH, Fla., September 7, 2026 - The median monthly homeowners association fee across the 56 townhouses and villas listed for sale in Hialeah is $238, with half of the listings between $200 and $295 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 21% below the five-county South Florida median of $300, and ranks Hialeah 27 of 34 cities.", "after": "HIALEAH, Fla., September 7, 2026 - Among 56 active townhouse or villa listings in Hialeah retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $238, with the middle half between $200 and $295, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 60 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 21% below the separately trimmed five-county median of $300 and ranks 27th among 34 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Hialeah permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-hialeah/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Hialeah, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (57 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 56 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 60 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hialeah/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-hialeah/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Hialeah carries a monthly homeowners association fee of $238, 21% below the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Hialeah's retained usable-fee sample (n=56), after exclusions and percentile trimming, is $238, compared with $300 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"0 percent of Hialeah townhouses and villas on the market ask $500 or more a month in fees; 23.2 percent stay under $200.\"", "after": "\"Among Hialeah townhouses and villas in the retained usable-fee sample (n=56) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $500 or more and 23.2 percent are below $200.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Hialeah, a townhouse or villa completed since 2005 carries a median fee of $237 a month, against $292 for one completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Hialeah with a recorded construction year, the median monthly-equivalent fee is $237 for a recorded year built of 2005 or later (44 listings) and $292 for those built before 1995 (12 listings). Small subgroup: pre-1995 n=12; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "190638ca30df9a34a19a134dca519aca2e74e078de61ecbb8fac737120362793", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nHialeah HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Hialeah townhouse or villa for sale carries a $238-a-month homeowners association fee, 21%\nbelow the South Florida median\n0% of Hialeah townhouses and villas on the market ask $500 or more a month in fees; 23.2% stay under\n$200\nHialeah townhouses and villas built since 2005 carry fees 19% lower than communities from before 1995\nLEDE\nHIALEAH, Fla., September 7, 2026 - The median monthly homeowners association fee across the 56\ntownhouses and villas listed for sale in Hialeah is $238, with half of the listings between $200 and $295 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 21% below the five-\ncounty South Florida median of $300, and ranks Hialeah 27 of 34 cities.\nNUT GRAF\nPer square foot, the median Hialeah townhouse or villa fee is $0.17 a month on a median home of 1,484\nsquare feet; at the median asking price of $484K, a year of fees equals 0.6% of the price. 0% of listings ask\n$500 or more a month and 23.2% under $200. 1.8% of listings report two association layers (a master and a\nsub-association); 0% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 0% of listings, describe one as pending or payable by the buyer on 0%, and\nmention a mandatory club or membership on 0%. Communities completed since 2005 carry a median fee of\n$237 against $292 for those completed before 1995. 17.9% of the listings are entered as single-level villas, the\nrest as townhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Hialeah\n60 (56 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$238\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$200 to $295\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.17 (median home 1,484 sq ft)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nA year of fees as a share of the median asking price\n0.6% (asking $484K)\nSeptember 7, 2026\nListings asking $500 or more a month / under $200\n0% / 23.2%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n1.8% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Hialeah ranks 27 of 34\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$237 (44 listings) / $292 (12 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Hialeah carries a monthly homeowners association fee of\n$238, 21% below the five-county South Florida median of $300.\"\n\"0 percent of Hialeah townhouses and villas on the market ask $500 or more a month in fees; 23.2 percent\nstay under $200.\"\n\"In Hialeah, a townhouse or villa completed since 2005 carries a median fee of $237 a month, against\n$292 for one completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Hialeah against every South Florida city with 30 or more active townhouse or villa listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Hialeah townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Hialeah townhouses and villas by decade the home was completed,\nSeptember 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Hialeah permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and\nare reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are\nhomeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities\nneed 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate\nas the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable\nbut not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-hialeah/ . Attribution: PBP Real\nEstate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate\nactivity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "745f6b9784214caea43b24569a0fe5ba258ff1246711080b5782862d7f365469", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nHialeah HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/hialeah/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nHialeah townhouse or villa monthly homeowners association fees have a median of $238 in the retained\nusable-fee sample of 56 listings, 21% below the five-county median\nIn Hialeah's retained usable-fee sample (56 listings after exclusions and percentile trimming), 0% have\nmonthly-equivalent fees of $500 or more and 23.2% are below $200\nHialeah townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=44) vs pre-1995\n(n=12), monthly median 19% lower. Small subgroup: pre-1995; read cautiously.\nLEDE\nHIALEAH, Fla., September 7, 2026 - Among 56 active townhouse or villa listings in Hialeah retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly homeowners association fee is $238, with the middle half between $200 and\n$295, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n60 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 21% below the separately trimmed five-county\nmedian of $300 and ranks 27th among 34 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Hialeah townhouse or villa fee is $0.17 a month (56\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n0.6% of the listing's current asking price across 56 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $500 or more a month\nand 23.2% are below $200. 1.8% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by\nthe buyer on 0%, and mention a mandatory club or membership on 0%; 55 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. Among retained listings\nwith a recorded construction year, the median monthly-equivalent fee is $237 for a recorded year built of 2005\nor later (44 listings) and $292 for those built before 1995 (12 listings); construction year is a recorded field and\nthis comparison does not explain why fees differ. Small subgroup: pre-1995 n=12; read cautiously. 17.9% of\nretained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two\nsubtypes are reported together after condominium classification.\nFACT BOX\nActive townhouse or villa listings, Hialeah\n(before exclusions and trimming)\n60\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n57 / 56 (1 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$238\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$200 to $295\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.17 (56 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n0.6% (56 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n0% (0) / 23.2% (13) of 56\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n1.8% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n0%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); Hialeah ranks 27th among\n34 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$237 (2005+ n=44) / $292 (pre-1995 n=12). Small\nsubgroup: pre-1995 n=12; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Hialeah's retained usable-fee sample\n(n=56), after exclusions and percentile trimming, is $238, compared with $300 in the separately trimmed\nfive-county sample.\"\n\"Among Hialeah townhouses and villas in the retained usable-fee sample (n=56) after exclusions and\npercentile trimming, 0 percent have listed monthly-equivalent fees of $500 or more and 23.2 percent are\nbelow $200.\"\n\"Among the retained usable-fee listings in Hialeah with a recorded construction year, the median monthly-\nequivalent fee is $237 for a recorded year built of 2005 or later (44 listings) and $292 for those built\nbefore 1995 (12 listings). Small subgroup: pre-1995 n=12; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nHialeah and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-\ncounty reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a\nvalid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Hialeah retained-sample median $238 a month\n(n=56); five-county median $300 (n=3,206, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 56 active Hialeah townhouse or villa listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 8.9% (5\nlistings); $100 to $200 14.3% (8 listings); $200 to $300 55.4% (31 listings); $300 to $400 19.6% (11 listings);\n$400 to $600 1.8% (1 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Hialeah townhouses and villas in the\nretained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a\nrecorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded\nYearBuilt 2005+ n=44; pre-1995 n=12. Small subgroup: pre-1995 n=12; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s count only (4 listings);\n1980s count only (8 listings); 2000s count only (2 listings); 2010s $235 (25 listings); 2020s $239 (17 listings).\nRecorded year built 2005 or later $237 (44 listings); before 1995 $292 (12 listings). Small subgroup: pre-1995\nn=12; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Hialeah, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npublished when at least 30 listings have a valid fee before trimming (57 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 56 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 60 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after\ncondominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's\nfinances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the\nbrokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but\nnot guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/hialeah/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/hoa-fees-hialeah/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "af64617e749fb83d455ef3819b7076d3f6dfee84b2c76be8be0db867e77c1700", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - HIALEAH HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Hialeah townhouse or villa monthly homeowners association fees have a median of $238 in the retained usable-fee sample of 56 listings, 21% below the five-county median\n2. In Hialeah's retained usable-fee sample (56 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $500 or more and 23.2% are below $200\n3. Hialeah townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=44) vs pre-1995 (n=12), monthly median 19% lower. Small subgroup: pre-1995; read cautiously.\n\nLEDE\nHIALEAH, Fla., September 7, 2026 - Among 56 active townhouse or villa listings in Hialeah retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $238, with the middle half between $200 and $295, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 60 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 21% below the separately trimmed five-county median of $300 and ranks 27th among 34 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Hialeah townhouse or villa fee is $0.17 a month (56 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 0.6% of the listing's current asking price across 56 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $500 or more a month and 23.2% are below $200. 1.8% of the retained sample report two association layers (a master and a sub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 55 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $237 for a recorded year built of 2005 or later (44 listings) and $292 for those built before 1995 (12 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: pre-1995 n=12; read cautiously. 17.9% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Hialeah (before exclusions and trimming): 60 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 57 / 56 (1 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $238 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $200 to $295 [September 7, 2026]\n- Median fee per square foot per month: $0.17 (56 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 0.6% (56 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 0% (0) / 23.2% (13) of 56 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 1.8% (1) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 0% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 0% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Hialeah ranks 27th among 34 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $237 (2005+ n=44) / $292 (pre-1995 n=12). Small subgroup: pre-1995 n=12; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Hialeah's retained usable-fee sample (n=56), after exclusions and percentile trimming, is $238, compared with $300 in the separately trimmed five-county sample.\"\n- \"Among Hialeah townhouses and villas in the retained usable-fee sample (n=56) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $500 or more and 23.2 percent are below $200.\"\n- \"Among the retained usable-fee listings in Hialeah with a recorded construction year, the median monthly-equivalent fee is $237 for a recorded year built of 2005 or later (44 listings) and $292 for those built before 1995 (12 listings). Small subgroup: pre-1995 n=12; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- hialeah-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Hialeah and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Hialeah retained-sample median $238 a month (n=56); five-county median $300 (n=3,206, region-level trim).\n- hialeah-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 56 active Hialeah townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 8.9% (5 listings); $100 to $200 14.3% (8 listings); $200 to $300 55.4% (31 listings); $300 to $400 19.6% (11 listings); $400 to $600 1.8% (1 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).\n- hialeah-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Hialeah townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=44; pre-1995 n=12. Small subgroup: pre-1995 n=12; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1970s count only (4 listings); 1980s count only (8 listings); 2000s count only (2 listings); 2010s $235 (25 listings); 2020s $239 (17 listings). Recorded year built 2005 or later $237 (44 listings); before 1995 $292 (12 listings). Small subgroup: pre-1995 n=12; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Hialeah, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (57 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 56 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 60 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hialeah/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-hialeah/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "highland-beach", "city": "Highland Beach", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "segments": { "houses": { "active": 7, "sample_ok": false, "small_sample": false, "pending": 1, "median_list_price": 4950000.0, "cut_count": 1, "cut_pct": 14.3, "raised_count": 0, "median_cut_pct": 15.2, "median_cut_dollars": 1251000.0, "cut_last30": 1, "cut_last30_pct": 14.3, "cut_last7": 0, "median_dom": 88, "median_cdom": 88, "relisted_count": 1, "relisted_pct": 14.3, "over90": 3, "over90_pct": 42.9, "over180": 2, "fresh_held": 3, "fresh_held_pct": 42.9, "stale_uncut": 2, "stale_uncut_pct": 28.6, "dom_buckets": [ { "label": "0-30", "count": 2, "pct": 28.6 }, { "label": "31-60", "count": 1, "pct": 14.3 }, { "label": "61-90", "count": 1, "pct": 14.3 }, { "label": "91-180", "count": 1, "pct": 14.3 }, { "label": "181+", "count": 2, "pct": 28.6 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$2M to $5M", "active": 4, "cut": 0, "cut_pct": 0.0, "median_cdom": 16.0 }, { "label": "$5M and up", "active": 3, "cut": 1, "cut_pct": 33.3, "median_cdom": 232 } ], "pending_cut_count": 0, "pending_cut_pct": 0.0, "pending_median_cut_pct": null, "pending_median_cdom": 26, "series": [] }, "condos": { "active": 91, "sample_ok": true, "small_sample": false, "pending": 11, "median_list_price": 899000.0, "cut_count": 42, "cut_pct": 46.2, "raised_count": 0, "median_cut_pct": 6.2, "median_cut_dollars": 75000.0, "cut_last30": 12, "cut_last30_pct": 13.2, "cut_last7": 2, "median_dom": 92, "median_cdom": 97, "relisted_count": 15, "relisted_pct": 16.5, "over90": 51, "over90_pct": 56.0, "over180": 26, "fresh_held": 28, "fresh_held_pct": 30.8, "stale_uncut": 17, "stale_uncut_pct": 18.7, "dom_buckets": [ { "label": "0-30", "count": 24, "pct": 26.4 }, { "label": "31-60", "count": 7, "pct": 7.7 }, { "label": "61-90", "count": 9, "pct": 9.9 }, { "label": "91-180", "count": 25, "pct": 27.5 }, { "label": "181+", "count": 26, "pct": 28.6 } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$250K to $500K", "active": 8, "cut": 2, "cut_pct": 25.0, "median_cdom": 146.5 }, { "label": "$500K to $1M", "active": 46, "cut": 22, "cut_pct": 47.8, "median_cdom": 97.0 }, { "label": "$1M and up", "active": 37, "cut": 18, "cut_pct": 48.6, "median_cdom": 94 } ], "pending_cut_count": 4, "pending_cut_pct": 36.4, "pending_median_cut_pct": 8.2, "pending_median_cdom": 128, "tier": "c4", "series": [ { "date": "2026-09-05", "active": 87, "cut_pct": 44.8, "median_cdom": 94, "median_list_price": 899000.0 }, { "date": "2026-09-06", "active": 87, "cut_pct": 44.8, "median_cdom": 97, "median_list_price": 899000.0 }, { "date": "2026-09-07", "active": 91, "cut_pct": 46.2, "median_cdom": 97, "median_list_price": 899000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "46.2% of Highland Beach condominiums for sale have cut their asking price", "Highland Beach sellers blink faster than the rest of Palm Beach County as 56.0% of condominiums pass 90 days on the market", "Buying in Highland Beach? Half condominiums have already come down once, by a median $75K" ], "lede": "HIGHLAND BEACH, Fla., September 7, 2026 - 46.2% of the 91 condominiums listed for sale in Highland Beach have reduced their asking price at least once, by a median 6.2% (about $75K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 7 for sale, too few to report percentages (floor 30).", "quotes": [ "\"46.2 percent of condominiums for sale in Highland Beach have reduced their asking price at least once, by a median $75K.\"", "\"Counting every relisting, the median Highland Beach condominium for sale has been waiting 97 days, not the 92 the current listing shows.\"", "\"Of the Highland Beach condominiums now under contract, 63.6 percent never reduced their asking price; the rest cut by a median 8.2 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Highland Beach and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 91 condominiums, 7 houses, 11 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-highland-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Highland Beach versus Palm Beach County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Highland Beach condominiums 46.2%, Palm Beach County condominiums 44.6%. Houses: 7 for sale, too few to report.", "title": "Highland Beach condominiums are cutting 1.6 points more often than Palm Beach County" }, { "caption": "Active Highland Beach listings by cumulative days on market, condominiums, September 7, 2026. 56.0% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 26.4%, 31-60 days 7.7%, 61-90 days 9.9%, 91-180 days 27.5%, 181+ days 28.6%.", "title": "56.0% of Highland Beach condominiums for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Highland Beach condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K too few to read of 0; $250K to $500K too few to read of 8; $500K to $1M 47.8% of 46; $1M and up 48.6% of 37.", "title": "$1M and up Highland Beach condominiums have cut most often: 48.6% of 37" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 110 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 7, "sample_ok": false, "small_sample": false, "pending": 1, "median_list_price": 4950000.0, "cut_count": 1, "cut_pct": 14.3, "raised_count": 0, "valid_price_count": 7, "missing_price_count": 0, "unchanged_count": 6, "not_below_original_count": 6, "cut_sample_ok": false, "cut_small_sample": true, "median_cut_pct": 15.2, "median_cut_dollars": 1251000.0, "cut_last30": 1, "cut_last30_pct": 14.3, "cut_last7": 0, "median_dom": 88, "median_cdom": 88, "dom_n": 7, "cdom_n": 7, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 7, "relisted_count": 1, "relisted_pct": 14.3, "over90": 3, "over90_pct": 42.9, "over180": 2, "fresh_held": 3, "fresh_held_pct": 42.9, "fresh_held_missing_cdom_count": 0, "stale_uncut": 2, "stale_uncut_pct": 28.6, "dom_buckets": [ { "label": "0-30", "count": 2, "pct": 28.6 }, { "label": "31-60", "count": 1, "pct": 14.3 }, { "label": "61-90", "count": 1, "pct": 14.3 }, { "label": "91-180", "count": 1, "pct": 14.3 }, { "label": "181+", "count": 2, "pct": 28.6 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$2M to $5M", "active": 4, "cut": 0, "cut_pct": 0.0, "median_cdom": 16.0, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 }, { "label": "$5M and up", "active": 3, "cut": 1, "cut_pct": 33.3, "median_cdom": 232, "cut_pct_denominator": 3, "cdom_n": 3, "valid_price_count": 3 } ], "pending_cut_count": 0, "pending_cut_pct": 0.0, "pending_valid_price_count": 1, "pending_missing_price_count": 0, "pending_unchanged_count": 1, "pending_raised_count": 0, "pending_not_below_original_count": 1, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 1, "pending_dom_n": 1, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": null, "pending_median_cdom": 26, "denominators": { "cut_pct": 7, "cut_last30_pct": 7, "relisted_pct": 7, "fresh_held_pct": 7, "stale_uncut_pct": 7, "over90_pct": 7, "dom_bucket_pct": 7, "pending_cut_pct": 1, "median_dom": 7, "median_cdom": 7, "median_cut_pct": 1, "median_cut_dollars": 1, "pending_median_cut_pct": 0, "pending_median_cdom": 1 }, "county_counts": { "Palm Beach": 7 }, "series": [] }, "condos": { "active": 91, "sample_ok": true, "small_sample": false, "pending": 11, "median_list_price": 899000.0, "cut_count": 42, "cut_pct": 46.2, "raised_count": 0, "valid_price_count": 91, "missing_price_count": 0, "unchanged_count": 49, "not_below_original_count": 49, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.2, "median_cut_dollars": 75000.0, "cut_last30": 12, "cut_last30_pct": 13.2, "cut_last7": 2, "median_dom": 92, "median_cdom": 97, "dom_n": 91, "cdom_n": 91, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 91, "relisted_count": 15, "relisted_pct": 16.5, "over90": 51, "over90_pct": 56.0, "over180": 26, "fresh_held": 28, "fresh_held_pct": 30.8, "fresh_held_missing_cdom_count": 0, "stale_uncut": 17, "stale_uncut_pct": 18.7, "dom_buckets": [ { "label": "0-30", "count": 24, "pct": 26.4 }, { "label": "31-60", "count": 7, "pct": 7.7 }, { "label": "61-90", "count": 9, "pct": 9.9 }, { "label": "91-180", "count": 25, "pct": 27.5 }, { "label": "181+", "count": 26, "pct": 28.6 } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$250K to $500K", "active": 8, "cut": 2, "cut_pct": 25.0, "median_cdom": 146.5, "cut_pct_denominator": 8, "cdom_n": 8, "valid_price_count": 8 }, { "label": "$500K to $1M", "active": 46, "cut": 22, "cut_pct": 47.8, "median_cdom": 97.0, "cut_pct_denominator": 46, "cdom_n": 46, "valid_price_count": 46 }, { "label": "$1M and up", "active": 37, "cut": 18, "cut_pct": 48.6, "median_cdom": 94, "cut_pct_denominator": 37, "cdom_n": 37, "valid_price_count": 37 } ], "pending_cut_count": 4, "pending_cut_pct": 36.4, "pending_valid_price_count": 11, "pending_missing_price_count": 0, "pending_unchanged_count": 7, "pending_raised_count": 0, "pending_not_below_original_count": 7, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 11, "pending_dom_n": 11, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 8.2, "pending_median_cdom": 128, "denominators": { "cut_pct": 91, "cut_last30_pct": 91, "relisted_pct": 91, "fresh_held_pct": 91, "stale_uncut_pct": 91, "over90_pct": 91, "dom_bucket_pct": 91, "pending_cut_pct": 11, "median_dom": 91, "median_cdom": 91, "median_cut_pct": 42, "median_cut_dollars": 42, "pending_median_cut_pct": 4, "pending_median_cdom": 11 }, "county_counts": { "Palm Beach": 91 }, "tier": "c4", "series": [ { "date": "2026-09-07", "active": 91, "cut_pct": 46.2, "median_cdom": 97, "median_list_price": 899000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "46.2% of Highland Beach condominiums for sale are asking less than their original list price", "Seller Blink Rate™ in Highland Beach: 46.2% of condominiums list below original asking, against 44.6% across Palm Beach County", "Buying in Highland Beach? 42 of the 91 condominiums for sale are asking below their original price, by a median $75K" ], "lede": "HIGHLAND BEACH, Fla., September 7, 2026 - 46.2% of the 91 condominiums listed for sale in Highland Beach (42 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 42 reduced listings, the median reduction is 6.2% (about $75K). Houses: 7 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"46.2 percent of condominiums for sale in Highland Beach have a current asking price below their original list price; among those 42 reduced listings the median reduction is $75K.\"", "\"Among active Highland Beach condominiums, the median recorded CumulativeDaysOnMarket value is 97 days and the median recorded DaysOnMarket value is 92 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"11 Highland Beach condominiums are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Highland Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (49 unchanged, 0 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 91 condominiums, 7 houses, 11 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/highland-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-highland-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Highland Beach versus Palm Beach County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Highland Beach condominiums 46.2%, Palm Beach County condominiums 44.6%. Houses: 7 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 46.2% of Highland Beach condominiums for sale are asking below their original price, against 44.6% across Palm Beach County", "visible_labels": [ "44.6%", "46.2%" ] }, { "caption": "Active Highland Beach condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 56% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 26.4%, 31-60 days 7.7%, 61-90 days 9.9%, 91-180 days 27.5%, 181+ days 28.6%.", "title": "56% of Highland Beach condominiums for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "26.4%", "7.7%", "9.9%", "27.5%", "28.6%", "56%" ] }, { "caption": "Share of active Highland Beach condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 0 listed, count only; $250K to $500K 8 listed, count only; $500K to $1M 47.8% (22 of 46); $1M and up 48.6% (18 of 37).", "title": "$1M and up Highland Beach condominiums show the highest share asking below original: 48.6% of 37", "visible_labels": [ "48.6%", "18", "37", "47.8%", "22", "46", "8", "0" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 110, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Palm Beach", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Palm Beach", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 7, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Highland Beach condominiums 46.2%, Palm Beach County condominiums 44.6%. Houses: 7 for sale, too few to report.", "after": "Horizontal bar chart. Highland Beach condominiums 46.2%, Palm Beach County condominiums 44.6%. Houses: 7 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Highland Beach versus Palm Beach County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Highland Beach versus Palm Beach County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Highland Beach condominiums are cutting 1.6 points more often than Palm Beach County", "after": "Seller Blink Rate™: 46.2% of Highland Beach condominiums for sale are asking below their original price, against 44.6% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "44.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "46.2%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 26.4%, 31-60 days 7.7%, 61-90 days 9.9%, 91-180 days 27.5%, 181+ days 28.6%.", "after": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 26.4%, 31-60 days 7.7%, 61-90 days 9.9%, 91-180 days 27.5%, 181+ days 28.6%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Highland Beach listings by cumulative days on market, condominiums, September 7, 2026. 56.0% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Highland Beach condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 56% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "56.0% of Highland Beach condominiums for sale have waited more than 90 days, counting every relisting", "after": "56% of Highland Beach condominiums for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "26.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "7.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "9.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "27.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "28.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "56%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K too few to read of 0; $250K to $500K too few to read of 8; $500K to $1M 47.8% of 46; $1M and up 48.6% of 37.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 0 listed, count only; $250K to $500K 8 listed, count only; $500K to $1M 47.8% (22 of 46); $1M and up 48.6% (18 of 37).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Highland Beach condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Highland Beach condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$1M and up Highland Beach condominiums have cut most often: 48.6% of 37", "after": "$1M and up Highland Beach condominiums show the highest share asking below original: 48.6% of 37", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "48.6%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "18", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "37", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "47.8%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "22", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "46", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "46.2% of Highland Beach condominiums for sale have cut their asking price", "after": "46.2% of Highland Beach condominiums for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Highland Beach sellers blink faster than the rest of Palm Beach County as 56.0% of condominiums pass 90 days on the market", "after": "Seller Blink Rate™ in Highland Beach: 46.2% of condominiums list below original asking, against 44.6% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Highland Beach? Half condominiums have already come down once, by a median $75K", "after": "Buying in Highland Beach? 42 of the 91 condominiums for sale are asking below their original price, by a median $75K", "before_present": true, "after_present": true }, { "field": "lede", "before": "HIGHLAND BEACH, Fla., September 7, 2026 - 46.2% of the 91 condominiums listed for sale in Highland Beach have reduced their asking price at least once, by a median 6.2% (about $75K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 7 for sale, too few to report percentages (floor 30).", "after": "HIGHLAND BEACH, Fla., September 7, 2026 - 46.2% of the 91 condominiums listed for sale in Highland Beach (42 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 42 reduced listings, the median reduction is 6.2% (about $75K). Houses: 7 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Highland Beach and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 91 condominiums, 7 houses, 11 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-highland-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Highland Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (49 unchanged, 0 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 91 condominiums, 7 houses, 11 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/highland-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-highland-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"46.2 percent of condominiums for sale in Highland Beach have reduced their asking price at least once, by a median $75K.\"", "after": "\"46.2 percent of condominiums for sale in Highland Beach have a current asking price below their original list price; among those 42 reduced listings the median reduction is $75K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Highland Beach condominium for sale has been waiting 97 days, not the 92 the current listing shows.\"", "after": "\"Among active Highland Beach condominiums, the median recorded CumulativeDaysOnMarket value is 97 days and the median recorded DaysOnMarket value is 92 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Highland Beach condominiums now under contract, 63.6 percent never reduced their asking price; the rest cut by a median 8.2 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"11 Highland Beach condominiums are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "dad3497d9302c85f65c8c1a3f7d5d68f18e7e5b5a06c26ed0f6db5def01b6be3", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nHighland Beach price cuts and true days on market\nHEADLINE OPTIONS\n46.2% of Highland Beach condominiums for sale have cut their asking price\nHighland Beach sellers blink faster than the rest of Palm Beach County as 56.0% of condominiums pass 90\ndays on the market\nBuying in Highland Beach? Half condominiums have already come down once, by a median $75K\nLEDE\nHIGHLAND BEACH, Fla., September 7, 2026 - 46.2% of the 91 condominiums listed for sale in Highland\nBeach have reduced their asking price at least once, by a median 6.2% (about $75K), according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. Houses: 7 for sale, too few to report percentages (floor\n30).\nNUT GRAF\nThe figures point to a market where 36.4% of condominiums reached a contract only after a price cut: of the\n11 Highland Beach condominiums now under contract, 36.4% reduced before going under contract, with a\nmedian cut of 8.2% and a median 128 days to contract. Across Palm Beach County the price-cut share is 44.6%\nfor condominiums and 43.4% for houses, so Highland Beach condominiums are cutting 1.6 points more often\nthan the county. Counting every relisting, the median Highland Beach condominium for sale has been on the\nmarket 97 days, against 92 on its current listing; 16.5% of active condominiums have been withdrawn and\nrelisted at least once.\nFACT BOX\nActive\ncondominium\nlistings,\nHighland Beach\n91\nShare with at\nleast one price\nreduction,\ncondominiums\n46.2% (42 of 91)\nMedian\nreduction from\n6.2% (about $75K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\noriginal asking,\ncondominiums\nActive single-\nfamily listings,\nHighland Beach\n7 (below the 30-listing floor; percentages not reported)\nMedian\ncumulative days\non market,\ncondominiums\n97 days (92 on current listing)\nCondominiums\non market more\nthan 90 days,\ncumulative\n56.0% (51 of 91)\nCondominiums\nunder contract\nthat reduced\nfirst\n36.4% of 11\nPalm Beach\nCounty price-\ncut share,\ncondominiums /\nhouses\n44.6% / 43.4%\nConditions read\n(PBP rule,\ndisclosed in\nmethod)\nCondominiums: Cutting faster than similar-priced cities\nPeer group,\ncondominiums\n(median asking\n$600K and up;\npeer cut share\n38.1%)\nCoral Gables, Riviera Beach, Hillsboro Beach, Sunny Isles Beach, Singer Island, Surfside, Bay Harbor Islands, Palm Be\nQUOTABLE DATA POINTS\n\"46.2 percent of condominiums for sale in Highland Beach have reduced their asking price at least once, by\na median $75K.\"\n\"Counting every relisting, the median Highland Beach condominium for sale has been waiting 97 days, not\nthe 92 the current listing shows.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Of the Highland Beach condominiums now under contract, 63.6 percent never reduced their asking price;\nthe rest cut by a median 8.2 percent before a buyer committed. Contract prices are not known until the\nsales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Highland Beach versus Palm Beach County, condominiums, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Highland Beach listings by cumulative days on market, condominiums, September 7, 2026. 56.0% of condominiums have passed\n90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Highland Beach condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30\nlistings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Highland Beach and Palm Beach County\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nreflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days\non market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences;\ncondominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under\nContract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 91 condominiums, 7 houses,\n11 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model\nis applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-\ncuts-highland-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities\nwhose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities).\nFirmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings\n(minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a\ntier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in\nevery one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "7ee88ff585cb575cde8d2a26c0735902b72bd0e0d879c64e08be7057dd2ec971", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nHighland Beach asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/highland-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n46.2% of Highland Beach condominiums for sale are asking less than their original list price\nSeller Blink Rate™ in Highland Beach: 46.2% of condominiums list below original asking, against 44.6%\nacross Palm Beach County\nBuying in Highland Beach? 42 of the 91 condominiums for sale are asking below their original price, by a\nmedian $75K\nLEDE\nHIGHLAND BEACH, Fla., September 7, 2026 - 46.2% of the 91 condominiums listed for sale in Highland\nBeach (42 listings) have a current asking price below their original list price, according to PBP Real Estate's\nanalysis of BeachesMLS listing data as of September 7, 2026. Among those 42 reduced listings, the median\nreduction is 6.2% (about $75K). Houses: 7 for sale, below the 30-listing floor, so no percentages are reported\nfor them.\nNUT GRAF\nFor active Highland Beach condominiums, the median recorded CumulativeDaysOnMarket value is 97 days and\nthe median recorded DaysOnMarket value is 92 days, each calculated from non-missing values in that field (91\nand 91 listings). 16.5% of all active condominiums have both fields recorded and a cumulative value greater\nthan their DaysOnMarket value; this comparison does not establish a relisting event. 11 Highland Beach\ncondominiums are under contract (Pending or Active Under Contract), 4 of them with a recorded asking price\nbelow original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nagreed contract price. Across Palm Beach County the shares asking below original are 44.6% for condominiums\nand 43.4% for houses; Highland Beach condominiums are 1.6 points above the county share.\nFACT BOX\nActive condominium listings, Highland\nBeach\n91\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n46.2% (42 of 91)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\ncondominiums\n91 / 0; 49 / 0\nSeptember 7, 2026\nMedian reduction among the 42\nreduced condominiums\n6.2% (about $75K)\nSeptember 7, 2026\nActive single-family listings, Highland\nBeach\n7 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, condominiums\n97 / 92 days (from 91 / 91 recorded values)\nSeptember 7, 2026\nCondominiums with recorded\nCumulativeDaysOnMarket over 90 days\n56% (51 of 91 with a recorded value)\nSeptember 7, 2026\nCondominiums under contract (count\nonly; fewer than 30)\n11, 4 asking below original\nSeptember 7, 2026\nPalm Beach County share asking below\noriginal, condominiums / houses\n44.6% / 43.4%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nCondominiums: Higher below-original share than peers\nSeptember 7, 2026\nPeer group, condominiums (median\nasking $600K and up; peer share 38.1%)\nCoral Gables, Riviera Beach, Hillsboro Beach, Sunny Isles\nBeach, Singer Island, Surfside, Bay Harbor Islands, Palm\nBeach, Lake Park, Key Biscayne, Juno Beach, Bal Harbour,\nCoconut Grove\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"46.2 percent of condominiums for sale in Highland Beach have a current asking price below their original\nlist price; among those 42 reduced listings the median reduction is $75K.\"\n\"Among active Highland Beach condominiums, the median recorded CumulativeDaysOnMarket value is 97\ndays and the median recorded DaysOnMarket value is 92 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"11 Highland Beach condominiums are under contract in this snapshot, 4 of them with a recorded asking\nprice below original; the group is too small to report a percentage. These asking-price fields do not disclose\nthe agreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Highland Beach versus Palm Beach\nCounty, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Highland Beach condominiums 46.2%, Palm Beach County\ncondominiums 44.6%. Houses: 7 for sale, count only. Share of active listings asking below their original list\nprice, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive Highland Beach condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a\nrecorded value in that field; 56% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Condominiums: 0-30 days\n26.4%, 31-60 days 7.7%, 61-90 days 9.9%, 91-180 days 27.5%, 181+ days 28.6%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Highland Beach condominiums asking below their original list price, by current asking-price band, September 7, 2026.\nBands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\ncondominiums: Under $250K 0 listed, count only; $250K to $500K 8 listed, count only; $500K to $1M 47.8%\n(22 of 46); $1M and up 48.6% (18 of 37).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Highland Beach,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (49 unchanged, 0 above original, 0 without both prices among condominiums). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the\nfloor and appear as a count only. Sample sizes: 91 condominiums, 7 houses, 11 condominiums under contract. Geography is the MLS\nCity field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller\nBlink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded\nasking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published\ncity shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a\nbelow-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/highland-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-highland-beach/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "19b1743b313140424c9d8cc9b2a4a7935ec8520762fb6e7315b701d4258eb356", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - HIGHLAND BEACH PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 46.2% of Highland Beach condominiums for sale are asking less than their original list price\n2. Seller Blink Rate™ in Highland Beach: 46.2% of condominiums list below original asking, against 44.6% across Palm Beach County\n3. Buying in Highland Beach? 42 of the 91 condominiums for sale are asking below their original price, by a median $75K\n\nLEDE\nHIGHLAND BEACH, Fla., September 7, 2026 - 46.2% of the 91 condominiums listed for sale in Highland Beach (42 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 42 reduced listings, the median reduction is 6.2% (about $75K). Houses: 7 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active Highland Beach condominiums, the median recorded CumulativeDaysOnMarket value is 97 days and the median recorded DaysOnMarket value is 92 days, each calculated from non-missing values in that field (91 and 91 listings). 16.5% of all active condominiums have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 11 Highland Beach condominiums are under contract (Pending or Active Under Contract), 4 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares asking below original are 44.6% for condominiums and 43.4% for houses; Highland Beach condominiums are 1.6 points above the county share.\n\nFACT BOX (exact figures)\n- Active condominium listings, Highland Beach: 91 [September 7, 2026]\n- Share asking below original list price, condominiums: 46.2% (42 of 91) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, condominiums: 91 / 0; 49 / 0 [September 7, 2026]\n- Median reduction among the 42 reduced condominiums: 6.2% (about $75K) [September 7, 2026]\n- Active single-family listings, Highland Beach: 7 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, condominiums: 97 / 92 days (from 91 / 91 recorded values) [September 7, 2026]\n- Condominiums with recorded CumulativeDaysOnMarket over 90 days: 56% (51 of 91 with a recorded value) [September 7, 2026]\n- Condominiums under contract (count only; fewer than 30): 11, 4 asking below original [September 7, 2026]\n- Palm Beach County share asking below original, condominiums / houses: 44.6% / 43.4% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Condominiums: Higher below-original share than peers [September 7, 2026]\n- Peer group, condominiums (median asking $600K and up; peer share 38.1%): Coral Gables, Riviera Beach, Hillsboro Beach, Sunny Isles Beach, Singer Island, Surfside, Bay Harbor Islands, Palm Beach, Lake Park, Key Biscayne, Juno Beach, Bal Harbour, Coconut Grove [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"46.2 percent of condominiums for sale in Highland Beach have a current asking price below their original list price; among those 42 reduced listings the median reduction is $75K.\"\n- \"Among active Highland Beach condominiums, the median recorded CumulativeDaysOnMarket value is 97 days and the median recorded DaysOnMarket value is 92 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"11 Highland Beach condominiums are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- highland-beach-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Highland Beach versus Palm Beach County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Highland Beach condominiums 46.2%, Palm Beach County condominiums 44.6%. Houses: 7 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- highland-beach-true-days-on-market-r1-2026-09-07.png\n Caption: Active Highland Beach condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 56% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Condominiums: 0-30 days 26.4%, 31-60 days 7.7%, 61-90 days 9.9%, 91-180 days 27.5%, 181+ days 28.6%.\n- highland-beach-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Highland Beach condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 0 listed, count only; $250K to $500K 8 listed, count only; $500K to $1M 47.8% (22 of 46); $1M and up 48.6% (18 of 37).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Highland Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (49 unchanged, 0 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 91 condominiums, 7 houses, 11 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/highland-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-highland-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-920dee18f01c41a46783" }, { "slug": "highland-beach", "city": "Highland Beach", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 91, "with_fee": 91, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 91, "cut_count": 42, "cut_pct": 46.2, "median_cut_pct": 6.2, "median_cut_dollars": 75000 }, "outliers_dropped": 2, "n": 89, "median": 1733, "p10": 1175, "p25": 1413, "p75": 2715, "p90": 3394, "min": 919, "max": 5848, "median_sqft": 1.25, "n_sqft": 89, "median_pct_price": 2.31, "median_list_price": 899000, "median_year_built": 1979, "median_sqft_area": 1433, "over_1000": 87, "over_1000_pct": 97.8, "under_500": 0, "under_500_pct": 0.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 87, "over_hi_pct": 97.8, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Condominium": { "count": 85, "pct": 95.5 }, "Townhouse": { "count": 3, "pct": 3.4 }, "StockCooperative": { "count": 1, "pct": 1.1 } }, "regime": { "COA": { "count": 87, "pct": 97.8 }, "not_recorded": { "count": 2, "pct": 2.2 } }, "villa_median": null, "townhouse_median": 3438, "cadence": { "Monthly": { "count": 69, "pct": 77.5 }, "Quarterly": { "count": 20, "pct": 22.5 } }, "stacked": { "count": 3, "pct": 3.4, "median_total": 2914, "median_master": 783 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 0, "pct": 0.0 }, { "label": "$500 to $750", "count": 0, "pct": 0.0 }, { "label": "$750 to $1,000", "count": 2, "pct": 2.2 }, { "label": "$1,000 to $1,500", "count": 24, "pct": 27.0 }, { "label": "$1,500 to $2,000", "count": 32, "pct": 36.0 }, { "label": "$2,000 and up", "count": 31, "pct": 34.8 } ], "decades": [ { "label": "1950s", "n": 2, "median": 1130, "median_sqft": 1.2 }, { "label": "1960s", "n": 1, "median": 1208, "median_sqft": 1.19 }, { "label": "1970s", "n": 42, "median": 1482, "median_sqft": 1.33 }, { "label": "1980s", "n": 32, "median": 2526, "median_sqft": 1.23 }, { "label": "1990s", "n": 4, "median": 2291, "median_sqft": 1.35 }, { "label": "2000s", "n": 6, "median": 2970, "median_sqft": 1.11 }, { "label": "2010s", "n": 2, "median": 3622, "median_sqft": 1.48 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 8, "median": 1294, "median_pct_price": 3.88 }, { "label": "$500K to $1M", "n": 45, "median": 1601, "median_pct_price": 2.34 }, { "label": "$1M and up", "n": 36, "median": 2863, "median_pct_price": 1.71 } ], "pre1995": { "n": 79, "median": 1673 }, "post2005": { "n": 2, "median": 3622 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 79, "pct": 88.8 }, { "key": "Water", "label": "Water", "count": 73, "pct": 82.0 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 71, "pct": 79.8 }, { "key": "Trash", "label": "Trash", "count": 66, "pct": 74.2 }, { "key": "CableTv", "label": "Cable TV", "count": 65, "pct": 73.0 }, { "key": "Insurance", "label": "Building insurance", "count": 61, "pct": 68.5 }, { "key": "Sewer", "label": "Sewer", "count": 59, "pct": 66.3 }, { "key": "Security", "label": "Security", "count": 58, "pct": 65.2 }, { "key": "PestControl", "label": "Pest control", "count": 43, "pct": 48.3 }, { "key": "Internet", "label": "Internet", "count": 36, "pct": 40.4 }, { "key": "Pools", "label": "Pool", "count": 32, "pct": 36.0 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 26, "pct": 29.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 24, "pct": 27.0 }, { "key": "Roof", "label": "Roof", "count": 21, "pct": 23.6 } ], "includes_n": 89, "flags": { "sa_mentioned": { "count": 10, "pct": 11.2 }, "sa_none_or_paid": { "count": 8, "pct": 9.0 }, "sa_pending": { "count": 1, "pct": 1.1 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 1, "pct": 1.1 }, "milestone": { "count": 14, "pct": 15.7 }, "reserves": { "count": 4, "pct": 4.5 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 88 }, "developments": [ { "name": "45 Ocean", "master": null, "n": 13, "anecdotal": false, "median": 1601, "median_sqft": 1.46, "year_built": 1974, "median_list_price": 749000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coronado at Highland Beach", "master": "Highland Beach Condo", "n": 8, "anecdotal": true, "median": 1733, "median_sqft": 1.2, "year_built": 1983, "median_list_price": 947000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Braemar Isle", "master": null, "n": 6, "anecdotal": true, "median": 2266, "median_sqft": 1.31, "year_built": 1982, "median_list_price": 1047500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Regency Highland Club", "master": null, "n": 5, "anecdotal": true, "median": 1281, "median_sqft": 0.98, "year_built": 1976, "median_list_price": 899000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Seagate of Highland", "master": null, "n": 5, "anecdotal": true, "median": 1175, "median_sqft": 1.2, "year_built": 1970, "median_list_price": 569000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Highland Beach Condo", "n": 7, "median": 1733, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 1733, "p25": 1413, "p75": 2679, "n": 85, "median_sqft": 1.25, "sa_pending_pct": 0.0 }, { "date": "2026-09-07", "median": 1733, "p25": 1413, "p75": 2715, "n": 89, "median_sqft": 1.25, "sa_pending_pct": 1.1 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Highland Beach condo for sale carries a $1,733-a-month association fee, 117% above the South Florida median", "97.8% of Highland Beach condos on the market ask $1,000 or more a month in fees; 0% stay under $500", "Highland Beach condo fees run $1,413 to $2,715 a month for the middle half of listings" ], "lede": "HIGHLAND BEACH, Fla., September 7, 2026 - The median monthly association fee across the 89 condominiums listed for sale in Highland Beach is $1,733, with half of the listings between $1,413 and $2,715 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 117% above the five-county South Florida median of $800, and ranks Highland Beach 7 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Highland Beach carries a monthly association fee of $1,733, 117% above the five-county South Florida median of $800.\"", "\"97.8 percent of Highland Beach condos on the market ask $1,000 or more a month in association fees; only 0 percent stay under $500.\"", "\"On the median Highland Beach condo, a year of association fees equals 2.31 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Highland Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-highland-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Highland Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Highland Beach median $1,733 a month, South Florida median $800; Highland Beach ranks 7 of 69 cities.", "title": "Highland Beach condo fees sit 117% above the South Florida median" }, { "caption": "Share of active Highland Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 0% (0 listings); $750 to $1,000 2.2% (2 listings); $1,000 to $1,500 27% (24 listings); $1,500 to $2,000 36% (32 listings); $2,000 and up 34.8% (31 listings).", "title": "36% of Highland Beach condos for sale carry a fee of $1,500 to $2,000 a month" }, { "caption": "Median monthly-equivalent association fee for active Highland Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1950s too few (2 listings); 1960s too few (1 listings); 1970s $1,482 (42 listings); 1980s $2,526 (32 listings); 1990s too few (4 listings); 2000s too few (6 listings); 2010s too few (2 listings).", "title": "Highland Beach condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 91 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 91, "with_fee": 91, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 91, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 89, "retained_n": 89, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 91, "cut_count": 42, "cut_pct": 46.2, "median_cut_pct": 6.2, "median_cut_dollars": 75000, "valid_price_count": 91, "missing_price_count": 0, "unchanged_count": 49, "raised_count": 0, "not_below_original_count": 49, "cut_pct_denominator": 91, "cut_sample_ok": true, "median_cut_n": 42 }, "trim_bounds": { "p1": 914.7666666666667, "p99": 5976.204999999993 }, "retained_small_sample": false, "retained_below_30": false, "median": 1733, "p10": 1175, "p25": 1413, "p75": 2715, "p90": 3394, "min": 919, "max": 5848, "median_sqft": 1.25, "n_sqft": 89, "median_pct_price": 2.31, "n_pct_price": 89, "median_list_price": 899000, "median_year_built": 1979, "median_sqft_area": 1433, "over_1000": 87, "over_1000_pct": 97.8, "under_500": 0, "under_500_pct": 0.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 87, "over_hi_pct": 97.8, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Condominium": { "count": 85, "pct": 95.5 }, "Townhouse": { "count": 3, "pct": 3.4 }, "StockCooperative": { "count": 1, "pct": 1.1 } }, "regime": { "COA": { "count": 87, "pct": 97.8 }, "not_recorded": { "count": 2, "pct": 2.2 } }, "villa_median": null, "townhouse_median": 3438, "cadence": { "Monthly": { "count": 69, "pct": 77.5 }, "Quarterly": { "count": 20, "pct": 22.5 } }, "stacked": { "count": 3, "pct": 3.4, "median_total": 2914, "median_master": 783 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 0, "pct": 0.0 }, { "label": "$500 to $750", "count": 0, "pct": 0.0 }, { "label": "$750 to $1,000", "count": 2, "pct": 2.2 }, { "label": "$1,000 to $1,500", "count": 24, "pct": 27.0 }, { "label": "$1,500 to $2,000", "count": 32, "pct": 36.0 }, { "label": "$2,000 and up", "count": 31, "pct": 34.8 } ], "decades": [ { "label": "1950s", "n": 2, "median": 1130, "median_sqft": 1.2 }, { "label": "1960s", "n": 1, "median": 1208, "median_sqft": 1.19 }, { "label": "1970s", "n": 42, "median": 1482, "median_sqft": 1.33 }, { "label": "1980s", "n": 32, "median": 2526, "median_sqft": 1.23 }, { "label": "1990s", "n": 4, "median": 2291, "median_sqft": 1.35 }, { "label": "2000s", "n": 6, "median": 2970, "median_sqft": 1.11 }, { "label": "2010s", "n": 2, "median": 3622, "median_sqft": 1.48 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 8, "median": 1294, "median_pct_price": 3.88 }, { "label": "$500K to $1M", "n": 45, "median": 1601, "median_pct_price": 2.34 }, { "label": "$1M and up", "n": 36, "median": 2863, "median_pct_price": 1.71 } ], "pre1995": { "n": 79, "median": 1673 }, "post2005": { "n": 2, "median": 3622 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 79, "pct": 88.8 }, { "key": "Water", "label": "Water", "count": 73, "pct": 82.0 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 71, "pct": 79.8 }, { "key": "Trash", "label": "Trash", "count": 66, "pct": 74.2 }, { "key": "CableTv", "label": "Cable TV", "count": 65, "pct": 73.0 }, { "key": "Insurance", "label": "Building insurance", "count": 61, "pct": 68.5 }, { "key": "Sewer", "label": "Sewer", "count": 59, "pct": 66.3 }, { "key": "Security", "label": "Security", "count": 58, "pct": 65.2 }, { "key": "PestControl", "label": "Pest control", "count": 43, "pct": 48.3 }, { "key": "Internet", "label": "Internet", "count": 36, "pct": 40.4 }, { "key": "Pools", "label": "Pool", "count": 32, "pct": 36.0 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 26, "pct": 29.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 24, "pct": 27.0 }, { "key": "Roof", "label": "Roof", "count": 21, "pct": 23.6 } ], "includes_n": 89, "flags": { "sa_mentioned": { "count": 10, "pct": 11.2 }, "sa_none_or_paid": { "count": 8, "pct": 9.0 }, "sa_pending": { "count": 1, "pct": 1.1 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 1, "pct": 1.1 }, "milestone": { "count": 14, "pct": 15.7 }, "reserves": { "count": 4, "pct": 4.5 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 88 }, "denominators": { "fee_percentages": 89, "fee_medians_percentiles": 89, "median_sqft": 89, "median_pct_price": 89, "includes_pct": 89, "flags_pct": 89, "cut_pct": 91 }, "developments": [ { "name": "45 Ocean", "master": null, "n": 13, "anecdotal": false, "median": 1601, "median_sqft": 1.46, "year_built": 1974, "median_list_price": 749000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coronado at Highland Beach", "master": "Highland Beach Condo", "n": 8, "anecdotal": true, "median": 1733, "median_sqft": 1.2, "year_built": 1983, "median_list_price": 947000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Braemar Isle", "master": null, "n": 6, "anecdotal": true, "median": 2266, "median_sqft": 1.31, "year_built": 1982, "median_list_price": 1047500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Regency Highland Club", "master": null, "n": 5, "anecdotal": true, "median": 1281, "median_sqft": 0.98, "year_built": 1976, "median_list_price": 899000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Seagate of Highland", "master": null, "n": 5, "anecdotal": true, "median": 1175, "median_sqft": 1.2, "year_built": 1970, "median_list_price": 569000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Highland Beach Condo", "n": 7, "median": 1733, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 1733, "p25": 1413, "p75": 2715, "n": 89, "median_sqft": 1.25, "sa_pending_pct": 1.1 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Highland Beach condo monthly association fees have a median of $1,733 in the retained usable-fee sample of 89 listings, 117% above the five-county median", "In Highland Beach's retained usable-fee sample (89 listings after exclusions and percentile trimming), 97.8% have monthly-equivalent fees of $1,000 or more and 0% are below $500", "Highland Beach's retained usable-fee sample (n=89): reported monthly-equivalent association fees range from $1,413 to $2,715 at the 25th to 75th percentiles" ], "lede": "HIGHLAND BEACH, Fla., September 7, 2026 - Among 89 active condominium listings in Highland Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,733, with the middle half between $1,413 and $2,715, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 91 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 117% above the separately trimmed five-county median of $800 and ranks 7th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Highland Beach's retained usable-fee sample (n=89), after exclusions and percentile trimming, is $1,733, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Highland Beach condos in the retained usable-fee sample (n=89) after exclusions and percentile trimming, 97.8 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500.\"", "\"Among 89 retained listings with a current asking price of at least $20,000 in Highland Beach's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.31 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Highland Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (91 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 89 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 91 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/highland-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-highland-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Highland Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Highland Beach retained-sample median $1,733 a month (n=89); five-county median $800 (n=22,695, region-level trim).", "title": "Highland Beach condos, retained usable-fee sample (n=89): median $1,733/month, 117% above the five-county median of $800", "visible_labels": [ "$1,733", "89", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 89 active Highland Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 0% (0 listings); $750 to $1,000 2.2% (2 listings); $1,000 to $1,500 27% (24 listings); $1,500 to $2,000 36% (32 listings); $2,000 and up 34.8% (31 listings).", "title": "36% of Highland Beach's retained usable-fee sample (89 listings) falls in the $1,500 to $2,000 monthly band", "visible_labels": [ "0%", "0", "0%", "0", "0%", "0", "2.2%", "2", "27%", "24", "36%", "32", "34.8%", "31" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Highland Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1950s count only (2 listings); 1960s count only (1 listings); 1970s $1,482 (42 listings); 1980s $2,526 (32 listings); 1990s count only (4 listings); 2000s count only (6 listings); 2010s count only (2 listings).", "title": "Highland Beach condo fees by recorded decade built, retained usable-fee sample (n=89)", "visible_labels": [ "2", "1", "$1,482", "42", "$2,526", "32", "4", "6", "2" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 914.7666666666667, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 5976.204999999993, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Highland Beach median $1,733 a month, South Florida median $800; Highland Beach ranks 7 of 69 cities.", "after": "Dot strip chart in five county lanes. Highland Beach retained-sample median $1,733 a month (n=89); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Highland Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Highland Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Highland Beach condo fees sit 117% above the South Florida median", "after": "Highland Beach condos, retained usable-fee sample (n=89): median $1,733/month, 117% above the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$1,733", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "89", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 0% (0 listings); $750 to $1,000 2.2% (2 listings); $1,000 to $1,500 27% (24 listings); $1,500 to $2,000 36% (32 listings); $2,000 and up 34.8% (31 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 0% (0 listings); $750 to $1,000 2.2% (2 listings); $1,000 to $1,500 27% (24 listings); $1,500 to $2,000 36% (32 listings); $2,000 and up 34.8% (31 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Highland Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 89 active Highland Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "36% of Highland Beach condos for sale carry a fee of $1,500 to $2,000 a month", "after": "36% of Highland Beach's retained usable-fee sample (89 listings) falls in the $1,500 to $2,000 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "36%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "32", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "34.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "31", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "2.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "27%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "24", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1950s too few (2 listings); 1960s too few (1 listings); 1970s $1,482 (42 listings); 1980s $2,526 (32 listings); 1990s too few (4 listings); 2000s too few (6 listings); 2010s too few (2 listings).", "after": "Column chart of median fee by recorded decade built: 1950s count only (2 listings); 1960s count only (1 listings); 1970s $1,482 (42 listings); 1980s $2,526 (32 listings); 1990s count only (4 listings); 2000s count only (6 listings); 2010s count only (2 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Highland Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Highland Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Highland Beach condo fees by decade the building was completed", "after": "Highland Beach condo fees by recorded decade built, retained usable-fee sample (n=89)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$1,482", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "42", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$2,526", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "32", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Highland Beach condo for sale carries a $1,733-a-month association fee, 117% above the South Florida median", "after": "Highland Beach condo monthly association fees have a median of $1,733 in the retained usable-fee sample of 89 listings, 117% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "97.8% of Highland Beach condos on the market ask $1,000 or more a month in fees; 0% stay under $500", "after": "In Highland Beach's retained usable-fee sample (89 listings after exclusions and percentile trimming), 97.8% have monthly-equivalent fees of $1,000 or more and 0% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Highland Beach condo fees run $1,413 to $2,715 a month for the middle half of listings", "after": "Highland Beach's retained usable-fee sample (n=89): reported monthly-equivalent association fees range from $1,413 to $2,715 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "HIGHLAND BEACH, Fla., September 7, 2026 - The median monthly association fee across the 89 condominiums listed for sale in Highland Beach is $1,733, with half of the listings between $1,413 and $2,715 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 117% above the five-county South Florida median of $800, and ranks Highland Beach 7 of 69 cities.", "after": "HIGHLAND BEACH, Fla., September 7, 2026 - Among 89 active condominium listings in Highland Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,733, with the middle half between $1,413 and $2,715, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 91 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 117% above the separately trimmed five-county median of $800 and ranks 7th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Highland Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-highland-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Highland Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (91 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 89 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 91 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/highland-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-highland-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Highland Beach carries a monthly association fee of $1,733, 117% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Highland Beach's retained usable-fee sample (n=89), after exclusions and percentile trimming, is $1,733, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"97.8 percent of Highland Beach condos on the market ask $1,000 or more a month in association fees; only 0 percent stay under $500.\"", "after": "\"Among Highland Beach condos in the retained usable-fee sample (n=89) after exclusions and percentile trimming, 97.8 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Highland Beach condo, a year of association fees equals 2.31 percent of the asking price.\"", "after": "\"Among 89 retained listings with a current asking price of at least $20,000 in Highland Beach's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.31 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "a515b0345847ce5ebeda516f7d960e3d0712577d1806cf454e9497290425d313", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nHighland Beach condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Highland Beach condo for sale carries a $1,733-a-month association fee, 117% above the South\nFlorida median\n97.8% of Highland Beach condos on the market ask $1,000 or more a month in fees; 0% stay under $500\nHighland Beach condo fees run $1,413 to $2,715 a month for the middle half of listings\nLEDE\nHIGHLAND BEACH, Fla., September 7, 2026 - The median monthly association fee across the 89\ncondominiums listed for sale in Highland Beach is $1,733, with half of the listings between $1,413 and $2,715\na month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 117% above the\nfive-county South Florida median of $800, and ranks Highland Beach 7 of 69 cities.\nNUT GRAF\nPer square foot, the median Highland Beach condo fee is $1.25 a month on a median unit of 1,433 square feet;\nat the median asking price of $899K, a year of fees equals 2.31% of the price. 97.8% of listings ask $1,000 or\nmore a month and 0% under $500. 3.4% of listings report two association layers (a master and a sub-\nassociation); 22.5% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 11.2% of listings, describe one as pending or payable by the buyer on 1.1%,\nand mention a mandatory club or membership on 1.1%.\nFACT BOX\nActive condominium listings, Highland Beach\n91 (89 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$1,733\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$1,413 to $2,715\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.25 (median unit 1,433 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n2.31% (asking $899K)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n97.8% / 0%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n3.4% (3)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n22.5%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n11.2% / 1.1%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n1.1%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Highland Beach ranks 7 of 69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Highland Beach carries a monthly association fee of $1,733,\n117% above the five-county South Florida median of $800.\"\n\"97.8 percent of Highland Beach condos on the market ask $1,000 or more a month in association fees;\nonly 0 percent stay under $500.\"\n\"On the median Highland Beach condo, a year of association fees equals 2.31 percent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Highland Beach against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Highland Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nMedian monthly-equivalent association fee for active Highland Beach condominiums by decade the building was completed, September\n7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Highland Beach permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-highland-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "01ea500f688542af17a6fcf51d51dbf80203da241212a1d2fa65f409a1b6f3a3", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nHighland Beach condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/highland-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nHighland Beach condo monthly association fees have a median of $1,733 in the retained usable-fee sample\nof 89 listings, 117% above the five-county median\nIn Highland Beach's retained usable-fee sample (89 listings after exclusions and percentile trimming), 97.8%\nhave monthly-equivalent fees of $1,000 or more and 0% are below $500\nHighland Beach's retained usable-fee sample (n=89): reported monthly-equivalent association fees range\nfrom $1,413 to $2,715 at the 25th to 75th percentiles\nLEDE\nHIGHLAND BEACH, Fla., September 7, 2026 - Among 89 active condominium listings in Highland Beach\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly association fee is $1,733, with the middle half between $1,413\nand $2,715, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There\nare 91 active condominium listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 117% above the separately trimmed five-\ncounty median of $800 and ranks 7th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Highland Beach condo fee is $1.25 a month (89\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n2.31% of the listing's current asking price across 89 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 97.8% of the retained sample have fees of $1,000 or more a\nmonth and 0% are below $500. 3.4% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 22.5% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 11.2% of the retained sample, describe one as pending or payable by\nthe buyer on 1.1%, and mention a mandatory club or membership on 1.1%; 88 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association.\nFACT BOX\nActive condominium listings, Highland Beach\n(before exclusions and trimming)\n91\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n91 / 89 (2 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$1,733\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$1,413 to $2,715\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.25 (89 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n2.31% (89 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n97.8% (87) / 0% (0) of 89\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n3.4% (3)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n22.5%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n11.2% / 1.1%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n1.1%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Highland Beach ranks\n7th among 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Highland Beach's retained usable-fee sample (n=89),\nafter exclusions and percentile trimming, is $1,733, compared with $800 in the separately trimmed five-\ncounty sample.\"\n\"Among Highland Beach condos in the retained usable-fee sample (n=89) after exclusions and percentile\ntrimming, 97.8 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below\n$500.\"\n\"Among 89 retained listings with a current asking price of at least $20,000 in Highland Beach's usable-fee\nsample after exclusions and percentile trimming, a year of reported association fees equals a median 2.31\npercent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Highland Beach\nand the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Highland Beach retained-sample median $1,733 a\nmonth (n=89); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 89 active Highland Beach condominium listings retained after unusable-fee exclusions\nand city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 0% (0 listings); $500 to $750 0% (0 listings); $750 to $1,000 2.2% (2 listings); $1,000 to\n$1,500 27% (24 listings); $1,500 to $2,000 36% (32 listings); $2,000 and up 34.8% (31 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Highland Beach condominiums in the retained usable-\nfee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1950s count only (2 listings);\n1960s count only (1 listings); 1970s $1,482 (42 listings); 1980s $2,526 (32 listings); 1990s count only (4\nlistings); 2000s count only (6 listings); 2010s count only (2 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Highland Beach, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (91 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 89 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 91 active listings. Region and county comparisons are trimmed separately within their own samples (the\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nfive-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a\nverified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings\nthrough the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate\nsource table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/highland-beach/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-highland-beach/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "271c0aae54dd5e80e1334ce594fa8ab99845b5111b499e648dbbeb9581c6cb10", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - HIGHLAND BEACH CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Highland Beach condo monthly association fees have a median of $1,733 in the retained usable-fee sample of 89 listings, 117% above the five-county median\n2. In Highland Beach's retained usable-fee sample (89 listings after exclusions and percentile trimming), 97.8% have monthly-equivalent fees of $1,000 or more and 0% are below $500\n3. Highland Beach's retained usable-fee sample (n=89): reported monthly-equivalent association fees range from $1,413 to $2,715 at the 25th to 75th percentiles\n\nLEDE\nHIGHLAND BEACH, Fla., September 7, 2026 - Among 89 active condominium listings in Highland Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,733, with the middle half between $1,413 and $2,715, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 91 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 117% above the separately trimmed five-county median of $800 and ranks 7th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Highland Beach condo fee is $1.25 a month (89 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.31% of the listing's current asking price across 89 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 97.8% of the retained sample have fees of $1,000 or more a month and 0% are below $500. 3.4% of the retained sample report two association layers (a master and a sub-association, summed here); 22.5% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 11.2% of the retained sample, describe one as pending or payable by the buyer on 1.1%, and mention a mandatory club or membership on 1.1%; 88 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association.\n\nFACT BOX (exact figures)\n- Active condominium listings, Highland Beach (before exclusions and trimming): 91 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 91 / 89 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $1,733 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $1,413 to $2,715 [September 7, 2026]\n- Median fee per square foot per month: $1.25 (89 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 2.31% (89 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 97.8% (87) / 0% (0) of 89 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 3.4% (3) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 22.5% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 11.2% / 1.1% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 1.1% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Highland Beach ranks 7th among 69 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Highland Beach's retained usable-fee sample (n=89), after exclusions and percentile trimming, is $1,733, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Highland Beach condos in the retained usable-fee sample (n=89) after exclusions and percentile trimming, 97.8 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500.\"\n- \"Among 89 retained listings with a current asking price of at least $20,000 in Highland Beach's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.31 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- highland-beach-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Highland Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Highland Beach retained-sample median $1,733 a month (n=89); five-county median $800 (n=22,695, region-level trim).\n- highland-beach-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 89 active Highland Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 0% (0 listings); $750 to $1,000 2.2% (2 listings); $1,000 to $1,500 27% (24 listings); $1,500 to $2,000 36% (32 listings); $2,000 and up 34.8% (31 listings).\n- highland-beach-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Highland Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1950s count only (2 listings); 1960s count only (1 listings); 1970s $1,482 (42 listings); 1980s $2,526 (32 listings); 1990s count only (4 listings); 2000s count only (6 listings); 2010s count only (2 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Highland Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (91 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 89 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 91 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/highland-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-highland-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "hillsboro-beach", "city": "Hillsboro Beach", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 4, "sample_ok": false, "small_sample": false, "pending": 0, "median_list_price": 37450000.0, "cut_count": 1, "cut_pct": 25.0, "raised_count": 0, "median_cut_pct": 11.3, "median_cut_dollars": 5100000.0, "cut_last30": 0, "cut_last30_pct": 0.0, "cut_last7": 0, "median_dom": 208.0, "median_cdom": 208.0, "relisted_count": 0, "relisted_pct": 0.0, "over90": 2, "over90_pct": 50.0, "over180": 2, "fresh_held": 0, "fresh_held_pct": 0.0, "stale_uncut": 1, "stale_uncut_pct": 25.0, "dom_buckets": [ { "label": "0-30", "count": 0, "pct": 0.0 }, { "label": "31-60", "count": 0, "pct": 0.0 }, { "label": "61-90", "count": 2, "pct": 50.0 }, { "label": "91-180", "count": 0, "pct": 0.0 }, { "label": "181+", "count": 2, "pct": 50.0 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$5M and up", "active": 4, "cut": 1, "cut_pct": 25.0, "median_cdom": 208.0 } ], "pending_cut_count": 0, "pending_cut_pct": null, "pending_median_cut_pct": null, "pending_median_cdom": null, "series": [] }, "condos": { "active": 59, "sample_ok": true, "small_sample": false, "pending": 2, "median_list_price": 679000.0, "cut_count": 22, "cut_pct": 37.3, "raised_count": 4, "median_cut_pct": 8.1, "median_cut_dollars": 47500.0, "cut_last30": 6, "cut_last30_pct": 10.2, "cut_last7": 0, "median_dom": 88, "median_cdom": 145, "relisted_count": 9, "relisted_pct": 15.3, "over90": 35, "over90_pct": 59.3, "over180": 20, "fresh_held": 16, "fresh_held_pct": 27.1, "stale_uncut": 19, "stale_uncut_pct": 32.2, "dom_buckets": [ { "label": "0-30", "count": 12, "pct": 20.3 }, { "label": "31-60", "count": 6, "pct": 10.2 }, { "label": "61-90", "count": 6, "pct": 10.2 }, { "label": "91-180", "count": 15, "pct": 25.4 }, { "label": "181+", "count": 20, "pct": 33.9 } ], "bands": [ { "label": "Under $250K", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 3 }, { "label": "$250K to $500K", "active": 16, "cut": 9, "cut_pct": 56.2, "median_cdom": 153.5 }, { "label": "$500K to $1M", "active": 26, "cut": 8, "cut_pct": 30.8, "median_cdom": 151.5 }, { "label": "$1M and up", "active": 16, "cut": 5, "cut_pct": 31.2, "median_cdom": 101.5 } ], "pending_cut_count": 2, "pending_cut_pct": 100.0, "pending_median_cut_pct": 4.7, "pending_median_cdom": 243.5, "tier": "c4", "series": [ { "date": "2026-09-05", "active": 54, "cut_pct": 40.7, "median_cdom": 147.5, "median_list_price": 674000.0 }, { "date": "2026-09-06", "active": 55, "cut_pct": 40.0, "median_cdom": 146, "median_list_price": 679000.0 }, { "date": "2026-09-07", "active": 59, "cut_pct": 37.3, "median_cdom": 145, "median_list_price": 679000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "37.3% of Hillsboro Beach condominiums for sale have cut their asking price", "Hillsboro Beach sellers hold firmer than the rest of Broward County as 59.3% of condominiums pass 90 days on the market", "Buying in Hillsboro Beach? Two in five condominiums have already come down once, by a median $48K" ], "lede": "HILLSBORO BEACH, Fla., September 7, 2026 - 37.3% of the 59 condominiums listed for sale in Hillsboro Beach have reduced their asking price at least once, by a median 8.1% (about $48K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 4 for sale, too few to report percentages (floor 30).", "quotes": [ "\"37.3 percent of condominiums for sale in Hillsboro Beach have reduced their asking price at least once, by a median $48K.\"", "\"Counting every relisting, the median Hillsboro Beach condominium for sale has been waiting 145 days, not the 88 the current listing shows.\"", "\"Of the Hillsboro Beach condominiums now under contract, 0.0 percent never reduced their asking price; the rest cut by a median 4.7 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Hillsboro Beach and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 59 condominiums, 4 houses, 2 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-hillsboro-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Hillsboro Beach versus Broward County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Hillsboro Beach condominiums 37.3%, Broward County condominiums 45.0%. Houses: 4 for sale, too few to report.", "title": "Hillsboro Beach condominiums are cutting 7.7 points less often than Broward County" }, { "caption": "Active Hillsboro Beach listings by cumulative days on market, condominiums, September 7, 2026. 59.3% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 20.3%, 31-60 days 10.2%, 61-90 days 10.2%, 91-180 days 25.4%, 181+ days 33.9%.", "title": "59.3% of Hillsboro Beach condominiums for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Hillsboro Beach condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K too few to read of 1; $250K to $500K 56.2% of 16; $500K to $1M 30.8% of 26; $1M and up 31.2% of 16.", "title": "Price cuts by price band, Hillsboro Beach condominiums" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 65 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 4, "sample_ok": false, "small_sample": false, "pending": 0, "median_list_price": 37450000.0, "cut_count": 1, "cut_pct": 25.0, "raised_count": 0, "valid_price_count": 4, "missing_price_count": 0, "unchanged_count": 3, "not_below_original_count": 3, "cut_sample_ok": false, "cut_small_sample": true, "median_cut_pct": 11.3, "median_cut_dollars": 5100000.0, "cut_last30": 0, "cut_last30_pct": 0.0, "cut_last7": 0, "median_dom": 208.0, "median_cdom": 208.0, "dom_n": 4, "cdom_n": 4, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 4, "relisted_count": 0, "relisted_pct": 0.0, "over90": 2, "over90_pct": 50.0, "over180": 2, "fresh_held": 0, "fresh_held_pct": 0.0, "fresh_held_missing_cdom_count": 0, "stale_uncut": 1, "stale_uncut_pct": 25.0, "dom_buckets": [ { "label": "0-30", "count": 0, "pct": 0.0 }, { "label": "31-60", "count": 0, "pct": 0.0 }, { "label": "61-90", "count": 2, "pct": 50.0 }, { "label": "91-180", "count": 0, "pct": 0.0 }, { "label": "181+", "count": 2, "pct": 50.0 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$5M and up", "active": 4, "cut": 1, "cut_pct": 25.0, "median_cdom": 208.0, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 } ], "pending_cut_count": 0, "pending_cut_pct": null, "pending_valid_price_count": 0, "pending_missing_price_count": 0, "pending_unchanged_count": 0, "pending_raised_count": 0, "pending_not_below_original_count": 0, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 0, "pending_dom_n": 0, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": null, "pending_median_cdom": null, "denominators": { "cut_pct": 4, "cut_last30_pct": 4, "relisted_pct": 4, "fresh_held_pct": 4, "stale_uncut_pct": 4, "over90_pct": 4, "dom_bucket_pct": 4, "pending_cut_pct": 0, "median_dom": 4, "median_cdom": 4, "median_cut_pct": 1, "median_cut_dollars": 1, "pending_median_cut_pct": 0, "pending_median_cdom": 0 }, "county_counts": { "Broward": 4 }, "series": [] }, "condos": { "active": 59, "sample_ok": true, "small_sample": false, "pending": 2, "median_list_price": 679000.0, "cut_count": 22, "cut_pct": 37.3, "raised_count": 4, "valid_price_count": 59, "missing_price_count": 0, "unchanged_count": 33, "not_below_original_count": 37, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 8.1, "median_cut_dollars": 47500.0, "cut_last30": 6, "cut_last30_pct": 10.2, "cut_last7": 0, "median_dom": 88, "median_cdom": 145, "dom_n": 59, "cdom_n": 59, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 59, "relisted_count": 9, "relisted_pct": 15.3, "over90": 35, "over90_pct": 59.3, "over180": 20, "fresh_held": 16, "fresh_held_pct": 27.1, "fresh_held_missing_cdom_count": 0, "stale_uncut": 19, "stale_uncut_pct": 32.2, "dom_buckets": [ { "label": "0-30", "count": 12, "pct": 20.3 }, { "label": "31-60", "count": 6, "pct": 10.2 }, { "label": "61-90", "count": 6, "pct": 10.2 }, { "label": "91-180", "count": 15, "pct": 25.4 }, { "label": "181+", "count": 20, "pct": 33.9 } ], "bands": [ { "label": "Under $250K", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 3, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$250K to $500K", "active": 16, "cut": 9, "cut_pct": 56.2, "median_cdom": 153.5, "cut_pct_denominator": 16, "cdom_n": 16, "valid_price_count": 16 }, { "label": "$500K to $1M", "active": 26, "cut": 8, "cut_pct": 30.8, "median_cdom": 151.5, "cut_pct_denominator": 26, "cdom_n": 26, "valid_price_count": 26 }, { "label": "$1M and up", "active": 16, "cut": 5, "cut_pct": 31.2, "median_cdom": 101.5, "cut_pct_denominator": 16, "cdom_n": 16, "valid_price_count": 16 } ], "pending_cut_count": 2, "pending_cut_pct": 100.0, "pending_valid_price_count": 2, "pending_missing_price_count": 0, "pending_unchanged_count": 0, "pending_raised_count": 0, "pending_not_below_original_count": 0, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 2, "pending_dom_n": 2, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 4.7, "pending_median_cdom": 243.5, "denominators": { "cut_pct": 59, "cut_last30_pct": 59, "relisted_pct": 59, "fresh_held_pct": 59, "stale_uncut_pct": 59, "over90_pct": 59, "dom_bucket_pct": 59, "pending_cut_pct": 2, "median_dom": 59, "median_cdom": 59, "median_cut_pct": 22, "median_cut_dollars": 22, "pending_median_cut_pct": 2, "pending_median_cdom": 2 }, "county_counts": { "Broward": 59 }, "tier": "c4", "series": [ { "date": "2026-09-07", "active": 59, "cut_pct": 37.3, "median_cdom": 145, "median_list_price": 679000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "37.3% of Hillsboro Beach condominiums for sale are asking less than their original list price", "Seller Blink Rate™ in Hillsboro Beach: 37.3% of condominiums list below original asking, against 45% across Broward County", "Buying in Hillsboro Beach? 22 of the 59 condominiums for sale are asking below their original price, by a median $48K" ], "lede": "HILLSBORO BEACH, Fla., September 7, 2026 - 37.3% of the 59 condominiums listed for sale in Hillsboro Beach (22 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 22 reduced listings, the median reduction is 8.1% (about $48K). Houses: 4 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"37.3 percent of condominiums for sale in Hillsboro Beach have a current asking price below their original list price; among those 22 reduced listings the median reduction is $48K.\"", "\"Among active Hillsboro Beach condominiums, the median recorded CumulativeDaysOnMarket value is 145 days and the median recorded DaysOnMarket value is 88 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"2 Hillsboro Beach condominiums are under contract in this snapshot, 2 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hillsboro Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (33 unchanged, 4 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 59 condominiums, 4 houses, 2 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hillsboro-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hillsboro-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Hillsboro Beach versus Broward County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Hillsboro Beach condominiums 37.3%, Broward County condominiums 45%. Houses: 4 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 37.3% of Hillsboro Beach condominiums for sale are asking below their original price, against 45% across Broward County", "visible_labels": [ "45%", "37.3%" ] }, { "caption": "Active Hillsboro Beach condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 59.3% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 20.3%, 31-60 days 10.2%, 61-90 days 10.2%, 91-180 days 25.4%, 181+ days 33.9%.", "title": "59.3% of Hillsboro Beach condominiums for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "20.3%", "10.2%", "10.2%", "25.4%", "33.9%", "59.3%" ] }, { "caption": "Share of active Hillsboro Beach condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 1 listed, count only; $250K to $500K 56.2% (9 of 16); $500K to $1M 30.8% (8 of 26); $1M and up 31.2% (5 of 16).", "title": "Share asking below original by current asking-price band, Hillsboro Beach condominiums", "visible_labels": [ "31.2%", "5", "16", "30.8%", "8", "26", "56.2%", "9", "16", "1" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Hillsboro Beach condominiums 37.3%, Broward County condominiums 45.0%. Houses: 4 for sale, too few to report.", "after": "Horizontal bar chart. Hillsboro Beach condominiums 37.3%, Broward County condominiums 45%. Houses: 4 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Hillsboro Beach versus Broward County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Hillsboro Beach versus Broward County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Hillsboro Beach condominiums are cutting 7.7 points less often than Broward County", "after": "Seller Blink Rate™: 37.3% of Hillsboro Beach condominiums for sale are asking below their original price, against 45% across Broward County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "37.3%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 20.3%, 31-60 days 10.2%, 61-90 days 10.2%, 91-180 days 25.4%, 181+ days 33.9%.", "after": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 20.3%, 31-60 days 10.2%, 61-90 days 10.2%, 91-180 days 25.4%, 181+ days 33.9%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Hillsboro Beach listings by cumulative days on market, condominiums, September 7, 2026. 59.3% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Hillsboro Beach condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 59.3% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "59.3% of Hillsboro Beach condominiums for sale have waited more than 90 days, counting every relisting", "after": "59.3% of Hillsboro Beach condominiums for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "20.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "10.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "10.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "25.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "33.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "59.3%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K too few to read of 1; $250K to $500K 56.2% of 16; $500K to $1M 30.8% of 26; $1M and up 31.2% of 16.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 1 listed, count only; $250K to $500K 56.2% (9 of 16); $500K to $1M 30.8% (8 of 26); $1M and up 31.2% (5 of 16).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Hillsboro Beach condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Hillsboro Beach condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Price cuts by price band, Hillsboro Beach condominiums", "after": "Share asking below original by current asking-price band, Hillsboro Beach condominiums", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "31.2%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "30.8%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "26", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "56.2%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "37.3% of Hillsboro Beach condominiums for sale have cut their asking price", "after": "37.3% of Hillsboro Beach condominiums for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Hillsboro Beach sellers hold firmer than the rest of Broward County as 59.3% of condominiums pass 90 days on the market", "after": "Seller Blink Rate™ in Hillsboro Beach: 37.3% of condominiums list below original asking, against 45% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Hillsboro Beach? Two in five condominiums have already come down once, by a median $48K", "after": "Buying in Hillsboro Beach? 22 of the 59 condominiums for sale are asking below their original price, by a median $48K", "before_present": true, "after_present": true }, { "field": "lede", "before": "HILLSBORO BEACH, Fla., September 7, 2026 - 37.3% of the 59 condominiums listed for sale in Hillsboro Beach have reduced their asking price at least once, by a median 8.1% (about $48K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 4 for sale, too few to report percentages (floor 30).", "after": "HILLSBORO BEACH, Fla., September 7, 2026 - 37.3% of the 59 condominiums listed for sale in Hillsboro Beach (22 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 22 reduced listings, the median reduction is 8.1% (about $48K). Houses: 4 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Hillsboro Beach and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 59 condominiums, 4 houses, 2 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-hillsboro-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hillsboro Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (33 unchanged, 4 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 59 condominiums, 4 houses, 2 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hillsboro-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hillsboro-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"37.3 percent of condominiums for sale in Hillsboro Beach have reduced their asking price at least once, by a median $48K.\"", "after": "\"37.3 percent of condominiums for sale in Hillsboro Beach have a current asking price below their original list price; among those 22 reduced listings the median reduction is $48K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Hillsboro Beach condominium for sale has been waiting 145 days, not the 88 the current listing shows.\"", "after": "\"Among active Hillsboro Beach condominiums, the median recorded CumulativeDaysOnMarket value is 145 days and the median recorded DaysOnMarket value is 88 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Hillsboro Beach condominiums now under contract, 0.0 percent never reduced their asking price; the rest cut by a median 4.7 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"2 Hillsboro Beach condominiums are under contract in this snapshot, 2 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "6ef3df72810b2fe7cec50bc2200f9a01987020cedb8f59026b4b619a2566cd71", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nHillsboro Beach price cuts and true days on market\nHEADLINE OPTIONS\n37.3% of Hillsboro Beach condominiums for sale have cut their asking price\nHillsboro Beach sellers hold firmer than the rest of Broward County as 59.3% of condominiums pass 90\ndays on the market\nBuying in Hillsboro Beach? Two in five condominiums have already come down once, by a median $48K\nLEDE\nHILLSBORO BEACH, Fla., September 7, 2026 - 37.3% of the 59 condominiums listed for sale in Hillsboro\nBeach have reduced their asking price at least once, by a median 8.1% (about $48K), according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. Houses: 4 for sale, too few to report percentages (floor\n30).\nNUT GRAF\nThe figures point to a market where 100.0% of condominiums reached a contract only after a price cut: of the\n2 Hillsboro Beach condominiums now under contract, 100.0% reduced before going under contract, with a\nmedian cut of 4.7% and a median 244 days to contract. Across Broward County the price-cut share is 45.0%\nfor condominiums and 43.3% for houses, so Hillsboro Beach condominiums are cutting 7.7 points less often\nthan the county. Counting every relisting, the median Hillsboro Beach condominium for sale has been on the\nmarket 145 days, against 88 on its current listing; 15.3% of active condominiums have been withdrawn and\nrelisted at least once.\nFACT BOX\nActive\ncondominium\nlistings,\nHillsboro Beach\n59\nShare with at\nleast one price\nreduction,\ncondominiums\n37.3% (22 of 59)\nMedian\nreduction from\n8.1% (about $48K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\noriginal asking,\ncondominiums\nActive single-\nfamily listings,\nHillsboro Beach\n4 (below the 30-listing floor; percentages not reported)\nMedian\ncumulative days\non market,\ncondominiums\n145 days (88 on current listing)\nCondominiums\non market more\nthan 90 days,\ncumulative\n59.3% (35 of 59)\nCondominiums\nunder contract\nthat reduced\nfirst\n100.0% of 2\nBroward\nCounty price-\ncut share,\ncondominiums /\nhouses\n45.0% / 43.3%\nConditions read\n(PBP rule,\ndisclosed in\nmethod)\nCondominiums: Cutting at peer pace\nPeer group,\ncondominiums\n(median asking\n$600K and up;\npeer cut share\n38.1%)\nCoral Gables, Riviera Beach, Sunny Isles Beach, Singer Island, Surfside, Highland Beach, Bay Harbor Islands, Palm Be\nQUOTABLE DATA POINTS\n\"37.3 percent of condominiums for sale in Hillsboro Beach have reduced their asking price at least once, by\na median $48K.\"\n\"Counting every relisting, the median Hillsboro Beach condominium for sale has been waiting 145 days,\nnot the 88 the current listing shows.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Of the Hillsboro Beach condominiums now under contract, 0.0 percent never reduced their asking price;\nthe rest cut by a median 4.7 percent before a buyer committed. Contract prices are not known until the\nsales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Hillsboro Beach versus Broward County, condominiums, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Hillsboro Beach listings by cumulative days on market, condominiums, September 7, 2026. 59.3% of condominiums have passed\n90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Hillsboro Beach condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30\nlistings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Hillsboro Beach and Broward County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 59 condominiums, 4 houses, 2\ncondominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is\napplied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-\ncuts-hillsboro-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities\nwhose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities).\nFirmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings\n(minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a\ntier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in\nevery one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "fe2e89af8d5eabcae9de4be8b56586d831747a23a8f1011141277756e2d50387", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nHillsboro Beach asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/hillsboro-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n37.3% of Hillsboro Beach condominiums for sale are asking less than their original list price\nSeller Blink Rate™ in Hillsboro Beach: 37.3% of condominiums list below original asking, against 45% across\nBroward County\nBuying in Hillsboro Beach? 22 of the 59 condominiums for sale are asking below their original price, by a\nmedian $48K\nLEDE\nHILLSBORO BEACH, Fla., September 7, 2026 - 37.3% of the 59 condominiums listed for sale in Hillsboro\nBeach (22 listings) have a current asking price below their original list price, according to PBP Real Estate's\nanalysis of BeachesMLS listing data as of September 7, 2026. Among those 22 reduced listings, the median\nreduction is 8.1% (about $48K). Houses: 4 for sale, below the 30-listing floor, so no percentages are reported\nfor them.\nNUT GRAF\nFor active Hillsboro Beach condominiums, the median recorded CumulativeDaysOnMarket value is 145 days\nand the median recorded DaysOnMarket value is 88 days, each calculated from non-missing values in that field\n(59 and 59 listings). 15.3% of all active condominiums have both fields recorded and a cumulative value greater\nthan their DaysOnMarket value; this comparison does not establish a relisting event. 2 Hillsboro Beach\ncondominiums are under contract (Pending or Active Under Contract), 2 of them with a recorded asking price\nbelow original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nagreed contract price. Across Broward County the shares asking below original are 45% for condominiums and\n43.3% for houses; Hillsboro Beach condominiums are 7.7 points below the county share.\nFACT BOX\nActive condominium listings, Hillsboro\nBeach\n59\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n37.3% (22 of 59)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\ncondominiums\n59 / 0; 33 / 4\nSeptember 7, 2026\nMedian reduction among the 22\nreduced condominiums\n8.1% (about $48K)\nSeptember 7, 2026\nActive single-family listings, Hillsboro\nBeach\n4 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, condominiums\n145 / 88 days (from 59 / 59 recorded values)\nSeptember 7, 2026\nCondominiums with recorded\nCumulativeDaysOnMarket over 90 days\n59.3% (35 of 59 with a recorded value)\nSeptember 7, 2026\nCondominiums under contract (count\nonly; fewer than 30)\n2, 2 asking below original\nSeptember 7, 2026\nBroward County share asking below\noriginal, condominiums / houses\n45% / 43.3%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nCondominiums: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, condominiums (median\nasking $600K and up; peer share 38.1%)\nCoral Gables, Riviera Beach, Sunny Isles Beach, Singer\nIsland, Surfside, Highland Beach, Bay Harbor Islands, Palm\nBeach, Lake Park, Key Biscayne, Juno Beach, Bal Harbour,\nCoconut Grove\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"37.3 percent of condominiums for sale in Hillsboro Beach have a current asking price below their original\nlist price; among those 22 reduced listings the median reduction is $48K.\"\n\"Among active Hillsboro Beach condominiums, the median recorded CumulativeDaysOnMarket value is\n145 days and the median recorded DaysOnMarket value is 88 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"2 Hillsboro Beach condominiums are under contract in this snapshot, 2 of them with a recorded asking\nprice below original; the group is too small to report a percentage. These asking-price fields do not disclose\nthe agreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Hillsboro Beach versus Broward\nCounty, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Hillsboro Beach condominiums 37.3%, Broward County\ncondominiums 45%. Houses: 4 for sale, count only. Share of active listings asking below their original list price,\nSeptember 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive Hillsboro Beach condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a\nrecorded value in that field; 59.3% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Condominiums: 0-30 days\n20.3%, 31-60 days 10.2%, 61-90 days 10.2%, 91-180 days 25.4%, 181+ days 33.9%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Hillsboro Beach condominiums asking below their original list price, by current asking-price band, September 7, 2026.\nBands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\ncondominiums: Under $250K 1 listed, count only; $250K to $500K 56.2% (9 of 16); $500K to $1M 30.8% (8\nof 26); $1M and up 31.2% (5 of 16).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hillsboro Beach,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (33 unchanged, 4 above original, 0 without both prices among condominiums). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the\nfloor and appear as a count only. Sample sizes: 59 condominiums, 4 houses, 2 condominiums under contract. Geography is the MLS\nCity field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink\nRate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking\nprices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city\nshares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-\noriginal share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/hillsboro-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-hillsboro-beach/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "ac8ae07bf730b251738c8ca3dae7ad89303e96aa77ef10fb0fd4d5043e499bb3", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - HILLSBORO BEACH PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 37.3% of Hillsboro Beach condominiums for sale are asking less than their original list price\n2. Seller Blink Rate™ in Hillsboro Beach: 37.3% of condominiums list below original asking, against 45% across Broward County\n3. Buying in Hillsboro Beach? 22 of the 59 condominiums for sale are asking below their original price, by a median $48K\n\nLEDE\nHILLSBORO BEACH, Fla., September 7, 2026 - 37.3% of the 59 condominiums listed for sale in Hillsboro Beach (22 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 22 reduced listings, the median reduction is 8.1% (about $48K). Houses: 4 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active Hillsboro Beach condominiums, the median recorded CumulativeDaysOnMarket value is 145 days and the median recorded DaysOnMarket value is 88 days, each calculated from non-missing values in that field (59 and 59 listings). 15.3% of all active condominiums have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 2 Hillsboro Beach condominiums are under contract (Pending or Active Under Contract), 2 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 45% for condominiums and 43.3% for houses; Hillsboro Beach condominiums are 7.7 points below the county share.\n\nFACT BOX (exact figures)\n- Active condominium listings, Hillsboro Beach: 59 [September 7, 2026]\n- Share asking below original list price, condominiums: 37.3% (22 of 59) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, condominiums: 59 / 0; 33 / 4 [September 7, 2026]\n- Median reduction among the 22 reduced condominiums: 8.1% (about $48K) [September 7, 2026]\n- Active single-family listings, Hillsboro Beach: 4 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, condominiums: 145 / 88 days (from 59 / 59 recorded values) [September 7, 2026]\n- Condominiums with recorded CumulativeDaysOnMarket over 90 days: 59.3% (35 of 59 with a recorded value) [September 7, 2026]\n- Condominiums under contract (count only; fewer than 30): 2, 2 asking below original [September 7, 2026]\n- Broward County share asking below original, condominiums / houses: 45% / 43.3% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, condominiums (median asking $600K and up; peer share 38.1%): Coral Gables, Riviera Beach, Sunny Isles Beach, Singer Island, Surfside, Highland Beach, Bay Harbor Islands, Palm Beach, Lake Park, Key Biscayne, Juno Beach, Bal Harbour, Coconut Grove [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"37.3 percent of condominiums for sale in Hillsboro Beach have a current asking price below their original list price; among those 22 reduced listings the median reduction is $48K.\"\n- \"Among active Hillsboro Beach condominiums, the median recorded CumulativeDaysOnMarket value is 145 days and the median recorded DaysOnMarket value is 88 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"2 Hillsboro Beach condominiums are under contract in this snapshot, 2 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- hillsboro-beach-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Hillsboro Beach versus Broward County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Hillsboro Beach condominiums 37.3%, Broward County condominiums 45%. Houses: 4 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- hillsboro-beach-true-days-on-market-r1-2026-09-07.png\n Caption: Active Hillsboro Beach condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 59.3% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Condominiums: 0-30 days 20.3%, 31-60 days 10.2%, 61-90 days 10.2%, 91-180 days 25.4%, 181+ days 33.9%.\n- hillsboro-beach-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Hillsboro Beach condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 1 listed, count only; $250K to $500K 56.2% (9 of 16); $500K to $1M 30.8% (8 of 26); $1M and up 31.2% (5 of 16).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hillsboro Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (33 unchanged, 4 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 59 condominiums, 4 houses, 2 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hillsboro-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hillsboro-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "hillsboro-beach", "city": "Hillsboro Beach", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 59, "with_fee": 58, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 59, "cut_count": 22, "cut_pct": 37.3, "median_cut_pct": 8.1, "median_cut_dollars": 47500 }, "outliers_dropped": 2, "n": 56, "median": 1363, "p10": 932, "p25": 1043, "p75": 1698, "p90": 2473, "min": 912, "max": 9813, "median_sqft": 1.01, "n_sqft": 56, "median_pct_price": 2.18, "median_list_price": 684450, "median_year_built": 1974, "median_sqft_area": 1224, "over_1000": 47, "over_1000_pct": 83.9, "under_500": 0, "under_500_pct": 0.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 47, "over_hi_pct": 83.9, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Condominium": { "count": 53, "pct": 94.6 }, "Townhouse": { "count": 2, "pct": 3.6 }, "StockCooperative": { "count": 1, "pct": 1.8 } }, "regime": { "COA": { "count": 50, "pct": 89.3 }, "not_recorded": { "count": 6, "pct": 10.7 } }, "villa_median": null, "townhouse_median": 1063, "cadence": { "Monthly": { "count": 46, "pct": 82.1 }, "Quarterly": { "count": 10, "pct": 17.9 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 0, "pct": 0.0 }, { "label": "$500 to $750", "count": 0, "pct": 0.0 }, { "label": "$750 to $1,000", "count": 9, "pct": 16.1 }, { "label": "$1,000 to $1,500", "count": 24, "pct": 42.9 }, { "label": "$1,500 to $2,000", "count": 12, "pct": 21.4 }, { "label": "$2,000 and up", "count": 11, "pct": 19.6 } ], "decades": [ { "label": "1950s", "n": 6, "median": 1823, "median_sqft": 2.39 }, { "label": "1960s", "n": 15, "median": 1238, "median_sqft": 1.1 }, { "label": "1970s", "n": 19, "median": 1043, "median_sqft": 0.79 }, { "label": "1980s", "n": 8, "median": 1556, "median_sqft": 0.84 }, { "label": "1990s", "n": 2, "median": 2106, "median_sqft": 0.97 }, { "label": "2000s", "n": 3, "median": 2346, "median_sqft": 1.13 }, { "label": "2010s", "n": 1, "median": 1926, "median_sqft": 1.02 }, { "label": "2020s", "n": 2, "median": 9049, "median_sqft": 1.74 } ], "bands": [ { "label": "Under $250K", "n": 1, "median": 1043, "median_pct_price": 5.44 }, { "label": "$250K to $500K", "n": 14, "median": 1269, "median_pct_price": 3.6 }, { "label": "$500K to $1M", "n": 26, "median": 1234, "median_pct_price": 2.12 }, { "label": "$1M and up", "n": 15, "median": 2111, "median_pct_price": 1.53 } ], "pre1995": { "n": 48, "median": 1252 }, "post2005": { "n": 3, "median": 8285 }, "includes": [ { "key": "Trash", "label": "Trash", "count": 48, "pct": 90.6 }, { "key": "Water", "label": "Water", "count": 48, "pct": 90.6 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 42, "pct": 79.2 }, { "key": "CommonAreas", "label": "Common areas", "count": 41, "pct": 77.4 }, { "key": "Sewer", "label": "Sewer", "count": 40, "pct": 75.5 }, { "key": "Insurance", "label": "Building insurance", "count": 36, "pct": 67.9 }, { "key": "Pools", "label": "Pool", "count": 30, "pct": 56.6 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 21, "pct": 39.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 20, "pct": 37.7 }, { "key": "PestControl", "label": "Pest control", "count": 18, "pct": 34.0 }, { "key": "CableTv", "label": "Cable TV", "count": 16, "pct": 30.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 15, "pct": 28.3 }, { "key": "Security", "label": "Security", "count": 14, "pct": 26.4 }, { "key": "Roof", "label": "Roof", "count": 11, "pct": 20.8 } ], "includes_n": 53, "flags": { "sa_mentioned": { "count": 5, "pct": 8.9 }, "sa_none_or_paid": { "count": 4, "pct": 7.1 }, "sa_pending": { "count": 1, "pct": 1.8 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 4, "pct": 7.1 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 55 }, "developments": [ { "name": "Port De Mer", "master": null, "n": 7, "anecdotal": true, "median": 912, "median_sqft": 0.79, "year_built": 1974, "median_list_price": 525000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Landmark at Hillsboro Con", "master": "Hillsboro Condo", "n": 6, "anecdotal": true, "median": 1479, "median_sqft": 1.09, "year_built": 1969, "median_list_price": 882500, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Overlook", "master": null, "n": 5, "anecdotal": true, "median": 1440, "median_sqft": 0.84, "year_built": 1988, "median_list_price": 875775, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-06", "median": 1395, "p25": 1043, "p75": 1716, "n": 53, "median_sqft": 1.02, "sa_pending_pct": 1.9 }, { "date": "2026-09-07", "median": 1363, "p25": 1043, "p75": 1698, "n": 56, "median_sqft": 1.01, "sa_pending_pct": 1.8 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Hillsboro Beach condo for sale carries a $1,363-a-month association fee, 70% above the South Florida median", "83.9% of Hillsboro Beach condos on the market ask $1,000 or more a month in fees; 0% stay under $500", "Hillsboro Beach condo fees run $1,043 to $1,698 a month for the middle half of listings" ], "lede": "HILLSBORO BEACH, Fla., September 7, 2026 - The median monthly association fee across the 56 condominiums listed for sale in Hillsboro Beach is $1,363, with half of the listings between $1,043 and $1,698 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 70% above the five-county South Florida median of $800, and ranks Hillsboro Beach 13 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Hillsboro Beach carries a monthly association fee of $1,363, 70% above the five-county South Florida median of $800.\"", "\"83.9 percent of Hillsboro Beach condos on the market ask $1,000 or more a month in association fees; only 0 percent stay under $500.\"", "\"On the median Hillsboro Beach condo, a year of association fees equals 2.18 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Hillsboro Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-hillsboro-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Hillsboro Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Hillsboro Beach median $1,363 a month, South Florida median $800; Hillsboro Beach ranks 13 of 69 cities.", "title": "Hillsboro Beach condo fees sit 70% above the South Florida median" }, { "caption": "Share of active Hillsboro Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 0% (0 listings); $750 to $1,000 16.1% (9 listings); $1,000 to $1,500 42.9% (24 listings); $1,500 to $2,000 21.4% (12 listings); $2,000 and up 19.6% (11 listings).", "title": "42.9% of Hillsboro Beach condos for sale carry a fee of $1,000 to $1,500 a month" }, { "caption": "Median monthly-equivalent association fee for active Hillsboro Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1950s too few (6 listings); 1960s $1,238 (15 listings); 1970s $1,043 (19 listings); 1980s too few (8 listings); 1990s too few (2 listings); 2000s too few (3 listings); 2010s too few (1 listings); 2020s too few (2 listings).", "title": "Hillsboro Beach condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 59 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 59, "with_fee": 58, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 58, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 1, "n": 56, "retained_n": 56, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 59, "cut_count": 22, "cut_pct": 37.3, "median_cut_pct": 8.1, "median_cut_dollars": 47500, "valid_price_count": 59, "missing_price_count": 0, "unchanged_count": 33, "raised_count": 4, "not_below_original_count": 37, "cut_pct_denominator": 59, "cut_sample_ok": true, "median_cut_n": 22 }, "trim_bounds": { "p1": 831.59, "p99": 9828.91 }, "retained_small_sample": false, "retained_below_30": false, "median": 1363, "p10": 932, "p25": 1043, "p75": 1698, "p90": 2473, "min": 912, "max": 9813, "median_sqft": 1.01, "n_sqft": 56, "median_pct_price": 2.18, "n_pct_price": 56, "median_list_price": 684450, "median_year_built": 1974, "median_sqft_area": 1224, "over_1000": 47, "over_1000_pct": 83.9, "under_500": 0, "under_500_pct": 0.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 47, "over_hi_pct": 83.9, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Condominium": { "count": 53, "pct": 94.6 }, "Townhouse": { "count": 2, "pct": 3.6 }, "StockCooperative": { "count": 1, "pct": 1.8 } }, "regime": { "COA": { "count": 50, "pct": 89.3 }, "not_recorded": { "count": 6, "pct": 10.7 } }, "villa_median": null, "townhouse_median": 1063, "cadence": { "Monthly": { "count": 46, "pct": 82.1 }, "Quarterly": { "count": 10, "pct": 17.9 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 0, "pct": 0.0 }, { "label": "$500 to $750", "count": 0, "pct": 0.0 }, { "label": "$750 to $1,000", "count": 9, "pct": 16.1 }, { "label": "$1,000 to $1,500", "count": 24, "pct": 42.9 }, { "label": "$1,500 to $2,000", "count": 12, "pct": 21.4 }, { "label": "$2,000 and up", "count": 11, "pct": 19.6 } ], "decades": [ { "label": "1950s", "n": 6, "median": 1823, "median_sqft": 2.39 }, { "label": "1960s", "n": 15, "median": 1238, "median_sqft": 1.1 }, { "label": "1970s", "n": 19, "median": 1043, "median_sqft": 0.79 }, { "label": "1980s", "n": 8, "median": 1556, "median_sqft": 0.84 }, { "label": "1990s", "n": 2, "median": 2106, "median_sqft": 0.97 }, { "label": "2000s", "n": 3, "median": 2346, "median_sqft": 1.13 }, { "label": "2010s", "n": 1, "median": 1926, "median_sqft": 1.02 }, { "label": "2020s", "n": 2, "median": 9049, "median_sqft": 1.74 } ], "bands": [ { "label": "Under $250K", "n": 1, "median": 1043, "median_pct_price": 5.44 }, { "label": "$250K to $500K", "n": 14, "median": 1269, "median_pct_price": 3.6 }, { "label": "$500K to $1M", "n": 26, "median": 1234, "median_pct_price": 2.12 }, { "label": "$1M and up", "n": 15, "median": 2111, "median_pct_price": 1.53 } ], "pre1995": { "n": 48, "median": 1252 }, "post2005": { "n": 3, "median": 8285 }, "includes": [ { "key": "Trash", "label": "Trash", "count": 48, "pct": 90.6 }, { "key": "Water", "label": "Water", "count": 48, "pct": 90.6 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 42, "pct": 79.2 }, { "key": "CommonAreas", "label": "Common areas", "count": 41, "pct": 77.4 }, { "key": "Sewer", "label": "Sewer", "count": 40, "pct": 75.5 }, { "key": "Insurance", "label": "Building insurance", "count": 36, "pct": 67.9 }, { "key": "Pools", "label": "Pool", "count": 30, "pct": 56.6 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 21, "pct": 39.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 20, "pct": 37.7 }, { "key": "PestControl", "label": "Pest control", "count": 18, "pct": 34.0 }, { "key": "CableTv", "label": "Cable TV", "count": 16, "pct": 30.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 15, "pct": 28.3 }, { "key": "Security", "label": "Security", "count": 14, "pct": 26.4 }, { "key": "Roof", "label": "Roof", "count": 11, "pct": 20.8 } ], "includes_n": 53, "flags": { "sa_mentioned": { "count": 5, "pct": 8.9 }, "sa_none_or_paid": { "count": 4, "pct": 7.1 }, "sa_pending": { "count": 1, "pct": 1.8 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 4, "pct": 7.1 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 55 }, "denominators": { "fee_percentages": 56, "fee_medians_percentiles": 56, "median_sqft": 56, "median_pct_price": 56, "includes_pct": 53, "flags_pct": 56, "cut_pct": 59 }, "developments": [ { "name": "Port De Mer", "master": null, "n": 7, "anecdotal": true, "median": 912, "median_sqft": 0.79, "year_built": 1974, "median_list_price": 525000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Landmark at Hillsboro Con", "master": "Hillsboro Condo", "n": 6, "anecdotal": true, "median": 1479, "median_sqft": 1.09, "year_built": 1969, "median_list_price": 882500, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Overlook", "master": null, "n": 5, "anecdotal": true, "median": 1440, "median_sqft": 0.84, "year_built": 1988, "median_list_price": 875775, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 1363, "p25": 1043, "p75": 1698, "n": 56, "median_sqft": 1.01, "sa_pending_pct": 1.8 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Hillsboro Beach condo monthly association fees have a median of $1,363 in the retained usable-fee sample of 56 listings, 70% above the five-county median", "In Hillsboro Beach's retained usable-fee sample (56 listings after exclusions and percentile trimming), 83.9% have monthly-equivalent fees of $1,000 or more and 0% are below $500", "Hillsboro Beach's retained usable-fee sample (n=56): reported monthly-equivalent association fees range from $1,043 to $1,698 at the 25th to 75th percentiles" ], "lede": "HILLSBORO BEACH, Fla., September 7, 2026 - Among 56 active condominium listings in Hillsboro Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,363, with the middle half between $1,043 and $1,698, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 59 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 70% above the separately trimmed five-county median of $800 and ranks 13th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Hillsboro Beach's retained usable-fee sample (n=56), after exclusions and percentile trimming, is $1,363, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Hillsboro Beach condos in the retained usable-fee sample (n=56) after exclusions and percentile trimming, 83.9 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500.\"", "\"Among 56 retained listings with a current asking price of at least $20,000 in Hillsboro Beach's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.18 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Hillsboro Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (58 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 56 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 59 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hillsboro-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-hillsboro-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Hillsboro Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Hillsboro Beach retained-sample median $1,363 a month (n=56); five-county median $800 (n=22,695, region-level trim).", "title": "Hillsboro Beach condos, retained usable-fee sample (n=56): median $1,363/month, 70% above the five-county median of $800", "visible_labels": [ "$1,363", "56", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 56 active Hillsboro Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 0% (0 listings); $750 to $1,000 16.1% (9 listings); $1,000 to $1,500 42.9% (24 listings); $1,500 to $2,000 21.4% (12 listings); $2,000 and up 19.6% (11 listings).", "title": "42.9% of Hillsboro Beach's retained usable-fee sample (56 listings) falls in the $1,000 to $1,500 monthly band", "visible_labels": [ "0%", "0", "0%", "0", "0%", "0", "16.1%", "9", "42.9%", "24", "21.4%", "12", "19.6%", "11" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Hillsboro Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1950s count only (6 listings); 1960s $1,238 (15 listings); 1970s $1,043 (19 listings); 1980s count only (8 listings); 1990s count only (2 listings); 2000s count only (3 listings); 2010s count only (1 listings); 2020s count only (2 listings).", "title": "Hillsboro Beach condo fees by recorded decade built, retained usable-fee sample (n=56)", "visible_labels": [ "6", "$1,238", "15", "$1,043", "19", "8", "2", "3", "1", "2" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 831.59, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 9828.91, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Hillsboro Beach median $1,363 a month, South Florida median $800; Hillsboro Beach ranks 13 of 69 cities.", "after": "Dot strip chart in five county lanes. Hillsboro Beach retained-sample median $1,363 a month (n=56); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Hillsboro Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Hillsboro Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Hillsboro Beach condo fees sit 70% above the South Florida median", "after": "Hillsboro Beach condos, retained usable-fee sample (n=56): median $1,363/month, 70% above the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$1,363", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "56", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 0% (0 listings); $750 to $1,000 16.1% (9 listings); $1,000 to $1,500 42.9% (24 listings); $1,500 to $2,000 21.4% (12 listings); $2,000 and up 19.6% (11 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 0% (0 listings); $750 to $1,000 16.1% (9 listings); $1,000 to $1,500 42.9% (24 listings); $1,500 to $2,000 21.4% (12 listings); $2,000 and up 19.6% (11 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Hillsboro Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 56 active Hillsboro Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "42.9% of Hillsboro Beach condos for sale carry a fee of $1,000 to $1,500 a month", "after": "42.9% of Hillsboro Beach's retained usable-fee sample (56 listings) falls in the $1,000 to $1,500 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "21.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "19.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "16.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "42.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "24", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1950s too few (6 listings); 1960s $1,238 (15 listings); 1970s $1,043 (19 listings); 1980s too few (8 listings); 1990s too few (2 listings); 2000s too few (3 listings); 2010s too few (1 listings); 2020s too few (2 listings).", "after": "Column chart of median fee by recorded decade built: 1950s count only (6 listings); 1960s $1,238 (15 listings); 1970s $1,043 (19 listings); 1980s count only (8 listings); 1990s count only (2 listings); 2000s count only (3 listings); 2010s count only (1 listings); 2020s count only (2 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Hillsboro Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Hillsboro Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Hillsboro Beach condo fees by decade the building was completed", "after": "Hillsboro Beach condo fees by recorded decade built, retained usable-fee sample (n=56)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$1,238", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$1,043", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "19", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Hillsboro Beach condo for sale carries a $1,363-a-month association fee, 70% above the South Florida median", "after": "Hillsboro Beach condo monthly association fees have a median of $1,363 in the retained usable-fee sample of 56 listings, 70% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "83.9% of Hillsboro Beach condos on the market ask $1,000 or more a month in fees; 0% stay under $500", "after": "In Hillsboro Beach's retained usable-fee sample (56 listings after exclusions and percentile trimming), 83.9% have monthly-equivalent fees of $1,000 or more and 0% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Hillsboro Beach condo fees run $1,043 to $1,698 a month for the middle half of listings", "after": "Hillsboro Beach's retained usable-fee sample (n=56): reported monthly-equivalent association fees range from $1,043 to $1,698 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "HILLSBORO BEACH, Fla., September 7, 2026 - The median monthly association fee across the 56 condominiums listed for sale in Hillsboro Beach is $1,363, with half of the listings between $1,043 and $1,698 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 70% above the five-county South Florida median of $800, and ranks Hillsboro Beach 13 of 69 cities.", "after": "HILLSBORO BEACH, Fla., September 7, 2026 - Among 56 active condominium listings in Hillsboro Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,363, with the middle half between $1,043 and $1,698, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 59 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 70% above the separately trimmed five-county median of $800 and ranks 13th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Hillsboro Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-hillsboro-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Hillsboro Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (58 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 56 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 59 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hillsboro-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-hillsboro-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Hillsboro Beach carries a monthly association fee of $1,363, 70% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Hillsboro Beach's retained usable-fee sample (n=56), after exclusions and percentile trimming, is $1,363, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"83.9 percent of Hillsboro Beach condos on the market ask $1,000 or more a month in association fees; only 0 percent stay under $500.\"", "after": "\"Among Hillsboro Beach condos in the retained usable-fee sample (n=56) after exclusions and percentile trimming, 83.9 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Hillsboro Beach condo, a year of association fees equals 2.18 percent of the asking price.\"", "after": "\"Among 56 retained listings with a current asking price of at least $20,000 in Hillsboro Beach's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.18 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "169420b4af1101d35ecda076ed6a161f97085c1db3440dd127facd63044672a2", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nHillsboro Beach condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Hillsboro Beach condo for sale carries a $1,363-a-month association fee, 70% above the South\nFlorida median\n83.9% of Hillsboro Beach condos on the market ask $1,000 or more a month in fees; 0% stay under $500\nHillsboro Beach condo fees run $1,043 to $1,698 a month for the middle half of listings\nLEDE\nHILLSBORO BEACH, Fla., September 7, 2026 - The median monthly association fee across the 56\ncondominiums listed for sale in Hillsboro Beach is $1,363, with half of the listings between $1,043 and $1,698\na month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 70% above the\nfive-county South Florida median of $800, and ranks Hillsboro Beach 13 of 69 cities.\nNUT GRAF\nPer square foot, the median Hillsboro Beach condo fee is $1.01 a month on a median unit of 1,224 square feet;\nat the median asking price of $684K, a year of fees equals 2.18% of the price. 83.9% of listings ask $1,000 or\nmore a month and 0% under $500. 0% of listings report two association layers (a master and a sub-\nassociation); 17.9% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 8.9% of listings, describe one as pending or payable by the buyer on 1.8%,\nand mention a mandatory club or membership on 0%.\nFACT BOX\nActive condominium listings, Hillsboro Beach\n59 (56 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$1,363\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$1,043 to $1,698\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.01 (median unit 1,224 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n2.18% (asking $684K)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n83.9% / 0%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n17.9%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n8.9% / 1.8%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Hillsboro Beach ranks 13 of 69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Hillsboro Beach carries a monthly association fee of $1,363,\n70% above the five-county South Florida median of $800.\"\n\"83.9 percent of Hillsboro Beach condos on the market ask $1,000 or more a month in association fees;\nonly 0 percent stay under $500.\"\n\"On the median Hillsboro Beach condo, a year of association fees equals 2.18 percent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Hillsboro Beach against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Hillsboro Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nMedian monthly-equivalent association fee for active Hillsboro Beach condominiums by decade the building was completed, September\n7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Hillsboro Beach permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-hillsboro-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "484ab009b8726a3beb80672e76b6353d83b4cec93a5ab0e35ad8b4e0c94313dd", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nHillsboro Beach condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/hillsboro-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nHillsboro Beach condo monthly association fees have a median of $1,363 in the retained usable-fee sample\nof 56 listings, 70% above the five-county median\nIn Hillsboro Beach's retained usable-fee sample (56 listings after exclusions and percentile trimming), 83.9%\nhave monthly-equivalent fees of $1,000 or more and 0% are below $500\nHillsboro Beach's retained usable-fee sample (n=56): reported monthly-equivalent association fees range\nfrom $1,043 to $1,698 at the 25th to 75th percentiles\nLEDE\nHILLSBORO BEACH, Fla., September 7, 2026 - Among 56 active condominium listings in Hillsboro Beach\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly association fee is $1,363, with the middle half between $1,043\nand $1,698, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There\nare 59 active condominium listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 70% above the separately trimmed five-county\nmedian of $800 and ranks 13th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Hillsboro Beach condo fee is $1.01 a month (56\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n2.18% of the listing's current asking price across 56 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 83.9% of the retained sample have fees of $1,000 or more a\nmonth and 0% are below $500. 0% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 17.9% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 8.9% of the retained sample, describe one as pending or payable by\nthe buyer on 1.8%, and mention a mandatory club or membership on 0%; 55 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association.\nFACT BOX\nActive condominium listings, Hillsboro Beach\n(before exclusions and trimming)\n59\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n58 / 56 (2 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$1,363\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$1,043 to $1,698\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.01 (56 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n2.18% (56 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n83.9% (47) / 0% (0) of 56\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n17.9%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n8.9% / 1.8%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Hillsboro Beach ranks\n13th among 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Hillsboro Beach's retained usable-fee sample (n=56),\nafter exclusions and percentile trimming, is $1,363, compared with $800 in the separately trimmed five-\ncounty sample.\"\n\"Among Hillsboro Beach condos in the retained usable-fee sample (n=56) after exclusions and percentile\ntrimming, 83.9 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below\n$500.\"\n\"Among 56 retained listings with a current asking price of at least $20,000 in Hillsboro Beach's usable-fee\nsample after exclusions and percentile trimming, a year of reported association fees equals a median 2.18\npercent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Hillsboro Beach\nand the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Hillsboro Beach retained-sample median $1,363 a\nmonth (n=56); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 56 active Hillsboro Beach condominium listings retained after unusable-fee exclusions\nand city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 0% (0 listings); $500 to $750 0% (0 listings); $750 to $1,000 16.1% (9 listings); $1,000\nto $1,500 42.9% (24 listings); $1,500 to $2,000 21.4% (12 listings); $2,000 and up 19.6% (11 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Hillsboro Beach condominiums in the retained usable-\nfee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1950s count only (6 listings);\n1960s $1,238 (15 listings); 1970s $1,043 (19 listings); 1980s count only (8 listings); 1990s count only (2\nlistings); 2000s count only (3 listings); 2010s count only (1 listings); 2020s count only (2 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Hillsboro Beach, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (58 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 56 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 59 active listings. Region and county comparisons are trimmed separately within their own samples (the\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nfive-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a\nverified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings\nthrough the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate\nsource table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hillsboro-beach/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-hillsboro-beach/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "be3d8f0f70e2bac8fe610bef76e5d79bc5a80c607c7ec7bb8e591a2bd8d1e032", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - HILLSBORO BEACH CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Hillsboro Beach condo monthly association fees have a median of $1,363 in the retained usable-fee sample of 56 listings, 70% above the five-county median\n2. In Hillsboro Beach's retained usable-fee sample (56 listings after exclusions and percentile trimming), 83.9% have monthly-equivalent fees of $1,000 or more and 0% are below $500\n3. Hillsboro Beach's retained usable-fee sample (n=56): reported monthly-equivalent association fees range from $1,043 to $1,698 at the 25th to 75th percentiles\n\nLEDE\nHILLSBORO BEACH, Fla., September 7, 2026 - Among 56 active condominium listings in Hillsboro Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,363, with the middle half between $1,043 and $1,698, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 59 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 70% above the separately trimmed five-county median of $800 and ranks 13th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Hillsboro Beach condo fee is $1.01 a month (56 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.18% of the listing's current asking price across 56 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 83.9% of the retained sample have fees of $1,000 or more a month and 0% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 17.9% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 8.9% of the retained sample, describe one as pending or payable by the buyer on 1.8%, and mention a mandatory club or membership on 0%; 55 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association.\n\nFACT BOX (exact figures)\n- Active condominium listings, Hillsboro Beach (before exclusions and trimming): 59 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 58 / 56 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $1,363 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $1,043 to $1,698 [September 7, 2026]\n- Median fee per square foot per month: $1.01 (56 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 2.18% (56 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 83.9% (47) / 0% (0) of 56 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 17.9% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 8.9% / 1.8% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Hillsboro Beach ranks 13th among 69 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Hillsboro Beach's retained usable-fee sample (n=56), after exclusions and percentile trimming, is $1,363, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Hillsboro Beach condos in the retained usable-fee sample (n=56) after exclusions and percentile trimming, 83.9 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500.\"\n- \"Among 56 retained listings with a current asking price of at least $20,000 in Hillsboro Beach's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.18 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- hillsboro-beach-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Hillsboro Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Hillsboro Beach retained-sample median $1,363 a month (n=56); five-county median $800 (n=22,695, region-level trim).\n- hillsboro-beach-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 56 active Hillsboro Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 0% (0 listings); $750 to $1,000 16.1% (9 listings); $1,000 to $1,500 42.9% (24 listings); $1,500 to $2,000 21.4% (12 listings); $2,000 and up 19.6% (11 listings).\n- hillsboro-beach-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Hillsboro Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1950s count only (6 listings); 1960s $1,238 (15 listings); 1970s $1,043 (19 listings); 1980s count only (8 listings); 1990s count only (2 listings); 2000s count only (3 listings); 2010s count only (1 listings); 2020s count only (2 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Hillsboro Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (58 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 56 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 59 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hillsboro-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-hillsboro-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "hobe-sound", "city": "Hobe Sound", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Martin", "segments": { "houses": { "active": 41, "sample_ok": true, "small_sample": false, "pending": 14, "median_list_price": 769000.0, "cut_count": 21, "cut_pct": 51.2, "raised_count": 2, "median_cut_pct": 3.9, "median_cut_dollars": 31000.0, "cut_last30": 12, "cut_last30_pct": 29.3, "cut_last7": 4, "median_dom": 79, "median_cdom": 100, "relisted_count": 5, "relisted_pct": 12.2, "over90": 21, "over90_pct": 51.2, "over180": 3, "fresh_held": 8, "fresh_held_pct": 19.5, "stale_uncut": 8, "stale_uncut_pct": 19.5, "dom_buckets": [ { "label": "0-30", "count": 8, "pct": 19.5 }, { "label": "31-60", "count": 4, "pct": 9.8 }, { "label": "61-90", "count": 8, "pct": 19.5 }, { "label": "91-180", "count": 18, "pct": 43.9 }, { "label": "181+", "count": 3, "pct": 7.3 } ], "bands": [ { "label": "Under $500K", "active": 4, "cut": 3, "cut_pct": 75.0, "median_cdom": 102.0 }, { "label": "$500K to $1M", "active": 23, "cut": 13, "cut_pct": 56.5, "median_cdom": 87 }, { "label": "$1M to $2M", "active": 5, "cut": 3, "cut_pct": 60.0, "median_cdom": 104 }, { "label": "$2M to $5M", "active": 5, "cut": 1, "cut_pct": 20.0, "median_cdom": 70 }, { "label": "$5M and up", "active": 4, "cut": 1, "cut_pct": 25.0, "median_cdom": 114.0 } ], "pending_cut_count": 9, "pending_cut_pct": 64.3, "pending_median_cut_pct": 7.4, "pending_median_cdom": 46.0, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 40, "cut_pct": 52.5, "median_cdom": 86.5, "median_list_price": 794000.0 }, { "date": "2026-09-06", "active": 41, "cut_pct": 51.2, "median_cdom": 97, "median_list_price": 769000.0 }, { "date": "2026-09-07", "active": 41, "cut_pct": 51.2, "median_cdom": 100, "median_list_price": 769000.0 } ] }, "condos": { "active": 10, "sample_ok": false, "small_sample": false, "pending": 3, "median_list_price": 242950.0, "cut_count": 5, "cut_pct": 50.0, "raised_count": 0, "median_cut_pct": 1.1, "median_cut_dollars": 2500.0, "cut_last30": 3, "cut_last30_pct": 30.0, "cut_last7": 0, "median_dom": 32.0, "median_cdom": 32.0, "relisted_count": 1, "relisted_pct": 10.0, "over90": 2, "over90_pct": 20.0, "over180": 2, "fresh_held": 4, "fresh_held_pct": 40.0, "stale_uncut": 1, "stale_uncut_pct": 10.0, "dom_buckets": [ { "label": "0-30", "count": 5, "pct": 50.0 }, { "label": "31-60", "count": 1, "pct": 10.0 }, { "label": "61-90", "count": 2, "pct": 20.0 }, { "label": "91-180", "count": 0, "pct": 0.0 }, { "label": "181+", "count": 2, "pct": 20.0 } ], "bands": [ { "label": "Under $250K", "active": 6, "cut": 3, "cut_pct": 50.0, "median_cdom": 49.5 }, { "label": "$250K to $500K", "active": 4, "cut": 2, "cut_pct": 50.0, "median_cdom": 24.5 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 0, "pending_cut_pct": 0.0, "pending_median_cut_pct": null, "pending_median_cdom": 81, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "51.2% of Hobe Sound houses for sale have cut their asking price", "Hobe Sound sellers blink faster than the rest of Martin County as 51.2% of houses pass 90 days on the market", "Buying in Hobe Sound? Half houses have already come down once, by a median $31K" ], "lede": "HOBE SOUND, Fla., September 7, 2026 - 51.2% of the 41 single-family homes listed for sale in Hobe Sound have reduced their asking price at least once, by a median 3.9% (about $31K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 10 for sale, too few to report percentages (floor 30).", "quotes": [ "\"51.2 percent of single-family homes for sale in Hobe Sound have reduced their asking price at least once, by a median $31K.\"", "\"Counting every relisting, the median Hobe Sound house for sale has been waiting 100 days, not the 79 the current listing shows.\"", "\"Of the Hobe Sound houses now under contract, 35.7 percent never reduced their asking price; the rest cut by a median 7.4 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Hobe Sound and Martin County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 41 houses, 10 condominiums, 14 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-hobe-sound/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Hobe Sound versus Martin County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Hobe Sound houses 51.2%, Martin County houses 48.0%. Condominiums: 10 for sale, too few to report.", "title": "Hobe Sound houses are cutting 3.2 points more often than Martin County" }, { "caption": "Active Hobe Sound listings by cumulative days on market, houses, September 7, 2026. 51.2% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 19.5%, 31-60 days 9.8%, 61-90 days 19.5%, 91-180 days 43.9%, 181+ days 7.3%.", "title": "51.2% of Hobe Sound houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Hobe Sound houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 4; $500K to $1M 56.5% of 23; $1M to $2M too few to read of 5; $2M to $5M too few to read of 5; $5M and up too few to read of 4.", "title": "Price cuts by price band, Hobe Sound houses" } ] } }, "after": { "figures": { "city": { "county": "Martin", "county_basis": "published_city_config_presentation_only", "county_counts": { "Martin": 68 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Martin", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 41, "sample_ok": true, "small_sample": false, "pending": 14, "median_list_price": 769000.0, "cut_count": 21, "cut_pct": 51.2, "raised_count": 2, "valid_price_count": 41, "missing_price_count": 0, "unchanged_count": 18, "not_below_original_count": 20, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 3.9, "median_cut_dollars": 31000.0, "cut_last30": 12, "cut_last30_pct": 29.3, "cut_last7": 4, "median_dom": 79, "median_cdom": 100, "dom_n": 41, "cdom_n": 41, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 41, "relisted_count": 5, "relisted_pct": 12.2, "over90": 21, "over90_pct": 51.2, "over180": 3, "fresh_held": 8, "fresh_held_pct": 19.5, "fresh_held_missing_cdom_count": 0, "stale_uncut": 8, "stale_uncut_pct": 19.5, "dom_buckets": [ { "label": "0-30", "count": 8, "pct": 19.5 }, { "label": "31-60", "count": 4, "pct": 9.8 }, { "label": "61-90", "count": 8, "pct": 19.5 }, { "label": "91-180", "count": 18, "pct": 43.9 }, { "label": "181+", "count": 3, "pct": 7.3 } ], "bands": [ { "label": "Under $500K", "active": 4, "cut": 3, "cut_pct": 75.0, "median_cdom": 102.0, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 }, { "label": "$500K to $1M", "active": 23, "cut": 13, "cut_pct": 56.5, "median_cdom": 87, "cut_pct_denominator": 23, "cdom_n": 23, "valid_price_count": 23 }, { "label": "$1M to $2M", "active": 5, "cut": 3, "cut_pct": 60.0, "median_cdom": 104, "cut_pct_denominator": 5, "cdom_n": 5, "valid_price_count": 5 }, { "label": "$2M to $5M", "active": 5, "cut": 1, "cut_pct": 20.0, "median_cdom": 70, "cut_pct_denominator": 5, "cdom_n": 5, "valid_price_count": 5 }, { "label": "$5M and up", "active": 4, "cut": 1, "cut_pct": 25.0, "median_cdom": 114.0, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 } ], "pending_cut_count": 9, "pending_cut_pct": 64.3, "pending_valid_price_count": 14, "pending_missing_price_count": 0, "pending_unchanged_count": 5, "pending_raised_count": 0, "pending_not_below_original_count": 5, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 14, "pending_dom_n": 14, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 7.4, "pending_median_cdom": 46.0, "denominators": { "cut_pct": 41, "cut_last30_pct": 41, "relisted_pct": 41, "fresh_held_pct": 41, "stale_uncut_pct": 41, "over90_pct": 41, "dom_bucket_pct": 41, "pending_cut_pct": 14, "median_dom": 41, "median_cdom": 41, "median_cut_pct": 21, "median_cut_dollars": 21, "pending_median_cut_pct": 9, "pending_median_cdom": 14 }, "county_counts": { "Martin": 41 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 41, "cut_pct": 51.2, "median_cdom": 100, "median_list_price": 769000.0 } ] }, "condos": { "active": 10, "sample_ok": false, "small_sample": false, "pending": 3, "median_list_price": 242950.0, "cut_count": 5, "cut_pct": 50.0, "raised_count": 0, "valid_price_count": 10, "missing_price_count": 0, "unchanged_count": 5, "not_below_original_count": 5, "cut_sample_ok": false, "cut_small_sample": true, "median_cut_pct": 1.1, "median_cut_dollars": 2500.0, "cut_last30": 3, "cut_last30_pct": 30.0, "cut_last7": 0, "median_dom": 32.0, "median_cdom": 32.0, "dom_n": 10, "cdom_n": 10, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 10, "relisted_count": 1, "relisted_pct": 10.0, "over90": 2, "over90_pct": 20.0, "over180": 2, "fresh_held": 4, "fresh_held_pct": 40.0, "fresh_held_missing_cdom_count": 0, "stale_uncut": 1, "stale_uncut_pct": 10.0, "dom_buckets": [ { "label": "0-30", "count": 5, "pct": 50.0 }, { "label": "31-60", "count": 1, "pct": 10.0 }, { "label": "61-90", "count": 2, "pct": 20.0 }, { "label": "91-180", "count": 0, "pct": 0.0 }, { "label": "181+", "count": 2, "pct": 20.0 } ], "bands": [ { "label": "Under $250K", "active": 6, "cut": 3, "cut_pct": 50.0, "median_cdom": 49.5, "cut_pct_denominator": 6, "cdom_n": 6, "valid_price_count": 6 }, { "label": "$250K to $500K", "active": 4, "cut": 2, "cut_pct": 50.0, "median_cdom": 24.5, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 0, "pending_cut_pct": 0.0, "pending_valid_price_count": 3, "pending_missing_price_count": 0, "pending_unchanged_count": 3, "pending_raised_count": 0, "pending_not_below_original_count": 3, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 3, "pending_dom_n": 3, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": null, "pending_median_cdom": 81, "denominators": { "cut_pct": 10, "cut_last30_pct": 10, "relisted_pct": 10, "fresh_held_pct": 10, "stale_uncut_pct": 10, "over90_pct": 10, "dom_bucket_pct": 10, "pending_cut_pct": 3, "median_dom": 10, "median_cdom": 10, "median_cut_pct": 5, "median_cut_dollars": 5, "pending_median_cut_pct": 0, "pending_median_cdom": 3 }, "county_counts": { "Martin": 10 }, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "51.2% of Hobe Sound houses for sale are asking less than their original list price", "Seller Blink Rate™ in Hobe Sound: 51.2% of houses list below original asking, against 48.7% across Martin County", "Buying in Hobe Sound? 21 of the 41 houses for sale are asking below their original price, by a median $31K" ], "lede": "HOBE SOUND, Fla., September 7, 2026 - 51.2% of the 41 single-family homes listed for sale in Hobe Sound (21 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 21 reduced listings, the median reduction is 3.9% (about $31K). Condominiums: 10 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"51.2 percent of single-family homes for sale in Hobe Sound have a current asking price below their original list price; among those 21 reduced listings the median reduction is $31K.\"", "\"Among active Hobe Sound houses, the median recorded CumulativeDaysOnMarket value is 100 days and the median recorded DaysOnMarket value is 79 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"14 Hobe Sound houses are under contract in this snapshot, 9 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hobe Sound, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (18 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 41 houses, 10 condominiums, 14 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Martin County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hobe-sound/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hobe-sound/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Hobe Sound versus Martin County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Hobe Sound houses 51.2%, Martin County houses 48.7%. Condominiums: 10 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 51.2% of Hobe Sound houses for sale are asking below their original price, against 48.7% across Martin County", "visible_labels": [ "48.7%", "51.2%" ] }, { "caption": "Active Hobe Sound houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 51.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 19.5%, 31-60 days 9.8%, 61-90 days 19.5%, 91-180 days 43.9%, 181+ days 7.3%.", "title": "51.2% of Hobe Sound houses for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "19.5%", "9.8%", "19.5%", "43.9%", "7.3%", "51.2%" ] }, { "caption": "Share of active Hobe Sound houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 4 listed, count only; $500K to $1M 56.5% (13 of 23); $1M to $2M 5 listed, count only; $2M to $5M 5 listed, count only; $5M and up 4 listed, count only.", "title": "Share asking below original by current asking-price band, Hobe Sound houses", "visible_labels": [ "4", "5", "5", "56.5%", "13", "23", "4" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Martin", "before_present": false, "after_present": true }, { "field": "city.county_counts.Martin", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Martin", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Martin", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 41, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Hobe Sound houses 51.2%, Martin County houses 48.0%. Condominiums: 10 for sale, too few to report.", "after": "Horizontal bar chart. Hobe Sound houses 51.2%, Martin County houses 48.7%. Condominiums: 10 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Hobe Sound versus Martin County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Hobe Sound versus Martin County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Hobe Sound houses are cutting 3.2 points more often than Martin County", "after": "Seller Blink Rate™: 51.2% of Hobe Sound houses for sale are asking below their original price, against 48.7% across Martin County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "48.7%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "51.2%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 19.5%, 31-60 days 9.8%, 61-90 days 19.5%, 91-180 days 43.9%, 181+ days 7.3%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 19.5%, 31-60 days 9.8%, 61-90 days 19.5%, 91-180 days 43.9%, 181+ days 7.3%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Hobe Sound listings by cumulative days on market, houses, September 7, 2026. 51.2% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Hobe Sound houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 51.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "51.2% of Hobe Sound houses for sale have waited more than 90 days, counting every relisting", "after": "51.2% of Hobe Sound houses for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "19.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "9.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "19.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "43.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "7.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "51.2%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 4; $500K to $1M 56.5% of 23; $1M to $2M too few to read of 5; $2M to $5M too few to read of 5; $5M and up too few to read of 4.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 4 listed, count only; $500K to $1M 56.5% (13 of 23); $1M to $2M 5 listed, count only; $2M to $5M 5 listed, count only; $5M and up 4 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Hobe Sound houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Hobe Sound houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Price cuts by price band, Hobe Sound houses", "after": "Share asking below original by current asking-price band, Hobe Sound houses", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "56.5%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "23", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "51.2% of Hobe Sound houses for sale have cut their asking price", "after": "51.2% of Hobe Sound houses for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Hobe Sound sellers blink faster than the rest of Martin County as 51.2% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Hobe Sound: 51.2% of houses list below original asking, against 48.7% across Martin County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Hobe Sound? Half houses have already come down once, by a median $31K", "after": "Buying in Hobe Sound? 21 of the 41 houses for sale are asking below their original price, by a median $31K", "before_present": true, "after_present": true }, { "field": "lede", "before": "HOBE SOUND, Fla., September 7, 2026 - 51.2% of the 41 single-family homes listed for sale in Hobe Sound have reduced their asking price at least once, by a median 3.9% (about $31K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 10 for sale, too few to report percentages (floor 30).", "after": "HOBE SOUND, Fla., September 7, 2026 - 51.2% of the 41 single-family homes listed for sale in Hobe Sound (21 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 21 reduced listings, the median reduction is 3.9% (about $31K). Condominiums: 10 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Hobe Sound and Martin County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 41 houses, 10 condominiums, 14 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-hobe-sound/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hobe Sound, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (18 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 41 houses, 10 condominiums, 14 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Martin County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hobe-sound/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hobe-sound/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"51.2 percent of single-family homes for sale in Hobe Sound have reduced their asking price at least once, by a median $31K.\"", "after": "\"51.2 percent of single-family homes for sale in Hobe Sound have a current asking price below their original list price; among those 21 reduced listings the median reduction is $31K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Hobe Sound house for sale has been waiting 100 days, not the 79 the current listing shows.\"", "after": "\"Among active Hobe Sound houses, the median recorded CumulativeDaysOnMarket value is 100 days and the median recorded DaysOnMarket value is 79 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Hobe Sound houses now under contract, 35.7 percent never reduced their asking price; the rest cut by a median 7.4 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"14 Hobe Sound houses are under contract in this snapshot, 9 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "1f19f62c1e318e13230f80fd5f78c7b64329574e65e9e76c23225bd7f133cc25", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nHobe Sound price cuts and true days on market\nHEADLINE OPTIONS\n51.2% of Hobe Sound houses for sale have cut their asking price\nHobe Sound sellers blink faster than the rest of Martin County as 51.2% of houses pass 90 days on the\nmarket\nBuying in Hobe Sound? Half houses have already come down once, by a median $31K\nLEDE\nHOBE SOUND, Fla., September 7, 2026 - 51.2% of the 41 single-family homes listed for sale in Hobe Sound\nhave reduced their asking price at least once, by a median 3.9% (about $31K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Condominiums: 10 for sale, too few to report percentages (floor\n30).\nNUT GRAF\nThe figures point to a market where 64.3% of houses reached a contract only after a price cut: of the 14 Hobe\nSound houses now under contract, 64.3% reduced before going under contract, with a median cut of 7.4% and\na median 46 days to contract. Across Martin County the price-cut share is 48.0% for houses and 47.2% for\ncondominiums, so Hobe Sound houses are cutting 3.2 points more often than the county. Counting every\nrelisting, the median Hobe Sound house for sale has been on the market 100 days, against 79 on its current\nlisting; 12.2% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nHobe Sound\n41\nShare with at\nleast one price\nreduction,\nhouses\n51.2% (21 of 41)\nMedian\nreduction\nfrom original\nasking, houses\n3.9% (about $31K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nActive\ncondominium\nlistings, Hobe\nSound\n10 (below the 30-listing floor; percentages not reported)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n100 days (79 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n51.2% (21 of 41)\nHouses under\ncontract that\nreduced first\n64.3% of 14\nMartin County\nprice-cut\nshare,\nhouses /\ncondominiums\n48.0% / 47.2%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting faster than similar-priced cities\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Bea\nQUOTABLE DATA POINTS\n\"51.2 percent of single-family homes for sale in Hobe Sound have reduced their asking price at least once,\nby a median $31K.\"\n\"Counting every relisting, the median Hobe Sound house for sale has been waiting 100 days, not the 79\nthe current listing shows.\"\n\"Of the Hobe Sound houses now under contract, 35.7 percent never reduced their asking price; the rest\ncut by a median 7.4 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Hobe Sound versus Martin County, houses, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nActive Hobe Sound listings by cumulative days on market, houses, September 7, 2026. 51.2% of houses have passed 90 days. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nShare of active Hobe Sound houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Hobe Sound and Martin County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 41 houses, 10 condominiums, 14 houses under\ncontract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every\nfigure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-hobe-\nsound/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median\nasking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than\nsimilar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10)\nnever cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer\nthan four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these\nmarkets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "9dce42d8cbba8fa9250d04868174cca74073cf0615534ab6f5f5f4ab3e68d637", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nHobe Sound asking-price reductions and recorded days\non market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/hobe-sound/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n51.2% of Hobe Sound houses for sale are asking less than their original list price\nSeller Blink Rate™ in Hobe Sound: 51.2% of houses list below original asking, against 48.7% across Martin\nCounty\nBuying in Hobe Sound? 21 of the 41 houses for sale are asking below their original price, by a median $31K\nLEDE\nHOBE SOUND, Fla., September 7, 2026 - 51.2% of the 41 single-family homes listed for sale in Hobe Sound\n(21 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 21 reduced listings, the median reduction is\n3.9% (about $31K). Condominiums: 10 for sale, below the 30-listing floor, so no percentages are reported for\nthem.\nNUT GRAF\nFor active Hobe Sound houses, the median recorded CumulativeDaysOnMarket value is 100 days and the\nmedian recorded DaysOnMarket value is 79 days, each calculated from non-missing values in that field (41 and\n41 listings). 12.2% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. 14 Hobe Sound houses are under\ncontract (Pending or Active Under Contract), 9 of them with a recorded asking price below original; fewer than\n30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nMartin County the shares asking below original are 48.7% for houses and 49.5% for condominiums; Hobe\nSound houses are 2.5 points above the county share.\nFACT BOX\nActive single-family listings, Hobe\nSound\n41\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n51.2% (21 of 41)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n41 / 0; 18 / 2\nSeptember 7, 2026\nMedian reduction among the 21\nreduced houses\n3.9% (about $31K)\nSeptember 7, 2026\nActive condominium listings,\nHobe Sound\n10 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n100 / 79 days (from 41 / 41 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over\n90 days\n51.2% (21 of 41 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count\nonly; fewer than 30)\n14, 9 asking below original\nSeptember 7, 2026\nMartin County share asking below\noriginal, houses / condominiums\n48.7% / 49.5%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Higher below-original share than peers\nSeptember 7, 2026\nPeer group, houses (median asking\n$600K to $1M; peer share 44.3%)\nRoyal Palm Beach, Homestead, Jensen Beach, Hallandale\nBeach, Hollywood, Pompano Beach, Dania Beach, Hialeah,\nNorth Miami Beach, West Palm Beach, Pembroke Pines, Cutler\nBay, Miramar, The Acreage, Coral Springs, North Miami, Stuart,\nPlantation, Westlake, Loxahatchee, Miami, Cooper City, Palm\nCity, Wilton Manors, Fort Lauderdale\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"51.2 percent of single-family homes for sale in Hobe Sound have a current asking price below their\noriginal list price; among those 21 reduced listings the median reduction is $31K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"Among active Hobe Sound houses, the median recorded CumulativeDaysOnMarket value is 100 days and\nthe median recorded DaysOnMarket value is 79 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"14 Hobe Sound houses are under contract in this snapshot, 9 of them with a recorded asking price below\noriginal; the group is too small to report a percentage. These asking-price fields do not disclose the agreed\ncontract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Hobe Sound versus Martin County,\nhouses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Hobe Sound houses 51.2%, Martin County houses 48.7%.\nCondominiums: 10 for sale, count only. Share of active listings asking below their original list price, September\n7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive Hobe Sound houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded\nvalue in that field; 51.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real\nEstate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 19.5%, 31-60\ndays 9.8%, 61-90 days 19.5%, 91-180 days 43.9%, 181+ days 7.3%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Hobe Sound houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10\nto 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 4 listed, count only; $500K to $1M 56.5% (13 of 23); $1M to $2M 5 listed, count only;\n$2M to $5M 5 listed, count only; $5M and up 4 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hobe Sound,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (18 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below\nthe floor and appear as a count only. Sample sizes: 41 houses, 10 condominiums, 14 houses under contract. Geography is the MLS\nCity field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Martin County. Seller Blink\nRate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking\nprices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city\nshares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-\noriginal share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/hobe-sound/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-hobe-sound/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "c7efb1ba01d85e5aeabf3ec7d479b9bc44a51ddea1be34889d89f71e6062d546", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - HOBE SOUND PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 51.2% of Hobe Sound houses for sale are asking less than their original list price\n2. Seller Blink Rate™ in Hobe Sound: 51.2% of houses list below original asking, against 48.7% across Martin County\n3. Buying in Hobe Sound? 21 of the 41 houses for sale are asking below their original price, by a median $31K\n\nLEDE\nHOBE SOUND, Fla., September 7, 2026 - 51.2% of the 41 single-family homes listed for sale in Hobe Sound (21 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 21 reduced listings, the median reduction is 3.9% (about $31K). Condominiums: 10 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active Hobe Sound houses, the median recorded CumulativeDaysOnMarket value is 100 days and the median recorded DaysOnMarket value is 79 days, each calculated from non-missing values in that field (41 and 41 listings). 12.2% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 14 Hobe Sound houses are under contract (Pending or Active Under Contract), 9 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Martin County the shares asking below original are 48.7% for houses and 49.5% for condominiums; Hobe Sound houses are 2.5 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Hobe Sound: 41 [September 7, 2026]\n- Share asking below original list price, houses: 51.2% (21 of 41) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 41 / 0; 18 / 2 [September 7, 2026]\n- Median reduction among the 21 reduced houses: 3.9% (about $31K) [September 7, 2026]\n- Active condominium listings, Hobe Sound: 10 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 100 / 79 days (from 41 / 41 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 51.2% (21 of 41 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 14, 9 asking below original [September 7, 2026]\n- Martin County share asking below original, houses / condominiums: 48.7% / 49.5% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Higher below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, North Miami Beach, West Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The Acreage, Coral Springs, North Miami, Stuart, Plantation, Westlake, Loxahatchee, Miami, Cooper City, Palm City, Wilton Manors, Fort Lauderdale [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"51.2 percent of single-family homes for sale in Hobe Sound have a current asking price below their original list price; among those 21 reduced listings the median reduction is $31K.\"\n- \"Among active Hobe Sound houses, the median recorded CumulativeDaysOnMarket value is 100 days and the median recorded DaysOnMarket value is 79 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"14 Hobe Sound houses are under contract in this snapshot, 9 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- hobe-sound-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Hobe Sound versus Martin County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Hobe Sound houses 51.2%, Martin County houses 48.7%. Condominiums: 10 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- hobe-sound-true-days-on-market-r1-2026-09-07.png\n Caption: Active Hobe Sound houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 51.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 19.5%, 31-60 days 9.8%, 61-90 days 19.5%, 91-180 days 43.9%, 181+ days 7.3%.\n- hobe-sound-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Hobe Sound houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 4 listed, count only; $500K to $1M 56.5% (13 of 23); $1M to $2M 5 listed, count only; $2M to $5M 5 listed, count only; $5M and up 4 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hobe Sound, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (18 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 41 houses, 10 condominiums, 14 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Martin County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hobe-sound/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hobe-sound/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-d0d990921d49a33b2f04" }, { "slug": "hobe-sound", "city": "Hobe Sound", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Martin", "active": 37, "with_fee": 36, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 37, "cut_count": 13, "cut_pct": 35.1, "median_cut_pct": 4.3, "median_cut_dollars": 20000 }, "outliers_dropped": 1, "n": 35, "median": 657, "p10": 317, "p25": 358, "p75": 750, "p90": 750, "min": 235, "max": 750, "median_sqft": 0.23, "n_sqft": 35, "median_pct_price": 0.77, "median_list_price": 495000, "median_year_built": 2003, "median_sqft_area": 1874, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 12, "under_500_pct": 34.3, "hi_thr": 500, "lo_thr": 200, "over_hi": 23, "over_hi_pct": 65.7, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Townhouse": { "count": 20, "pct": 57.1 }, "Villa": { "count": 15, "pct": 42.9 } }, "regime": { "HOA": { "count": 32, "pct": 91.4 }, "not_recorded": { "count": 3, "pct": 8.6 } }, "villa_median": 353, "townhouse_median": 750, "cadence": { "Monthly": { "count": 30, "pct": 85.7 }, "Quarterly": { "count": 5, "pct": 14.3 } }, "stacked": { "count": 1, "pct": 2.9, "median_total": 642, "median_master": 1 }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 0, "pct": 0.0 }, { "label": "$200 to $300", "count": 2, "pct": 5.7 }, { "label": "$300 to $400", "count": 9, "pct": 25.7 }, { "label": "$400 to $600", "count": 3, "pct": 8.6 }, { "label": "$600 to $1,000", "count": 21, "pct": 60.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 4, "median": 624, "median_sqft": 0.4 }, { "label": "1990s", "n": 10, "median": 336, "median_sqft": 0.21 }, { "label": "2000s", "n": 5, "median": 353, "median_sqft": 0.23 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 16, "median": 750, "median_sqft": 0.23 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 18, "median": 358, "median_pct_price": 0.97 }, { "label": "$500K to $1M", "n": 1, "median": 375, "median_pct_price": 0.87 }, { "label": "$1M and up", "n": 16, "median": 750, "median_pct_price": 0.36 } ], "pre1995": { "n": 9, "median": 590 }, "post2005": { "n": 16, "median": 750 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 33, "pct": 94.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 18, "pct": 51.4 }, { "key": "CableTv", "label": "Cable TV", "count": 14, "pct": 40.0 }, { "key": "Internet", "label": "Internet", "count": 8, "pct": 22.9 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 6, "pct": 17.1 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 5, "pct": 14.3 }, { "key": "Insurance", "label": "Building insurance", "count": 4, "pct": 11.4 }, { "key": "Pools", "label": "Pool", "count": 3, "pct": 8.6 }, { "key": "Hvac", "label": "HVAC", "count": 2, "pct": 5.7 }, { "key": "Trash", "label": "Trash", "count": 2, "pct": 5.7 }, { "key": "Security", "label": "Security", "count": 2, "pct": 5.7 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 2, "pct": 5.7 }, { "key": "Roof", "label": "Roof", "count": 2, "pct": 5.7 }, { "key": "Sewer", "label": "Sewer", "count": 1, "pct": 2.9 } ], "includes_n": 35, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 35 }, "developments": [ { "name": "The Landings at Hobe Sound Village", "master": "Hobe Sound Village", "n": 16, "anecdotal": false, "median": 750, "median_sqft": 0.23, "year_built": 2025, "median_list_price": 2495000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Double Tree", "master": null, "n": 5, "anecdotal": true, "median": 304, "median_sqft": 0.2, "year_built": 1997, "median_list_price": 459000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 5 } ], "masters": [ { "name": "Hobe Sound Village", "n": 16, "median": 750, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 657, "p25": 358, "p75": 750, "n": 35, "median_sqft": 0.23, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Hobe Sound townhouse or villa for sale carries a $657-a-month homeowners association fee, 119% above the South Florida median", "65.7% of Hobe Sound townhouses and villas on the market ask $500 or more a month in fees; 0% stay under $200", "Hobe Sound HOA fees on townhouses and villas run $358 to $750 a month for the middle half of listings" ], "lede": "HOBE SOUND, Fla., September 7, 2026 - The median monthly homeowners association fee across the 35 townhouses and villas listed for sale in Hobe Sound is $657, with half of the listings between $358 and $750 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 119% above the five-county South Florida median of $300, and ranks Hobe Sound 1 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Hobe Sound carries a monthly homeowners association fee of $657, 119% above the five-county South Florida median of $300.\"", "\"65.7 percent of Hobe Sound townhouses and villas on the market ask $500 or more a month in fees; 0 percent stay under $200.\"", "\"On the median Hobe Sound townhouse or villa, a year of homeowners association fees equals 0.77 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Hobe Sound permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-hobe-sound/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Hobe Sound against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Hobe Sound median $657 a month, South Florida median $300; Hobe Sound ranks 1 of 34 cities.", "title": "Hobe Sound HOA fees on townhouses and villas sit 119% above the South Florida median" }, { "caption": "Share of active Hobe Sound townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 0% (0 listings); $200 to $300 5.7% (2 listings); $300 to $400 25.7% (9 listings); $400 to $600 8.6% (3 listings); $600 to $1,000 60% (21 listings); $1,000 and up 0% (0 listings).", "title": "60% of Hobe Sound townhouses and villas for sale carry a fee of $600 to $1,000 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Hobe Sound townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1980s too few (4 listings); 1990s $336 (10 listings); 2000s too few (5 listings); 2020s $750 (16 listings).", "title": "Hobe Sound HOA fees on townhouses and villas by decade the home was completed" } ] } }, "after": { "figures": { "city": { "county": "Martin", "county_basis": "published_city_config_presentation_only", "county_counts": { "Martin": 36 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Martin", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 36, "with_fee": 35, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 35, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 1, "n": 34, "retained_n": 34, "outliers_dropped": 1, "trim_applied": true, "cuts": { "active": 36, "cut_count": 13, "cut_pct": 36.1, "median_cut_pct": 4.3, "median_cut_dollars": 20000, "valid_price_count": 36, "missing_price_count": 0, "unchanged_count": 7, "raised_count": 16, "not_below_original_count": 23, "cut_pct_denominator": 36, "cut_sample_ok": true, "median_cut_n": 13 }, "trim_bounds": { "p1": 168.22, "p99": 750.0 }, "retained_small_sample": true, "retained_below_30": false, "median": 661, "p10": 329, "p25": 366, "p75": 750, "p90": 750, "min": 267, "max": 750, "median_sqft": 0.23, "n_sqft": 34, "median_pct_price": 0.78, "n_pct_price": 34, "median_list_price": 505000, "median_year_built": 2004, "median_sqft_area": 1874, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 11, "under_500_pct": 32.4, "hi_thr": 500, "lo_thr": 200, "over_hi": 23, "over_hi_pct": 67.6, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Townhouse": { "count": 20, "pct": 58.8 }, "Villa": { "count": 14, "pct": 41.2 } }, "regime": { "HOA": { "count": 31, "pct": 91.2 }, "not_recorded": { "count": 3, "pct": 8.8 } }, "villa_median": 353, "townhouse_median": 750, "cadence": { "Monthly": { "count": 29, "pct": 85.3 }, "Quarterly": { "count": 5, "pct": 14.7 } }, "stacked": { "count": 1, "pct": 2.9, "median_total": 642, "median_master": 1 }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 0, "pct": 0.0 }, { "label": "$200 to $300", "count": 1, "pct": 2.9 }, { "label": "$300 to $400", "count": 9, "pct": 26.5 }, { "label": "$400 to $600", "count": 3, "pct": 8.8 }, { "label": "$600 to $1,000", "count": 21, "pct": 61.8 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 4, "median": 624, "median_sqft": 0.4 }, { "label": "1990s", "n": 9, "median": 353, "median_sqft": 0.21 }, { "label": "2000s", "n": 5, "median": 353, "median_sqft": 0.23 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 16, "median": 750, "median_sqft": 0.23 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 17, "median": 362, "median_pct_price": 0.99 }, { "label": "$500K to $1M", "n": 1, "median": 375, "median_pct_price": 0.87 }, { "label": "$1M and up", "n": 16, "median": 750, "median_pct_price": 0.36 } ], "pre1995": { "n": 9, "median": 590 }, "post2005": { "n": 16, "median": 750 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 32, "pct": 94.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 17, "pct": 50.0 }, { "key": "CableTv", "label": "Cable TV", "count": 13, "pct": 38.2 }, { "key": "Internet", "label": "Internet", "count": 7, "pct": 20.6 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 6, "pct": 17.6 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 5, "pct": 14.7 }, { "key": "Insurance", "label": "Building insurance", "count": 4, "pct": 11.8 }, { "key": "Pools", "label": "Pool", "count": 3, "pct": 8.8 }, { "key": "Hvac", "label": "HVAC", "count": 2, "pct": 5.9 }, { "key": "Trash", "label": "Trash", "count": 2, "pct": 5.9 }, { "key": "Security", "label": "Security", "count": 2, "pct": 5.9 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 2, "pct": 5.9 }, { "key": "Roof", "label": "Roof", "count": 2, "pct": 5.9 }, { "key": "Sewer", "label": "Sewer", "count": 1, "pct": 2.9 } ], "includes_n": 34, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 34 }, "denominators": { "fee_percentages": 34, "fee_medians_percentiles": 34, "median_sqft": 34, "median_pct_price": 34, "includes_pct": 34, "flags_pct": 34, "cut_pct": 36 }, "developments": [ { "name": "The Landings at Hobe Sound Village", "master": "Hobe Sound Village", "n": 16, "anecdotal": false, "median": 750, "median_sqft": 0.23, "year_built": 2025, "median_list_price": 2495000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [ { "name": "Hobe Sound Village", "n": 16, "median": 750, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 661, "p25": 366, "p75": 750, "n": 34, "median_sqft": 0.23, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Hobe Sound townhouse or villa monthly homeowners association fees have a median of $661 in the retained usable-fee sample of 34 listings, 120% above the five-county median. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "In Hobe Sound's retained usable-fee sample (34 listings after exclusions and percentile trimming), 67.6% have monthly-equivalent fees of $500 or more and 0% are below $200. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "Hobe Sound's retained usable-fee sample (n=34): reported monthly-equivalent homeowners association fees range from $366 to $750 at the 25th to 75th percentiles. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures." ], "lede": "HOBE SOUND, Fla., September 7, 2026 - Among 34 active townhouse or villa listings in Hobe Sound retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $661, with the middle half between $366 and $750, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 36 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 120% above the separately trimmed five-county median of $300 and ranks 1st among 34 published city medians. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Hobe Sound's retained usable-fee sample (n=34), after exclusions and percentile trimming, is $661, compared with $300 in the separately trimmed five-county sample. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\"", "\"Among Hobe Sound townhouses and villas in the retained usable-fee sample (n=34) after exclusions and percentile trimming, 67.6 percent have listed monthly-equivalent fees of $500 or more and 0 percent are below $200. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\"", "\"Among 34 retained listings with a current asking price of at least $20,000 in Hobe Sound's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.78 percent of the current asking price (median of per-listing ratios). Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Hobe Sound, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (35 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 34 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 36 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hobe-sound/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-hobe-sound/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Hobe Sound and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "alt": "Dot strip chart in five county lanes. Hobe Sound retained-sample median $661 a month (n=34); five-county median $300 (n=3,206, region-level trim). Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "title": "Hobe Sound townhouses and villas, retained usable-fee sample (n=34): median $661/month, 120% above the five-county median of $300. Small sample: 35 valid before trim; 34 retained.", "visible_labels": [ "$661", "34", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 34 active Hobe Sound townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 0% (0 listings); $200 to $300 2.9% (1 listings); $300 to $400 26.5% (9 listings); $400 to $600 8.8% (3 listings); $600 to $1,000 61.8% (21 listings); $1,000 and up 0% (0 listings). Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "title": "61.8% of Hobe Sound's retained usable-fee sample (34 listings) falls in the $600 to $1,000 monthly band. Small sample: 35 valid before trim; 34 retained.", "visible_labels": [ "0%", "0", "0%", "0", "2.9%", "1", "26.5%", "9", "8.8%", "3", "61.8%", "21", "0%", "0" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Hobe Sound townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "alt": "Column chart of median fee by recorded decade built: 1980s count only (4 listings); 1990s count only (9 listings); 2000s count only (5 listings); 2020s $750 (16 listings). Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "title": "Hobe Sound HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=34). Small sample: 35 valid before trim; 34 retained.", "visible_labels": [ "4", "9", "5", "$750", "16" ] } ] } }, "figure_changes": [ { "field": "city.active", "before": 37, "after": 36, "before_present": true, "after_present": true }, { "field": "city.bands[1].median", "before": 358, "after": 362, "before_present": true, "after_present": true }, { "field": "city.bands[1].median_pct_price", "before": 0.97, "after": 0.99, "before_present": true, "after_present": true }, { "field": "city.bands[1].n", "before": 18, "after": 17, "before_present": true, "after_present": true }, { "field": "city.bins[2].count", "before": 2, "after": 1, "before_present": true, "after_present": true }, { "field": "city.bins[2].pct", "before": 5.7, "after": 2.9, "before_present": true, "after_present": true }, { "field": "city.bins[3].pct", "before": 25.7, "after": 26.5, "before_present": true, "after_present": true }, { "field": "city.bins[4].pct", "before": 8.6, "after": 8.8, "before_present": true, "after_present": true }, { "field": "city.bins[5].pct", "before": 60.0, "after": 61.8, "before_present": true, "after_present": true }, { "field": "city.cadence.Monthly.count", "before": 30, "after": 29, "before_present": true, "after_present": true }, { "field": "city.cadence.Monthly.pct", "before": 85.7, "after": 85.3, "before_present": true, "after_present": true }, { "field": "city.cadence.Quarterly.pct", "before": 14.3, "after": 14.7, "before_present": true, "after_present": true }, { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Martin", "before_present": false, "after_present": true }, { "field": "city.county_counts.Martin", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.active", "before": 37, "after": 36, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_pct", "before": 35.1, "after": 36.1, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.decades[4].median", "before": 336, "after": 353, "before_present": true, "after_present": true }, { "field": "city.decades[4].n", "before": 10, "after": 9, "before_present": true, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.developments[1].anecdotal", "before": true, "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[1].master", "before": null, "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[1].median", "before": 304, "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[1].median_list_price", "before": 459000, "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[1].median_sqft", "before": 0.2, "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[1].membership", "before": 0, "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[1].n", "before": 5, "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[1].name", "before": "Double Tree", "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[1].regime", "before": "HOA", "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[1].sa_mentioned", "before": 0, "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[1].sa_pending", "before": 0, "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[1].stacked", "before": 0, "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[1].villas", "before": 5, "after": null, "before_present": true, "after_present": false }, { "field": "city.developments[1].year_built", "before": 1997, "after": null, "before_present": true, "after_present": false }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.flags.remarks_n", "before": 35, "after": 34, "before_present": true, "after_present": true }, { "field": "city.includes[0].count", "before": 33, "after": 32, "before_present": true, "after_present": true }, { "field": "city.includes[0].pct", "before": 94.3, "after": 94.1, "before_present": true, "after_present": true }, { "field": "city.includes[10].pct", "before": 5.7, "after": 5.9, "before_present": true, "after_present": true }, { "field": "city.includes[11].pct", "before": 5.7, "after": 5.9, "before_present": true, "after_present": true }, { "field": "city.includes[12].pct", "before": 5.7, "after": 5.9, "before_present": true, "after_present": true }, { "field": "city.includes[1].count", "before": 18, "after": 17, "before_present": true, "after_present": true }, { "field": "city.includes[1].pct", "before": 51.4, "after": 50.0, "before_present": true, "after_present": true }, { "field": "city.includes[2].count", "before": 14, "after": 13, "before_present": true, "after_present": true }, { "field": "city.includes[2].pct", "before": 40.0, "after": 38.2, "before_present": true, "after_present": true }, { "field": "city.includes[3].count", "before": 8, "after": 7, "before_present": true, "after_present": true }, { "field": "city.includes[3].pct", "before": 22.9, "after": 20.6, "before_present": true, "after_present": true }, { "field": "city.includes[4].pct", "before": 17.1, "after": 17.6, "before_present": true, "after_present": true }, { "field": "city.includes[5].pct", "before": 14.3, "after": 14.7, "before_present": true, "after_present": true }, { "field": "city.includes[6].pct", "before": 11.4, "after": 11.8, "before_present": true, "after_present": true }, { "field": "city.includes[7].pct", "before": 8.6, "after": 8.8, "before_present": true, "after_present": true }, { "field": "city.includes[8].pct", "before": 5.7, "after": 5.9, "before_present": true, "after_present": true }, { "field": "city.includes[9].pct", "before": 5.7, "after": 5.9, "before_present": true, "after_present": true }, { "field": "city.includes_n", "before": 35, "after": 34, "before_present": true, "after_present": true }, { "field": "city.median", "before": 657, "after": 661, "before_present": true, "after_present": true }, { "field": "city.median_list_price", "before": 495000, "after": 505000, "before_present": true, "after_present": true }, { "field": "city.median_pct_price", "before": 0.77, "after": 0.78, "before_present": true, "after_present": true }, { "field": "city.median_year_built", "before": 2003, "after": 2004, "before_present": true, "after_present": true }, { "field": "city.min", "before": 235, "after": 267, "before_present": true, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n", "before": 35, "after": 34, "before_present": true, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.n_sqft", "before": 35, "after": 34, "before_present": true, "after_present": true }, { "field": "city.over_hi_pct", "before": 65.7, "after": 67.6, "before_present": true, "after_present": true }, { "field": "city.p10", "before": 317, "after": 329, "before_present": true, "after_present": true }, { "field": "city.p25", "before": 358, "after": 366, "before_present": true, "after_present": true }, { "field": "city.regime.HOA.count", "before": 32, "after": 31, "before_present": true, "after_present": true }, { "field": "city.regime.HOA.pct", "before": 91.4, "after": 91.2, "before_present": true, "after_present": true }, { "field": "city.regime.not_recorded.pct", "before": 8.6, "after": 8.8, "before_present": true, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 168.22, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 750.0, "before_present": false, "after_present": true }, { "field": "city.types.Townhouse.pct", "before": 57.1, "after": 58.8, "before_present": true, "after_present": true }, { "field": "city.types.Villa.count", "before": 15, "after": 14, "before_present": true, "after_present": true }, { "field": "city.types.Villa.pct", "before": 42.9, "after": 41.2, "before_present": true, "after_present": true }, { "field": "city.under_500", "before": 12, "after": 11, "before_present": true, "after_present": true }, { "field": "city.under_500_pct", "before": 34.3, "after": 32.4, "before_present": true, "after_present": true }, { "field": "city.with_fee", "before": 36, "after": 35, "before_present": true, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Hobe Sound median $657 a month, South Florida median $300; Hobe Sound ranks 1 of 34 cities.", "after": "Dot strip chart in five county lanes. Hobe Sound retained-sample median $661 a month (n=34); five-county median $300 (n=3,206, region-level trim). Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Hobe Sound against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Hobe Sound and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Hobe Sound HOA fees on townhouses and villas sit 119% above the South Florida median", "after": "Hobe Sound townhouses and villas, retained usable-fee sample (n=34): median $661/month, 120% above the five-county median of $300. Small sample: 35 valid before trim; 34 retained.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$661", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "34", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 0% (0 listings); $200 to $300 5.7% (2 listings); $300 to $400 25.7% (9 listings); $400 to $600 8.6% (3 listings); $600 to $1,000 60% (21 listings); $1,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 0% (0 listings); $200 to $300 2.9% (1 listings); $300 to $400 26.5% (9 listings); $400 to $600 8.8% (3 listings); $600 to $1,000 61.8% (21 listings); $1,000 and up 0% (0 listings). Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Hobe Sound townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 34 active Hobe Sound townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "60% of Hobe Sound townhouses and villas for sale carry a fee of $600 to $1,000 a month", "after": "61.8% of Hobe Sound's retained usable-fee sample (34 listings) falls in the $600 to $1,000 monthly band. Small sample: 35 valid before trim; 34 retained.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "61.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "2.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "26.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "8.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1980s too few (4 listings); 1990s $336 (10 listings); 2000s too few (5 listings); 2020s $750 (16 listings).", "after": "Column chart of median fee by recorded decade built: 1980s count only (4 listings); 1990s count only (9 listings); 2000s count only (5 listings); 2020s $750 (16 listings). Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Hobe Sound townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Hobe Sound townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Hobe Sound HOA fees on townhouses and villas by decade the home was completed", "after": "Hobe Sound HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=34). Small sample: 35 valid before trim; 34 retained.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$750", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Hobe Sound townhouse or villa for sale carries a $657-a-month homeowners association fee, 119% above the South Florida median", "after": "Hobe Sound townhouse or villa monthly homeowners association fees have a median of $661 in the retained usable-fee sample of 34 listings, 120% above the five-county median. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "65.7% of Hobe Sound townhouses and villas on the market ask $500 or more a month in fees; 0% stay under $200", "after": "In Hobe Sound's retained usable-fee sample (34 listings after exclusions and percentile trimming), 67.6% have monthly-equivalent fees of $500 or more and 0% are below $200. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Hobe Sound HOA fees on townhouses and villas run $358 to $750 a month for the middle half of listings", "after": "Hobe Sound's retained usable-fee sample (n=34): reported monthly-equivalent homeowners association fees range from $366 to $750 at the 25th to 75th percentiles. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "lede", "before": "HOBE SOUND, Fla., September 7, 2026 - The median monthly homeowners association fee across the 35 townhouses and villas listed for sale in Hobe Sound is $657, with half of the listings between $358 and $750 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 119% above the five-county South Florida median of $300, and ranks Hobe Sound 1 of 34 cities.", "after": "HOBE SOUND, Fla., September 7, 2026 - Among 34 active townhouse or villa listings in Hobe Sound retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $661, with the middle half between $366 and $750, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 36 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 120% above the separately trimmed five-county median of $300 and ranks 1st among 34 published city medians. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Hobe Sound permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-hobe-sound/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Hobe Sound, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (35 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 34 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 36 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hobe-sound/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-hobe-sound/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Hobe Sound carries a monthly homeowners association fee of $657, 119% above the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Hobe Sound's retained usable-fee sample (n=34), after exclusions and percentile trimming, is $661, compared with $300 in the separately trimmed five-county sample. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"65.7 percent of Hobe Sound townhouses and villas on the market ask $500 or more a month in fees; 0 percent stay under $200.\"", "after": "\"Among Hobe Sound townhouses and villas in the retained usable-fee sample (n=34) after exclusions and percentile trimming, 67.6 percent have listed monthly-equivalent fees of $500 or more and 0 percent are below $200. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Hobe Sound townhouse or villa, a year of homeowners association fees equals 0.77 percent of the asking price.\"", "after": "\"Among 34 retained listings with a current asking price of at least $20,000 in Hobe Sound's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.78 percent of the current asking price (median of per-listing ratios). Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "8a54a205ad6f696628ea3de603f84d727bb9a98fe4ccf5c393c7b4bdf53282c7", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nHobe Sound HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Hobe Sound townhouse or villa for sale carries a $657-a-month homeowners association fee,\n119% above the South Florida median\n65.7% of Hobe Sound townhouses and villas on the market ask $500 or more a month in fees; 0% stay\nunder $200\nHobe Sound HOA fees on townhouses and villas run $358 to $750 a month for the middle half of listings\nLEDE\nHOBE SOUND, Fla., September 7, 2026 - The median monthly homeowners association fee across the 35\ntownhouses and villas listed for sale in Hobe Sound is $657, with half of the listings between $358 and $750 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 119% above the\nfive-county South Florida median of $300, and ranks Hobe Sound 1 of 34 cities.\nNUT GRAF\nPer square foot, the median Hobe Sound townhouse or villa fee is $0.23 a month on a median home of 1,874\nsquare feet; at the median asking price of $495K, a year of fees equals 0.77% of the price. 65.7% of listings ask\n$500 or more a month and 0% under $200. 2.9% of listings report two association layers (a master and a sub-\nassociation); 14.3% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 0% of listings, describe one as pending or payable by the buyer on 0%, and\nmention a mandatory club or membership on 0%. 42.9% of the listings are entered as single-level villas, the\nrest as townhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Hobe Sound\n37 (35 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$657\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$358 to $750\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.23 (median home 1,874 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n0.77% (asking $495K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $500 or more a month / under $200\n65.7% / 0%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n2.9% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n14.3%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Hobe Sound ranks 1 of 34\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Hobe Sound carries a monthly homeowners association\nfee of $657, 119% above the five-county South Florida median of $300.\"\n\"65.7 percent of Hobe Sound townhouses and villas on the market ask $500 or more a month in fees; 0\npercent stay under $200.\"\n\"On the median Hobe Sound townhouse or villa, a year of homeowners association fees equals 0.77\npercent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Hobe Sound against every South Florida city with 30 or more active townhouse or villa\nlistings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Hobe Sound townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Hobe Sound townhouses and villas by decade the home was\ncompleted, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Hobe Sound permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-hobe-sound/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "15d315a4ea9cce065b71cdd79d317744294afaf302c1cb5a36a50108c8904b36", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nHobe Sound HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/hobe-sound/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nHobe Sound townhouse or villa monthly homeowners association fees have a median of $661 in the\nretained usable-fee sample of 34 listings, 120% above the five-county median. Small sample: 35 valid before\ntrimming; 34 retained. A few listings can materially change these figures.\nIn Hobe Sound's retained usable-fee sample (34 listings after exclusions and percentile trimming), 67.6%\nhave monthly-equivalent fees of $500 or more and 0% are below $200. Small sample: 35 valid before\ntrimming; 34 retained. A few listings can materially change these figures.\nHobe Sound's retained usable-fee sample (n=34): reported monthly-equivalent homeowners association\nfees range from $366 to $750 at the 25th to 75th percentiles. Small sample: 35 valid before trimming; 34\nretained. A few listings can materially change these figures.\nLEDE\nHOBE SOUND, Fla., September 7, 2026 - Among 34 active townhouse or villa listings in Hobe Sound retained\nafter excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its\n99th percentile, the median monthly homeowners association fee is $661, with the middle half between $366\nand $750, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There\nare 36 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 120% above the separately trimmed five-\ncounty median of $300 and ranks 1st among 34 published city medians. Small sample: 35 valid before\ntrimming; 34 retained. A few listings can materially change these figures.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Hobe Sound townhouse or villa fee is $0.23 a month\n(34 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a\nmedian 0.78% of the listing's current asking price across 34 retained listings with a current asking price of at\nleast $20,000; this is the median of per-listing ratios. 67.6% of the retained sample have fees of $500 or more\na month and 0% are below $200. 2.9% of the retained sample report two association layers (a master and a\nsub-association, summed here); 14.7% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable\nby the buyer on 0%, and mention a mandatory club or membership on 0%; 34 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. 41.2% of retained\nlistings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are\nreported together after condominium classification. Small sample: 35 valid before trimming; 34 retained. A few\nlistings can materially change these figures.\nFACT BOX\nActive townhouse or villa listings, Hobe Sound\n(before exclusions and trimming)\n36\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n35 / 34 (1 trimmed; 0 fee without billing frequency\nexcluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$661\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$366 to $750\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.23 (34 retained listings with recorded living area\nof at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n0.78% (34 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n67.6% (23) / 0% (0) of 34\nSeptember 7, 2026\nTwo association layers reported (master +\nsub), retained sample\n2.9% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly),\nretained sample\n14.7%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); Hobe Sound ranks 1st among\n34 published city medians\nSeptember 7, 2026\nSmall retained fee sample — interpretation\ncaution\nSmall sample: 35 valid before trimming; 34 retained.\nA few listings can materially change these figures.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Hobe Sound's retained usable-fee sample\n(n=34), after exclusions and percentile trimming, is $661, compared with $300 in the separately trimmed\nfive-county sample. Small sample: 35 valid before trimming; 34 retained. A few listings can materially\nchange these figures.\"\n\"Among Hobe Sound townhouses and villas in the retained usable-fee sample (n=34) after exclusions and\npercentile trimming, 67.6 percent have listed monthly-equivalent fees of $500 or more and 0 percent are\nbelow $200. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change\nthese figures.\"\n\"Among 34 retained listings with a current asking price of at least $20,000 in Hobe Sound's usable-fee\nsample after exclusions and percentile trimming, a year of reported homeowners association fees equals a\nmedian 0.78 percent of the current asking price (median of per-listing ratios). Small sample: 35 valid before\ntrimming; 34 retained. A few listings can materially change these figures.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nHobe Sound and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-\ncounty reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a\nvalid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small\nsample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\nChart data (aggregate): Dot strip chart in five county lanes. Hobe Sound retained-sample median $661 a\nmonth (n=34); five-county median $300 (n=3,206, region-level trim). Small sample: 35 valid before trimming;\n34 retained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 34 active Hobe Sound townhouse or villa listings retained after unusable-\nfee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active\nlistings. Source: BeachesMLS via PBP Real Estate. Small sample: 35 valid before trimming; 34 retained. A few listings can materially\nchange these figures.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 0% (0\nlistings); $100 to $200 0% (0 listings); $200 to $300 2.9% (1 listings); $300 to $400 26.5% (9 listings); $400 to\n$600 8.8% (3 listings); $600 to $1,000 61.8% (21 listings); $1,000 and up 0% (0 listings). Small sample: 35 valid\nbefore trimming; 34 retained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Hobe Sound townhouses and villas in the\nretained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a\nrecorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small\nsample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1980s count only (4 listings);\n1990s count only (9 listings); 2000s count only (5 listings); 2020s $750 (16 listings). Small sample: 35 valid\nbefore trimming; 34 retained. A few listings can materially change these figures.\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Hobe Sound, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (35 here). Fees below the 1st or above the 99th\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npercentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 34 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 36 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes\ntogether after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific\nassociation's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as\nthe brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable\nbut not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/hobe-sound/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/hoa-fees-hobe-sound/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "4b0e116c8c7cf8fafd44ffab5ef249a313aee606e54b84666081b9d47a6c6dc7", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - HOBE SOUND HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Hobe Sound townhouse or villa monthly homeowners association fees have a median of $661 in the retained usable-fee sample of 34 listings, 120% above the five-county median. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\n2. In Hobe Sound's retained usable-fee sample (34 listings after exclusions and percentile trimming), 67.6% have monthly-equivalent fees of $500 or more and 0% are below $200. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\n3. Hobe Sound's retained usable-fee sample (n=34): reported monthly-equivalent homeowners association fees range from $366 to $750 at the 25th to 75th percentiles. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\n\nLEDE\nHOBE SOUND, Fla., September 7, 2026 - Among 34 active townhouse or villa listings in Hobe Sound retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $661, with the middle half between $366 and $750, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 36 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 120% above the separately trimmed five-county median of $300 and ranks 1st among 34 published city medians. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Hobe Sound townhouse or villa fee is $0.23 a month (34 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 0.78% of the listing's current asking price across 34 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 67.6% of the retained sample have fees of $500 or more a month and 0% are below $200. 2.9% of the retained sample report two association layers (a master and a sub-association, summed here); 14.7% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 34 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. 41.2% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Hobe Sound (before exclusions and trimming): 36 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 35 / 34 (1 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $661 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $366 to $750 [September 7, 2026]\n- Median fee per square foot per month: $0.23 (34 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 0.78% (34 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 67.6% (23) / 0% (0) of 34 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 2.9% (1) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 14.7% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 0% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Hobe Sound ranks 1st among 34 published city medians [September 7, 2026]\n- Small retained fee sample — interpretation caution: Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Hobe Sound's retained usable-fee sample (n=34), after exclusions and percentile trimming, is $661, compared with $300 in the separately trimmed five-county sample. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\"\n- \"Among Hobe Sound townhouses and villas in the retained usable-fee sample (n=34) after exclusions and percentile trimming, 67.6 percent have listed monthly-equivalent fees of $500 or more and 0 percent are below $200. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\"\n- \"Among 34 retained listings with a current asking price of at least $20,000 in Hobe Sound's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.78 percent of the current asking price (median of per-listing ratios). Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- hobe-sound-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Hobe Sound and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\n Alt text: Dot strip chart in five county lanes. Hobe Sound retained-sample median $661 a month (n=34); five-county median $300 (n=3,206, region-level trim). Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\n- hobe-sound-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 34 active Hobe Sound townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 0% (0 listings); $200 to $300 2.9% (1 listings); $300 to $400 26.5% (9 listings); $400 to $600 8.8% (3 listings); $600 to $1,000 61.8% (21 listings); $1,000 and up 0% (0 listings). Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\n- hobe-sound-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Hobe Sound townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\n Alt text: Column chart of median fee by recorded decade built: 1980s count only (4 listings); 1990s count only (9 listings); 2000s count only (5 listings); 2020s $750 (16 listings). Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Hobe Sound, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (35 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 34 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 36 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hobe-sound/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-hobe-sound/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "hollywood", "city": "Hollywood", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 425, "sample_ok": true, "small_sample": false, "pending": 119, "median_list_price": 650000.0, "cut_count": 164, "cut_pct": 38.6, "raised_count": 19, "median_cut_pct": 4.6, "median_cut_dollars": 32000.0, "cut_last30": 86, "cut_last30_pct": 20.2, "cut_last7": 24, "median_dom": 49, "median_cdom": 51, "relisted_count": 17, "relisted_pct": 4.0, "over90": 134, "over90_pct": 31.5, "over180": 62, "fresh_held": 179, "fresh_held_pct": 42.1, "stale_uncut": 57, "stale_uncut_pct": 13.4, "dom_buckets": [ { "label": "0-30", "count": 170, "pct": 40.0 }, { "label": "31-60", "count": 59, "pct": 13.9 }, { "label": "61-90", "count": 62, "pct": 14.6 }, { "label": "91-180", "count": 72, "pct": 16.9 }, { "label": "181+", "count": 62, "pct": 14.6 } ], "bands": [ { "label": "Under $500K", "active": 78, "cut": 28, "cut_pct": 35.9, "median_cdom": 29.5 }, { "label": "$500K to $1M", "active": 258, "cut": 101, "cut_pct": 39.1, "median_cdom": 60.0 }, { "label": "$1M to $2M", "active": 56, "cut": 21, "cut_pct": 37.5, "median_cdom": 36.5 }, { "label": "$2M to $5M", "active": 27, "cut": 13, "cut_pct": 48.1, "median_cdom": 91 }, { "label": "$5M and up", "active": 6, "cut": 1, "cut_pct": 16.7, "median_cdom": 63.5 } ], "pending_cut_count": 52, "pending_cut_pct": 43.7, "pending_median_cut_pct": 6.7, "pending_median_cdom": 52, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 429, "cut_pct": 39.2, "median_cdom": 51, "median_list_price": 649000.0 }, { "date": "2026-09-06", "active": 427, "cut_pct": 38.9, "median_cdom": 51, "median_list_price": 650000.0 }, { "date": "2026-09-07", "active": 425, "cut_pct": 38.6, "median_cdom": 51, "median_list_price": 650000.0 } ] }, "condos": { "active": 962, "sample_ok": true, "small_sample": false, "pending": 96, "median_list_price": 380000.0, "cut_count": 443, "cut_pct": 46.0, "raised_count": 43, "median_cut_pct": 6.3, "median_cut_dollars": 24000.0, "cut_last30": 147, "cut_last30_pct": 15.3, "cut_last7": 30, "median_dom": 98.0, "median_cdom": 106.0, "relisted_count": 57, "relisted_pct": 5.9, "over90": 531, "over90_pct": 55.2, "over180": 312, "fresh_held": 287, "fresh_held_pct": 29.8, "stale_uncut": 186, "stale_uncut_pct": 19.3, "dom_buckets": [ { "label": "0-30", "count": 244, "pct": 25.4 }, { "label": "31-60", "count": 101, "pct": 10.5 }, { "label": "61-90", "count": 86, "pct": 8.9 }, { "label": "91-180", "count": 219, "pct": 22.8 }, { "label": "181+", "count": 312, "pct": 32.4 } ], "bands": [ { "label": "Under $250K", "active": 287, "cut": 141, "cut_pct": 49.1, "median_cdom": 103 }, { "label": "$250K to $500K", "active": 374, "cut": 174, "cut_pct": 46.5, "median_cdom": 88.0 }, { "label": "$500K to $1M", "active": 218, "cut": 88, "cut_pct": 40.4, "median_cdom": 122.5 }, { "label": "$1M and up", "active": 83, "cut": 40, "cut_pct": 48.2, "median_cdom": 211 } ], "pending_cut_count": 52, "pending_cut_pct": 54.2, "pending_median_cut_pct": 10.0, "pending_median_cdom": 102.5, "tier": "c3", "series": [ { "date": "2026-09-05", "active": 888, "cut_pct": 46.6, "median_cdom": 106.0, "median_list_price": 380000.0 }, { "date": "2026-09-06", "active": 886, "cut_pct": 46.5, "median_cdom": 106.0, "median_list_price": 384250.0 }, { "date": "2026-09-07", "active": 962, "cut_pct": 46.0, "median_cdom": 106.0, "median_list_price": 380000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "38.6% of Hollywood houses for sale have cut their asking price, 46.0% of condos", "Hollywood sellers hold firmer than the rest of Broward County as 31.5% of houses pass 90 days on the market", "Buying in Hollywood? Two in five houses have already come down once, by a median $32K" ], "lede": "HOLLYWOOD, Fla., September 7, 2026 - 38.6% of the 425 single-family homes listed for sale in Hollywood have reduced their asking price at least once, by a median 4.6% (about $32K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 962 condominium listings, 46.0% have cut, by a median 6.3%.", "quotes": [ "\"38.6 percent of single-family homes for sale in Hollywood have reduced their asking price at least once, by a median $32K.\"", "\"Counting every relisting, the median Hollywood house for sale has been waiting 51 days, not the 49 the current listing shows.\"", "\"Of the Hollywood houses now under contract, 56.3 percent never reduced their asking price; the rest cut by a median 6.7 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Hollywood and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 425 houses, 962 condominiums, 119 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-hollywood/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Hollywood versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Hollywood houses 38.6%, Broward County houses 43.3%; Hollywood condominiums 46.0%, Broward County condominiums 45.0%.", "title": "Hollywood houses are cutting 4.7 points less often than Broward County" }, { "caption": "Active Hollywood listings by cumulative days on market, houses and condominiums, September 7, 2026. 31.5% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 40.0%, 31-60 days 13.9%, 61-90 days 14.6%, 91-180 days 16.9%, 181+ days 14.6%. Condominiums: 0-30 days 25.4%, 31-60 days 10.5%, 61-90 days 8.9%, 91-180 days 22.8%, 181+ days 32.4%.", "title": "31.5% of Hollywood houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Hollywood houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 35.9% of 78; $500K to $1M 39.1% of 258; $1M to $2M 37.5% of 56; $2M to $5M 48.1% of 27; $5M and up too few to read of 6.", "title": "$500K to $1M Hollywood houses have cut most often: 39.1% of 258" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 1602 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 425, "sample_ok": true, "small_sample": false, "pending": 119, "median_list_price": 650000.0, "cut_count": 164, "cut_pct": 38.6, "raised_count": 19, "valid_price_count": 424, "missing_price_count": 1, "unchanged_count": 241, "not_below_original_count": 261, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.6, "median_cut_dollars": 32000.0, "cut_last30": 86, "cut_last30_pct": 20.2, "cut_last7": 24, "median_dom": 49, "median_cdom": 51, "dom_n": 425, "cdom_n": 425, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 425, "relisted_count": 17, "relisted_pct": 4.0, "over90": 134, "over90_pct": 31.5, "over180": 62, "fresh_held": 179, "fresh_held_pct": 42.1, "fresh_held_missing_cdom_count": 0, "stale_uncut": 57, "stale_uncut_pct": 13.4, "dom_buckets": [ { "label": "0-30", "count": 170, "pct": 40.0 }, { "label": "31-60", "count": 59, "pct": 13.9 }, { "label": "61-90", "count": 62, "pct": 14.6 }, { "label": "91-180", "count": 72, "pct": 16.9 }, { "label": "181+", "count": 62, "pct": 14.6 } ], "bands": [ { "label": "Under $500K", "active": 78, "cut": 28, "cut_pct": 35.9, "median_cdom": 29.5, "cut_pct_denominator": 78, "cdom_n": 78, "valid_price_count": 78 }, { "label": "$500K to $1M", "active": 258, "cut": 101, "cut_pct": 39.1, "median_cdom": 60.0, "cut_pct_denominator": 258, "cdom_n": 258, "valid_price_count": 257 }, { "label": "$1M to $2M", "active": 56, "cut": 21, "cut_pct": 37.5, "median_cdom": 36.5, "cut_pct_denominator": 56, "cdom_n": 56, "valid_price_count": 56 }, { "label": "$2M to $5M", "active": 27, "cut": 13, "cut_pct": 48.1, "median_cdom": 91, "cut_pct_denominator": 27, "cdom_n": 27, "valid_price_count": 27 }, { "label": "$5M and up", "active": 6, "cut": 1, "cut_pct": 16.7, "median_cdom": 63.5, "cut_pct_denominator": 6, "cdom_n": 6, "valid_price_count": 6 } ], "pending_cut_count": 52, "pending_cut_pct": 43.7, "pending_valid_price_count": 119, "pending_missing_price_count": 0, "pending_unchanged_count": 63, "pending_raised_count": 4, "pending_not_below_original_count": 67, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 119, "pending_dom_n": 119, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 6.7, "pending_median_cdom": 52, "denominators": { "cut_pct": 425, "cut_last30_pct": 425, "relisted_pct": 425, "fresh_held_pct": 425, "stale_uncut_pct": 425, "over90_pct": 425, "dom_bucket_pct": 425, "pending_cut_pct": 119, "median_dom": 425, "median_cdom": 425, "median_cut_pct": 164, "median_cut_dollars": 164, "pending_median_cut_pct": 52, "pending_median_cdom": 119 }, "county_counts": { "Broward": 425 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 425, "cut_pct": 38.6, "median_cdom": 51, "median_list_price": 650000.0 } ] }, "condos": { "active": 962, "sample_ok": true, "small_sample": false, "pending": 96, "median_list_price": 380000.0, "cut_count": 443, "cut_pct": 46.0, "raised_count": 43, "valid_price_count": 962, "missing_price_count": 0, "unchanged_count": 476, "not_below_original_count": 519, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.3, "median_cut_dollars": 24000.0, "cut_last30": 147, "cut_last30_pct": 15.3, "cut_last7": 30, "median_dom": 98.0, "median_cdom": 106.0, "dom_n": 962, "cdom_n": 962, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 962, "relisted_count": 57, "relisted_pct": 5.9, "over90": 531, "over90_pct": 55.2, "over180": 312, "fresh_held": 287, "fresh_held_pct": 29.8, "fresh_held_missing_cdom_count": 0, "stale_uncut": 186, "stale_uncut_pct": 19.3, "dom_buckets": [ { "label": "0-30", "count": 244, "pct": 25.4 }, { "label": "31-60", "count": 101, "pct": 10.5 }, { "label": "61-90", "count": 86, "pct": 8.9 }, { "label": "91-180", "count": 219, "pct": 22.8 }, { "label": "181+", "count": 312, "pct": 32.4 } ], "bands": [ { "label": "Under $250K", "active": 287, "cut": 141, "cut_pct": 49.1, "median_cdom": 103, "cut_pct_denominator": 287, "cdom_n": 287, "valid_price_count": 287 }, { "label": "$250K to $500K", "active": 374, "cut": 174, "cut_pct": 46.5, "median_cdom": 88.0, "cut_pct_denominator": 374, "cdom_n": 374, "valid_price_count": 374 }, { "label": "$500K to $1M", "active": 218, "cut": 88, "cut_pct": 40.4, "median_cdom": 122.5, "cut_pct_denominator": 218, "cdom_n": 218, "valid_price_count": 218 }, { "label": "$1M and up", "active": 83, "cut": 40, "cut_pct": 48.2, "median_cdom": 211, "cut_pct_denominator": 83, "cdom_n": 83, "valid_price_count": 83 } ], "pending_cut_count": 52, "pending_cut_pct": 54.2, "pending_valid_price_count": 96, "pending_missing_price_count": 0, "pending_unchanged_count": 43, "pending_raised_count": 1, "pending_not_below_original_count": 44, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 96, "pending_dom_n": 96, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 10.0, "pending_median_cdom": 102.5, "denominators": { "cut_pct": 962, "cut_last30_pct": 962, "relisted_pct": 962, "fresh_held_pct": 962, "stale_uncut_pct": 962, "over90_pct": 962, "dom_bucket_pct": 962, "pending_cut_pct": 96, "median_dom": 962, "median_cdom": 962, "median_cut_pct": 443, "median_cut_dollars": 443, "pending_median_cut_pct": 52, "pending_median_cdom": 96 }, "county_counts": { "Broward": 962 }, "tier": "c3", "series": [ { "date": "2026-09-07", "active": 962, "cut_pct": 46.0, "median_cdom": 106.0, "median_list_price": 380000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "38.6% of Hollywood houses for sale are asking less than their original list price; 46% of condos", "Seller Blink Rate™ in Hollywood: 38.6% of houses list below original asking, against 43.3% across Broward County", "Buying in Hollywood? 164 of the 425 houses for sale are asking below their original price, by a median $32K" ], "lede": "HOLLYWOOD, Fla., September 7, 2026 - 38.6% of the 425 single-family homes listed for sale in Hollywood (164 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 164 reduced listings, the median reduction is 4.6% (about $32K). Among the city's 962 condominium listings, 46% are asking below their original price, by a median 6.3%.", "quotes": [ "\"38.6 percent of single-family homes for sale in Hollywood have a current asking price below their original list price; among those 164 reduced listings the median reduction is $32K.\"", "\"Among active Hollywood houses, the median recorded CumulativeDaysOnMarket value is 51 days and the median recorded DaysOnMarket value is 49 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 43.7 percent of the 119 Hollywood houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6.7 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hollywood, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (241 unchanged, 19 above original, 1 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 425 houses, 962 condominiums, 119 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hollywood/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hollywood/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Hollywood versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Hollywood houses 38.6%, Broward County houses 43.3%; Hollywood condominiums 46%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 38.6% of Hollywood houses for sale are asking below their original price, against 43.3% across Broward County", "visible_labels": [ "45%", "46%", "43.3%", "38.6%" ] }, { "caption": "Active Hollywood houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 31.5% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 40%, 31-60 days 13.9%, 61-90 days 14.6%, 91-180 days 16.9%, 181+ days 14.6%. Condominiums: 0-30 days 25.4%, 31-60 days 10.5%, 61-90 days 8.9%, 91-180 days 22.8%, 181+ days 32.4%.", "title": "31.5% of Hollywood houses for sale with a recorded cumulative-days value exceed 90 days; 55.2% of condos", "visible_labels": [ "40%", "25.4%", "13.9%", "10.5%", "14.6%", "8.9%", "16.9%", "22.8%", "14.6%", "32.4%", "31.5%" ] }, { "caption": "Share of active Hollywood houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 35.9% (28 of 78); $500K to $1M 39.1% (101 of 258); $1M to $2M 37.5% (21 of 56); $2M to $5M 48.1% (13 of 27); $5M and up 6 listed, count only.", "title": "$500K to $1M Hollywood houses show the highest share asking below original: 39.1% of 258", "visible_labels": [ "6", "48.1%", "13", "27", "37.5%", "21", "56", "39.1%", "101", "258", "35.9%", "28", "78" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 1602, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 287, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 287, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 287, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 374, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 374, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 374, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 218, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 218, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 218, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 83, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 83, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 83, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 962, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 962, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 962, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 962, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 962, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 962, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 962, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 443, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 443, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 962, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 962, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 96, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 96, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 962, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 962, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 962, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 519, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 962, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 96, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 96, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 96, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 962, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 258, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 258, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 257, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 425, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 425, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 425, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 425, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 425, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 425, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 425, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 164, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 164, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 425, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 425, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 425, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 425, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 425, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 261, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 425, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 241, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 424, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Hollywood houses 38.6%, Broward County houses 43.3%; Hollywood condominiums 46.0%, Broward County condominiums 45.0%.", "after": "Horizontal bar chart. Hollywood houses 38.6%, Broward County houses 43.3%; Hollywood condominiums 46%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Hollywood versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Hollywood versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Hollywood houses are cutting 4.7 points less often than Broward County", "after": "Seller Blink Rate™: 38.6% of Hollywood houses for sale are asking below their original price, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "46%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "38.6%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 40.0%, 31-60 days 13.9%, 61-90 days 14.6%, 91-180 days 16.9%, 181+ days 14.6%. Condominiums: 0-30 days 25.4%, 31-60 days 10.5%, 61-90 days 8.9%, 91-180 days 22.8%, 181+ days 32.4%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 40%, 31-60 days 13.9%, 61-90 days 14.6%, 91-180 days 16.9%, 181+ days 14.6%. Condominiums: 0-30 days 25.4%, 31-60 days 10.5%, 61-90 days 8.9%, 91-180 days 22.8%, 181+ days 32.4%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Hollywood listings by cumulative days on market, houses and condominiums, September 7, 2026. 31.5% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Hollywood houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 31.5% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "31.5% of Hollywood houses for sale have waited more than 90 days, counting every relisting", "after": "31.5% of Hollywood houses for sale with a recorded cumulative-days value exceed 90 days; 55.2% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "40%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "31.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "25.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "13.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "10.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "14.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "8.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "16.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "22.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "14.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "32.4%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 35.9% of 78; $500K to $1M 39.1% of 258; $1M to $2M 37.5% of 56; $2M to $5M 48.1% of 27; $5M and up too few to read of 6.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 35.9% (28 of 78); $500K to $1M 39.1% (101 of 258); $1M to $2M 37.5% (21 of 56); $2M to $5M 48.1% (13 of 27); $5M and up 6 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Hollywood houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Hollywood houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Hollywood houses have cut most often: 39.1% of 258", "after": "$500K to $1M Hollywood houses show the highest share asking below original: 39.1% of 258", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "35.9%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "28", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "78", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "48.1%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "37.5%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "56", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "39.1%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "101", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "258", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "38.6% of Hollywood houses for sale have cut their asking price, 46.0% of condos", "after": "38.6% of Hollywood houses for sale are asking less than their original list price; 46% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Hollywood sellers hold firmer than the rest of Broward County as 31.5% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Hollywood: 38.6% of houses list below original asking, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Hollywood? Two in five houses have already come down once, by a median $32K", "after": "Buying in Hollywood? 164 of the 425 houses for sale are asking below their original price, by a median $32K", "before_present": true, "after_present": true }, { "field": "lede", "before": "HOLLYWOOD, Fla., September 7, 2026 - 38.6% of the 425 single-family homes listed for sale in Hollywood have reduced their asking price at least once, by a median 4.6% (about $32K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 962 condominium listings, 46.0% have cut, by a median 6.3%.", "after": "HOLLYWOOD, Fla., September 7, 2026 - 38.6% of the 425 single-family homes listed for sale in Hollywood (164 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 164 reduced listings, the median reduction is 4.6% (about $32K). Among the city's 962 condominium listings, 46% are asking below their original price, by a median 6.3%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Hollywood and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 425 houses, 962 condominiums, 119 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-hollywood/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hollywood, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (241 unchanged, 19 above original, 1 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 425 houses, 962 condominiums, 119 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hollywood/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hollywood/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"38.6 percent of single-family homes for sale in Hollywood have reduced their asking price at least once, by a median $32K.\"", "after": "\"38.6 percent of single-family homes for sale in Hollywood have a current asking price below their original list price; among those 164 reduced listings the median reduction is $32K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Hollywood house for sale has been waiting 51 days, not the 49 the current listing shows.\"", "after": "\"Among active Hollywood houses, the median recorded CumulativeDaysOnMarket value is 51 days and the median recorded DaysOnMarket value is 49 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Hollywood houses now under contract, 56.3 percent never reduced their asking price; the rest cut by a median 6.7 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 43.7 percent of the 119 Hollywood houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6.7 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "2b1bc6e6745af23829270ec650944b5306b163087731da0d58b19f98e5bdf190", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nHollywood price cuts and true days on market\nHEADLINE OPTIONS\n38.6% of Hollywood houses for sale have cut their asking price, 46.0% of condos\nHollywood sellers hold firmer than the rest of Broward County as 31.5% of houses pass 90 days on the\nmarket\nBuying in Hollywood? Two in five houses have already come down once, by a median $32K\nLEDE\nHOLLYWOOD, Fla., September 7, 2026 - 38.6% of the 425 single-family homes listed for sale in Hollywood\nhave reduced their asking price at least once, by a median 4.6% (about $32K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Among the city's 962 condominium listings, 46.0% have cut, by a\nmedian 6.3%.\nNUT GRAF\nThe figures point to a market where 43.7% of houses reached a contract only after a price cut: of the 119\nHollywood houses now under contract, 43.7% reduced before going under contract, with a median cut of 6.7%\nand a median 52 days to contract. Across Broward County the price-cut share is 43.3% for houses and 45.0%\nfor condominiums, so Hollywood houses are cutting 4.7 points less often than the county. Counting every\nrelisting, the median Hollywood house for sale has been on the market 51 days, against 49 on its current\nlisting; 4.0% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nHollywood\n425\nShare with at\nleast one price\nreduction,\nhouses\n38.6% (164 of 425)\nMedian\nreduction\nfrom original\nasking, houses\n4.6% (about $32K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings,\nHollywood\n962\nShare with at\nleast one price\nreduction,\ncondominiums\n46.0% (443 of 962)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n51 days (49 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n31.5% (134 of 425)\nHouses under\ncontract that\nreduced first\n43.7% of 119\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting faster than similar-priced cities\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Pompano Beach, Dania Beach, Hialeah, \nQUOTABLE DATA POINTS\n\"38.6 percent of single-family homes for sale in Hollywood have reduced their asking price at least once,\nby a median $32K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Hollywood house for sale has been waiting 51 days, not the 49 the\ncurrent listing shows.\"\n\"Of the Hollywood houses now under contract, 56.3 percent never reduced their asking price; the rest cut\nby a median 6.7 percent before a buyer committed. Contract prices are not known until the sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Hollywood versus Broward County, houses and condominiums, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Hollywood listings by cumulative days on market, houses and condominiums, September 7, 2026. 31.5% of houses have passed\n90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Hollywood houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Hollywood and Broward County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 425 houses, 962 condominiums, 119 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-hollywood/ . Conditions read: How the read works: each city is compared with its peer group,\nthe South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "18d9fb93baf3606be8ff62ccd0dd7c476c738ee14f75b5bca6901d01047a604e", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nHollywood asking-price reductions and recorded days\non market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/hollywood/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n38.6% of Hollywood houses for sale are asking less than their original list price; 46% of condos\nSeller Blink Rate™ in Hollywood: 38.6% of houses list below original asking, against 43.3% across Broward\nCounty\nBuying in Hollywood? 164 of the 425 houses for sale are asking below their original price, by a median\n$32K\nLEDE\nHOLLYWOOD, Fla., September 7, 2026 - 38.6% of the 425 single-family homes listed for sale in Hollywood\n(164 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis\nof BeachesMLS listing data as of September 7, 2026. Among those 164 reduced listings, the median reduction\nis 4.6% (about $32K). Among the city's 962 condominium listings, 46% are asking below their original price, by\na median 6.3%.\nNUT GRAF\nFor active Hollywood houses, the median recorded CumulativeDaysOnMarket value is 51 days and the median\nrecorded DaysOnMarket value is 49 days, each calculated from non-missing values in that field (425 and 425\nlistings). 4% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 119 Hollywood houses under\ncontract (Pending or Active Under Contract), 52 (43.7%) have a recorded asking price below their original list\nprice; the median reduction among that group is 6.7%. The remainder are not recorded as below their original\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nlist price, which is not a price history. These asking-price fields do not disclose the agreed contract price.\nAcross Broward County the shares asking below original are 43.3% for houses and 45% for condominiums;\nHollywood houses are 4.7 points below the county share.\nFACT BOX\nActive single-family listings,\nHollywood\n425\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n38.6% (164 of 425)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n424 / 1; 241 / 19\nSeptember 7, 2026\nMedian reduction among the 164\nreduced houses\n4.6% (about $32K)\nSeptember 7, 2026\nActive condominium listings,\nHollywood\n962\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n46% (443 of 962)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n51 / 49 days (from 425 / 425 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over\n90 days\n31.5% (134 of 425 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking\nbelow original list price\n43.7% (52 of 119)\nSeptember 7, 2026\nBroward County share asking\nbelow original, houses /\ncondominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Between the comparison thresholds; Condominiums:\nHigher below-original share than peers\nSeptember 7, 2026\nPeer group, houses (median\nasking $600K to $1M; peer share\n44.3%)\nRoyal Palm Beach, Homestead, Jensen Beach, Hallandale Beach,\nPompano Beach, Dania Beach, Hialeah, North Miami Beach,\nWest Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The\nAcreage, Coral Springs, North Miami, Hobe Sound, Stuart,\nPlantation, Westlake, Loxahatchee, Miami, Cooper City, Palm\nCity, Wilton Manors, Fort Lauderdale\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"38.6 percent of single-family homes for sale in Hollywood have a current asking price below their original\nlist price; among those 164 reduced listings the median reduction is $32K.\"\n\"Among active Hollywood houses, the median recorded CumulativeDaysOnMarket value is 51 days and\nthe median recorded DaysOnMarket value is 49 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"At the snapshot, 43.7 percent of the 119 Hollywood houses under contract had a recorded asking price\nbelow their original list price; the median reduction among that group was 6.7 percent. The remainder\nwere not recorded as below their original list price, which is not a price history. Agreed contract prices are\nnot inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Hollywood versus Broward County,\nhouses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Hollywood houses 38.6%, Broward County houses 43.3%;\nHollywood condominiums 46%, Broward County condominiums 45%. Share of active listings asking below\ntheir original list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Hollywood houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings\nwith a recorded value in that field; 31.5% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 40%, 31-60\ndays 13.9%, 61-90 days 14.6%, 91-180 days 16.9%, 181+ days 14.6%. Condominiums: 0-30 days 25.4%,\n31-60 days 10.5%, 61-90 days 8.9%, 91-180 days 22.8%, 181+ days 32.4%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Hollywood houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10\nto 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 35.9% (28 of 78); $500K to $1M 39.1% (101 of 258); $1M to $2M 37.5% (21 of 56);\n$2M to $5M 48.1% (13 of 27); $5M and up 6 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hollywood,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (241 unchanged, 19 above original, 1 without both prices among houses). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 425 houses,\n962 condominiums, 119 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hollywood/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hollywood/; where published, it uses\na separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "bd89cedef2f2c941bcd494fa54d55d59ba19c41e25a91f9e3afbb169563995d0", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - HOLLYWOOD PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 38.6% of Hollywood houses for sale are asking less than their original list price; 46% of condos\n2. Seller Blink Rate™ in Hollywood: 38.6% of houses list below original asking, against 43.3% across Broward County\n3. Buying in Hollywood? 164 of the 425 houses for sale are asking below their original price, by a median $32K\n\nLEDE\nHOLLYWOOD, Fla., September 7, 2026 - 38.6% of the 425 single-family homes listed for sale in Hollywood (164 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 164 reduced listings, the median reduction is 4.6% (about $32K). Among the city's 962 condominium listings, 46% are asking below their original price, by a median 6.3%.\n\nNUT GRAF\nFor active Hollywood houses, the median recorded CumulativeDaysOnMarket value is 51 days and the median recorded DaysOnMarket value is 49 days, each calculated from non-missing values in that field (425 and 425 listings). 4% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 119 Hollywood houses under contract (Pending or Active Under Contract), 52 (43.7%) have a recorded asking price below their original list price; the median reduction among that group is 6.7%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; Hollywood houses are 4.7 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Hollywood: 425 [September 7, 2026]\n- Share asking below original list price, houses: 38.6% (164 of 425) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 424 / 1; 241 / 19 [September 7, 2026]\n- Median reduction among the 164 reduced houses: 4.6% (about $32K) [September 7, 2026]\n- Active condominium listings, Hollywood: 962 [September 7, 2026]\n- Share asking below original list price, condominiums: 46% (443 of 962) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 51 / 49 days (from 425 / 425 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 31.5% (134 of 425 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 43.7% (52 of 119) [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Higher below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Pompano Beach, Dania Beach, Hialeah, North Miami Beach, West Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The Acreage, Coral Springs, North Miami, Hobe Sound, Stuart, Plantation, Westlake, Loxahatchee, Miami, Cooper City, Palm City, Wilton Manors, Fort Lauderdale [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"38.6 percent of single-family homes for sale in Hollywood have a current asking price below their original list price; among those 164 reduced listings the median reduction is $32K.\"\n- \"Among active Hollywood houses, the median recorded CumulativeDaysOnMarket value is 51 days and the median recorded DaysOnMarket value is 49 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 43.7 percent of the 119 Hollywood houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6.7 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- hollywood-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Hollywood versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Hollywood houses 38.6%, Broward County houses 43.3%; Hollywood condominiums 46%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.\n- hollywood-true-days-on-market-r1-2026-09-07.png\n Caption: Active Hollywood houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 31.5% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 40%, 31-60 days 13.9%, 61-90 days 14.6%, 91-180 days 16.9%, 181+ days 14.6%. Condominiums: 0-30 days 25.4%, 31-60 days 10.5%, 61-90 days 8.9%, 91-180 days 22.8%, 181+ days 32.4%.\n- hollywood-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Hollywood houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 35.9% (28 of 78); $500K to $1M 39.1% (101 of 258); $1M to $2M 37.5% (21 of 56); $2M to $5M 48.1% (13 of 27); $5M and up 6 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hollywood, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (241 unchanged, 19 above original, 1 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 425 houses, 962 condominiums, 119 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hollywood/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hollywood/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "hollywood", "city": "Hollywood", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 962, "with_fee": 942, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 962, "cut_count": 443, "cut_pct": 46.0, "median_cut_pct": 6.3, "median_cut_dollars": 24000 }, "outliers_dropped": 19, "n": 923, "median": 939, "p10": 479, "p25": 650, "p75": 1259, "p90": 1718, "min": 225, "max": 3312, "median_sqft": 0.93, "n_sqft": 901, "median_pct_price": 3.02, "median_list_price": 375000, "median_year_built": 1973, "median_sqft_area": 986, "over_1000": 415, "over_1000_pct": 45.0, "under_500": 108, "under_500_pct": 11.7, "hi_thr": 1000, "lo_thr": 500, "over_hi": 415, "over_hi_pct": 45.0, "under_lo": 108, "under_lo_pct": 11.7, "types": { "Condominium": { "count": 851, "pct": 92.2 }, "StockCooperative": { "count": 32, "pct": 3.5 }, "Townhouse": { "count": 22, "pct": 2.4 }, "null": { "count": 9, "pct": 1.0 }, "Villa": { "count": 5, "pct": 0.5 }, "SingleFamilyResidence": { "count": 4, "pct": 0.4 } }, "regime": { "COA": { "count": 863, "pct": 93.5 }, "not_recorded": { "count": 37, "pct": 4.0 }, "HOA": { "count": 23, "pct": 2.5 } }, "villa_median": 540, "townhouse_median": 877, "cadence": { "Monthly": { "count": 877, "pct": 95.0 }, "Quarterly": { "count": 45, "pct": 4.9 }, "SemiAnnually": { "count": 1, "pct": 0.1 } }, "stacked": { "count": 4, "pct": 0.4, "median_total": 946, "median_master": 582 }, "bins": [ { "label": "Under $250", "count": 6, "pct": 0.7 }, { "label": "$250 to $500", "count": 102, "pct": 11.1 }, { "label": "$500 to $750", "count": 202, "pct": 21.9 }, { "label": "$750 to $1,000", "count": 198, "pct": 21.5 }, { "label": "$1,000 to $1,500", "count": 248, "pct": 26.9 }, { "label": "$1,500 to $2,000", "count": 132, "pct": 14.3 }, { "label": "$2,000 and up", "count": 35, "pct": 3.8 } ], "decades": [ { "label": "1950s", "n": 13, "median": 700, "median_sqft": 0.99 }, { "label": "1960s", "n": 305, "median": 830, "median_sqft": 1.01 }, { "label": "1970s", "n": 226, "median": 885, "median_sqft": 0.76 }, { "label": "1980s", "n": 76, "median": 880, "median_sqft": 0.67 }, { "label": "1990s", "n": 28, "median": 679, "median_sqft": 0.7 }, { "label": "2000s", "n": 90, "median": 1026, "median_sqft": 1.05 }, { "label": "2010s", "n": 135, "median": 1568, "median_sqft": 1.65 }, { "label": "2020s", "n": 44, "median": 1142, "median_sqft": 0.76 } ], "bands": [ { "label": "Under $250K", "n": 280, "median": 566, "median_pct_price": 4.13 }, { "label": "$250K to $500K", "n": 367, "median": 977, "median_pct_price": 3.11 }, { "label": "$500K to $1M", "n": 211, "median": 1411, "median_pct_price": 2.46 }, { "label": "$1M and up", "n": 65, "median": 1911, "median_pct_price": 1.32 } ], "pre1995": { "n": 639, "median": 854 }, "post2005": { "n": 252, "median": 1424 }, "includes": [ { "key": "Water", "label": "Water", "count": 594, "pct": 69.2 }, { "key": "CommonAreas", "label": "Common areas", "count": 557, "pct": 64.8 }, { "key": "Trash", "label": "Trash", "count": 547, "pct": 63.7 }, { "key": "Sewer", "label": "Sewer", "count": 504, "pct": 58.7 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 437, "pct": 50.9 }, { "key": "Pools", "label": "Pool", "count": 421, "pct": 49.0 }, { "key": "CableTv", "label": "Cable TV", "count": 399, "pct": 46.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 388, "pct": 45.2 }, { "key": "Insurance", "label": "Building insurance", "count": 339, "pct": 39.5 }, { "key": "Security", "label": "Security", "count": 301, "pct": 35.0 }, { "key": "Internet", "label": "Internet", "count": 293, "pct": 34.1 }, { "key": "HotWater", "label": "Hot water", "count": 207, "pct": 24.1 }, { "key": "PestControl", "label": "Pest control", "count": 198, "pct": 23.1 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 187, "pct": 21.8 } ], "includes_n": 859, "flags": { "sa_mentioned": { "count": 126, "pct": 13.7 }, "sa_none_or_paid": { "count": 96, "pct": 10.4 }, "sa_pending": { "count": 12, "pct": 1.3 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 1, "pct": 0.1 }, "milestone": { "count": 109, "pct": 11.8 }, "reserves": { "count": 4, "pct": 0.4 }, "land_lease": { "count": 5, "pct": 0.5 }, "remarks_n": 916 }, "developments": [ { "name": "4010 South Ocean", "master": null, "n": 48, "anecdotal": false, "median": 1801, "median_sqft": 1.68, "year_built": 2019, "median_list_price": 737500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tides On Hollywood Beach", "master": null, "n": 44, "anecdotal": false, "median": 976, "median_sqft": 1.1, "year_built": 1969, "median_list_price": 454500, "sa_mentioned": 8, "sa_pending": 3, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "4111 South Ocean Drive Co", "master": null, "n": 43, "anecdotal": false, "median": 1540, "median_sqft": 1.37, "year_built": 2017, "median_list_price": 849000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Residences On Hollywood Beach", "master": null, "n": 34, "anecdotal": false, "median": 1153, "median_sqft": 1.16, "year_built": 1966, "median_list_price": 396000, "sa_mentioned": 10, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hillcrest East Cond", "master": null, "n": 28, "anecdotal": false, "median": 650, "median_sqft": 0.65, "year_built": 1975, "median_list_price": 184950, "sa_mentioned": 1, "sa_pending": 0, "membership": 1, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Costa Hollywood", "master": null, "n": 25, "anecdotal": false, "median": 1254, "median_sqft": 1.73, "year_built": 2017, "median_list_price": 419000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Wave", "master": null, "n": 25, "anecdotal": false, "median": 1055, "median_sqft": 1.36, "year_built": 1968, "median_list_price": 399000, "sa_mentioned": 5, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sian Ocean Residences Con", "master": null, "n": 24, "anecdotal": false, "median": 1254, "median_sqft": 1.17, "year_built": 1969, "median_list_price": 502000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Beverly Hills Number Four", "master": null, "n": 23, "anecdotal": false, "median": 545, "median_sqft": 0.66, "year_built": 1969, "median_list_price": 115000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Eturna Residences", "master": null, "n": 21, "anecdotal": false, "median": 838, "median_sqft": 0.76, "year_built": 2026, "median_list_price": 1368684, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Alexander Towers", "master": null, "n": 20, "anecdotal": false, "median": 1292, "median_sqft": 1.17, "year_built": 1964, "median_list_price": 459750, "sa_mentioned": 12, "sa_pending": 4, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hallmark of Hollywood Con", "master": null, "n": 20, "anecdotal": false, "median": 1074, "median_sqft": 0.85, "year_built": 1973, "median_list_price": 387000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hollywood Station Res Con", "master": null, "n": 20, "anecdotal": false, "median": 972, "median_sqft": 0.83, "year_built": 2007, "median_list_price": 293944, "sa_mentioned": 11, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sea Air Towers", "master": null, "n": 19, "anecdotal": false, "median": 1065, "median_sqft": 1.17, "year_built": 1971, "median_list_price": 459000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Summit", "master": null, "n": 18, "anecdotal": false, "median": 1625, "median_sqft": 1.04, "year_built": 1982, "median_list_price": 522500, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Radius", "master": null, "n": 17, "anecdotal": false, "median": 1258, "median_sqft": 1.21, "year_built": 2007, "median_list_price": 319000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hillcrest Country Club Apts", "master": null, "n": 15, "anecdotal": false, "median": 671, "median_sqft": 0.74, "year_built": 1968, "median_list_price": 145000, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hillcrest", "master": null, "n": 13, "anecdotal": false, "median": 620, "median_sqft": 0.72, "year_built": 1969, "median_list_price": 190000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hillcrest East", "master": null, "n": 12, "anecdotal": false, "median": 699, "median_sqft": 0.62, "year_built": 1974, "median_list_price": 172500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Palms", "master": null, "n": 11, "anecdotal": false, "median": 2810, "median_sqft": 1.08, "year_built": 2005, "median_list_price": 1899000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Quadomain Tower I And Iv", "master": null, "n": 11, "anecdotal": false, "median": 1063, "median_sqft": 0.92, "year_built": 1974, "median_list_price": 510000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sheridan Lakes Apts", "master": null, "n": 11, "anecdotal": false, "median": 690, "median_sqft": 0.86, "year_built": 1969, "median_list_price": 128900, "sa_mentioned": 4, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Aquarius", "master": null, "n": 10, "anecdotal": false, "median": 1534, "median_sqft": 0.87, "year_built": 1973, "median_list_price": 807500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hampton Court", "master": null, "n": 10, "anecdotal": false, "median": 479, "median_sqft": 0.56, "year_built": 1982, "median_list_price": 204500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Warrenton House", "master": null, "n": 10, "anecdotal": false, "median": 328, "median_sqft": 0.61, "year_built": 1969, "median_list_price": 114950, "sa_mentioned": 5, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Allington Towers", "master": null, "n": 9, "anecdotal": true, "median": 1392, "median_sqft": 1.14, "year_built": 1971, "median_list_price": 300000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Home Tower", "master": null, "n": 9, "anecdotal": true, "median": 1130, "median_sqft": 1.19, "year_built": 1963, "median_list_price": 197000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Santa Monica", "master": null, "n": 9, "anecdotal": true, "median": 845, "median_sqft": 1.35, "year_built": 1967, "median_list_price": 120000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Allington Towers North Co", "master": null, "n": 8, "anecdotal": true, "median": 948, "median_sqft": 0.75, "year_built": 1973, "median_list_price": 452500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Grandview at Emerald Hills", "master": "Emerald Hills", "n": 8, "anecdotal": true, "median": 880, "median_sqft": 0.64, "year_built": 1981, "median_list_price": 285950, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Catania", "master": null, "n": 7, "anecdotal": true, "median": 1098, "median_sqft": 1.04, "year_built": 1978, "median_list_price": 379000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hollywood Gardens Condomi", "master": null, "n": 7, "anecdotal": true, "median": 877, "median_sqft": 0.53, "year_built": 1974, "median_list_price": 356000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lofts at Hollywood Station", "master": "Hollywood Statio", "n": 7, "anecdotal": true, "median": 850, "median_sqft": 0.95, "year_built": 2007, "median_list_price": 309995, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Town Colony", "master": null, "n": 7, "anecdotal": true, "median": 451, "median_sqft": 0.7, "year_built": 1965, "median_list_price": 148000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "4010 South Ocean Ho", "master": null, "n": 6, "anecdotal": true, "median": 1580, "median_sqft": 1.65, "year_built": 2019, "median_list_price": 770000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Emerald Hills C C Apts Co", "master": "Emerald Hills", "n": 6, "anecdotal": true, "median": 622, "median_sqft": 0.61, "year_built": 1970, "median_list_price": 258750, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hollywood Parc Condominiu", "master": null, "n": 6, "anecdotal": true, "median": 632, "median_sqft": 0.66, "year_built": 1990, "median_list_price": 225000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Telstar", "master": null, "n": 6, "anecdotal": true, "median": 1020, "median_sqft": 0.95, "year_built": 1970, "median_list_price": 153000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Beverly Hills", "master": null, "n": 5, "anecdotal": true, "median": 924, "median_sqft": 1.05, "year_built": 1967, "median_list_price": 99000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 3, "regime": "COA", "villas": 0 }, { "name": "Britannia at Quadomain Co", "master": "Quadomain Co", "n": 5, "anecdotal": true, "median": 1073, "median_sqft": 1.0, "year_built": 1980, "median_list_price": 530000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pinehurst Club", "master": null, "n": 5, "anecdotal": true, "median": 606, "median_sqft": 0.7, "year_built": 1996, "median_list_price": 260000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Regent Park", "master": null, "n": 5, "anecdotal": true, "median": 857, "median_sqft": 0.77, "year_built": 2003, "median_list_price": 315000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "St Francis Apts Co Op", "master": null, "n": 5, "anecdotal": true, "median": 446, "median_sqft": 0.74, "year_built": 1959, "median_list_price": 144900, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Trafalgar Towers Condomin", "master": null, "n": 5, "anecdotal": true, "median": 695, "median_sqft": 0.72, "year_built": 1969, "median_list_price": 398500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Villas at Carriage Hills", "master": "Carriage Hills", "n": 5, "anecdotal": true, "median": 540, "median_sqft": 0.54, "year_built": 1979, "median_list_price": 253999, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 3 }, { "name": "Waterway Hollywood Beach", "master": null, "n": 5, "anecdotal": true, "median": 674, "median_sqft": 0.79, "year_built": 1965, "median_list_price": 276000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Emerald Hills", "n": 24, "median": 842, "enclaves": 8, "stacked_pct": 0.0 }, { "name": "Hollywood Statio", "n": 6, "median": 832, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Carriage Hills", "n": 5, "median": 540, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 974, "p25": 668, "p75": 1285, "n": 849, "median_sqft": 0.96, "sa_pending_pct": 1.3 }, { "date": "2026-09-07", "median": 939, "p25": 650, "p75": 1259, "n": 923, "median_sqft": 0.93, "sa_pending_pct": 1.3 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Hollywood condo for sale carries a $939-a-month association fee, 17% above the South Florida median", "45% of Hollywood condos on the market ask $1,000 or more a month in fees; 11.7% stay under $500", "Hollywood condos built since 2005 carry fees 67% higher than buildings from before 1995" ], "lede": "HOLLYWOOD, Fla., September 7, 2026 - The median monthly association fee across the 923 condominiums listed for sale in Hollywood is $939, with half of the listings between $650 and $1,259 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 17% above the five-county South Florida median of $800, and ranks Hollywood 24 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Hollywood carries a monthly association fee of $939, 17% above the five-county South Florida median of $800.\"", "\"45 percent of Hollywood condos on the market ask $1,000 or more a month in association fees; only 11.7 percent stay under $500.\"", "\"In Hollywood, a condo completed since 2005 carries a median fee of $1,424 a month, against $854 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Hollywood permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (19 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-hollywood/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Hollywood against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Hollywood median $939 a month, South Florida median $800; Hollywood ranks 24 of 69 cities.", "title": "Hollywood condo fees sit 17% above the South Florida median" }, { "caption": "Share of active Hollywood condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0.7% (6 listings); $250 to $500 11.1% (102 listings); $500 to $750 21.9% (202 listings); $750 to $1,000 21.5% (198 listings); $1,000 to $1,500 26.9% (248 listings); $1,500 to $2,000 14.3% (132 listings); $2,000 and up 3.8% (35 listings).", "title": "26.9% of Hollywood condos for sale carry a fee of $1,000 to $1,500 a month" }, { "caption": "Median monthly-equivalent association fee for active Hollywood condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1950s $700 (13 listings); 1960s $830 (305 listings); 1970s $885 (226 listings); 1980s $880 (76 listings); 1990s $679 (28 listings); 2000s $1,026 (90 listings); 2010s $1,568 (135 listings); 2020s $1,142 (44 listings).", "title": "Hollywood condos built since 2005 ask 67% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 962 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 962, "with_fee": 942, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 942, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 20, "n": 923, "retained_n": 923, "outliers_dropped": 19, "trim_applied": true, "cuts": { "active": 962, "cut_count": 443, "cut_pct": 46.0, "median_cut_pct": 6.3, "median_cut_dollars": 24000, "valid_price_count": 962, "missing_price_count": 0, "unchanged_count": 476, "raised_count": 43, "not_below_original_count": 519, "cut_pct_denominator": 962, "cut_sample_ok": true, "median_cut_n": 443 }, "trim_bounds": { "p1": 225.0, "p99": 3404.040000000005 }, "retained_small_sample": false, "retained_below_30": false, "median": 939, "p10": 479, "p25": 650, "p75": 1259, "p90": 1718, "min": 225, "max": 3312, "median_sqft": 0.93, "n_sqft": 901, "median_pct_price": 3.02, "n_pct_price": 923, "median_list_price": 375000, "median_year_built": 1973, "median_sqft_area": 986, "over_1000": 415, "over_1000_pct": 45.0, "under_500": 108, "under_500_pct": 11.7, "hi_thr": 1000, "lo_thr": 500, "over_hi": 415, "over_hi_pct": 45.0, "under_lo": 108, "under_lo_pct": 11.7, "types": { "Condominium": { "count": 851, "pct": 92.2 }, "StockCooperative": { "count": 32, "pct": 3.5 }, "Townhouse": { "count": 22, "pct": 2.4 }, "null": { "count": 9, "pct": 1.0 }, "Villa": { "count": 5, "pct": 0.5 }, "SingleFamilyResidence": { "count": 4, "pct": 0.4 } }, "regime": { "COA": { "count": 863, "pct": 93.5 }, "not_recorded": { "count": 37, "pct": 4.0 }, "HOA": { "count": 23, "pct": 2.5 } }, "villa_median": 540, "townhouse_median": 877, "cadence": { "Monthly": { "count": 877, "pct": 95.0 }, "Quarterly": { "count": 45, "pct": 4.9 }, "SemiAnnually": { "count": 1, "pct": 0.1 } }, "stacked": { "count": 4, "pct": 0.4, "median_total": 946, "median_master": 582 }, "bins": [ { "label": "Under $250", "count": 6, "pct": 0.7 }, { "label": "$250 to $500", "count": 102, "pct": 11.1 }, { "label": "$500 to $750", "count": 202, "pct": 21.9 }, { "label": "$750 to $1,000", "count": 198, "pct": 21.5 }, { "label": "$1,000 to $1,500", "count": 248, "pct": 26.9 }, { "label": "$1,500 to $2,000", "count": 132, "pct": 14.3 }, { "label": "$2,000 and up", "count": 35, "pct": 3.8 } ], "decades": [ { "label": "1950s", "n": 13, "median": 700, "median_sqft": 0.99 }, { "label": "1960s", "n": 305, "median": 830, "median_sqft": 1.01 }, { "label": "1970s", "n": 226, "median": 885, "median_sqft": 0.76 }, { "label": "1980s", "n": 76, "median": 880, "median_sqft": 0.67 }, { "label": "1990s", "n": 28, "median": 679, "median_sqft": 0.7 }, { "label": "2000s", "n": 90, "median": 1026, "median_sqft": 1.05 }, { "label": "2010s", "n": 135, "median": 1568, "median_sqft": 1.65 }, { "label": "2020s", "n": 44, "median": 1142, "median_sqft": 0.76 } ], "bands": [ { "label": "Under $250K", "n": 280, "median": 566, "median_pct_price": 4.13 }, { "label": "$250K to $500K", "n": 367, "median": 977, "median_pct_price": 3.11 }, { "label": "$500K to $1M", "n": 211, "median": 1411, "median_pct_price": 2.46 }, { "label": "$1M and up", "n": 65, "median": 1911, "median_pct_price": 1.32 } ], "pre1995": { "n": 639, "median": 854 }, "post2005": { "n": 252, "median": 1424 }, "includes": [ { "key": "Water", "label": "Water", "count": 594, "pct": 69.2 }, { "key": "CommonAreas", "label": "Common areas", "count": 557, "pct": 64.8 }, { "key": "Trash", "label": "Trash", "count": 547, "pct": 63.7 }, { "key": "Sewer", "label": "Sewer", "count": 504, "pct": 58.7 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 437, "pct": 50.9 }, { "key": "Pools", "label": "Pool", "count": 421, "pct": 49.0 }, { "key": "CableTv", "label": "Cable TV", "count": 399, "pct": 46.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 388, "pct": 45.2 }, { "key": "Insurance", "label": "Building insurance", "count": 339, "pct": 39.5 }, { "key": "Security", "label": "Security", "count": 301, "pct": 35.0 }, { "key": "Internet", "label": "Internet", "count": 293, "pct": 34.1 }, { "key": "HotWater", "label": "Hot water", "count": 207, "pct": 24.1 }, { "key": "PestControl", "label": "Pest control", "count": 198, "pct": 23.1 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 187, "pct": 21.8 } ], "includes_n": 859, "flags": { "sa_mentioned": { "count": 126, "pct": 13.7 }, "sa_none_or_paid": { "count": 96, "pct": 10.4 }, "sa_pending": { "count": 12, "pct": 1.3 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 1, "pct": 0.1 }, "milestone": { "count": 109, "pct": 11.8 }, "reserves": { "count": 4, "pct": 0.4 }, "land_lease": { "count": 5, "pct": 0.5 }, "remarks_n": 916 }, "denominators": { "fee_percentages": 923, "fee_medians_percentiles": 923, "median_sqft": 901, "median_pct_price": 923, "includes_pct": 859, "flags_pct": 923, "cut_pct": 962 }, "developments": [ { "name": "4010 South Ocean", "master": null, "n": 48, "anecdotal": false, "median": 1801, "median_sqft": 1.68, "year_built": 2019, "median_list_price": 737500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tides On Hollywood Beach", "master": null, "n": 44, "anecdotal": false, "median": 976, "median_sqft": 1.1, "year_built": 1969, "median_list_price": 454500, "sa_mentioned": 8, "sa_pending": 3, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "4111 South Ocean Drive Co", "master": null, "n": 43, "anecdotal": false, "median": 1540, "median_sqft": 1.37, "year_built": 2017, "median_list_price": 849000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Residences On Hollywood Beach", "master": null, "n": 34, "anecdotal": false, "median": 1153, "median_sqft": 1.16, "year_built": 1966, "median_list_price": 396000, "sa_mentioned": 10, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hillcrest East Cond", "master": null, "n": 28, "anecdotal": false, "median": 650, "median_sqft": 0.65, "year_built": 1975, "median_list_price": 184950, "sa_mentioned": 1, "sa_pending": 0, "membership": 1, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Costa Hollywood", "master": null, "n": 25, "anecdotal": false, "median": 1254, "median_sqft": 1.73, "year_built": 2017, "median_list_price": 419000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Wave", "master": null, "n": 25, "anecdotal": false, "median": 1055, "median_sqft": 1.36, "year_built": 1968, "median_list_price": 399000, "sa_mentioned": 5, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sian Ocean Residences Con", "master": null, "n": 24, "anecdotal": false, "median": 1254, "median_sqft": 1.17, "year_built": 1969, "median_list_price": 502000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Beverly Hills Number Four", "master": null, "n": 23, "anecdotal": false, "median": 545, "median_sqft": 0.66, "year_built": 1969, "median_list_price": 115000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Eturna Residences", "master": null, "n": 21, "anecdotal": false, "median": 838, "median_sqft": 0.76, "year_built": 2026, "median_list_price": 1368684, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Alexander Towers", "master": null, "n": 20, "anecdotal": false, "median": 1292, "median_sqft": 1.17, "year_built": 1964, "median_list_price": 459750, "sa_mentioned": 12, "sa_pending": 4, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hallmark of Hollywood Con", "master": null, "n": 20, "anecdotal": false, "median": 1074, "median_sqft": 0.85, "year_built": 1973, "median_list_price": 387000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hollywood Station Res Con", "master": null, "n": 20, "anecdotal": false, "median": 972, "median_sqft": 0.83, "year_built": 2007, "median_list_price": 293944, "sa_mentioned": 11, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sea Air Towers", "master": null, "n": 19, "anecdotal": false, "median": 1065, "median_sqft": 1.17, "year_built": 1971, "median_list_price": 459000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Summit", "master": null, "n": 18, "anecdotal": false, "median": 1625, "median_sqft": 1.04, "year_built": 1982, "median_list_price": 522500, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Radius", "master": null, "n": 17, "anecdotal": false, "median": 1258, "median_sqft": 1.21, "year_built": 2007, "median_list_price": 319000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hillcrest Country Club Apts", "master": null, "n": 15, "anecdotal": false, "median": 671, "median_sqft": 0.74, "year_built": 1968, "median_list_price": 145000, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hillcrest", "master": null, "n": 13, "anecdotal": false, "median": 620, "median_sqft": 0.72, "year_built": 1969, "median_list_price": 190000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hillcrest East", "master": null, "n": 12, "anecdotal": false, "median": 699, "median_sqft": 0.62, "year_built": 1974, "median_list_price": 172500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Palms", "master": null, "n": 11, "anecdotal": false, "median": 2810, "median_sqft": 1.08, "year_built": 2005, "median_list_price": 1899000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Quadomain Tower I And Iv", "master": null, "n": 11, "anecdotal": false, "median": 1063, "median_sqft": 0.92, "year_built": 1974, "median_list_price": 510000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sheridan Lakes Apts", "master": null, "n": 11, "anecdotal": false, "median": 690, "median_sqft": 0.86, "year_built": 1969, "median_list_price": 128900, "sa_mentioned": 4, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Aquarius", "master": null, "n": 10, "anecdotal": false, "median": 1534, "median_sqft": 0.87, "year_built": 1973, "median_list_price": 807500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hampton Court", "master": null, "n": 10, "anecdotal": false, "median": 479, "median_sqft": 0.56, "year_built": 1982, "median_list_price": 204500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Warrenton House", "master": null, "n": 10, "anecdotal": false, "median": 328, "median_sqft": 0.61, "year_built": 1969, "median_list_price": 114950, "sa_mentioned": 5, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Allington Towers", "master": null, "n": 9, "anecdotal": true, "median": 1392, "median_sqft": 1.14, "year_built": 1971, "median_list_price": 300000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Home Tower", "master": null, "n": 9, "anecdotal": true, "median": 1130, "median_sqft": 1.19, "year_built": 1963, "median_list_price": 197000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Santa Monica", "master": null, "n": 9, "anecdotal": true, "median": 845, "median_sqft": 1.35, "year_built": 1967, "median_list_price": 120000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Allington Towers North Co", "master": null, "n": 8, "anecdotal": true, "median": 948, "median_sqft": 0.75, "year_built": 1973, "median_list_price": 452500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Grandview at Emerald Hills", "master": "Emerald Hills", "n": 8, "anecdotal": true, "median": 880, "median_sqft": 0.64, "year_built": 1981, "median_list_price": 285950, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Catania", "master": null, "n": 7, "anecdotal": true, "median": 1098, "median_sqft": 1.04, "year_built": 1978, "median_list_price": 379000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hollywood Gardens Condomi", "master": null, "n": 7, "anecdotal": true, "median": 877, "median_sqft": 0.53, "year_built": 1974, "median_list_price": 356000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lofts at Hollywood Station", "master": "Hollywood Statio", "n": 7, "anecdotal": true, "median": 850, "median_sqft": 0.95, "year_built": 2007, "median_list_price": 309995, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Town Colony", "master": null, "n": 7, "anecdotal": true, "median": 451, "median_sqft": 0.7, "year_built": 1965, "median_list_price": 148000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "4010 South Ocean Ho", "master": null, "n": 6, "anecdotal": true, "median": 1580, "median_sqft": 1.65, "year_built": 2019, "median_list_price": 770000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Emerald Hills C C Apts Co", "master": "Emerald Hills", "n": 6, "anecdotal": true, "median": 622, "median_sqft": 0.61, "year_built": 1970, "median_list_price": 258750, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hollywood Parc Condominiu", "master": null, "n": 6, "anecdotal": true, "median": 632, "median_sqft": 0.66, "year_built": 1990, "median_list_price": 225000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Telstar", "master": null, "n": 6, "anecdotal": true, "median": 1020, "median_sqft": 0.95, "year_built": 1970, "median_list_price": 153000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Beverly Hills", "master": null, "n": 5, "anecdotal": true, "median": 924, "median_sqft": 1.05, "year_built": 1967, "median_list_price": 99000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 3, "regime": "COA", "villas": 0 }, { "name": "Britannia at Quadomain Co", "master": "Quadomain Co", "n": 5, "anecdotal": true, "median": 1073, "median_sqft": 1.0, "year_built": 1980, "median_list_price": 530000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pinehurst Club", "master": null, "n": 5, "anecdotal": true, "median": 606, "median_sqft": 0.7, "year_built": 1996, "median_list_price": 260000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Regent Park", "master": null, "n": 5, "anecdotal": true, "median": 857, "median_sqft": 0.77, "year_built": 2003, "median_list_price": 315000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "St Francis Apts Co Op", "master": null, "n": 5, "anecdotal": true, "median": 446, "median_sqft": 0.74, "year_built": 1959, "median_list_price": 144900, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Trafalgar Towers Condomin", "master": null, "n": 5, "anecdotal": true, "median": 695, "median_sqft": 0.72, "year_built": 1969, "median_list_price": 398500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Villas at Carriage Hills", "master": "Carriage Hills", "n": 5, "anecdotal": true, "median": 540, "median_sqft": 0.54, "year_built": 1979, "median_list_price": 253999, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 3 }, { "name": "Waterway Hollywood Beach", "master": null, "n": 5, "anecdotal": true, "median": 674, "median_sqft": 0.79, "year_built": 1965, "median_list_price": 276000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Emerald Hills", "n": 24, "median": 842, "enclaves": 8, "stacked_pct": 0.0 }, { "name": "Hollywood Statio", "n": 6, "median": 832, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Carriage Hills", "n": 5, "median": 540, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 939, "p25": 650, "p75": 1259, "n": 923, "median_sqft": 0.93, "sa_pending_pct": 1.3 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Hollywood condo monthly association fees have a median of $939 in the retained usable-fee sample of 923 listings, 17% above the five-county median", "In Hollywood's retained usable-fee sample (923 listings after exclusions and percentile trimming), 45% have monthly-equivalent fees of $1,000 or more and 11.7% are below $500", "Hollywood condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=252) vs pre-1995 (n=639), monthly median 67% higher" ], "lede": "HOLLYWOOD, Fla., September 7, 2026 - Among 923 active condominium listings in Hollywood retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $939, with the middle half between $650 and $1,259, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 962 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 17% above the separately trimmed five-county median of $800 and ranks 24th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Hollywood's retained usable-fee sample (n=923), after exclusions and percentile trimming, is $939, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Hollywood condos in the retained usable-fee sample (n=923) after exclusions and percentile trimming, 45 percent have listed monthly-equivalent fees of $1,000 or more and 11.7 percent are below $500.\"", "\"Among the retained usable-fee listings in Hollywood with a recorded construction year, the median monthly-equivalent fee is $1,424 for a recorded year built of 2005 or later (252 listings) and $854 for those built before 1995 (639 listings).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Hollywood, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (942 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (19 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 923 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 962 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hollywood/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-hollywood/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Hollywood and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Hollywood retained-sample median $939 a month (n=923); five-county median $800 (n=22,695, region-level trim).", "title": "Hollywood condos, retained usable-fee sample (n=923): median $939/month, 17% above the five-county median of $800", "visible_labels": [ "$939", "923", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 923 active Hollywood condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0.7% (6 listings); $250 to $500 11.1% (102 listings); $500 to $750 21.9% (202 listings); $750 to $1,000 21.5% (198 listings); $1,000 to $1,500 26.9% (248 listings); $1,500 to $2,000 14.3% (132 listings); $2,000 and up 3.8% (35 listings).", "title": "26.9% of Hollywood's retained usable-fee sample (923 listings) falls in the $1,000 to $1,500 monthly band", "visible_labels": [ "0.7%", "6", "11.1%", "102", "21.9%", "202", "21.5%", "198", "26.9%", "248", "14.3%", "132", "3.8%", "35" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Hollywood condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=252; pre-1995 n=639.", "alt": "Column chart of median fee by recorded decade built: 1950s $700 (13 listings); 1960s $830 (305 listings); 1970s $885 (226 listings); 1980s $880 (76 listings); 1990s $679 (28 listings); 2000s $1,026 (90 listings); 2010s $1,568 (135 listings); 2020s $1,142 (44 listings). Recorded year built 2005 or later $1,424 (252 listings); before 1995 $854 (639 listings).", "title": "Hollywood condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=252) vs pre-1995 (n=639), monthly median 67% higher", "visible_labels": [ "$700", "13", "$830", "305", "$885", "226", "$880", "76", "$679", "28", "$1,026", "90", "$1,568", "135", "$1,142", "44", "$1,424", "252", "$854", "639" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 962, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 962, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 443, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 519, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 962, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 962, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 923, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 923, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 923, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 859, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 923, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 901, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 942, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 923, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 923, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 225.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 3404.040000000005, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Hollywood median $939 a month, South Florida median $800; Hollywood ranks 24 of 69 cities.", "after": "Dot strip chart in five county lanes. Hollywood retained-sample median $939 a month (n=923); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Hollywood against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Hollywood and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Hollywood condo fees sit 17% above the South Florida median", "after": "Hollywood condos, retained usable-fee sample (n=923): median $939/month, 17% above the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$939", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "923", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0.7% (6 listings); $250 to $500 11.1% (102 listings); $500 to $750 21.9% (202 listings); $750 to $1,000 21.5% (198 listings); $1,000 to $1,500 26.9% (248 listings); $1,500 to $2,000 14.3% (132 listings); $2,000 and up 3.8% (35 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0.7% (6 listings); $250 to $500 11.1% (102 listings); $500 to $750 21.9% (202 listings); $750 to $1,000 21.5% (198 listings); $1,000 to $1,500 26.9% (248 listings); $1,500 to $2,000 14.3% (132 listings); $2,000 and up 3.8% (35 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Hollywood condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 923 active Hollywood condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "26.9% of Hollywood condos for sale carry a fee of $1,000 to $1,500 a month", "after": "26.9% of Hollywood's retained usable-fee sample (923 listings) falls in the $1,000 to $1,500 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "14.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "132", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "3.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "35", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "11.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "102", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "21.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "202", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "21.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "198", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "26.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "248", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1950s $700 (13 listings); 1960s $830 (305 listings); 1970s $885 (226 listings); 1980s $880 (76 listings); 1990s $679 (28 listings); 2000s $1,026 (90 listings); 2010s $1,568 (135 listings); 2020s $1,142 (44 listings).", "after": "Column chart of median fee by recorded decade built: 1950s $700 (13 listings); 1960s $830 (305 listings); 1970s $885 (226 listings); 1980s $880 (76 listings); 1990s $679 (28 listings); 2000s $1,026 (90 listings); 2010s $1,568 (135 listings); 2020s $1,142 (44 listings). Recorded year built 2005 or later $1,424 (252 listings); before 1995 $854 (639 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Hollywood condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Hollywood condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=252; pre-1995 n=639.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Hollywood condos built since 2005 ask 67% more in fees than those built before 1995", "after": "Hollywood condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=252) vs pre-1995 (n=639), monthly median 67% higher", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$700", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$1,026", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "90", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "$1,568", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "135", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "$1,142", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[15]", "before": null, "after": "44", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[16]", "before": null, "after": "$1,424", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[17]", "before": null, "after": "252", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[18]", "before": null, "after": "$854", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[19]", "before": null, "after": "639", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$830", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "305", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$885", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "226", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$880", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "76", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$679", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "28", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Hollywood condo for sale carries a $939-a-month association fee, 17% above the South Florida median", "after": "Hollywood condo monthly association fees have a median of $939 in the retained usable-fee sample of 923 listings, 17% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "45% of Hollywood condos on the market ask $1,000 or more a month in fees; 11.7% stay under $500", "after": "In Hollywood's retained usable-fee sample (923 listings after exclusions and percentile trimming), 45% have monthly-equivalent fees of $1,000 or more and 11.7% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Hollywood condos built since 2005 carry fees 67% higher than buildings from before 1995", "after": "Hollywood condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=252) vs pre-1995 (n=639), monthly median 67% higher", "before_present": true, "after_present": true }, { "field": "lede", "before": "HOLLYWOOD, Fla., September 7, 2026 - The median monthly association fee across the 923 condominiums listed for sale in Hollywood is $939, with half of the listings between $650 and $1,259 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 17% above the five-county South Florida median of $800, and ranks Hollywood 24 of 69 cities.", "after": "HOLLYWOOD, Fla., September 7, 2026 - Among 923 active condominium listings in Hollywood retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $939, with the middle half between $650 and $1,259, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 962 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 17% above the separately trimmed five-county median of $800 and ranks 24th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Hollywood permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (19 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-hollywood/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Hollywood, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (942 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (19 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 923 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 962 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hollywood/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-hollywood/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Hollywood carries a monthly association fee of $939, 17% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Hollywood's retained usable-fee sample (n=923), after exclusions and percentile trimming, is $939, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"45 percent of Hollywood condos on the market ask $1,000 or more a month in association fees; only 11.7 percent stay under $500.\"", "after": "\"Among Hollywood condos in the retained usable-fee sample (n=923) after exclusions and percentile trimming, 45 percent have listed monthly-equivalent fees of $1,000 or more and 11.7 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Hollywood, a condo completed since 2005 carries a median fee of $1,424 a month, against $854 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Hollywood with a recorded construction year, the median monthly-equivalent fee is $1,424 for a recorded year built of 2005 or later (252 listings) and $854 for those built before 1995 (639 listings).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "fbd82dcb97fbbc0262c1383f986c9f4e44930af04ad3bf9034d3a8b39619cd4b", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nHollywood condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Hollywood condo for sale carries a $939-a-month association fee, 17% above the South Florida\nmedian\n45% of Hollywood condos on the market ask $1,000 or more a month in fees; 11.7% stay under $500\nHollywood condos built since 2005 carry fees 67% higher than buildings from before 1995\nLEDE\nHOLLYWOOD, Fla., September 7, 2026 - The median monthly association fee across the 923 condominiums\nlisted for sale in Hollywood is $939, with half of the listings between $650 and $1,259 a month, according to a\ndaily analysis of BeachesMLS listing data by PBP Real Estate. That is 17% above the five-county South Florida\nmedian of $800, and ranks Hollywood 24 of 69 cities.\nNUT GRAF\nPer square foot, the median Hollywood condo fee is $0.93 a month on a median unit of 986 square feet; at the\nmedian asking price of $375K, a year of fees equals 3.02% of the price. 45% of listings ask $1,000 or more a\nmonth and 11.7% under $500. 0.4% of listings report two association layers (a master and a sub-association);\n4.9% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 13.7% of listings, describe one as pending or payable by the buyer on 1.3%, and mention a\nmandatory club or membership on 0.1%. Buildings completed since 2005 carry a median fee of $1,424 against\n$854 for those completed before 1995.\nFACT BOX\nActive condominium listings, Hollywood\n962 (923 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$939\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$650 to $1,259\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.93 (median unit 986 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n3.02% (asking $375K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n45% / 11.7%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0.4% (4)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n4.9%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n13.7% / 1.3%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0.1%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Hollywood ranks 24 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$1,424 (252 listings) / $854 (639 listings) September 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Hollywood carries a monthly association fee of $939, 17%\nabove the five-county South Florida median of $800.\"\n\"45 percent of Hollywood condos on the market ask $1,000 or more a month in association fees; only 11.7\npercent stay under $500.\"\n\"In Hollywood, a condo completed since 2005 carries a median fee of $1,424 a month, against $854 for a\nbuilding completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Hollywood against every South Florida city with 30 or more active condo listings, grouped\nby county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Hollywood condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS\nvia PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Hollywood condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Hollywood permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (19 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-hollywood/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "373d1948debc28d1ad5f4fdac2627e5a301151264759bafd1bc0c41fd3622b40", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nHollywood condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/hollywood/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nHollywood condo monthly association fees have a median of $939 in the retained usable-fee sample of 923\nlistings, 17% above the five-county median\nIn Hollywood's retained usable-fee sample (923 listings after exclusions and percentile trimming), 45% have\nmonthly-equivalent fees of $1,000 or more and 11.7% are below $500\nHollywood condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=252) vs pre-1995 (n=639),\nmonthly median 67% higher\nLEDE\nHOLLYWOOD, Fla., September 7, 2026 - Among 923 active condominium listings in Hollywood retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly association fee is $939, with the middle half between $650 and $1,259,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 962\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 17% above the separately trimmed five-county median\nof $800 and ranks 24th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Hollywood condo fee is $0.93 a month (901\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n3.02% of the listing's current asking price across 923 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 45% of the retained sample have fees of $1,000 or more a\nmonth and 11.7% are below $500. 0.4% of the retained sample report two association layers (a master and a\nsub-association, summed here); 4.9% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 13.7% of the retained sample, describe one as pending or\npayable by the buyer on 1.3%, and mention a mandatory club or membership on 0.1%; 916 retained listings\ncarry remarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $1,424 for a recorded\nyear built of 2005 or later (252 listings) and $854 for those built before 1995 (639 listings); construction year is\na recorded field and this comparison does not explain why fees differ. \nFACT BOX\nActive condominium listings, Hollywood (before\nexclusions and trimming)\n962\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n942 / 923 (19 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$939\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$650 to $1,259\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.93 (901 retained listings with recorded\nliving area of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n3.02% (923 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n45% (415) / 11.7% (108) of 923\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0.4% (4)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n4.9%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n13.7% / 1.3%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0.1%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Hollywood ranks 24th\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$1,424 (2005+ n=252) / $854 (pre-1995\nn=639)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Hollywood's retained usable-fee sample (n=923), after\nexclusions and percentile trimming, is $939, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Hollywood condos in the retained usable-fee sample (n=923) after exclusions and percentile\ntrimming, 45 percent have listed monthly-equivalent fees of $1,000 or more and 11.7 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Hollywood with a recorded construction year, the median\nmonthly-equivalent fee is $1,424 for a recorded year built of 2005 or later (252 listings) and $854 for\nthose built before 1995 (639 listings).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Hollywood and\nthe published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference\nuses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Hollywood retained-sample median $939 a month\n(n=923); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 923 active Hollywood condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0.7% (6\nlistings); $250 to $500 11.1% (102 listings); $500 to $750 21.9% (202 listings); $750 to $1,000 21.5% (198\nlistings); $1,000 to $1,500 26.9% (248 listings); $1,500 to $2,000 14.3% (132 listings); $2,000 and up 3.8% (35\nlistings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Hollywood condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+\nn=252; pre-1995 n=639.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1950s $700 (13 listings); 1960s\n$830 (305 listings); 1970s $885 (226 listings); 1980s $880 (76 listings); 1990s $679 (28 listings); 2000s\n$1,026 (90 listings); 2010s $1,568 (135 listings); 2020s $1,142 (44 listings). Recorded year built 2005 or later\n$1,424 (252 listings); before 1995 $854 (639 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Hollywood, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (942 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (19 here); these records have not been independently verified as errors. This leaves the\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nretained usable-fee sample of 923 listings; every fee median, percentile, band share and percentage in this kit describes that retained\nsample, not all 962 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county\nfigure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of\ncity medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-\nasking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with\nits own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a\nverified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings\nthrough the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate\nsource table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hollywood/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-hollywood/; where published, it\nuses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data\nis not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "3ad7991378c2b9cee468fdb577b42f7ffc98b35a96c875ff1623d3cb6d38adf3", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - HOLLYWOOD CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Hollywood condo monthly association fees have a median of $939 in the retained usable-fee sample of 923 listings, 17% above the five-county median\n2. In Hollywood's retained usable-fee sample (923 listings after exclusions and percentile trimming), 45% have monthly-equivalent fees of $1,000 or more and 11.7% are below $500\n3. Hollywood condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=252) vs pre-1995 (n=639), monthly median 67% higher\n\nLEDE\nHOLLYWOOD, Fla., September 7, 2026 - Among 923 active condominium listings in Hollywood retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $939, with the middle half between $650 and $1,259, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 962 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 17% above the separately trimmed five-county median of $800 and ranks 24th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Hollywood condo fee is $0.93 a month (901 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.02% of the listing's current asking price across 923 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 45% of the retained sample have fees of $1,000 or more a month and 11.7% are below $500. 0.4% of the retained sample report two association layers (a master and a sub-association, summed here); 4.9% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 13.7% of the retained sample, describe one as pending or payable by the buyer on 1.3%, and mention a mandatory club or membership on 0.1%; 916 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $1,424 for a recorded year built of 2005 or later (252 listings) and $854 for those built before 1995 (639 listings); construction year is a recorded field and this comparison does not explain why fees differ. \n\nFACT BOX (exact figures)\n- Active condominium listings, Hollywood (before exclusions and trimming): 962 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 942 / 923 (19 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $939 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $650 to $1,259 [September 7, 2026]\n- Median fee per square foot per month: $0.93 (901 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 3.02% (923 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 45% (415) / 11.7% (108) of 923 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0.4% (4) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 4.9% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 13.7% / 1.3% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0.1% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Hollywood ranks 24th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $1,424 (2005+ n=252) / $854 (pre-1995 n=639) [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Hollywood's retained usable-fee sample (n=923), after exclusions and percentile trimming, is $939, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Hollywood condos in the retained usable-fee sample (n=923) after exclusions and percentile trimming, 45 percent have listed monthly-equivalent fees of $1,000 or more and 11.7 percent are below $500.\"\n- \"Among the retained usable-fee listings in Hollywood with a recorded construction year, the median monthly-equivalent fee is $1,424 for a recorded year built of 2005 or later (252 listings) and $854 for those built before 1995 (639 listings).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- hollywood-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Hollywood and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Hollywood retained-sample median $939 a month (n=923); five-county median $800 (n=22,695, region-level trim).\n- hollywood-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 923 active Hollywood condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0.7% (6 listings); $250 to $500 11.1% (102 listings); $500 to $750 21.9% (202 listings); $750 to $1,000 21.5% (198 listings); $1,000 to $1,500 26.9% (248 listings); $1,500 to $2,000 14.3% (132 listings); $2,000 and up 3.8% (35 listings).\n- hollywood-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Hollywood condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=252; pre-1995 n=639.\n Alt text: Column chart of median fee by recorded decade built: 1950s $700 (13 listings); 1960s $830 (305 listings); 1970s $885 (226 listings); 1980s $880 (76 listings); 1990s $679 (28 listings); 2000s $1,026 (90 listings); 2010s $1,568 (135 listings); 2020s $1,142 (44 listings). Recorded year built 2005 or later $1,424 (252 listings); before 1995 $854 (639 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Hollywood, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (942 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (19 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 923 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 962 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hollywood/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-hollywood/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "hollywood", "city": "Hollywood", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 45, "with_fee": 40, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 45, "cut_count": 21, "cut_pct": 46.7, "median_cut_pct": 3.1, "median_cut_dollars": 15000 }, "outliers_dropped": 2, "n": 38, "median": 408, "p10": 292, "p25": 346, "p75": 463, "p90": 734, "min": 225, "max": 990, "median_sqft": 0.25, "n_sqft": 37, "median_pct_price": 0.79, "median_list_price": 587250, "median_year_built": 2000, "median_sqft_area": 1500, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 31, "under_500_pct": 81.6, "hi_thr": 500, "lo_thr": 200, "over_hi": 7, "over_hi_pct": 18.4, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Townhouse": { "count": 35, "pct": 92.1 }, "Villa": { "count": 3, "pct": 7.9 } }, "regime": { "HOA": { "count": 36, "pct": 94.7 }, "not_recorded": { "count": 2, "pct": 5.3 } }, "villa_median": 350, "townhouse_median": 408, "cadence": { "Monthly": { "count": 36, "pct": 94.7 }, "Quarterly": { "count": 2, "pct": 5.3 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 0, "pct": 0.0 }, { "label": "$200 to $300", "count": 4, "pct": 10.5 }, { "label": "$300 to $400", "count": 14, "pct": 36.8 }, { "label": "$400 to $600", "count": 14, "pct": 36.8 }, { "label": "$600 to $1,000", "count": 6, "pct": 15.8 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 2, "median": 350, "median_sqft": 0.24 }, { "label": "1980s", "n": 4, "median": 617, "median_sqft": 0.36 }, { "label": "1990s", "n": 11, "median": 409, "median_sqft": 0.28 }, { "label": "2000s", "n": 7, "median": 469, "median_sqft": 0.33 }, { "label": "2010s", "n": 7, "median": 342, "median_sqft": 0.2 }, { "label": "2020s", "n": 7, "median": 349, "median_sqft": 0.23 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 10, "median": 457, "median_pct_price": 1.35 }, { "label": "$500K to $1M", "n": 24, "median": 350, "median_pct_price": 0.76 }, { "label": "$1M and up", "n": 4, "median": 900, "median_pct_price": 0.83 } ], "pre1995": { "n": 11, "median": 465 }, "post2005": { "n": 15, "median": 346 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 25, "pct": 71.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 20, "pct": 57.1 }, { "key": "Pools", "label": "Pool", "count": 12, "pct": 34.3 }, { "key": "Trash", "label": "Trash", "count": 12, "pct": 34.3 }, { "key": "Security", "label": "Security", "count": 11, "pct": 31.4 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 10, "pct": 28.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 8, "pct": 22.9 }, { "key": "Roof", "label": "Roof", "count": 8, "pct": 22.9 }, { "key": "Sewer", "label": "Sewer", "count": 7, "pct": 20.0 }, { "key": "Water", "label": "Water", "count": 5, "pct": 14.3 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 5, "pct": 14.3 }, { "key": "Insurance", "label": "Building insurance", "count": 4, "pct": 11.4 }, { "key": "CableTv", "label": "Cable TV", "count": 3, "pct": 8.6 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 3, "pct": 8.6 } ], "includes_n": 35, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 1, "pct": 2.6 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 38 }, "developments": [ { "name": "Hillcrest Country Club South", "master": null, "n": 7, "anecdotal": true, "median": 347, "median_sqft": 0.22, "year_built": 2020, "median_list_price": 649000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "West Lake Village Plat", "master": null, "n": 7, "anecdotal": true, "median": 409, "median_sqft": 0.23, "year_built": 1996, "median_list_price": 599500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 408, "p25": 346, "p75": 463, "n": 38, "median_sqft": 0.25, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Hollywood townhouse or villa for sale carries a $408-a-month homeowners association fee, 36% above the South Florida median", "18.4% of Hollywood townhouses and villas on the market ask $500 or more a month in fees; 0% stay under $200", "Hollywood townhouses and villas built since 2005 carry fees 26% lower than communities from before 1995" ], "lede": "HOLLYWOOD, Fla., September 7, 2026 - The median monthly homeowners association fee across the 38 townhouses and villas listed for sale in Hollywood is $408, with half of the listings between $346 and $463 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 36% above the five-county South Florida median of $300, and ranks Hollywood 9 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Hollywood carries a monthly homeowners association fee of $408, 36% above the five-county South Florida median of $300.\"", "\"18.4 percent of Hollywood townhouses and villas on the market ask $500 or more a month in fees; 0 percent stay under $200.\"", "\"In Hollywood, a townhouse or villa completed since 2005 carries a median fee of $346 a month, against $465 for one completed before 1995.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Hollywood permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-hollywood/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Hollywood against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Hollywood median $408 a month, South Florida median $300; Hollywood ranks 9 of 34 cities.", "title": "Hollywood HOA fees on townhouses and villas sit 36% above the South Florida median" }, { "caption": "Share of active Hollywood townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 0% (0 listings); $200 to $300 10.5% (4 listings); $300 to $400 36.8% (14 listings); $400 to $600 36.8% (14 listings); $600 to $1,000 15.8% (6 listings); $1,000 and up 0% (0 listings).", "title": "36.8% of Hollywood townhouses and villas for sale carry a fee of $300 to $400 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Hollywood townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s too few (2 listings); 1980s too few (4 listings); 1990s $409 (11 listings); 2000s too few (7 listings); 2010s too few (7 listings); 2020s too few (7 listings).", "title": "Hollywood townhouses and villas built since 2005 ask 26% less in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 44 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 44, "with_fee": 39, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 39, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 5, "n": 37, "retained_n": 37, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 44, "cut_count": 21, "cut_pct": 47.7, "median_cut_pct": 3.1, "median_cut_dollars": 15000, "valid_price_count": 44, "missing_price_count": 0, "unchanged_count": 20, "raised_count": 3, "not_below_original_count": 23, "cut_pct_denominator": 44, "cut_sample_ok": true, "median_cut_n": 21 }, "trim_bounds": { "p1": 157.83333333333331, "p99": 996.1999999999999 }, "retained_small_sample": true, "retained_below_30": false, "median": 408, "p10": 290, "p25": 346, "p75": 457, "p90": 734, "min": 225, "max": 990, "median_sqft": 0.24, "n_sqft": 36, "median_pct_price": 0.79, "n_pct_price": 37, "median_list_price": 589500, "median_year_built": 2001, "median_sqft_area": 1530, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 30, "under_500_pct": 81.1, "hi_thr": 500, "lo_thr": 200, "over_hi": 7, "over_hi_pct": 18.9, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Townhouse": { "count": 34, "pct": 91.9 }, "Villa": { "count": 3, "pct": 8.1 } }, "regime": { "HOA": { "count": 35, "pct": 94.6 }, "not_recorded": { "count": 2, "pct": 5.4 } }, "villa_median": 350, "townhouse_median": 408, "cadence": { "Monthly": { "count": 35, "pct": 94.6 }, "Quarterly": { "count": 2, "pct": 5.4 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 0, "pct": 0.0 }, { "label": "$200 to $300", "count": 4, "pct": 10.8 }, { "label": "$300 to $400", "count": 14, "pct": 37.8 }, { "label": "$400 to $600", "count": 13, "pct": 35.1 }, { "label": "$600 to $1,000", "count": 6, "pct": 16.2 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 2, "median": 350, "median_sqft": 0.24 }, { "label": "1980s", "n": 4, "median": 617, "median_sqft": 0.36 }, { "label": "1990s", "n": 10, "median": 409, "median_sqft": 0.27 }, { "label": "2000s", "n": 7, "median": 469, "median_sqft": 0.33 }, { "label": "2010s", "n": 7, "median": 342, "median_sqft": 0.2 }, { "label": "2020s", "n": 7, "median": 349, "median_sqft": 0.23 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 9, "median": 457, "median_pct_price": 1.26 }, { "label": "$500K to $1M", "n": 24, "median": 350, "median_pct_price": 0.76 }, { "label": "$1M and up", "n": 4, "median": 900, "median_pct_price": 0.83 } ], "pre1995": { "n": 10, "median": 437 }, "post2005": { "n": 15, "median": 346 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 24, "pct": 70.6 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 19, "pct": 55.9 }, { "key": "Security", "label": "Security", "count": 11, "pct": 32.4 }, { "key": "Pools", "label": "Pool", "count": 11, "pct": 32.4 }, { "key": "Trash", "label": "Trash", "count": 11, "pct": 32.4 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 10, "pct": 29.4 }, { "key": "Roof", "label": "Roof", "count": 8, "pct": 23.5 }, { "key": "Sewer", "label": "Sewer", "count": 7, "pct": 20.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 7, "pct": 20.6 }, { "key": "Water", "label": "Water", "count": 5, "pct": 14.7 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 5, "pct": 14.7 }, { "key": "Insurance", "label": "Building insurance", "count": 4, "pct": 11.8 }, { "key": "CableTv", "label": "Cable TV", "count": 3, "pct": 8.8 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 2, "pct": 5.9 } ], "includes_n": 34, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 1, "pct": 2.7 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 37 }, "denominators": { "fee_percentages": 37, "fee_medians_percentiles": 37, "median_sqft": 36, "median_pct_price": 37, "includes_pct": 34, "flags_pct": 37, "cut_pct": 44 }, "developments": [ { "name": "Hillcrest Country Club South", "master": null, "n": 7, "anecdotal": true, "median": 347, "median_sqft": 0.22, "year_built": 2020, "median_list_price": 649000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "West Lake Village Plat", "master": null, "n": 7, "anecdotal": true, "median": 409, "median_sqft": 0.23, "year_built": 1996, "median_list_price": 599500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 408, "p25": 346, "p75": 457, "n": 37, "median_sqft": 0.24, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Hollywood townhouse or villa monthly homeowners association fees have a median of $408 in the retained usable-fee sample of 37 listings, 36% above the five-county median. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "In Hollywood's retained usable-fee sample (37 listings after exclusions and percentile trimming), 18.9% have monthly-equivalent fees of $500 or more and 0% are below $200. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "Hollywood townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=10), monthly median 21% lower. Small subgroups: both; read cautiously. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures." ], "lede": "HOLLYWOOD, Fla., September 7, 2026 - Among 37 active townhouse or villa listings in Hollywood retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $408, with the middle half between $346 and $457, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 44 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 36% above the separately trimmed five-county median of $300 and ranks 9th among 34 published city medians. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Hollywood's retained usable-fee sample (n=37), after exclusions and percentile trimming, is $408, compared with $300 in the separately trimmed five-county sample. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"", "\"Among Hollywood townhouses and villas in the retained usable-fee sample (n=37) after exclusions and percentile trimming, 18.9 percent have listed monthly-equivalent fees of $500 or more and 0 percent are below $200. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"", "\"Among the retained usable-fee listings in Hollywood with a recorded construction year, the median monthly-equivalent fee is $346 for a recorded year built of 2005 or later (15 listings) and $437 for those built before 1995 (10 listings). Small subgroup: 2005+ n=15; pre-1995 n=10; read cautiously. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Hollywood, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (39 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 37 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 44 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hollywood/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-hollywood/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Hollywood and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "alt": "Dot strip chart in five county lanes. Hollywood retained-sample median $408 a month (n=37); five-county median $300 (n=3,206, region-level trim). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "title": "Hollywood townhouses and villas, retained usable-fee sample (n=37): median $408/month, 36% above the five-county median of $300. Small sample: 39 valid before trim; 37 retained.", "visible_labels": [ "$408", "37", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 37 active Hollywood townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 0% (0 listings); $200 to $300 10.8% (4 listings); $300 to $400 37.8% (14 listings); $400 to $600 35.1% (13 listings); $600 to $1,000 16.2% (6 listings); $1,000 and up 0% (0 listings). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "title": "37.8% of Hollywood's retained usable-fee sample (37 listings) falls in the $300 to $400 monthly band. Small sample: 39 valid before trim; 37 retained.", "visible_labels": [ "0%", "0", "0%", "0", "10.8%", "4", "37.8%", "14", "35.1%", "13", "16.2%", "6", "0%", "0" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Hollywood townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=15; pre-1995 n=10. Small subgroup: 2005+ n=15; pre-1995 n=10; read cautiously. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "alt": "Column chart of median fee by recorded decade built: 1970s count only (2 listings); 1980s count only (4 listings); 1990s $409 (10 listings); 2000s count only (7 listings); 2010s count only (7 listings); 2020s count only (7 listings). Recorded year built 2005 or later $346 (15 listings); before 1995 $437 (10 listings). Small subgroup: 2005+ n=15; pre-1995 n=10; read cautiously. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "title": "Hollywood townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=10), monthly median 21% lower. Small subgroups: both; read cautiously. Small sample: 39 valid before trim; 37 retained.", "visible_labels": [ "2", "4", "$409", "10", "7", "7", "7", "$346", "15", "$437", "10" ] } ] } }, "figure_changes": [ { "field": "city.active", "before": 45, "after": 44, "before_present": true, "after_present": true }, { "field": "city.bands[1].median_pct_price", "before": 1.35, "after": 1.26, "before_present": true, "after_present": true }, { "field": "city.bands[1].n", "before": 10, "after": 9, "before_present": true, "after_present": true }, { "field": "city.bins[2].pct", "before": 10.5, "after": 10.8, "before_present": true, "after_present": true }, { "field": "city.bins[3].pct", "before": 36.8, "after": 37.8, "before_present": true, "after_present": true }, { "field": "city.bins[4].count", "before": 14, "after": 13, "before_present": true, "after_present": true }, { "field": "city.bins[4].pct", "before": 36.8, "after": 35.1, "before_present": true, "after_present": true }, { "field": "city.bins[5].pct", "before": 15.8, "after": 16.2, "before_present": true, "after_present": true }, { "field": "city.cadence.Monthly.count", "before": 36, "after": 35, "before_present": true, "after_present": true }, { "field": "city.cadence.Monthly.pct", "before": 94.7, "after": 94.6, "before_present": true, "after_present": true }, { "field": "city.cadence.Quarterly.pct", "before": 5.3, "after": 5.4, "before_present": true, "after_present": true }, { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.active", "before": 45, "after": 44, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_pct", "before": 46.7, "after": 47.7, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.decades[4].median_sqft", "before": 0.28, "after": 0.27, "before_present": true, "after_present": true }, { "field": "city.decades[4].n", "before": 11, "after": 10, "before_present": true, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.flags.capital_contribution.pct", "before": 2.6, "after": 2.7, "before_present": true, "after_present": true }, { "field": "city.flags.remarks_n", "before": 38, "after": 37, "before_present": true, "after_present": true }, { "field": "city.includes[0].count", "before": 25, "after": 24, "before_present": true, "after_present": true }, { "field": "city.includes[0].pct", "before": 71.4, "after": 70.6, "before_present": true, "after_present": true }, { "field": "city.includes[10].pct", "before": 14.3, "after": 14.7, "before_present": true, "after_present": true }, { "field": "city.includes[11].pct", "before": 11.4, "after": 11.8, "before_present": true, "after_present": true }, { "field": "city.includes[12].pct", "before": 8.6, "after": 8.8, "before_present": true, "after_present": true }, { "field": "city.includes[13].count", "before": 3, "after": 2, "before_present": true, "after_present": true }, { "field": "city.includes[13].pct", "before": 8.6, "after": 5.9, "before_present": true, "after_present": true }, { "field": "city.includes[1].count", "before": 20, "after": 19, "before_present": true, "after_present": true }, { "field": "city.includes[1].pct", "before": 57.1, "after": 55.9, "before_present": true, "after_present": true }, { "field": "city.includes[2].count", "before": 12, "after": 11, "before_present": true, "after_present": true }, { "field": "city.includes[2].key", "before": "Pools", "after": "Security", "before_present": true, "after_present": true }, { "field": "city.includes[2].label", "before": "Pool", "after": "Security", "before_present": true, "after_present": true }, { "field": "city.includes[2].pct", "before": 34.3, "after": 32.4, "before_present": true, "after_present": true }, { "field": "city.includes[3].count", "before": 12, "after": 11, "before_present": true, "after_present": true }, { "field": "city.includes[3].key", "before": "Trash", "after": "Pools", "before_present": true, "after_present": true }, { "field": "city.includes[3].label", "before": "Trash", "after": "Pool", "before_present": true, "after_present": true }, { "field": "city.includes[3].pct", "before": 34.3, "after": 32.4, "before_present": true, "after_present": true }, { "field": "city.includes[4].key", "before": "Security", "after": "Trash", "before_present": true, "after_present": true }, { "field": "city.includes[4].label", "before": "Security", "after": "Trash", "before_present": true, "after_present": true }, { "field": "city.includes[4].pct", "before": 31.4, "after": 32.4, "before_present": true, "after_present": true }, { "field": "city.includes[5].pct", "before": 28.6, "after": 29.4, "before_present": true, "after_present": true }, { "field": "city.includes[6].key", "before": "MaintenanceStructure", "after": "Roof", "before_present": true, "after_present": true }, { "field": "city.includes[6].label", "before": "Structure maintenance", "after": "Roof", "before_present": true, "after_present": true }, { "field": "city.includes[6].pct", "before": 22.9, "after": 23.5, "before_present": true, "after_present": true }, { "field": "city.includes[7].count", "before": 8, "after": 7, "before_present": true, "after_present": true }, { "field": "city.includes[7].key", "before": "Roof", "after": "Sewer", "before_present": true, "after_present": true }, { "field": "city.includes[7].label", "before": "Roof", "after": "Sewer", "before_present": true, "after_present": true }, { "field": "city.includes[7].pct", "before": 22.9, "after": 20.6, "before_present": true, "after_present": true }, { "field": "city.includes[8].key", "before": "Sewer", "after": "MaintenanceStructure", "before_present": true, "after_present": true }, { "field": "city.includes[8].label", "before": "Sewer", "after": "Structure maintenance", "before_present": true, "after_present": true }, { "field": "city.includes[8].pct", "before": 20.0, "after": 20.6, "before_present": true, "after_present": true }, { "field": "city.includes[9].pct", "before": 14.3, "after": 14.7, "before_present": true, "after_present": true }, { "field": "city.includes_n", "before": 35, "after": 34, "before_present": true, "after_present": true }, { "field": "city.median_list_price", "before": 587250, "after": 589500, "before_present": true, "after_present": true }, { "field": "city.median_sqft", "before": 0.25, "after": 0.24, "before_present": true, "after_present": true }, { "field": "city.median_sqft_area", "before": 1500, "after": 1530, "before_present": true, "after_present": true }, { "field": "city.median_year_built", "before": 2000, "after": 2001, "before_present": true, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n", "before": 38, "after": 37, "before_present": true, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.n_sqft", "before": 37, "after": 36, "before_present": true, "after_present": true }, { "field": "city.over_hi_pct", "before": 18.4, "after": 18.9, "before_present": true, "after_present": true }, { "field": "city.p10", "before": 292, "after": 290, "before_present": true, "after_present": true }, { "field": "city.p75", "before": 463, "after": 457, "before_present": true, "after_present": true }, { "field": "city.pre1995.median", "before": 465, "after": 437, "before_present": true, "after_present": true }, { "field": "city.pre1995.n", "before": 11, "after": 10, "before_present": true, "after_present": true }, { "field": "city.regime.HOA.count", "before": 36, "after": 35, "before_present": true, "after_present": true }, { "field": "city.regime.HOA.pct", "before": 94.7, "after": 94.6, "before_present": true, "after_present": true }, { "field": "city.regime.not_recorded.pct", "before": 5.3, "after": 5.4, "before_present": true, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 157.83333333333331, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 996.1999999999999, "before_present": false, "after_present": true }, { "field": "city.types.Townhouse.count", "before": 35, "after": 34, "before_present": true, "after_present": true }, { "field": "city.types.Townhouse.pct", "before": 92.1, "after": 91.9, "before_present": true, "after_present": true }, { "field": "city.types.Villa.pct", "before": 7.9, "after": 8.1, "before_present": true, "after_present": true }, { "field": "city.under_500", "before": 31, "after": 30, "before_present": true, "after_present": true }, { "field": "city.under_500_pct", "before": 81.6, "after": 81.1, "before_present": true, "after_present": true }, { "field": "city.with_fee", "before": 40, "after": 39, "before_present": true, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Hollywood median $408 a month, South Florida median $300; Hollywood ranks 9 of 34 cities.", "after": "Dot strip chart in five county lanes. Hollywood retained-sample median $408 a month (n=37); five-county median $300 (n=3,206, region-level trim). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Hollywood against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Hollywood and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Hollywood HOA fees on townhouses and villas sit 36% above the South Florida median", "after": "Hollywood townhouses and villas, retained usable-fee sample (n=37): median $408/month, 36% above the five-county median of $300. Small sample: 39 valid before trim; 37 retained.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$408", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "37", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 0% (0 listings); $200 to $300 10.5% (4 listings); $300 to $400 36.8% (14 listings); $400 to $600 36.8% (14 listings); $600 to $1,000 15.8% (6 listings); $1,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 0% (0 listings); $200 to $300 10.8% (4 listings); $300 to $400 37.8% (14 listings); $400 to $600 35.1% (13 listings); $600 to $1,000 16.2% (6 listings); $1,000 and up 0% (0 listings). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Hollywood townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 37 active Hollywood townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "36.8% of Hollywood townhouses and villas for sale carry a fee of $300 to $400 a month", "after": "37.8% of Hollywood's retained usable-fee sample (37 listings) falls in the $300 to $400 monthly band. Small sample: 39 valid before trim; 37 retained.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "16.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "10.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "37.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "35.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s too few (2 listings); 1980s too few (4 listings); 1990s $409 (11 listings); 2000s too few (7 listings); 2010s too few (7 listings); 2020s too few (7 listings).", "after": "Column chart of median fee by recorded decade built: 1970s count only (2 listings); 1980s count only (4 listings); 1990s $409 (10 listings); 2000s count only (7 listings); 2010s count only (7 listings); 2020s count only (7 listings). Recorded year built 2005 or later $346 (15 listings); before 1995 $437 (10 listings). Small subgroup: 2005+ n=15; pre-1995 n=10; read cautiously. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Hollywood townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Hollywood townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=15; pre-1995 n=10. Small subgroup: 2005+ n=15; pre-1995 n=10; read cautiously. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Hollywood townhouses and villas built since 2005 ask 26% less in fees than those built before 1995", "after": "Hollywood townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=10), monthly median 21% lower. Small subgroups: both; read cautiously. Small sample: 39 valid before trim; 37 retained.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$409", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "$346", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "$437", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Hollywood townhouse or villa for sale carries a $408-a-month homeowners association fee, 36% above the South Florida median", "after": "Hollywood townhouse or villa monthly homeowners association fees have a median of $408 in the retained usable-fee sample of 37 listings, 36% above the five-county median. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "18.4% of Hollywood townhouses and villas on the market ask $500 or more a month in fees; 0% stay under $200", "after": "In Hollywood's retained usable-fee sample (37 listings after exclusions and percentile trimming), 18.9% have monthly-equivalent fees of $500 or more and 0% are below $200. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Hollywood townhouses and villas built since 2005 carry fees 26% lower than communities from before 1995", "after": "Hollywood townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=10), monthly median 21% lower. Small subgroups: both; read cautiously. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "lede", "before": "HOLLYWOOD, Fla., September 7, 2026 - The median monthly homeowners association fee across the 38 townhouses and villas listed for sale in Hollywood is $408, with half of the listings between $346 and $463 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 36% above the five-county South Florida median of $300, and ranks Hollywood 9 of 34 cities.", "after": "HOLLYWOOD, Fla., September 7, 2026 - Among 37 active townhouse or villa listings in Hollywood retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $408, with the middle half between $346 and $457, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 44 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 36% above the separately trimmed five-county median of $300 and ranks 9th among 34 published city medians. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Hollywood permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-hollywood/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Hollywood, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (39 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 37 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 44 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hollywood/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-hollywood/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Hollywood carries a monthly homeowners association fee of $408, 36% above the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Hollywood's retained usable-fee sample (n=37), after exclusions and percentile trimming, is $408, compared with $300 in the separately trimmed five-county sample. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"18.4 percent of Hollywood townhouses and villas on the market ask $500 or more a month in fees; 0 percent stay under $200.\"", "after": "\"Among Hollywood townhouses and villas in the retained usable-fee sample (n=37) after exclusions and percentile trimming, 18.9 percent have listed monthly-equivalent fees of $500 or more and 0 percent are below $200. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Hollywood, a townhouse or villa completed since 2005 carries a median fee of $346 a month, against $465 for one completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Hollywood with a recorded construction year, the median monthly-equivalent fee is $346 for a recorded year built of 2005 or later (15 listings) and $437 for those built before 1995 (10 listings). Small subgroup: 2005+ n=15; pre-1995 n=10; read cautiously. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "aa2e50790df99d076683308201eccf9bb12b522157927a4292974b82e0fdd9c9", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nHollywood HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Hollywood townhouse or villa for sale carries a $408-a-month homeowners association fee,\n36% above the South Florida median\n18.4% of Hollywood townhouses and villas on the market ask $500 or more a month in fees; 0% stay under\n$200\nHollywood townhouses and villas built since 2005 carry fees 26% lower than communities from before\n1995\nLEDE\nHOLLYWOOD, Fla., September 7, 2026 - The median monthly homeowners association fee across the 38\ntownhouses and villas listed for sale in Hollywood is $408, with half of the listings between $346 and $463 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 36% above the five-\ncounty South Florida median of $300, and ranks Hollywood 9 of 34 cities.\nNUT GRAF\nPer square foot, the median Hollywood townhouse or villa fee is $0.25 a month on a median home of 1,500\nsquare feet; at the median asking price of $587K, a year of fees equals 0.79% of the price. 18.4% of listings ask\n$500 or more a month and 0% under $200. 0% of listings report two association layers (a master and a sub-\nassociation); 5.3% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention\na special assessment on 0% of listings, describe one as pending or payable by the buyer on 0%, and mention a\nmandatory club or membership on 0%. Communities completed since 2005 carry a median fee of $346 against\n$465 for those completed before 1995. 7.9% of the listings are entered as single-level villas, the rest as\ntownhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Hollywood\n45 (38 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$408\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$346 to $463\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nMedian fee per square foot per month\n$0.25 (median home 1,500 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n0.79% (asking $587K)\nSeptember 7, 2026\nListings asking $500 or more a month / under $200\n18.4% / 0%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n5.3%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Hollywood ranks 9 of 34\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$346 (15 listings) / $465 (11 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Hollywood carries a monthly homeowners association fee\nof $408, 36% above the five-county South Florida median of $300.\"\n\"18.4 percent of Hollywood townhouses and villas on the market ask $500 or more a month in fees; 0\npercent stay under $200.\"\n\"In Hollywood, a townhouse or villa completed since 2005 carries a median fee of $346 a month, against\n$465 for one completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Hollywood against every South Florida city with 30 or more active townhouse or villa\nlistings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Hollywood townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Hollywood townhouses and villas by decade the home was\ncompleted, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Hollywood permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-hollywood/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "6625caee3c11a3104ece9125c681bdf540cbf44309c0312b10b96366ee5635dd", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nHollywood HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/hollywood/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nHollywood townhouse or villa monthly homeowners association fees have a median of $408 in the retained\nusable-fee sample of 37 listings, 36% above the five-county median. Small sample: 39 valid before trimming;\n37 retained. A few listings can materially change these figures.\nIn Hollywood's retained usable-fee sample (37 listings after exclusions and percentile trimming), 18.9% have\nmonthly-equivalent fees of $500 or more and 0% are below $200. Small sample: 39 valid before trimming;\n37 retained. A few listings can materially change these figures.\nHollywood townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs\npre-1995 (n=10), monthly median 21% lower. Small subgroups: both; read cautiously. Small sample: 39 valid\nbefore trimming; 37 retained. A few listings can materially change these figures.\nLEDE\nHOLLYWOOD, Fla., September 7, 2026 - Among 37 active townhouse or villa listings in Hollywood retained\nafter excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its\n99th percentile, the median monthly homeowners association fee is $408, with the middle half between $346\nand $457, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There\nare 44 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 36% above the separately trimmed five-county\nmedian of $300 and ranks 9th among 34 published city medians. Small sample: 39 valid before trimming; 37\nretained. A few listings can materially change these figures.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Hollywood townhouse or villa fee is $0.24 a month\n(36 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a\nmedian 0.79% of the listing's current asking price across 37 retained listings with a current asking price of at\nleast $20,000; this is the median of per-listing ratios. 18.9% of the retained sample have fees of $500 or more\na month and 0% are below $200. 0% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 5.4% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by\nthe buyer on 0%, and mention a mandatory club or membership on 0%; 37 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. Among retained listings\nwith a recorded construction year, the median monthly-equivalent fee is $346 for a recorded year built of 2005\nor later (15 listings) and $437 for those built before 1995 (10 listings); construction year is a recorded field and\nthis comparison does not explain why fees differ. Small subgroup: 2005+ n=15; pre-1995 n=10; read\ncautiously. 8.1% of retained listings have the recorded MLS subtype Villa; the remainder have subtype\nTownhouse. The two subtypes are reported together after condominium classification. Small sample: 39 valid\nbefore trimming; 37 retained. A few listings can materially change these figures.\nFACT BOX\nActive townhouse or villa listings, Hollywood\n(before exclusions and trimming)\n44\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n39 / 37 (2 trimmed; 0 fee without billing frequency\nexcluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$408\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$346 to $457\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.24 (36 retained listings with recorded living area\nof at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n0.79% (37 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n18.9% (7) / 0% (0) of 37\nSeptember 7, 2026\nTwo association layers reported (master +\nsub), retained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly),\nretained sample\n5.4%\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); Hollywood ranks 9th among 34\npublished city medians\nSeptember 7, 2026\nMedian fee, recorded year built 2005 or\nlater / before 1995 (retained sample)\n$346 (2005+ n=15) / $437 (pre-1995 n=10). Small\nsubgroup: 2005+ n=15; pre-1995 n=10; read\ncautiously.\nSeptember 7, 2026\nSmall retained fee sample — interpretation\ncaution\nSmall sample: 39 valid before trimming; 37 retained.\nA few listings can materially change these figures.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Hollywood's retained usable-fee sample\n(n=37), after exclusions and percentile trimming, is $408, compared with $300 in the separately trimmed\nfive-county sample. Small sample: 39 valid before trimming; 37 retained. A few listings can materially\nchange these figures.\"\n\"Among Hollywood townhouses and villas in the retained usable-fee sample (n=37) after exclusions and\npercentile trimming, 18.9 percent have listed monthly-equivalent fees of $500 or more and 0 percent are\nbelow $200. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change\nthese figures.\"\n\"Among the retained usable-fee listings in Hollywood with a recorded construction year, the median\nmonthly-equivalent fee is $346 for a recorded year built of 2005 or later (15 listings) and $437 for those\nbuilt before 1995 (10 listings). Small subgroup: 2005+ n=15; pre-1995 n=10; read cautiously. Small\nsample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nHollywood and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-\ncounty reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a\nvalid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small\nsample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\nChart data (aggregate): Dot strip chart in five county lanes. Hollywood retained-sample median $408 a month\n(n=37); five-county median $300 (n=3,206, region-level trim). Small sample: 39 valid before trimming; 37\nretained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 37 active Hollywood townhouse or villa listings retained after unusable-\nfee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active\nlistings. Source: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially\nchange these figures.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 0% (0\nlistings); $100 to $200 0% (0 listings); $200 to $300 10.8% (4 listings); $300 to $400 37.8% (14 listings); $400\nto $600 35.1% (13 listings); $600 to $1,000 16.2% (6 listings); $1,000 and up 0% (0 listings). Small sample: 39\nvalid before trimming; 37 retained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Hollywood townhouses and villas in the\nretained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a\nrecorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded\nYearBuilt 2005+ n=15; pre-1995 n=10. Small subgroup: 2005+ n=15; pre-1995 n=10; read cautiously. Small sample: 39 valid before\ntrimming; 37 retained. A few listings can materially change these figures.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s count only (2 listings);\n1980s count only (4 listings); 1990s $409 (10 listings); 2000s count only (7 listings); 2010s count only (7\nlistings); 2020s count only (7 listings). Recorded year built 2005 or later $346 (15 listings); before 1995 $437\n(10 listings). Small subgroup: 2005+ n=15; pre-1995 n=10; read cautiously. Small sample: 39 valid before\ntrimming; 37 retained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Hollywood, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (39 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 37 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 44 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes\ntogether after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific\nassociation's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as\nthe brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable\nbut not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/hollywood/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/hoa-fees-hollywood/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "5c7d0f3e27ca7185a3e5fdf754183e8e935bd63f4ad3fd6d62e1c8788735cb22", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - HOLLYWOOD HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Hollywood townhouse or villa monthly homeowners association fees have a median of $408 in the retained usable-fee sample of 37 listings, 36% above the five-county median. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n2. In Hollywood's retained usable-fee sample (37 listings after exclusions and percentile trimming), 18.9% have monthly-equivalent fees of $500 or more and 0% are below $200. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n3. Hollywood townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=10), monthly median 21% lower. Small subgroups: both; read cautiously. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n\nLEDE\nHOLLYWOOD, Fla., September 7, 2026 - Among 37 active townhouse or villa listings in Hollywood retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $408, with the middle half between $346 and $457, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 44 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 36% above the separately trimmed five-county median of $300 and ranks 9th among 34 published city medians. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Hollywood townhouse or villa fee is $0.24 a month (36 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 0.79% of the listing's current asking price across 37 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 18.9% of the retained sample have fees of $500 or more a month and 0% are below $200. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 5.4% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 37 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $346 for a recorded year built of 2005 or later (15 listings) and $437 for those built before 1995 (10 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=15; pre-1995 n=10; read cautiously. 8.1% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Hollywood (before exclusions and trimming): 44 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 39 / 37 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $408 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $346 to $457 [September 7, 2026]\n- Median fee per square foot per month: $0.24 (36 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 0.79% (37 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 18.9% (7) / 0% (0) of 37 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 5.4% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 0% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Hollywood ranks 9th among 34 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $346 (2005+ n=15) / $437 (pre-1995 n=10). Small subgroup: 2005+ n=15; pre-1995 n=10; read cautiously. [September 7, 2026]\n- Small retained fee sample — interpretation caution: Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Hollywood's retained usable-fee sample (n=37), after exclusions and percentile trimming, is $408, compared with $300 in the separately trimmed five-county sample. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"\n- \"Among Hollywood townhouses and villas in the retained usable-fee sample (n=37) after exclusions and percentile trimming, 18.9 percent have listed monthly-equivalent fees of $500 or more and 0 percent are below $200. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"\n- \"Among the retained usable-fee listings in Hollywood with a recorded construction year, the median monthly-equivalent fee is $346 for a recorded year built of 2005 or later (15 listings) and $437 for those built before 1995 (10 listings). Small subgroup: 2005+ n=15; pre-1995 n=10; read cautiously. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- hollywood-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Hollywood and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n Alt text: Dot strip chart in five county lanes. Hollywood retained-sample median $408 a month (n=37); five-county median $300 (n=3,206, region-level trim). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n- hollywood-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 37 active Hollywood townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 0% (0 listings); $200 to $300 10.8% (4 listings); $300 to $400 37.8% (14 listings); $400 to $600 35.1% (13 listings); $600 to $1,000 16.2% (6 listings); $1,000 and up 0% (0 listings). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n- hollywood-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Hollywood townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=15; pre-1995 n=10. Small subgroup: 2005+ n=15; pre-1995 n=10; read cautiously. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n Alt text: Column chart of median fee by recorded decade built: 1970s count only (2 listings); 1980s count only (4 listings); 1990s $409 (10 listings); 2000s count only (7 listings); 2010s count only (7 listings); 2020s count only (7 listings). Recorded year built 2005 or later $346 (15 listings); before 1995 $437 (10 listings). Small subgroup: 2005+ n=15; pre-1995 n=10; read cautiously. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Hollywood, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (39 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 37 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 44 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hollywood/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-hollywood/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "homestead", "city": "Homestead", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "segments": { "houses": { "active": 547, "sample_ok": true, "small_sample": false, "pending": 163, "median_list_price": 624900.0, "cut_count": 222, "cut_pct": 40.6, "raised_count": 19, "median_cut_pct": 3.8, "median_cut_dollars": 24500.0, "cut_last30": 107, "cut_last30_pct": 19.6, "cut_last7": 32, "median_dom": 40, "median_cdom": 40, "relisted_count": 1, "relisted_pct": 0.2, "over90": 163, "over90_pct": 29.8, "over180": 61, "fresh_held": 258, "fresh_held_pct": 47.2, "stale_uncut": 49, "stale_uncut_pct": 9.0, "dom_buckets": [ { "label": "0-30", "count": 238, "pct": 43.5 }, { "label": "31-60", "count": 95, "pct": 17.4 }, { "label": "61-90", "count": 51, "pct": 9.3 }, { "label": "91-180", "count": 102, "pct": 18.6 }, { "label": "181+", "count": 61, "pct": 11.2 } ], "bands": [ { "label": "Under $500K", "active": 103, "cut": 43, "cut_pct": 41.7, "median_cdom": 27 }, { "label": "$500K to $1M", "active": 361, "cut": 151, "cut_pct": 41.8, "median_cdom": 39 }, { "label": "$1M to $2M", "active": 65, "cut": 25, "cut_pct": 38.5, "median_cdom": 56 }, { "label": "$2M to $5M", "active": 15, "cut": 3, "cut_pct": 20.0, "median_cdom": 58 }, { "label": "$5M and up", "active": 3, "cut": 0, "cut_pct": 0.0, "median_cdom": 65 } ], "pending_cut_count": 67, "pending_cut_pct": 41.1, "pending_median_cut_pct": 5.1, "pending_median_cdom": 45, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 548, "cut_pct": 40.9, "median_cdom": 43.0, "median_list_price": 622350.0 }, { "date": "2026-09-06", "active": 551, "cut_pct": 40.7, "median_cdom": 41, "median_list_price": 620000.0 }, { "date": "2026-09-07", "active": 547, "cut_pct": 40.6, "median_cdom": 40, "median_list_price": 624900.0 } ] }, "condos": { "active": 223, "sample_ok": true, "small_sample": false, "pending": 16, "median_list_price": 244000.0, "cut_count": 91, "cut_pct": 40.8, "raised_count": 7, "median_cut_pct": 6.1, "median_cut_dollars": 16000.0, "cut_last30": 36, "cut_last30_pct": 16.1, "cut_last7": 6, "median_dom": 78, "median_cdom": 81, "relisted_count": 2, "relisted_pct": 0.9, "over90": 105, "over90_pct": 47.1, "over180": 53, "fresh_held": 71, "fresh_held_pct": 31.8, "stale_uncut": 51, "stale_uncut_pct": 22.9, "dom_buckets": [ { "label": "0-30", "count": 75, "pct": 33.6 }, { "label": "31-60", "count": 21, "pct": 9.4 }, { "label": "61-90", "count": 22, "pct": 9.9 }, { "label": "91-180", "count": 52, "pct": 23.3 }, { "label": "181+", "count": 53, "pct": 23.8 } ], "bands": [ { "label": "Under $250K", "active": 121, "cut": 61, "cut_pct": 50.4, "median_cdom": 92 }, { "label": "$250K to $500K", "active": 101, "cut": 29, "cut_pct": 28.7, "median_cdom": 55 }, { "label": "$500K to $1M", "active": 1, "cut": 1, "cut_pct": 100.0, "median_cdom": 555 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 10, "pending_cut_pct": 62.5, "pending_median_cut_pct": 9.2, "pending_median_cdom": 101.5, "tier": "c2", "series": [ { "date": "2026-09-05", "active": 157, "cut_pct": 43.9, "median_cdom": 92, "median_list_price": 230000.0 }, { "date": "2026-09-06", "active": 157, "cut_pct": 43.9, "median_cdom": 92, "median_list_price": 230000.0 }, { "date": "2026-09-07", "active": 223, "cut_pct": 40.8, "median_cdom": 81, "median_list_price": 244000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "40.6% of Homestead houses for sale have cut their asking price, 40.8% of condos", "Homestead sellers blink faster than the rest of Miami-Dade County as 29.8% of houses pass 90 days on the market", "Buying in Homestead? Two in five houses have already come down once, by a median $24K" ], "lede": "HOMESTEAD, Fla., September 7, 2026 - 40.6% of the 547 single-family homes listed for sale in Homestead have reduced their asking price at least once, by a median 3.8% (about $24K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 223 condominium listings, 40.8% have cut, by a median 6.1%.", "quotes": [ "\"40.6 percent of single-family homes for sale in Homestead have reduced their asking price at least once, by a median $24K.\"", "\"Counting every relisting, the median Homestead house for sale has been waiting 40 days, not the 40 the current listing shows.\"", "\"Of the Homestead houses now under contract, 58.9 percent never reduced their asking price; the rest cut by a median 5.1 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Homestead and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 547 houses, 223 condominiums, 163 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-homestead/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Homestead versus Miami-Dade County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Homestead houses 40.6%, Miami-Dade County houses 37.6%; Homestead condominiums 40.8%, Miami-Dade County condominiums 37.4%.", "title": "Homestead houses are cutting 3.0 points more often than Miami-Dade County" }, { "caption": "Active Homestead listings by cumulative days on market, houses and condominiums, September 7, 2026. 29.8% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 43.5%, 31-60 days 17.4%, 61-90 days 9.3%, 91-180 days 18.6%, 181+ days 11.2%. Condominiums: 0-30 days 33.6%, 31-60 days 9.4%, 61-90 days 9.9%, 91-180 days 23.3%, 181+ days 23.8%.", "title": "29.8% of Homestead houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Homestead houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 41.7% of 103; $500K to $1M 41.8% of 361; $1M to $2M 38.5% of 65; $2M to $5M 20.0% of 15; $5M and up too few to read of 3.", "title": "$500K to $1M Homestead houses have cut most often: 41.8% of 361" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 949 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 547, "sample_ok": true, "small_sample": false, "pending": 163, "median_list_price": 624900.0, "cut_count": 222, "cut_pct": 40.6, "raised_count": 19, "valid_price_count": 547, "missing_price_count": 0, "unchanged_count": 306, "not_below_original_count": 325, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 3.8, "median_cut_dollars": 24500.0, "cut_last30": 107, "cut_last30_pct": 19.6, "cut_last7": 32, "median_dom": 40, "median_cdom": 40, "dom_n": 547, "cdom_n": 547, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 547, "relisted_count": 1, "relisted_pct": 0.2, "over90": 163, "over90_pct": 29.8, "over180": 61, "fresh_held": 258, "fresh_held_pct": 47.2, "fresh_held_missing_cdom_count": 0, "stale_uncut": 49, "stale_uncut_pct": 9.0, "dom_buckets": [ { "label": "0-30", "count": 238, "pct": 43.5 }, { "label": "31-60", "count": 95, "pct": 17.4 }, { "label": "61-90", "count": 51, "pct": 9.3 }, { "label": "91-180", "count": 102, "pct": 18.6 }, { "label": "181+", "count": 61, "pct": 11.2 } ], "bands": [ { "label": "Under $500K", "active": 103, "cut": 43, "cut_pct": 41.7, "median_cdom": 27, "cut_pct_denominator": 103, "cdom_n": 103, "valid_price_count": 103 }, { "label": "$500K to $1M", "active": 361, "cut": 151, "cut_pct": 41.8, "median_cdom": 39, "cut_pct_denominator": 361, "cdom_n": 361, "valid_price_count": 361 }, { "label": "$1M to $2M", "active": 65, "cut": 25, "cut_pct": 38.5, "median_cdom": 56, "cut_pct_denominator": 65, "cdom_n": 65, "valid_price_count": 65 }, { "label": "$2M to $5M", "active": 15, "cut": 3, "cut_pct": 20.0, "median_cdom": 58, "cut_pct_denominator": 15, "cdom_n": 15, "valid_price_count": 15 }, { "label": "$5M and up", "active": 3, "cut": 0, "cut_pct": 0.0, "median_cdom": 65, "cut_pct_denominator": 3, "cdom_n": 3, "valid_price_count": 3 } ], "pending_cut_count": 67, "pending_cut_pct": 41.1, "pending_valid_price_count": 163, "pending_missing_price_count": 0, "pending_unchanged_count": 84, "pending_raised_count": 12, "pending_not_below_original_count": 96, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 163, "pending_dom_n": 163, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 5.1, "pending_median_cdom": 45, "denominators": { "cut_pct": 547, "cut_last30_pct": 547, "relisted_pct": 547, "fresh_held_pct": 547, "stale_uncut_pct": 547, "over90_pct": 547, "dom_bucket_pct": 547, "pending_cut_pct": 163, "median_dom": 547, "median_cdom": 547, "median_cut_pct": 222, "median_cut_dollars": 222, "pending_median_cut_pct": 67, "pending_median_cdom": 163 }, "county_counts": { "Miami-Dade": 547 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 547, "cut_pct": 40.6, "median_cdom": 40, "median_list_price": 624900.0 } ] }, "condos": { "active": 223, "sample_ok": true, "small_sample": false, "pending": 16, "median_list_price": 244000.0, "cut_count": 91, "cut_pct": 40.8, "raised_count": 7, "valid_price_count": 223, "missing_price_count": 0, "unchanged_count": 125, "not_below_original_count": 132, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.1, "median_cut_dollars": 16000.0, "cut_last30": 36, "cut_last30_pct": 16.1, "cut_last7": 6, "median_dom": 78, "median_cdom": 81, "dom_n": 223, "cdom_n": 223, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 223, "relisted_count": 2, "relisted_pct": 0.9, "over90": 105, "over90_pct": 47.1, "over180": 53, "fresh_held": 71, "fresh_held_pct": 31.8, "fresh_held_missing_cdom_count": 0, "stale_uncut": 51, "stale_uncut_pct": 22.9, "dom_buckets": [ { "label": "0-30", "count": 75, "pct": 33.6 }, { "label": "31-60", "count": 21, "pct": 9.4 }, { "label": "61-90", "count": 22, "pct": 9.9 }, { "label": "91-180", "count": 52, "pct": 23.3 }, { "label": "181+", "count": 53, "pct": 23.8 } ], "bands": [ { "label": "Under $250K", "active": 121, "cut": 61, "cut_pct": 50.4, "median_cdom": 92, "cut_pct_denominator": 121, "cdom_n": 121, "valid_price_count": 121 }, { "label": "$250K to $500K", "active": 101, "cut": 29, "cut_pct": 28.7, "median_cdom": 55, "cut_pct_denominator": 101, "cdom_n": 101, "valid_price_count": 101 }, { "label": "$500K to $1M", "active": 1, "cut": 1, "cut_pct": 100.0, "median_cdom": 555, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 10, "pending_cut_pct": 62.5, "pending_valid_price_count": 16, "pending_missing_price_count": 0, "pending_unchanged_count": 6, "pending_raised_count": 0, "pending_not_below_original_count": 6, "pending_sample_ok": false, "pending_cut_sample_ok": true, "pending_cdom_n": 16, "pending_dom_n": 16, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 9.2, "pending_median_cdom": 101.5, "denominators": { "cut_pct": 223, "cut_last30_pct": 223, "relisted_pct": 223, "fresh_held_pct": 223, "stale_uncut_pct": 223, "over90_pct": 223, "dom_bucket_pct": 223, "pending_cut_pct": 16, "median_dom": 223, "median_cdom": 223, "median_cut_pct": 91, "median_cut_dollars": 91, "pending_median_cut_pct": 10, "pending_median_cdom": 16 }, "county_counts": { "Miami-Dade": 223 }, "tier": "c2", "series": [ { "date": "2026-09-07", "active": 223, "cut_pct": 40.8, "median_cdom": 81, "median_list_price": 244000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "40.6% of Homestead houses for sale are asking less than their original list price; 40.8% of condos", "Seller Blink Rate™ in Homestead: 40.6% of houses list below original asking, against 37.6% across Miami-Dade County", "Buying in Homestead? 222 of the 547 houses for sale are asking below their original price, by a median $24K" ], "lede": "HOMESTEAD, Fla., September 7, 2026 - 40.6% of the 547 single-family homes listed for sale in Homestead (222 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 222 reduced listings, the median reduction is 3.8% (about $24K). Among the city's 223 condominium listings, 40.8% are asking below their original price, by a median 6.1%.", "quotes": [ "\"40.6 percent of single-family homes for sale in Homestead have a current asking price below their original list price; among those 222 reduced listings the median reduction is $24K.\"", "\"Among active Homestead houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 40 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 41.1 percent of the 163 Homestead houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.1 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Homestead, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (306 unchanged, 19 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 547 houses, 223 condominiums, 163 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/homestead/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-homestead/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Homestead versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Homestead houses 40.6%, Miami-Dade County houses 37.6%; Homestead condominiums 40.8%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 40.6% of Homestead houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "visible_labels": [ "37.4%", "40.8%", "37.6%", "40.6%" ] }, { "caption": "Active Homestead houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 29.8% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 43.5%, 31-60 days 17.4%, 61-90 days 9.3%, 91-180 days 18.6%, 181+ days 11.2%. Condominiums: 0-30 days 33.6%, 31-60 days 9.4%, 61-90 days 9.9%, 91-180 days 23.3%, 181+ days 23.8%.", "title": "29.8% of Homestead houses for sale with a recorded cumulative-days value exceed 90 days; 47.1% of condos", "visible_labels": [ "43.5%", "33.6%", "17.4%", "9.4%", "9.3%", "9.9%", "18.6%", "23.3%", "11.2%", "23.8%", "29.8%" ] }, { "caption": "Share of active Homestead houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 41.7% (43 of 103); $500K to $1M 41.8% (151 of 361); $1M to $2M 38.5% (25 of 65); $2M to $5M 20% (3 of 15); $5M and up 3 listed, count only.", "title": "$500K to $1M Homestead houses show the highest share asking below original: 41.8% of 361", "visible_labels": [ "3", "20%", "3", "15", "38.5%", "25", "65", "41.8%", "151", "361", "41.7%", "43", "103" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 949, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 121, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 121, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 121, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 101, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 101, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 101, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 223, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Miami-Dade", "before": null, "after": 223, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 223, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 223, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 223, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 223, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 223, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 223, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 223, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 223, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 223, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 223, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 223, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 125, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 223, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 361, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 361, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 361, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 547, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Miami-Dade", "before": null, "after": 547, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 547, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 547, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 547, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 547, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 547, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 222, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 222, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 547, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 547, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 163, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 163, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 547, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 547, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 547, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 325, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 547, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 163, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 163, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 96, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 163, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 306, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 547, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Homestead houses 40.6%, Miami-Dade County houses 37.6%; Homestead condominiums 40.8%, Miami-Dade County condominiums 37.4%.", "after": "Horizontal bar chart. Homestead houses 40.6%, Miami-Dade County houses 37.6%; Homestead condominiums 40.8%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Homestead versus Miami-Dade County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Homestead versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Homestead houses are cutting 3.0 points more often than Miami-Dade County", "after": "Seller Blink Rate™: 40.6% of Homestead houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "37.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "40.8%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "37.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "40.6%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 43.5%, 31-60 days 17.4%, 61-90 days 9.3%, 91-180 days 18.6%, 181+ days 11.2%. Condominiums: 0-30 days 33.6%, 31-60 days 9.4%, 61-90 days 9.9%, 91-180 days 23.3%, 181+ days 23.8%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 43.5%, 31-60 days 17.4%, 61-90 days 9.3%, 91-180 days 18.6%, 181+ days 11.2%. Condominiums: 0-30 days 33.6%, 31-60 days 9.4%, 61-90 days 9.9%, 91-180 days 23.3%, 181+ days 23.8%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Homestead listings by cumulative days on market, houses and condominiums, September 7, 2026. 29.8% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Homestead houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 29.8% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "29.8% of Homestead houses for sale have waited more than 90 days, counting every relisting", "after": "29.8% of Homestead houses for sale with a recorded cumulative-days value exceed 90 days; 47.1% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "43.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "29.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "33.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "17.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "9.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "9.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "9.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "18.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "23.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "11.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "23.8%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 41.7% of 103; $500K to $1M 41.8% of 361; $1M to $2M 38.5% of 65; $2M to $5M 20.0% of 15; $5M and up too few to read of 3.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 41.7% (43 of 103); $500K to $1M 41.8% (151 of 361); $1M to $2M 38.5% (25 of 65); $2M to $5M 20% (3 of 15); $5M and up 3 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Homestead houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Homestead houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Homestead houses have cut most often: 41.8% of 361", "after": "$500K to $1M Homestead houses show the highest share asking below original: 41.8% of 361", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "41.7%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "43", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "103", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "20%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "38.5%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "25", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "65", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "41.8%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "151", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "361", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "40.6% of Homestead houses for sale have cut their asking price, 40.8% of condos", "after": "40.6% of Homestead houses for sale are asking less than their original list price; 40.8% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Homestead sellers blink faster than the rest of Miami-Dade County as 29.8% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Homestead: 40.6% of houses list below original asking, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Homestead? Two in five houses have already come down once, by a median $24K", "after": "Buying in Homestead? 222 of the 547 houses for sale are asking below their original price, by a median $24K", "before_present": true, "after_present": true }, { "field": "lede", "before": "HOMESTEAD, Fla., September 7, 2026 - 40.6% of the 547 single-family homes listed for sale in Homestead have reduced their asking price at least once, by a median 3.8% (about $24K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 223 condominium listings, 40.8% have cut, by a median 6.1%.", "after": "HOMESTEAD, Fla., September 7, 2026 - 40.6% of the 547 single-family homes listed for sale in Homestead (222 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 222 reduced listings, the median reduction is 3.8% (about $24K). Among the city's 223 condominium listings, 40.8% are asking below their original price, by a median 6.1%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Homestead and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 547 houses, 223 condominiums, 163 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-homestead/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Homestead, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (306 unchanged, 19 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 547 houses, 223 condominiums, 163 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/homestead/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-homestead/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"40.6 percent of single-family homes for sale in Homestead have reduced their asking price at least once, by a median $24K.\"", "after": "\"40.6 percent of single-family homes for sale in Homestead have a current asking price below their original list price; among those 222 reduced listings the median reduction is $24K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Homestead house for sale has been waiting 40 days, not the 40 the current listing shows.\"", "after": "\"Among active Homestead houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 40 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Homestead houses now under contract, 58.9 percent never reduced their asking price; the rest cut by a median 5.1 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 41.1 percent of the 163 Homestead houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.1 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "751ec5131e5c2d27800136caa8a98862956d2daede04a49cc286d5bfe19586f7", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nHomestead price cuts and true days on market\nHEADLINE OPTIONS\n40.6% of Homestead houses for sale have cut their asking price, 40.8% of condos\nHomestead sellers blink faster than the rest of Miami-Dade County as 29.8% of houses pass 90 days on the\nmarket\nBuying in Homestead? Two in five houses have already come down once, by a median $24K\nLEDE\nHOMESTEAD, Fla., September 7, 2026 - 40.6% of the 547 single-family homes listed for sale in Homestead\nhave reduced their asking price at least once, by a median 3.8% (about $24K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Among the city's 223 condominium listings, 40.8% have cut, by a\nmedian 6.1%.\nNUT GRAF\nThe figures point to a market where 41.1% of houses reached a contract only after a price cut: of the 163\nHomestead houses now under contract, 41.1% reduced before going under contract, with a median cut of\n5.1% and a median 45 days to contract. Across Miami-Dade County the price-cut share is 37.6% for houses\nand 37.4% for condominiums, so Homestead houses are cutting 3.0 points more often than the county.\nCounting every relisting, the median Homestead house for sale has been on the market 40 days, against 40 on\nits current listing; 0.2% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nHomestead\n547\nShare with at\nleast one price\nreduction,\nhouses\n40.6% (222 of 547)\nMedian\nreduction\nfrom original\nasking, houses\n3.8% (about $24K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings,\nHomestead\n223\nShare with at\nleast one price\nreduction,\ncondominiums\n40.8% (91 of 223)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n40 days (40 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n29.8% (163 of 547)\nHouses under\ncontract that\nreduced first\n41.1% of 163\nMiami-Dade\nCounty price-\ncut share,\nhouses /\ncondominiums\n37.6% / 37.4%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Royal Palm Beach, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, N\nQUOTABLE DATA POINTS\n\"40.6 percent of single-family homes for sale in Homestead have reduced their asking price at least once,\nby a median $24K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Homestead house for sale has been waiting 40 days, not the 40 the\ncurrent listing shows.\"\n\"Of the Homestead houses now under contract, 58.9 percent never reduced their asking price; the rest cut\nby a median 5.1 percent before a buyer committed. Contract prices are not known until the sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Homestead versus Miami-Dade County, houses and condominiums, September\n7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Homestead listings by cumulative days on market, houses and condominiums, September 7, 2026. 29.8% of houses have passed\n90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Homestead houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Homestead and Miami-Dade County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 547 houses, 223 condominiums, 163 houses\nunder contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at\nhttps://www.pbprealestate.com/price-cuts-homestead/ . Conditions read: How the read works: each city is compared with its peer\ngroup, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer\nfigure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at\nleast 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting\nat peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is\nrelative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "6d0f032c62748693b4fd999039850c7d9c048124c7f7bcc9bac60b081df3800f", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nHomestead asking-price reductions and recorded days\non market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/homestead/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n40.6% of Homestead houses for sale are asking less than their original list price; 40.8% of condos\nSeller Blink Rate™ in Homestead: 40.6% of houses list below original asking, against 37.6% across Miami-\nDade County\nBuying in Homestead? 222 of the 547 houses for sale are asking below their original price, by a median\n$24K\nLEDE\nHOMESTEAD, Fla., September 7, 2026 - 40.6% of the 547 single-family homes listed for sale in Homestead\n(222 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis\nof BeachesMLS listing data as of September 7, 2026. Among those 222 reduced listings, the median reduction\nis 3.8% (about $24K). Among the city's 223 condominium listings, 40.8% are asking below their original price,\nby a median 6.1%.\nNUT GRAF\nFor active Homestead houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are\nboth 40 days (from 547 and 547 listings with a value in each field). Equal medians describe the recorded fields\nonly; they do not establish anything about individual listing histories. 0.2% of all active houses have both fields\nrecorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a\nrelisting event. Of the 163 Homestead houses under contract (Pending or Active Under Contract), 67 (41.1%)\nhave a recorded asking price below their original list price; the median reduction among that group is 5.1%. The\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nremainder are not recorded as below their original list price, which is not a price history. These asking-price\nfields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original\nare 37.6% for houses and 37.4% for condominiums; Homestead houses are 3.0 points above the county share.\nFACT BOX\nActive single-family listings,\nHomestead\n547\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n40.6% (222 of 547)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n547 / 0; 306 / 19\nSeptember 7, 2026\nMedian reduction among the 222\nreduced houses\n3.8% (about $24K)\nSeptember 7, 2026\nActive condominium listings,\nHomestead\n223\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n40.8% (91 of 223)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n40 / 40 days (from 547 / 547 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over\n90 days\n29.8% (163 of 547 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking\nbelow original list price\n41.1% (67 of 163)\nSeptember 7, 2026\nMiami-Dade County share asking\nbelow original, houses /\ncondominiums\n37.6% / 37.4%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Between the comparison thresholds; Condominiums:\nBetween the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking\n$600K to $1M; peer share 44.3%)\nRoyal Palm Beach, Jensen Beach, Hallandale Beach, Hollywood,\nPompano Beach, Dania Beach, Hialeah, North Miami Beach,\nWest Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The\nAcreage, Coral Springs, North Miami, Hobe Sound, Stuart,\nPlantation, Westlake, Loxahatchee, Miami, Cooper City, Palm\nCity, Wilton Manors, Fort Lauderdale\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"40.6 percent of single-family homes for sale in Homestead have a current asking price below their original\nlist price; among those 222 reduced listings the median reduction is $24K.\"\n\"Among active Homestead houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket\nvalues are both 40 days. These are MLS-recorded fields, not an independently reconstructed listing\nhistory.\"\n\"At the snapshot, 41.1 percent of the 163 Homestead houses under contract had a recorded asking price\nbelow their original list price; the median reduction among that group was 5.1 percent. The remainder\nwere not recorded as below their original list price, which is not a price history. Agreed contract prices are\nnot inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Homestead versus Miami-Dade\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Homestead houses 40.6%, Miami-Dade County houses 37.6%;\nHomestead condominiums 40.8%, Miami-Dade County condominiums 37.4%. Share of active listings asking\nbelow their original list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Homestead houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings\nwith a recorded value in that field; 29.8% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 43.5%, 31-60\ndays 17.4%, 61-90 days 9.3%, 91-180 days 18.6%, 181+ days 11.2%. Condominiums: 0-30 days 33.6%, 31-60\ndays 9.4%, 61-90 days 9.9%, 91-180 days 23.3%, 181+ days 23.8%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Homestead houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10\nto 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 41.7% (43 of 103); $500K to $1M 41.8% (151 of 361); $1M to $2M 38.5% (25 of 65);\n$2M to $5M 20% (3 of 15); $5M and up 3 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Homestead,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (306 unchanged, 19 above original, 0 without both prices among houses). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 547 houses,\n223 condominiums, 163 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/homestead/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-homestead/; where published, it uses\na separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "4a68ab1c16297485c625ab175f45970b2b2aae6506c2b6fef861c871af372304", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - HOMESTEAD PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 40.6% of Homestead houses for sale are asking less than their original list price; 40.8% of condos\n2. Seller Blink Rate™ in Homestead: 40.6% of houses list below original asking, against 37.6% across Miami-Dade County\n3. Buying in Homestead? 222 of the 547 houses for sale are asking below their original price, by a median $24K\n\nLEDE\nHOMESTEAD, Fla., September 7, 2026 - 40.6% of the 547 single-family homes listed for sale in Homestead (222 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 222 reduced listings, the median reduction is 3.8% (about $24K). Among the city's 223 condominium listings, 40.8% are asking below their original price, by a median 6.1%.\n\nNUT GRAF\nFor active Homestead houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 40 days (from 547 and 547 listings with a value in each field). Equal medians describe the recorded fields only; they do not establish anything about individual listing histories. 0.2% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 163 Homestead houses under contract (Pending or Active Under Contract), 67 (41.1%) have a recorded asking price below their original list price; the median reduction among that group is 5.1%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.6% for houses and 37.4% for condominiums; Homestead houses are 3.0 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Homestead: 547 [September 7, 2026]\n- Share asking below original list price, houses: 40.6% (222 of 547) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 547 / 0; 306 / 19 [September 7, 2026]\n- Median reduction among the 222 reduced houses: 3.8% (about $24K) [September 7, 2026]\n- Active condominium listings, Homestead: 223 [September 7, 2026]\n- Share asking below original list price, condominiums: 40.8% (91 of 223) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 40 / 40 days (from 547 / 547 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 29.8% (163 of 547 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 41.1% (67 of 163) [September 7, 2026]\n- Miami-Dade County share asking below original, houses / condominiums: 37.6% / 37.4% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Royal Palm Beach, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, North Miami Beach, West Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The Acreage, Coral Springs, North Miami, Hobe Sound, Stuart, Plantation, Westlake, Loxahatchee, Miami, Cooper City, Palm City, Wilton Manors, Fort Lauderdale [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"40.6 percent of single-family homes for sale in Homestead have a current asking price below their original list price; among those 222 reduced listings the median reduction is $24K.\"\n- \"Among active Homestead houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 40 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 41.1 percent of the 163 Homestead houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.1 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- homestead-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Homestead versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Homestead houses 40.6%, Miami-Dade County houses 37.6%; Homestead condominiums 40.8%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.\n- homestead-true-days-on-market-r1-2026-09-07.png\n Caption: Active Homestead houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 29.8% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 43.5%, 31-60 days 17.4%, 61-90 days 9.3%, 91-180 days 18.6%, 181+ days 11.2%. Condominiums: 0-30 days 33.6%, 31-60 days 9.4%, 61-90 days 9.9%, 91-180 days 23.3%, 181+ days 23.8%.\n- homestead-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Homestead houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 41.7% (43 of 103); $500K to $1M 41.8% (151 of 361); $1M to $2M 38.5% (25 of 65); $2M to $5M 20% (3 of 15); $5M and up 3 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Homestead, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (306 unchanged, 19 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 547 houses, 223 condominiums, 163 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/homestead/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-homestead/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-1245a0228a92103fe7c7" }, { "slug": "homestead", "city": "Homestead", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "active": 223, "with_fee": 222, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 223, "cut_count": 91, "cut_pct": 40.8, "median_cut_pct": 6.1, "median_cut_dollars": 16000 }, "outliers_dropped": 5, "n": 217, "median": 365, "p10": 200, "p25": 321, "p75": 536, "p90": 601, "min": 98, "max": 811, "median_sqft": 0.38, "n_sqft": 214, "median_pct_price": 1.97, "median_list_price": 244000, "median_year_built": 2005, "median_sqft_area": 1151, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 150, "under_500_pct": 69.1, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 150, "under_lo_pct": 69.1, "types": { "Condominium": { "count": 151, "pct": 69.6 }, "Townhouse": { "count": 52, "pct": 24.0 }, "MobileHome": { "count": 9, "pct": 4.1 }, "SingleFamilyResidence": { "count": 2, "pct": 0.9 }, "Villa": { "count": 2, "pct": 0.9 }, "StockCooperative": { "count": 1, "pct": 0.5 } }, "regime": { "COA": { "count": 214, "pct": 98.6 }, "HOA": { "count": 3, "pct": 1.4 } }, "villa_median": 209, "townhouse_median": 478, "cadence": { "Monthly": { "count": 217, "pct": 100.0 } }, "stacked": { "count": 2, "pct": 0.9, "median_total": 580, "median_master": 182 }, "bins": [ { "label": "Under $250", "count": 28, "pct": 12.9 }, { "label": "$250 to $500", "count": 122, "pct": 56.2 }, { "label": "$500 to $750", "count": 62, "pct": 28.6 }, { "label": "$750 to $1,000", "count": 5, "pct": 2.3 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 13, "median": 525, "median_sqft": 0.49 }, { "label": "1980s", "n": 35, "median": 385, "median_sqft": 0.41 }, { "label": "1990s", "n": 11, "median": 175, "median_sqft": 0.13 }, { "label": "2000s", "n": 146, "median": 351, "median_sqft": 0.34 }, { "label": "2010s", "n": 10, "median": 536, "median_sqft": 0.4 }, { "label": "2020s", "n": 2, "median": 225, "median_sqft": 0.18 } ], "bands": [ { "label": "Under $250K", "n": 118, "median": 356, "median_pct_price": 2.13 }, { "label": "$250K to $500K", "n": 98, "median": 390, "median_pct_price": 1.66 }, { "label": "$500K to $1M", "n": 1, "median": 388, "median_pct_price": 0.89 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 57, "median": 397 }, "post2005": { "n": 118, "median": 352 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 127, "pct": 66.8 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 84, "pct": 44.2 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 83, "pct": 43.7 }, { "key": "Security", "label": "Security", "count": 72, "pct": 37.9 }, { "key": "Trash", "label": "Trash", "count": 47, "pct": 24.7 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 45, "pct": 23.7 }, { "key": "Roof", "label": "Roof", "count": 43, "pct": 22.6 }, { "key": "Pools", "label": "Pool", "count": 43, "pct": 22.6 }, { "key": "Insurance", "label": "Building insurance", "count": 39, "pct": 20.5 }, { "key": "CableTv", "label": "Cable TV", "count": 27, "pct": 14.2 }, { "key": "Water", "label": "Water", "count": 22, "pct": 11.6 }, { "key": "Internet", "label": "Internet", "count": 16, "pct": 8.4 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 13, "pct": 6.8 }, { "key": "Sewer", "label": "Sewer", "count": 13, "pct": 6.8 } ], "includes_n": 190, "flags": { "sa_mentioned": { "count": 9, "pct": 4.1 }, "sa_none_or_paid": { "count": 6, "pct": 2.8 }, "sa_pending": { "count": 2, "pct": 0.9 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 217 }, "developments": [ { "name": "Fiji", "master": null, "n": 19, "anecdotal": false, "median": 537, "median_sqft": 0.41, "year_built": 2010, "median_list_price": 278900, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Villas at Carmel No", "master": "Carmel Condo No", "n": 18, "anecdotal": false, "median": 498, "median_sqft": 0.43, "year_built": 2006, "median_list_price": 270000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Shoma at Keys Cove", "master": "Keys Cove", "n": 17, "anecdotal": false, "median": 351, "median_sqft": 0.3, "year_built": 2006, "median_list_price": 227500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Shoma Townhomes at Keysco", "master": "Keysco", "n": 15, "anecdotal": false, "median": 349, "median_sqft": 0.25, "year_built": 2006, "median_list_price": 290000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Venetia Gardens South Con", "master": null, "n": 13, "anecdotal": false, "median": 335, "median_sqft": 0.41, "year_built": 2004, "median_list_price": 209900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Naranja Lakes", "master": null, "n": 12, "anecdotal": false, "median": 525, "median_sqft": 0.49, "year_built": 1974, "median_list_price": 180000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Caribbean Isles Villas Co", "master": null, "n": 9, "anecdotal": true, "median": 200, "median_sqft": 0.19, "year_built": 2006, "median_list_price": 244000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Venetia Gardens", "master": null, "n": 9, "anecdotal": true, "median": 345, "median_sqft": 0.41, "year_built": 2003, "median_list_price": 209900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Gateway West", "master": null, "n": 7, "anecdotal": true, "median": 98, "median_sqft": 0.12, "year_built": 1993, "median_list_price": 275000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Monterey at Malibu Bay Co", "master": "Malibu Bay Co", "n": 7, "anecdotal": true, "median": 362, "median_sqft": 0.31, "year_built": 2005, "median_list_price": 260000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lakeshore 6", "master": null, "n": 5, "anecdotal": true, "median": 375, "median_sqft": 0.39, "year_built": 1985, "median_list_price": 214000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Seagrape Village", "master": null, "n": 5, "anecdotal": true, "median": 190, "median_sqft": 0.16, "year_built": 1982, "median_list_price": 254900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 1 }, { "name": "Villas at Carmel", "master": "Carmel", "n": 5, "anecdotal": true, "median": 485, "median_sqft": 0.44, "year_built": 2005, "median_list_price": 265000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Carmel Condo No", "n": 18, "median": 498, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Keys Cove", "n": 17, "median": 351, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Keysco", "n": 15, "median": 349, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Malibu Bay Co", "n": 6, "median": 364, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 366, "p25": 332, "p75": 527, "n": 152, "median_sqft": 0.4, "sa_pending_pct": 0.0 }, { "date": "2026-09-07", "median": 365, "p25": 321, "p75": 536, "n": 217, "median_sqft": 0.38, "sa_pending_pct": 0.9 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Homestead condo for sale carries a $365-a-month association fee, 54% below the South Florida median", "0% of Homestead condos on the market ask $1,000 or more a month in fees; 69.1% stay under $500", "Homestead condos built since 2005 carry fees -11% higher than buildings from before 1995" ], "lede": "HOMESTEAD, Fla., September 7, 2026 - The median monthly association fee across the 217 condominiums listed for sale in Homestead is $365, with half of the listings between $321 and $536 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 54% below the five-county South Florida median of $800, and ranks Homestead 67 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Homestead carries a monthly association fee of $365, 54% below the five-county South Florida median of $800.\"", "\"0 percent of Homestead condos on the market ask $1,000 or more a month in association fees; only 69.1 percent stay under $500.\"", "\"In Homestead, a condo completed since 2005 carries a median fee of $352 a month, against $397 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Homestead permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (5 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-homestead/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Homestead against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Homestead median $365 a month, South Florida median $800; Homestead ranks 67 of 69 cities.", "title": "Homestead condo fees sit 54% below the South Florida median" }, { "caption": "Share of active Homestead condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 12.9% (28 listings); $250 to $500 56.2% (122 listings); $500 to $750 28.6% (62 listings); $750 to $1,000 2.3% (5 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "56.2% of Homestead condos for sale carry a fee of $250 to $500 a month" }, { "caption": "Median monthly-equivalent association fee for active Homestead condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s $525 (13 listings); 1980s $385 (35 listings); 1990s $175 (11 listings); 2000s $351 (146 listings); 2010s $536 (10 listings); 2020s too few (2 listings).", "title": "Homestead condos built since 2005 ask 11% less in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 223 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 223, "with_fee": 222, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 222, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 1, "n": 217, "retained_n": 217, "outliers_dropped": 5, "trim_applied": true, "cuts": { "active": 223, "cut_count": 91, "cut_pct": 40.8, "median_cut_pct": 6.1, "median_cut_dollars": 16000, "valid_price_count": 223, "missing_price_count": 0, "unchanged_count": 125, "raised_count": 7, "not_below_original_count": 132, "cut_pct_denominator": 223, "cut_sample_ok": true, "median_cut_n": 91 }, "trim_bounds": { "p1": 98.0, "p99": 828.3799999999999 }, "retained_small_sample": false, "retained_below_30": false, "median": 365, "p10": 200, "p25": 321, "p75": 536, "p90": 601, "min": 98, "max": 811, "median_sqft": 0.38, "n_sqft": 214, "median_pct_price": 1.97, "n_pct_price": 217, "median_list_price": 244000, "median_year_built": 2005, "median_sqft_area": 1151, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 150, "under_500_pct": 69.1, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 150, "under_lo_pct": 69.1, "types": { "Condominium": { "count": 151, "pct": 69.6 }, "Townhouse": { "count": 52, "pct": 24.0 }, "MobileHome": { "count": 9, "pct": 4.1 }, "SingleFamilyResidence": { "count": 2, "pct": 0.9 }, "Villa": { "count": 2, "pct": 0.9 }, "StockCooperative": { "count": 1, "pct": 0.5 } }, "regime": { "COA": { "count": 214, "pct": 98.6 }, "HOA": { "count": 3, "pct": 1.4 } }, "villa_median": 209, "townhouse_median": 478, "cadence": { "Monthly": { "count": 217, "pct": 100.0 } }, "stacked": { "count": 2, "pct": 0.9, "median_total": 580, "median_master": 182 }, "bins": [ { "label": "Under $250", "count": 28, "pct": 12.9 }, { "label": "$250 to $500", "count": 122, "pct": 56.2 }, { "label": "$500 to $750", "count": 62, "pct": 28.6 }, { "label": "$750 to $1,000", "count": 5, "pct": 2.3 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 13, "median": 525, "median_sqft": 0.49 }, { "label": "1980s", "n": 35, "median": 385, "median_sqft": 0.41 }, { "label": "1990s", "n": 11, "median": 175, "median_sqft": 0.13 }, { "label": "2000s", "n": 146, "median": 351, "median_sqft": 0.34 }, { "label": "2010s", "n": 10, "median": 536, "median_sqft": 0.4 }, { "label": "2020s", "n": 2, "median": 225, "median_sqft": 0.18 } ], "bands": [ { "label": "Under $250K", "n": 118, "median": 356, "median_pct_price": 2.13 }, { "label": "$250K to $500K", "n": 98, "median": 390, "median_pct_price": 1.66 }, { "label": "$500K to $1M", "n": 1, "median": 388, "median_pct_price": 0.89 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 57, "median": 397 }, "post2005": { "n": 118, "median": 352 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 127, "pct": 66.8 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 84, "pct": 44.2 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 83, "pct": 43.7 }, { "key": "Security", "label": "Security", "count": 72, "pct": 37.9 }, { "key": "Trash", "label": "Trash", "count": 47, "pct": 24.7 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 45, "pct": 23.7 }, { "key": "Roof", "label": "Roof", "count": 43, "pct": 22.6 }, { "key": "Pools", "label": "Pool", "count": 43, "pct": 22.6 }, { "key": "Insurance", "label": "Building insurance", "count": 39, "pct": 20.5 }, { "key": "CableTv", "label": "Cable TV", "count": 27, "pct": 14.2 }, { "key": "Water", "label": "Water", "count": 22, "pct": 11.6 }, { "key": "Internet", "label": "Internet", "count": 16, "pct": 8.4 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 13, "pct": 6.8 }, { "key": "Sewer", "label": "Sewer", "count": 13, "pct": 6.8 } ], "includes_n": 190, "flags": { "sa_mentioned": { "count": 9, "pct": 4.1 }, "sa_none_or_paid": { "count": 6, "pct": 2.8 }, "sa_pending": { "count": 2, "pct": 0.9 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 217 }, "denominators": { "fee_percentages": 217, "fee_medians_percentiles": 217, "median_sqft": 214, "median_pct_price": 217, "includes_pct": 190, "flags_pct": 217, "cut_pct": 223 }, "developments": [ { "name": "Fiji", "master": null, "n": 19, "anecdotal": false, "median": 537, "median_sqft": 0.41, "year_built": 2010, "median_list_price": 278900, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Villas at Carmel No", "master": "Carmel Condo No", "n": 18, "anecdotal": false, "median": 498, "median_sqft": 0.43, "year_built": 2006, "median_list_price": 270000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Shoma at Keys Cove", "master": "Keys Cove", "n": 17, "anecdotal": false, "median": 351, "median_sqft": 0.3, "year_built": 2006, "median_list_price": 227500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Shoma Townhomes at Keysco", "master": "Keysco", "n": 15, "anecdotal": false, "median": 349, "median_sqft": 0.25, "year_built": 2006, "median_list_price": 290000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Venetia Gardens South Con", "master": null, "n": 13, "anecdotal": false, "median": 335, "median_sqft": 0.41, "year_built": 2004, "median_list_price": 209900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Naranja Lakes", "master": null, "n": 12, "anecdotal": false, "median": 525, "median_sqft": 0.49, "year_built": 1974, "median_list_price": 180000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Caribbean Isles Villas Co", "master": null, "n": 9, "anecdotal": true, "median": 200, "median_sqft": 0.19, "year_built": 2006, "median_list_price": 244000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Venetia Gardens", "master": null, "n": 9, "anecdotal": true, "median": 345, "median_sqft": 0.41, "year_built": 2003, "median_list_price": 209900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Gateway West", "master": null, "n": 7, "anecdotal": true, "median": 98, "median_sqft": 0.12, "year_built": 1993, "median_list_price": 275000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Monterey at Malibu Bay Co", "master": "Malibu Bay Co", "n": 7, "anecdotal": true, "median": 362, "median_sqft": 0.31, "year_built": 2005, "median_list_price": 260000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lakeshore 6", "master": null, "n": 5, "anecdotal": true, "median": 375, "median_sqft": 0.39, "year_built": 1985, "median_list_price": 214000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Seagrape Village", "master": null, "n": 5, "anecdotal": true, "median": 190, "median_sqft": 0.16, "year_built": 1982, "median_list_price": 254900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 1 }, { "name": "Villas at Carmel", "master": "Carmel", "n": 5, "anecdotal": true, "median": 485, "median_sqft": 0.44, "year_built": 2005, "median_list_price": 265000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Carmel Condo No", "n": 18, "median": 498, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Keys Cove", "n": 17, "median": 351, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Keysco", "n": 15, "median": 349, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Malibu Bay Co", "n": 6, "median": 364, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 365, "p25": 321, "p75": 536, "n": 217, "median_sqft": 0.38, "sa_pending_pct": 0.9 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Homestead condo monthly association fees have a median of $365 in the retained usable-fee sample of 217 listings, 54% below the five-county median", "In Homestead's retained usable-fee sample (217 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 69.1% are below $500", "Homestead condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=118) vs pre-1995 (n=57), monthly median 11% lower" ], "lede": "HOMESTEAD, Fla., September 7, 2026 - Among 217 active condominium listings in Homestead retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $365, with the middle half between $321 and $536, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 223 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 54% below the separately trimmed five-county median of $800 and ranks 67th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Homestead's retained usable-fee sample (n=217), after exclusions and percentile trimming, is $365, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Homestead condos in the retained usable-fee sample (n=217) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 69.1 percent are below $500.\"", "\"Among the retained usable-fee listings in Homestead with a recorded construction year, the median monthly-equivalent fee is $352 for a recorded year built of 2005 or later (118 listings) and $397 for those built before 1995 (57 listings).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Homestead, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (222 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (5 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 217 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 223 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/homestead/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-homestead/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Homestead and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Homestead retained-sample median $365 a month (n=217); five-county median $800 (n=22,695, region-level trim).", "title": "Homestead condos, retained usable-fee sample (n=217): median $365/month, 54% below the five-county median of $800", "visible_labels": [ "$365", "217", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 217 active Homestead condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 12.9% (28 listings); $250 to $500 56.2% (122 listings); $500 to $750 28.6% (62 listings); $750 to $1,000 2.3% (5 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "56.2% of Homestead's retained usable-fee sample (217 listings) falls in the $250 to $500 monthly band", "visible_labels": [ "12.9%", "28", "56.2%", "122", "28.6%", "62", "2.3%", "5", "0%", "0", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Homestead condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=118; pre-1995 n=57.", "alt": "Column chart of median fee by recorded decade built: 1970s $525 (13 listings); 1980s $385 (35 listings); 1990s $175 (11 listings); 2000s $351 (146 listings); 2010s $536 (10 listings); 2020s count only (2 listings). Recorded year built 2005 or later $352 (118 listings); before 1995 $397 (57 listings).", "title": "Homestead condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=118) vs pre-1995 (n=57), monthly median 11% lower", "visible_labels": [ "$525", "13", "$385", "35", "$175", "11", "$351", "146", "$536", "10", "2", "$352", "118", "$397", "57" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 223, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 223, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 125, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 223, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 223, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 217, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 217, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 217, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 190, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 217, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 214, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 222, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 217, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 217, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 98.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 828.3799999999999, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Homestead median $365 a month, South Florida median $800; Homestead ranks 67 of 69 cities.", "after": "Dot strip chart in five county lanes. Homestead retained-sample median $365 a month (n=217); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Homestead against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Homestead and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Homestead condo fees sit 54% below the South Florida median", "after": "Homestead condos, retained usable-fee sample (n=217): median $365/month, 54% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$365", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "217", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 12.9% (28 listings); $250 to $500 56.2% (122 listings); $500 to $750 28.6% (62 listings); $750 to $1,000 2.3% (5 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 12.9% (28 listings); $250 to $500 56.2% (122 listings); $500 to $750 28.6% (62 listings); $750 to $1,000 2.3% (5 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Homestead condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 217 active Homestead condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "56.2% of Homestead condos for sale carry a fee of $250 to $500 a month", "after": "56.2% of Homestead's retained usable-fee sample (217 listings) falls in the $250 to $500 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "12.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "28", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "56.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "122", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "28.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "62", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "2.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s $525 (13 listings); 1980s $385 (35 listings); 1990s $175 (11 listings); 2000s $351 (146 listings); 2010s $536 (10 listings); 2020s too few (2 listings).", "after": "Column chart of median fee by recorded decade built: 1970s $525 (13 listings); 1980s $385 (35 listings); 1990s $175 (11 listings); 2000s $351 (146 listings); 2010s $536 (10 listings); 2020s count only (2 listings). Recorded year built 2005 or later $352 (118 listings); before 1995 $397 (57 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Homestead condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Homestead condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=118; pre-1995 n=57.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Homestead condos built since 2005 ask 11% less in fees than those built before 1995", "after": "Homestead condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=118) vs pre-1995 (n=57), monthly median 11% lower", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$525", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "$352", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "118", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "$397", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "57", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$385", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "35", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$175", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$351", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "146", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$536", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Homestead condo for sale carries a $365-a-month association fee, 54% below the South Florida median", "after": "Homestead condo monthly association fees have a median of $365 in the retained usable-fee sample of 217 listings, 54% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "0% of Homestead condos on the market ask $1,000 or more a month in fees; 69.1% stay under $500", "after": "In Homestead's retained usable-fee sample (217 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 69.1% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Homestead condos built since 2005 carry fees -11% higher than buildings from before 1995", "after": "Homestead condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=118) vs pre-1995 (n=57), monthly median 11% lower", "before_present": true, "after_present": true }, { "field": "lede", "before": "HOMESTEAD, Fla., September 7, 2026 - The median monthly association fee across the 217 condominiums listed for sale in Homestead is $365, with half of the listings between $321 and $536 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 54% below the five-county South Florida median of $800, and ranks Homestead 67 of 69 cities.", "after": "HOMESTEAD, Fla., September 7, 2026 - Among 217 active condominium listings in Homestead retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $365, with the middle half between $321 and $536, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 223 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 54% below the separately trimmed five-county median of $800 and ranks 67th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Homestead permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (5 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-homestead/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Homestead, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (222 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (5 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 217 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 223 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/homestead/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-homestead/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Homestead carries a monthly association fee of $365, 54% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Homestead's retained usable-fee sample (n=217), after exclusions and percentile trimming, is $365, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"0 percent of Homestead condos on the market ask $1,000 or more a month in association fees; only 69.1 percent stay under $500.\"", "after": "\"Among Homestead condos in the retained usable-fee sample (n=217) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 69.1 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Homestead, a condo completed since 2005 carries a median fee of $352 a month, against $397 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Homestead with a recorded construction year, the median monthly-equivalent fee is $352 for a recorded year built of 2005 or later (118 listings) and $397 for those built before 1995 (57 listings).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "700f82d634c6baf6f7c9fa4de85af5274a74e49c86cc1b15b746962087ca9e6f", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nHomestead condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Homestead condo for sale carries a $365-a-month association fee, 54% below the South Florida\nmedian\n0% of Homestead condos on the market ask $1,000 or more a month in fees; 69.1% stay under $500\nHomestead condos built since 2005 carry fees -11% higher than buildings from before 1995\nLEDE\nHOMESTEAD, Fla., September 7, 2026 - The median monthly association fee across the 217 condominiums\nlisted for sale in Homestead is $365, with half of the listings between $321 and $536 a month, according to a\ndaily analysis of BeachesMLS listing data by PBP Real Estate. That is 54% below the five-county South Florida\nmedian of $800, and ranks Homestead 67 of 69 cities.\nNUT GRAF\nPer square foot, the median Homestead condo fee is $0.38 a month on a median unit of 1,151 square feet; at\nthe median asking price of $244K, a year of fees equals 1.97% of the price. 0% of listings ask $1,000 or more a\nmonth and 69.1% under $500. 0.9% of listings report two association layers (a master and a sub-association);\n0% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 4.1% of listings, describe one as pending or payable by the buyer on 0.9%, and mention a\nmandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of $352 against\n$397 for those completed before 1995.\nFACT BOX\nActive condominium listings, Homestead\n223 (217 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$365\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$321 to $536\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.38 (median unit 1,151 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n1.97% (asking $244K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n0% / 69.1%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0.9% (2)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n4.1% / 0.9%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Homestead ranks 67 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$352 (118 listings) / $397 (57 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Homestead carries a monthly association fee of $365, 54%\nbelow the five-county South Florida median of $800.\"\n\"0 percent of Homestead condos on the market ask $1,000 or more a month in association fees; only 69.1\npercent stay under $500.\"\n\"In Homestead, a condo completed since 2005 carries a median fee of $352 a month, against $397 for a\nbuilding completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Homestead against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Homestead condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS\nvia PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Homestead condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Homestead permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (5 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-homestead/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "f2322a994643a556daf3bd83337c7fc904b20c3a09c70b4474ecda5d1df76da6", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nHomestead condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/homestead/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nHomestead condo monthly association fees have a median of $365 in the retained usable-fee sample of\n217 listings, 54% below the five-county median\nIn Homestead's retained usable-fee sample (217 listings after exclusions and percentile trimming), 0% have\nmonthly-equivalent fees of $1,000 or more and 69.1% are below $500\nHomestead condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=118) vs pre-1995 (n=57),\nmonthly median 11% lower\nLEDE\nHOMESTEAD, Fla., September 7, 2026 - Among 217 active condominium listings in Homestead retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly association fee is $365, with the middle half between $321 and $536,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 223\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 54% below the separately trimmed five-county median\nof $800 and ranks 67th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Homestead condo fee is $0.38 a month (214\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n1.97% of the listing's current asking price across 217 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a\nmonth and 69.1% are below $500. 0.9% of the retained sample report two association layers (a master and a\nsub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 4.1% of the retained sample, describe one as pending or\npayable by the buyer on 0.9%, and mention a mandatory club or membership on 0%; 217 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $352 for a recorded\nyear built of 2005 or later (118 listings) and $397 for those built before 1995 (57 listings); construction year is\na recorded field and this comparison does not explain why fees differ. \nFACT BOX\nActive condominium listings, Homestead (before\nexclusions and trimming)\n223\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n222 / 217 (5 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$365\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$321 to $536\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.38 (214 retained listings with recorded\nliving area of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n1.97% (217 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n0% (0) / 69.1% (150) of 217\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0.9% (2)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n4.1% / 0.9%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Homestead ranks 67th\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$352 (2005+ n=118) / $397 (pre-1995 n=57)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Homestead's retained usable-fee sample (n=217), after\nexclusions and percentile trimming, is $365, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Homestead condos in the retained usable-fee sample (n=217) after exclusions and percentile\ntrimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 69.1 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Homestead with a recorded construction year, the median\nmonthly-equivalent fee is $352 for a recorded year built of 2005 or later (118 listings) and $397 for those\nbuilt before 1995 (57 listings).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Homestead and\nthe published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference\nuses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Homestead retained-sample median $365 a month\n(n=217); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 217 active Homestead condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 12.9% (28\nlistings); $250 to $500 56.2% (122 listings); $500 to $750 28.6% (62 listings); $750 to $1,000 2.3% (5 listings);\n$1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Homestead condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+\nn=118; pre-1995 n=57.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s $525 (13 listings); 1980s\n$385 (35 listings); 1990s $175 (11 listings); 2000s $351 (146 listings); 2010s $536 (10 listings); 2020s count\nonly (2 listings). Recorded year built 2005 or later $352 (118 listings); before 1995 $397 (57 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Homestead, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (222 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (5 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 217 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nnot all 223 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/homestead/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-homestead/; where published, it\nuses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data\nis not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "c8a019edd4772e03ace8724833b18f48bb12356cebd7c4f7de5f22043214b719", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - HOMESTEAD CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Homestead condo monthly association fees have a median of $365 in the retained usable-fee sample of 217 listings, 54% below the five-county median\n2. In Homestead's retained usable-fee sample (217 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 69.1% are below $500\n3. Homestead condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=118) vs pre-1995 (n=57), monthly median 11% lower\n\nLEDE\nHOMESTEAD, Fla., September 7, 2026 - Among 217 active condominium listings in Homestead retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $365, with the middle half between $321 and $536, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 223 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 54% below the separately trimmed five-county median of $800 and ranks 67th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Homestead condo fee is $0.38 a month (214 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.97% of the listing's current asking price across 217 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a month and 69.1% are below $500. 0.9% of the retained sample report two association layers (a master and a sub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 4.1% of the retained sample, describe one as pending or payable by the buyer on 0.9%, and mention a mandatory club or membership on 0%; 217 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $352 for a recorded year built of 2005 or later (118 listings) and $397 for those built before 1995 (57 listings); construction year is a recorded field and this comparison does not explain why fees differ. \n\nFACT BOX (exact figures)\n- Active condominium listings, Homestead (before exclusions and trimming): 223 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 222 / 217 (5 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $365 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $321 to $536 [September 7, 2026]\n- Median fee per square foot per month: $0.38 (214 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 1.97% (217 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 0% (0) / 69.1% (150) of 217 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0.9% (2) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 0% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 4.1% / 0.9% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Homestead ranks 67th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $352 (2005+ n=118) / $397 (pre-1995 n=57) [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Homestead's retained usable-fee sample (n=217), after exclusions and percentile trimming, is $365, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Homestead condos in the retained usable-fee sample (n=217) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 69.1 percent are below $500.\"\n- \"Among the retained usable-fee listings in Homestead with a recorded construction year, the median monthly-equivalent fee is $352 for a recorded year built of 2005 or later (118 listings) and $397 for those built before 1995 (57 listings).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- homestead-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Homestead and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Homestead retained-sample median $365 a month (n=217); five-county median $800 (n=22,695, region-level trim).\n- homestead-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 217 active Homestead condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 12.9% (28 listings); $250 to $500 56.2% (122 listings); $500 to $750 28.6% (62 listings); $750 to $1,000 2.3% (5 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\n- homestead-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Homestead condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=118; pre-1995 n=57.\n Alt text: Column chart of median fee by recorded decade built: 1970s $525 (13 listings); 1980s $385 (35 listings); 1990s $175 (11 listings); 2000s $351 (146 listings); 2010s $536 (10 listings); 2020s count only (2 listings). Recorded year built 2005 or later $352 (118 listings); before 1995 $397 (57 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Homestead, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (222 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (5 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 217 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 223 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/homestead/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-homestead/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "homestead", "city": "Homestead", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "active": 492, "with_fee": 479, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 492, "cut_count": 193, "cut_pct": 39.2, "median_cut_pct": 4.6, "median_cut_dollars": 18100 }, "outliers_dropped": 3, "n": 476, "median": 223, "p10": 87, "p25": 132, "p75": 275, "p90": 354, "min": 6, "max": 690, "median_sqft": 0.14, "n_sqft": 461, "median_pct_price": 0.67, "median_list_price": 400000, "median_year_built": 2022, "median_sqft_area": 1545, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 463, "under_500_pct": 97.3, "hi_thr": 500, "lo_thr": 200, "over_hi": 13, "over_hi_pct": 2.7, "under_lo": 191, "under_lo_pct": 40.1, "types": { "Townhouse": { "count": 455, "pct": 95.6 }, "Villa": { "count": 21, "pct": 4.4 } }, "regime": { "HOA": { "count": 439, "pct": 92.2 }, "not_recorded": { "count": 37, "pct": 7.8 } }, "villa_median": 225, "townhouse_median": 223, "cadence": { "Monthly": { "count": 466, "pct": 97.9 }, "Quarterly": { "count": 8, "pct": 1.7 }, "Annually": { "count": 2, "pct": 0.4 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 61, "pct": 12.8 }, { "label": "$100 to $200", "count": 130, "pct": 27.3 }, { "label": "$200 to $300", "count": 187, "pct": 39.3 }, { "label": "$300 to $400", "count": 54, "pct": 11.3 }, { "label": "$400 to $600", "count": 34, "pct": 7.1 }, { "label": "$600 to $1,000", "count": 10, "pct": 2.1 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 7, "median": 60, "median_sqft": 0.05 }, { "label": "1980s", "n": 4, "median": 160, "median_sqft": 0.15 }, { "label": "1990s", "n": 3, "median": 170, "median_sqft": 0.14 }, { "label": "2000s", "n": 86, "median": 220, "median_sqft": 0.13 }, { "label": "2010s", "n": 63, "median": 225, "median_sqft": 0.13 }, { "label": "2020s", "n": 313, "median": 223, "median_sqft": 0.15 } ], "bands": [ { "label": "Under $250K", "n": 9, "median": 60, "median_pct_price": 0.37 }, { "label": "$250K to $500K", "n": 437, "median": 226, "median_pct_price": 0.68 }, { "label": "$500K to $1M", "n": 30, "median": 110, "median_pct_price": 0.26 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 14, "median": 68 }, "post2005": { "n": 441, "median": 224 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 282, "pct": 69.5 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 166, "pct": 40.9 }, { "key": "Pools", "label": "Pool", "count": 93, "pct": 22.9 }, { "key": "Security", "label": "Security", "count": 89, "pct": 21.9 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 83, "pct": 20.4 }, { "key": "Trash", "label": "Trash", "count": 75, "pct": 18.5 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 55, "pct": 13.5 }, { "key": "Internet", "label": "Internet", "count": 52, "pct": 12.8 }, { "key": "CableTv", "label": "Cable TV", "count": 42, "pct": 10.3 }, { "key": "Sewer", "label": "Sewer", "count": 18, "pct": 4.4 }, { "key": "Roof", "label": "Roof", "count": 16, "pct": 3.9 }, { "key": "Insurance", "label": "Building insurance", "count": 10, "pct": 2.5 }, { "key": "Hvac", "label": "HVAC", "count": 5, "pct": 1.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 4, "pct": 1.0 } ], "includes_n": 406, "flags": { "sa_mentioned": { "count": 1, "pct": 0.2 }, "sa_none_or_paid": { "count": 1, "pct": 0.2 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 476 }, "developments": [ { "name": "Silver Palm Residential Homes", "master": null, "n": 24, "anecdotal": false, "median": 275, "median_sqft": 0.17, "year_built": 2022, "median_list_price": 409988, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 3 }, { "name": "Parker Pointe Townhomes", "master": null, "n": 22, "anecdotal": false, "median": 110, "median_sqft": 0.06, "year_built": 2026, "median_list_price": 509490, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Keys Gate Residential", "master": null, "n": 20, "anecdotal": false, "median": 238, "median_sqft": 0.15, "year_built": 2021, "median_list_price": 367500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Kendall Assemblage South", "master": null, "n": 18, "anecdotal": false, "median": 180, "median_sqft": 0.12, "year_built": 2023, "median_list_price": 449950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 1 }, { "name": "Pine Isle", "master": null, "n": 18, "anecdotal": false, "median": 300, "median_sqft": 0.2, "year_built": 2022, "median_list_price": 396250, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Coco Palm Estates", "master": null, "n": 17, "anecdotal": false, "median": 225, "median_sqft": 0.14, "year_built": 2017, "median_list_price": 414900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 4 }, { "name": "Towns at Seascape", "master": "Seascape", "n": 17, "anecdotal": false, "median": 407, "median_sqft": 0.31, "year_built": 2021, "median_list_price": 345000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Keys Garden", "master": null, "n": 16, "anecdotal": false, "median": 237, "median_sqft": 0.13, "year_built": 2007, "median_list_price": 362000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Altamira", "master": null, "n": 13, "anecdotal": false, "median": 312, "median_sqft": 0.21, "year_built": 2026, "median_list_price": 414990, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 2 }, { "name": "Cedar at Keys Gate", "master": "Keys Gate", "n": 13, "anecdotal": false, "median": 150, "median_sqft": 0.08, "year_built": 2022, "median_list_price": 410000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Cedar Pointe", "master": null, "n": 11, "anecdotal": false, "median": 277, "median_sqft": 0.2, "year_built": 2023, "median_list_price": 400000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Mandarin Lakes", "master": null, "n": 10, "anecdotal": false, "median": 325, "median_sqft": 0.18, "year_built": 2014, "median_list_price": 389500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Towngate North", "master": null, "n": 10, "anecdotal": false, "median": 685, "median_sqft": 0.48, "year_built": 2005, "median_list_price": 284950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Marbella Bay", "master": null, "n": 9, "anecdotal": true, "median": 157, "median_sqft": 0.11, "year_built": 2006, "median_list_price": 350000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Terra Sol", "master": null, "n": 9, "anecdotal": true, "median": 462, "median_sqft": 0.28, "year_built": 2026, "median_list_price": 443990, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Century Park Square", "master": null, "n": 8, "anecdotal": true, "median": 135, "median_sqft": 0.09, "year_built": 2025, "median_list_price": 406490, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Seapines", "master": null, "n": 8, "anecdotal": true, "median": 60, "median_sqft": 0.06, "year_built": 1978, "median_list_price": 217500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Siena Reserve", "master": null, "n": 8, "anecdotal": true, "median": 192, "median_sqft": 0.12, "year_built": 2022, "median_list_price": 459500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Venetia Grove", "master": null, "n": 8, "anecdotal": true, "median": 342, "median_sqft": 0.23, "year_built": 2004, "median_list_price": 287500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Aria Park", "master": null, "n": 7, "anecdotal": true, "median": 132, "median_sqft": 0.08, "year_built": 2026, "median_list_price": 449990, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Homestead Park of Commerc", "master": null, "n": 7, "anecdotal": true, "median": 238, "median_sqft": 0.17, "year_built": 2021, "median_list_price": 334900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 1 }, { "name": "Marbella Cove", "master": null, "n": 7, "anecdotal": true, "median": 235, "median_sqft": 0.15, "year_built": 2004, "median_list_price": 350000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Paradise One", "master": null, "n": 7, "anecdotal": true, "median": 120, "median_sqft": 0.09, "year_built": 2022, "median_list_price": 399000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Silver Palm East Sec Thre", "master": null, "n": 7, "anecdotal": true, "median": 82, "median_sqft": 0.05, "year_built": 2010, "median_list_price": 429000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Silver Palm West", "master": null, "n": 7, "anecdotal": true, "median": 82, "median_sqft": 0.05, "year_built": 2015, "median_list_price": 429900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Coco Palm Villas", "master": null, "n": 6, "anecdotal": true, "median": 240, "median_sqft": 0.17, "year_built": 2019, "median_list_price": 394500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Mc Residential", "master": null, "n": 6, "anecdotal": true, "median": 243, "median_sqft": 0.16, "year_built": 2022, "median_list_price": 440000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Cambridge Estates First A", "master": null, "n": 5, "anecdotal": true, "median": 300, "median_sqft": 0.15, "year_built": 2023, "median_list_price": 460000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Riverside at Bisc Natl Pk", "master": "Bisc Natl Pk", "n": 5, "anecdotal": true, "median": 208, "median_sqft": 0.12, "year_built": 2004, "median_list_price": 396000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "S Allapattah Gardens", "master": null, "n": 5, "anecdotal": true, "median": 271, "median_sqft": 0.15, "year_built": 2020, "median_list_price": 469999, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [ { "name": "Seascape", "n": 17, "median": 407, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Keys Gate", "n": 15, "median": 150, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Bisc Natl Pk", "n": 5, "median": 208, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 223, "p25": 132, "p75": 275, "n": 476, "median_sqft": 0.14, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Homestead townhouse or villa for sale carries a $223-a-month homeowners association fee, 26% below the South Florida median", "2.7% of Homestead townhouses and villas on the market ask $500 or more a month in fees; 40.1% stay under $200", "Homestead townhouses and villas built since 2005 carry fees 229% higher than communities from before 1995" ], "lede": "HOMESTEAD, Fla., September 7, 2026 - The median monthly homeowners association fee across the 476 townhouses and villas listed for sale in Homestead is $223, with half of the listings between $132 and $275 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 26% below the five-county South Florida median of $300, and ranks Homestead 29 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Homestead carries a monthly homeowners association fee of $223, 26% below the five-county South Florida median of $300.\"", "\"2.7 percent of Homestead townhouses and villas on the market ask $500 or more a month in fees; 40.1 percent stay under $200.\"", "\"In Homestead, a townhouse or villa completed since 2005 carries a median fee of $224 a month, against $68 for one completed before 1995.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Homestead permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (3 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-homestead/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Homestead against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Homestead median $223 a month, South Florida median $300; Homestead ranks 29 of 34 cities.", "title": "Homestead HOA fees on townhouses and villas sit 26% below the South Florida median" }, { "caption": "Share of active Homestead townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 12.8% (61 listings); $100 to $200 27.3% (130 listings); $200 to $300 39.3% (187 listings); $300 to $400 11.3% (54 listings); $400 to $600 7.1% (34 listings); $600 to $1,000 2.1% (10 listings); $1,000 and up 0% (0 listings).", "title": "39.3% of Homestead townhouses and villas for sale carry a fee of $200 to $300 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Homestead townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s too few (7 listings); 1980s too few (4 listings); 1990s too few (3 listings); 2000s $220 (86 listings); 2010s $225 (63 listings); 2020s $223 (313 listings).", "title": "Homestead townhouses and villas built since 2005 ask 229% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 492 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 492, "with_fee": 479, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 479, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 13, "n": 476, "retained_n": 476, "outliers_dropped": 3, "trim_applied": true, "cuts": { "active": 492, "cut_count": 193, "cut_pct": 39.2, "median_cut_pct": 4.6, "median_cut_dollars": 18100, "valid_price_count": 492, "missing_price_count": 0, "unchanged_count": 281, "raised_count": 18, "not_below_original_count": 299, "cut_pct_denominator": 492, "cut_sample_ok": true, "median_cut_n": 193 }, "trim_bounds": { "p1": 6.0, "p99": 690.0 }, "retained_small_sample": false, "retained_below_30": false, "median": 223, "p10": 87, "p25": 132, "p75": 275, "p90": 354, "min": 6, "max": 690, "median_sqft": 0.14, "n_sqft": 461, "median_pct_price": 0.67, "n_pct_price": 476, "median_list_price": 400000, "median_year_built": 2022, "median_sqft_area": 1545, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 463, "under_500_pct": 97.3, "hi_thr": 500, "lo_thr": 200, "over_hi": 13, "over_hi_pct": 2.7, "under_lo": 191, "under_lo_pct": 40.1, "types": { "Townhouse": { "count": 455, "pct": 95.6 }, "Villa": { "count": 21, "pct": 4.4 } }, "regime": { "HOA": { "count": 439, "pct": 92.2 }, "not_recorded": { "count": 37, "pct": 7.8 } }, "villa_median": 225, "townhouse_median": 223, "cadence": { "Monthly": { "count": 466, "pct": 97.9 }, "Quarterly": { "count": 8, "pct": 1.7 }, "Annually": { "count": 2, "pct": 0.4 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 61, "pct": 12.8 }, { "label": "$100 to $200", "count": 130, "pct": 27.3 }, { "label": "$200 to $300", "count": 187, "pct": 39.3 }, { "label": "$300 to $400", "count": 54, "pct": 11.3 }, { "label": "$400 to $600", "count": 34, "pct": 7.1 }, { "label": "$600 to $1,000", "count": 10, "pct": 2.1 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 7, "median": 60, "median_sqft": 0.05 }, { "label": "1980s", "n": 4, "median": 160, "median_sqft": 0.15 }, { "label": "1990s", "n": 3, "median": 170, "median_sqft": 0.14 }, { "label": "2000s", "n": 86, "median": 220, "median_sqft": 0.13 }, { "label": "2010s", "n": 63, "median": 225, "median_sqft": 0.13 }, { "label": "2020s", "n": 313, "median": 223, "median_sqft": 0.15 } ], "bands": [ { "label": "Under $250K", "n": 9, "median": 60, "median_pct_price": 0.37 }, { "label": "$250K to $500K", "n": 437, "median": 226, "median_pct_price": 0.68 }, { "label": "$500K to $1M", "n": 30, "median": 110, "median_pct_price": 0.26 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 14, "median": 68 }, "post2005": { "n": 441, "median": 224 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 282, "pct": 69.5 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 166, "pct": 40.9 }, { "key": "Pools", "label": "Pool", "count": 93, "pct": 22.9 }, { "key": "Security", "label": "Security", "count": 89, "pct": 21.9 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 83, "pct": 20.4 }, { "key": "Trash", "label": "Trash", "count": 75, "pct": 18.5 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 55, "pct": 13.5 }, { "key": "Internet", "label": "Internet", "count": 52, "pct": 12.8 }, { "key": "CableTv", "label": "Cable TV", "count": 42, "pct": 10.3 }, { "key": "Sewer", "label": "Sewer", "count": 18, "pct": 4.4 }, { "key": "Roof", "label": "Roof", "count": 16, "pct": 3.9 }, { "key": "Insurance", "label": "Building insurance", "count": 10, "pct": 2.5 }, { "key": "Hvac", "label": "HVAC", "count": 5, "pct": 1.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 4, "pct": 1.0 } ], "includes_n": 406, "flags": { "sa_mentioned": { "count": 1, "pct": 0.2 }, "sa_none_or_paid": { "count": 1, "pct": 0.2 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 476 }, "denominators": { "fee_percentages": 476, "fee_medians_percentiles": 476, "median_sqft": 461, "median_pct_price": 476, "includes_pct": 406, "flags_pct": 476, "cut_pct": 492 }, "developments": [ { "name": "Silver Palm Residential Homes", "master": null, "n": 24, "anecdotal": false, "median": 275, "median_sqft": 0.17, "year_built": 2022, "median_list_price": 409988, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 3 }, { "name": "Parker Pointe Townhomes", "master": null, "n": 22, "anecdotal": false, "median": 110, "median_sqft": 0.06, "year_built": 2026, "median_list_price": 509490, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Keys Gate Residential", "master": null, "n": 20, "anecdotal": false, "median": 238, "median_sqft": 0.15, "year_built": 2021, "median_list_price": 367500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Kendall Assemblage South", "master": null, "n": 18, "anecdotal": false, "median": 180, "median_sqft": 0.12, "year_built": 2023, "median_list_price": 449950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 1 }, { "name": "Pine Isle", "master": null, "n": 18, "anecdotal": false, "median": 300, "median_sqft": 0.2, "year_built": 2022, "median_list_price": 396250, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Coco Palm Estates", "master": null, "n": 17, "anecdotal": false, "median": 225, "median_sqft": 0.14, "year_built": 2017, "median_list_price": 414900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 4 }, { "name": "Towns at Seascape", "master": "Seascape", "n": 17, "anecdotal": false, "median": 407, "median_sqft": 0.31, "year_built": 2021, "median_list_price": 345000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Keys Garden", "master": null, "n": 16, "anecdotal": false, "median": 237, "median_sqft": 0.13, "year_built": 2007, "median_list_price": 362000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Altamira", "master": null, "n": 13, "anecdotal": false, "median": 312, "median_sqft": 0.21, "year_built": 2026, "median_list_price": 414990, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 2 }, { "name": "Cedar at Keys Gate", "master": "Keys Gate", "n": 13, "anecdotal": false, "median": 150, "median_sqft": 0.08, "year_built": 2022, "median_list_price": 410000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Cedar Pointe", "master": null, "n": 11, "anecdotal": false, "median": 277, "median_sqft": 0.2, "year_built": 2023, "median_list_price": 400000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Mandarin Lakes", "master": null, "n": 10, "anecdotal": false, "median": 325, "median_sqft": 0.18, "year_built": 2014, "median_list_price": 389500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Towngate North", "master": null, "n": 10, "anecdotal": false, "median": 685, "median_sqft": 0.48, "year_built": 2005, "median_list_price": 284950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Marbella Bay", "master": null, "n": 9, "anecdotal": true, "median": 157, "median_sqft": 0.11, "year_built": 2006, "median_list_price": 350000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Terra Sol", "master": null, "n": 9, "anecdotal": true, "median": 462, "median_sqft": 0.28, "year_built": 2026, "median_list_price": 443990, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Century Park Square", "master": null, "n": 8, "anecdotal": true, "median": 135, "median_sqft": 0.09, "year_built": 2025, "median_list_price": 406490, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Seapines", "master": null, "n": 8, "anecdotal": true, "median": 60, "median_sqft": 0.06, "year_built": 1978, "median_list_price": 217500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Siena Reserve", "master": null, "n": 8, "anecdotal": true, "median": 192, "median_sqft": 0.12, "year_built": 2022, "median_list_price": 459500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Venetia Grove", "master": null, "n": 8, "anecdotal": true, "median": 342, "median_sqft": 0.23, "year_built": 2004, "median_list_price": 287500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Aria Park", "master": null, "n": 7, "anecdotal": true, "median": 132, "median_sqft": 0.08, "year_built": 2026, "median_list_price": 449990, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Homestead Park of Commerc", "master": null, "n": 7, "anecdotal": true, "median": 238, "median_sqft": 0.17, "year_built": 2021, "median_list_price": 334900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 1 }, { "name": "Marbella Cove", "master": null, "n": 7, "anecdotal": true, "median": 235, "median_sqft": 0.15, "year_built": 2004, "median_list_price": 350000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Paradise One", "master": null, "n": 7, "anecdotal": true, "median": 120, "median_sqft": 0.09, "year_built": 2022, "median_list_price": 399000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Silver Palm East Sec Thre", "master": null, "n": 7, "anecdotal": true, "median": 82, "median_sqft": 0.05, "year_built": 2010, "median_list_price": 429000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Silver Palm West", "master": null, "n": 7, "anecdotal": true, "median": 82, "median_sqft": 0.05, "year_built": 2015, "median_list_price": 429900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Coco Palm Villas", "master": null, "n": 6, "anecdotal": true, "median": 240, "median_sqft": 0.17, "year_built": 2019, "median_list_price": 394500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Mc Residential", "master": null, "n": 6, "anecdotal": true, "median": 243, "median_sqft": 0.16, "year_built": 2022, "median_list_price": 440000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Cambridge Estates First A", "master": null, "n": 5, "anecdotal": true, "median": 300, "median_sqft": 0.15, "year_built": 2023, "median_list_price": 460000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Riverside at Bisc Natl Pk", "master": "Bisc Natl Pk", "n": 5, "anecdotal": true, "median": 208, "median_sqft": 0.12, "year_built": 2004, "median_list_price": 396000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "S Allapattah Gardens", "master": null, "n": 5, "anecdotal": true, "median": 271, "median_sqft": 0.15, "year_built": 2020, "median_list_price": 469999, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [ { "name": "Seascape", "n": 17, "median": 407, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Keys Gate", "n": 15, "median": 150, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Bisc Natl Pk", "n": 5, "median": 208, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 223, "p25": 132, "p75": 275, "n": 476, "median_sqft": 0.14, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Homestead townhouse or villa monthly homeowners association fees have a median of $223 in the retained usable-fee sample of 476 listings, 26% below the five-county median", "In Homestead's retained usable-fee sample (476 listings after exclusions and percentile trimming), 2.7% have monthly-equivalent fees of $500 or more and 40.1% are below $200", "Homestead townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=441) vs pre-1995 (n=14), monthly median 229% higher. Small subgroup: pre-1995; read cautiously." ], "lede": "HOMESTEAD, Fla., September 7, 2026 - Among 476 active townhouse or villa listings in Homestead retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $223, with the middle half between $132 and $275, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 492 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 26% below the separately trimmed five-county median of $300 and ranks 29th among 34 published city medians.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Homestead's retained usable-fee sample (n=476), after exclusions and percentile trimming, is $223, compared with $300 in the separately trimmed five-county sample.\"", "\"Among Homestead townhouses and villas in the retained usable-fee sample (n=476) after exclusions and percentile trimming, 2.7 percent have listed monthly-equivalent fees of $500 or more and 40.1 percent are below $200.\"", "\"Among the retained usable-fee listings in Homestead with a recorded construction year, the median monthly-equivalent fee is $224 for a recorded year built of 2005 or later (441 listings) and $68 for those built before 1995 (14 listings). Small subgroup: pre-1995 n=14; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Homestead, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (479 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (3 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 476 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 492 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/homestead/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-homestead/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Homestead and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Homestead retained-sample median $223 a month (n=476); five-county median $300 (n=3,206, region-level trim).", "title": "Homestead townhouses and villas, retained usable-fee sample (n=476): median $223/month, 26% below the five-county median of $300", "visible_labels": [ "$223", "476", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 476 active Homestead townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 12.8% (61 listings); $100 to $200 27.3% (130 listings); $200 to $300 39.3% (187 listings); $300 to $400 11.3% (54 listings); $400 to $600 7.1% (34 listings); $600 to $1,000 2.1% (10 listings); $1,000 and up 0% (0 listings).", "title": "39.3% of Homestead's retained usable-fee sample (476 listings) falls in the $200 to $300 monthly band", "visible_labels": [ "12.8%", "61", "27.3%", "130", "39.3%", "187", "11.3%", "54", "7.1%", "34", "2.1%", "10", "0%", "0" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Homestead townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=441; pre-1995 n=14. Small subgroup: pre-1995 n=14; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1970s count only (7 listings); 1980s count only (4 listings); 1990s count only (3 listings); 2000s $220 (86 listings); 2010s $225 (63 listings); 2020s $223 (313 listings). Recorded year built 2005 or later $224 (441 listings); before 1995 $68 (14 listings). Small subgroup: pre-1995 n=14; read cautiously.", "title": "Homestead townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=441) vs pre-1995 (n=14), monthly median 229% higher. Small subgroup: pre-1995; read cautiously.", "visible_labels": [ "7", "4", "3", "$220", "86", "$225", "63", "$223", "313", "$224", "441", "$68", "14" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 492, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 492, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 193, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 299, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 281, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 492, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 492, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 406, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 461, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 479, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 476, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 6.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 690.0, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Homestead median $223 a month, South Florida median $300; Homestead ranks 29 of 34 cities.", "after": "Dot strip chart in five county lanes. Homestead retained-sample median $223 a month (n=476); five-county median $300 (n=3,206, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Homestead against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Homestead and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Homestead HOA fees on townhouses and villas sit 26% below the South Florida median", "after": "Homestead townhouses and villas, retained usable-fee sample (n=476): median $223/month, 26% below the five-county median of $300", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$223", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "476", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 12.8% (61 listings); $100 to $200 27.3% (130 listings); $200 to $300 39.3% (187 listings); $300 to $400 11.3% (54 listings); $400 to $600 7.1% (34 listings); $600 to $1,000 2.1% (10 listings); $1,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 12.8% (61 listings); $100 to $200 27.3% (130 listings); $200 to $300 39.3% (187 listings); $300 to $400 11.3% (54 listings); $400 to $600 7.1% (34 listings); $600 to $1,000 2.1% (10 listings); $1,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Homestead townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 476 active Homestead townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "39.3% of Homestead townhouses and villas for sale carry a fee of $200 to $300 a month", "after": "39.3% of Homestead's retained usable-fee sample (476 listings) falls in the $200 to $300 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "12.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "2.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "61", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "27.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "130", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "39.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "187", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "11.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "54", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "7.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "34", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s too few (7 listings); 1980s too few (4 listings); 1990s too few (3 listings); 2000s $220 (86 listings); 2010s $225 (63 listings); 2020s $223 (313 listings).", "after": "Column chart of median fee by recorded decade built: 1970s count only (7 listings); 1980s count only (4 listings); 1990s count only (3 listings); 2000s $220 (86 listings); 2010s $225 (63 listings); 2020s $223 (313 listings). Recorded year built 2005 or later $224 (441 listings); before 1995 $68 (14 listings). Small subgroup: pre-1995 n=14; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Homestead townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Homestead townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=441; pre-1995 n=14. Small subgroup: pre-1995 n=14; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Homestead townhouses and villas built since 2005 ask 229% more in fees than those built before 1995", "after": "Homestead townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=441) vs pre-1995 (n=14), monthly median 229% higher. Small subgroup: pre-1995; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "441", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "$68", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$220", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "86", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "$225", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "63", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "$223", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "313", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "$224", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Homestead townhouse or villa for sale carries a $223-a-month homeowners association fee, 26% below the South Florida median", "after": "Homestead townhouse or villa monthly homeowners association fees have a median of $223 in the retained usable-fee sample of 476 listings, 26% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "2.7% of Homestead townhouses and villas on the market ask $500 or more a month in fees; 40.1% stay under $200", "after": "In Homestead's retained usable-fee sample (476 listings after exclusions and percentile trimming), 2.7% have monthly-equivalent fees of $500 or more and 40.1% are below $200", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Homestead townhouses and villas built since 2005 carry fees 229% higher than communities from before 1995", "after": "Homestead townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=441) vs pre-1995 (n=14), monthly median 229% higher. Small subgroup: pre-1995; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "HOMESTEAD, Fla., September 7, 2026 - The median monthly homeowners association fee across the 476 townhouses and villas listed for sale in Homestead is $223, with half of the listings between $132 and $275 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 26% below the five-county South Florida median of $300, and ranks Homestead 29 of 34 cities.", "after": "HOMESTEAD, Fla., September 7, 2026 - Among 476 active townhouse or villa listings in Homestead retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $223, with the middle half between $132 and $275, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 492 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 26% below the separately trimmed five-county median of $300 and ranks 29th among 34 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Homestead permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (3 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-homestead/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Homestead, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (479 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (3 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 476 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 492 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/homestead/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-homestead/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Homestead carries a monthly homeowners association fee of $223, 26% below the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Homestead's retained usable-fee sample (n=476), after exclusions and percentile trimming, is $223, compared with $300 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"2.7 percent of Homestead townhouses and villas on the market ask $500 or more a month in fees; 40.1 percent stay under $200.\"", "after": "\"Among Homestead townhouses and villas in the retained usable-fee sample (n=476) after exclusions and percentile trimming, 2.7 percent have listed monthly-equivalent fees of $500 or more and 40.1 percent are below $200.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Homestead, a townhouse or villa completed since 2005 carries a median fee of $224 a month, against $68 for one completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Homestead with a recorded construction year, the median monthly-equivalent fee is $224 for a recorded year built of 2005 or later (441 listings) and $68 for those built before 1995 (14 listings). Small subgroup: pre-1995 n=14; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "f67c0e604a58b4b5cd1157da61c306e9081424c049da27e332a82491a89ead61", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nHomestead HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Homestead townhouse or villa for sale carries a $223-a-month homeowners association fee,\n26% below the South Florida median\n2.7% of Homestead townhouses and villas on the market ask $500 or more a month in fees; 40.1% stay\nunder $200\nHomestead townhouses and villas built since 2005 carry fees 229% higher than communities from before\n1995\nLEDE\nHOMESTEAD, Fla., September 7, 2026 - The median monthly homeowners association fee across the 476\ntownhouses and villas listed for sale in Homestead is $223, with half of the listings between $132 and $275 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 26% below the five-\ncounty South Florida median of $300, and ranks Homestead 29 of 34 cities.\nNUT GRAF\nPer square foot, the median Homestead townhouse or villa fee is $0.14 a month on a median home of 1,545\nsquare feet; at the median asking price of $400K, a year of fees equals 0.67% of the price. 2.7% of listings ask\n$500 or more a month and 40.1% under $200. 0% of listings report two association layers (a master and a sub-\nassociation); 1.7% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention\na special assessment on 0.2% of listings, describe one as pending or payable by the buyer on 0%, and mention\na mandatory club or membership on 0%. Communities completed since 2005 carry a median fee of $224\nagainst $68 for those completed before 1995. 4.4% of the listings are entered as single-level villas, the rest as\ntownhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Homestead\n492 (476 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$223\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$132 to $275\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nMedian fee per square foot per month\n$0.14 (median home 1,545 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n0.67% (asking $400K)\nSeptember 7, 2026\nListings asking $500 or more a month / under $200\n2.7% / 40.1%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n1.7%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n0.2% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Homestead ranks 29 of 34\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$224 (441 listings) / $68 (14 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Homestead carries a monthly homeowners association\nfee of $223, 26% below the five-county South Florida median of $300.\"\n\"2.7 percent of Homestead townhouses and villas on the market ask $500 or more a month in fees; 40.1\npercent stay under $200.\"\n\"In Homestead, a townhouse or villa completed since 2005 carries a median fee of $224 a month, against\n$68 for one completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Homestead against every South Florida city with 30 or more active townhouse or villa\nlistings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Homestead townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Homestead townhouses and villas by decade the home was\ncompleted, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Homestead permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (3 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-homestead/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "2c6ef315a9e12d8c1d390d033042468d3de8c6f58143fdc401bd5d7b14edb703", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nHomestead HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/homestead/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nHomestead townhouse or villa monthly homeowners association fees have a median of $223 in the\nretained usable-fee sample of 476 listings, 26% below the five-county median\nIn Homestead's retained usable-fee sample (476 listings after exclusions and percentile trimming), 2.7%\nhave monthly-equivalent fees of $500 or more and 40.1% are below $200\nHomestead townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=441) vs\npre-1995 (n=14), monthly median 229% higher. Small subgroup: pre-1995; read cautiously.\nLEDE\nHOMESTEAD, Fla., September 7, 2026 - Among 476 active townhouse or villa listings in Homestead retained\nafter excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its\n99th percentile, the median monthly homeowners association fee is $223, with the middle half between $132\nand $275, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There\nare 492 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 26% below the separately trimmed five-county\nmedian of $300 and ranks 29th among 34 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Homestead townhouse or villa fee is $0.14 a month\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\n(461 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a\nmedian 0.67% of the listing's current asking price across 476 retained listings with a current asking price of at\nleast $20,000; this is the median of per-listing ratios. 2.7% of the retained sample have fees of $500 or more a\nmonth and 40.1% are below $200. 0% of the retained sample report two association layers (a master and a\nsub-association, summed here); 1.7% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 0.2% of the retained sample, describe one as pending or\npayable by the buyer on 0%, and mention a mandatory club or membership on 0%; 476 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $224 for a recorded\nyear built of 2005 or later (441 listings) and $68 for those built before 1995 (14 listings); construction year is a\nrecorded field and this comparison does not explain why fees differ. Small subgroup: pre-1995 n=14; read\ncautiously. 4.4% of retained listings have the recorded MLS subtype Villa; the remainder have subtype\nTownhouse. The two subtypes are reported together after condominium classification.\nFACT BOX\nActive townhouse or villa listings, Homestead\n(before exclusions and trimming)\n492\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n479 / 476 (3 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$223\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$132 to $275\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.14 (461 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n0.67% (476 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n2.7% (13) / 40.1% (191) of 476\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly),\nretained sample\n1.7%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n0.2% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); Homestead ranks 29th\namong 34 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$224 (2005+ n=441) / $68 (pre-1995 n=14). Small\nsubgroup: pre-1995 n=14; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Homestead's retained usable-fee sample\n(n=476), after exclusions and percentile trimming, is $223, compared with $300 in the separately trimmed\nfive-county sample.\"\n\"Among Homestead townhouses and villas in the retained usable-fee sample (n=476) after exclusions and\npercentile trimming, 2.7 percent have listed monthly-equivalent fees of $500 or more and 40.1 percent are\nbelow $200.\"\n\"Among the retained usable-fee listings in Homestead with a recorded construction year, the median\nmonthly-equivalent fee is $224 for a recorded year built of 2005 or later (441 listings) and $68 for those\nbuilt before 1995 (14 listings). Small subgroup: pre-1995 n=14; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nHomestead and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-\ncounty reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a\nvalid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Homestead retained-sample median $223 a month\n(n=476); five-county median $300 (n=3,206, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 476 active Homestead townhouse or villa listings retained after unusable-\nfee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active\nlistings. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 12.8% (61\nlistings); $100 to $200 27.3% (130 listings); $200 to $300 39.3% (187 listings); $300 to $400 11.3% (54\nlistings); $400 to $600 7.1% (34 listings); $600 to $1,000 2.1% (10 listings); $1,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Homestead townhouses and villas in the\nretained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a\nrecorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded\nYearBuilt 2005+ n=441; pre-1995 n=14. Small subgroup: pre-1995 n=14; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s count only (7 listings);\n1980s count only (4 listings); 1990s count only (3 listings); 2000s $220 (86 listings); 2010s $225 (63 listings);\n2020s $223 (313 listings). Recorded year built 2005 or later $224 (441 listings); before 1995 $68 (14 listings).\nSmall subgroup: pre-1995 n=14; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Homestead, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (479 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (3 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 476 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 492 active listings. Region and county comparisons are trimmed separately within their own samples\n(the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is\nnot a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet;\nannual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-\nlisting ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10\nlistings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples\nwith fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least\n30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-\ndollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written\npublic remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse,\nvilla or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal\ndescription is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums\nare reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical\nclassifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and\nVilla subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement\nabout any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are\nonly as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and\npercentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as\nof September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026\n(2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original\nsnapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly\nfrozen page https://www.pbprealestate.com/press/homestead/2026-09/ (corrected edition r1). A current-data page may be\navailable at https://www.pbprealestate.com/hoa-fees-homestead/; where published, it uses a separately dated sample and its figures\nmay differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and\nmay not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "89b4e8327aa5374a2189b9d4b424be52420b405f04f04ce9d6d16a9c8041218d", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - HOMESTEAD HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Homestead townhouse or villa monthly homeowners association fees have a median of $223 in the retained usable-fee sample of 476 listings, 26% below the five-county median\n2. In Homestead's retained usable-fee sample (476 listings after exclusions and percentile trimming), 2.7% have monthly-equivalent fees of $500 or more and 40.1% are below $200\n3. Homestead townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=441) vs pre-1995 (n=14), monthly median 229% higher. Small subgroup: pre-1995; read cautiously.\n\nLEDE\nHOMESTEAD, Fla., September 7, 2026 - Among 476 active townhouse or villa listings in Homestead retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $223, with the middle half between $132 and $275, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 492 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 26% below the separately trimmed five-county median of $300 and ranks 29th among 34 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Homestead townhouse or villa fee is $0.14 a month (461 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 0.67% of the listing's current asking price across 476 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 2.7% of the retained sample have fees of $500 or more a month and 40.1% are below $200. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 1.7% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 0.2% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 476 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $224 for a recorded year built of 2005 or later (441 listings) and $68 for those built before 1995 (14 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: pre-1995 n=14; read cautiously. 4.4% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Homestead (before exclusions and trimming): 492 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 479 / 476 (3 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $223 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $132 to $275 [September 7, 2026]\n- Median fee per square foot per month: $0.14 (461 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 0.67% (476 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 2.7% (13) / 40.1% (191) of 476 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 1.7% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 0.2% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Homestead ranks 29th among 34 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $224 (2005+ n=441) / $68 (pre-1995 n=14). Small subgroup: pre-1995 n=14; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Homestead's retained usable-fee sample (n=476), after exclusions and percentile trimming, is $223, compared with $300 in the separately trimmed five-county sample.\"\n- \"Among Homestead townhouses and villas in the retained usable-fee sample (n=476) after exclusions and percentile trimming, 2.7 percent have listed monthly-equivalent fees of $500 or more and 40.1 percent are below $200.\"\n- \"Among the retained usable-fee listings in Homestead with a recorded construction year, the median monthly-equivalent fee is $224 for a recorded year built of 2005 or later (441 listings) and $68 for those built before 1995 (14 listings). Small subgroup: pre-1995 n=14; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- homestead-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Homestead and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Homestead retained-sample median $223 a month (n=476); five-county median $300 (n=3,206, region-level trim).\n- homestead-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 476 active Homestead townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 12.8% (61 listings); $100 to $200 27.3% (130 listings); $200 to $300 39.3% (187 listings); $300 to $400 11.3% (54 listings); $400 to $600 7.1% (34 listings); $600 to $1,000 2.1% (10 listings); $1,000 and up 0% (0 listings).\n- homestead-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Homestead townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=441; pre-1995 n=14. Small subgroup: pre-1995 n=14; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1970s count only (7 listings); 1980s count only (4 listings); 1990s count only (3 listings); 2000s $220 (86 listings); 2010s $225 (63 listings); 2020s $223 (313 listings). Recorded year built 2005 or later $224 (441 listings); before 1995 $68 (14 listings). Small subgroup: pre-1995 n=14; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Homestead, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (479 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (3 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 476 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 492 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/homestead/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-homestead/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "hutchinson-island", "city": "Hutchinson Island", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "St Lucie", "segments": { "houses": { "active": 5, "sample_ok": false, "small_sample": false, "pending": 2, "median_list_price": 1495000.0, "cut_count": 1, "cut_pct": 20.0, "raised_count": 0, "median_cut_pct": 2.8, "median_cut_dollars": 25100.0, "cut_last30": 0, "cut_last30_pct": 0.0, "cut_last7": 0, "median_dom": 100, "median_cdom": 151, "relisted_count": 2, "relisted_pct": 40.0, "over90": 4, "over90_pct": 80.0, "over180": 1, "fresh_held": 1, "fresh_held_pct": 20.0, "stale_uncut": 3, "stale_uncut_pct": 60.0, "dom_buckets": [ { "label": "0-30", "count": 1, "pct": 20.0 }, { "label": "31-60", "count": 0, "pct": 0.0 }, { "label": "61-90", "count": 0, "pct": 0.0 }, { "label": "91-180", "count": 3, "pct": 60.0 }, { "label": "181+", "count": 1, "pct": 20.0 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 2, "cut": 1, "cut_pct": 50.0, "median_cdom": 125.5 }, { "label": "$1M to $2M", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 3 }, { "label": "$2M to $5M", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 863 }, { "label": "$5M and up", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 169 } ], "pending_cut_count": 0, "pending_cut_pct": 0.0, "pending_median_cut_pct": null, "pending_median_cdom": 52.0, "series": [] }, "condos": { "active": 40, "sample_ok": true, "small_sample": false, "pending": 3, "median_list_price": 540000.0, "cut_count": 21, "cut_pct": 52.5, "raised_count": 0, "median_cut_pct": 5.7, "median_cut_dollars": 37000.0, "cut_last30": 5, "cut_last30_pct": 12.5, "cut_last7": 1, "median_dom": 115.5, "median_cdom": 132.0, "relisted_count": 6, "relisted_pct": 15.0, "over90": 23, "over90_pct": 57.5, "over180": 15, "fresh_held": 11, "fresh_held_pct": 27.5, "stale_uncut": 4, "stale_uncut_pct": 10.0, "dom_buckets": [ { "label": "0-30", "count": 8, "pct": 20.0 }, { "label": "31-60", "count": 3, "pct": 7.5 }, { "label": "61-90", "count": 6, "pct": 15.0 }, { "label": "91-180", "count": 8, "pct": 20.0 }, { "label": "181+", "count": 15, "pct": 37.5 } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$250K to $500K", "active": 19, "cut": 11, "cut_pct": 57.9, "median_cdom": 143 }, { "label": "$500K to $1M", "active": 15, "cut": 8, "cut_pct": 53.3, "median_cdom": 117 }, { "label": "$1M and up", "active": 6, "cut": 2, "cut_pct": 33.3, "median_cdom": 140.0 } ], "pending_cut_count": 3, "pending_cut_pct": 100.0, "pending_median_cut_pct": 4.8, "pending_median_cdom": 212, "tier": "c3", "series": [ { "date": "2026-09-05", "active": 40, "cut_pct": 52.5, "median_cdom": 132.0, "median_list_price": 540000.0 }, { "date": "2026-09-06", "active": 40, "cut_pct": 52.5, "median_cdom": 132.0, "median_list_price": 540000.0 }, { "date": "2026-09-07", "active": 40, "cut_pct": 52.5, "median_cdom": 132.0, "median_list_price": 540000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "52.5% of Hutchinson Island condominiums for sale have cut their asking price", "Hutchinson Island sellers blink faster than the rest of St Lucie County as 57.5% of condominiums pass 90 days on the market", "Buying in Hutchinson Island? Half condominiums have already come down once, by a median $37K" ], "lede": "HUTCHINSON ISLAND, Fla., September 7, 2026 - 52.5% of the 40 condominiums listed for sale in Hutchinson Island have reduced their asking price at least once, by a median 5.7% (about $37K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 5 for sale, too few to report percentages (floor 30).", "quotes": [ "\"52.5 percent of condominiums for sale in Hutchinson Island have reduced their asking price at least once, by a median $37K.\"", "\"Counting every relisting, the median Hutchinson Island condominium for sale has been waiting 132 days, not the 116 the current listing shows.\"", "\"Of the Hutchinson Island condominiums now under contract, 0.0 percent never reduced their asking price; the rest cut by a median 4.8 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Hutchinson Island and St Lucie County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 40 condominiums, 5 houses, 3 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-hutchinson-island/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Hutchinson Island versus St Lucie County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Hutchinson Island condominiums 52.5%, St Lucie County condominiums 44.7%. Houses: 5 for sale, too few to report.", "title": "Hutchinson Island condominiums are cutting 7.8 points more often than St Lucie County" }, { "caption": "Active Hutchinson Island listings by cumulative days on market, condominiums, September 7, 2026. 57.5% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 20.0%, 31-60 days 7.5%, 61-90 days 15.0%, 91-180 days 20.0%, 181+ days 37.5%.", "title": "57.5% of Hutchinson Island condominiums for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Hutchinson Island condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K too few to read of 0; $250K to $500K 57.9% of 19; $500K to $1M 53.3% of 15; $1M and up too few to read of 6.", "title": "Price cuts by price band, Hutchinson Island condominiums" } ] } }, "after": { "figures": { "city": { "county": "St Lucie", "county_basis": "published_city_config_presentation_only", "county_counts": { "Martin": 7, "St Lucie": 43 }, "county_missing_count": 0, "multi_county": true, "county_benchmark": "St Lucie", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 5, "sample_ok": false, "small_sample": false, "pending": 2, "median_list_price": 1495000.0, "cut_count": 1, "cut_pct": 20.0, "raised_count": 0, "valid_price_count": 5, "missing_price_count": 0, "unchanged_count": 4, "not_below_original_count": 4, "cut_sample_ok": false, "cut_small_sample": true, "median_cut_pct": 2.8, "median_cut_dollars": 25100.0, "cut_last30": 0, "cut_last30_pct": 0.0, "cut_last7": 0, "median_dom": 100, "median_cdom": 151, "dom_n": 5, "cdom_n": 5, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 5, "relisted_count": 2, "relisted_pct": 40.0, "over90": 4, "over90_pct": 80.0, "over180": 1, "fresh_held": 1, "fresh_held_pct": 20.0, "fresh_held_missing_cdom_count": 0, "stale_uncut": 3, "stale_uncut_pct": 60.0, "dom_buckets": [ { "label": "0-30", "count": 1, "pct": 20.0 }, { "label": "31-60", "count": 0, "pct": 0.0 }, { "label": "61-90", "count": 0, "pct": 0.0 }, { "label": "91-180", "count": 3, "pct": 60.0 }, { "label": "181+", "count": 1, "pct": 20.0 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 2, "cut": 1, "cut_pct": 50.0, "median_cdom": 125.5, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 }, { "label": "$1M to $2M", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 3, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$2M to $5M", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 863, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$5M and up", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 169, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 } ], "pending_cut_count": 0, "pending_cut_pct": 0.0, "pending_valid_price_count": 2, "pending_missing_price_count": 0, "pending_unchanged_count": 2, "pending_raised_count": 0, "pending_not_below_original_count": 2, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 2, "pending_dom_n": 2, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": null, "pending_median_cdom": 52.0, "denominators": { "cut_pct": 5, "cut_last30_pct": 5, "relisted_pct": 5, "fresh_held_pct": 5, "stale_uncut_pct": 5, "over90_pct": 5, "dom_bucket_pct": 5, "pending_cut_pct": 2, "median_dom": 5, "median_cdom": 5, "median_cut_pct": 1, "median_cut_dollars": 1, "pending_median_cut_pct": 0, "pending_median_cdom": 2 }, "county_counts": { "St Lucie": 5 }, "series": [] }, "condos": { "active": 40, "sample_ok": true, "small_sample": false, "pending": 3, "median_list_price": 540000.0, "cut_count": 21, "cut_pct": 52.5, "raised_count": 0, "valid_price_count": 40, "missing_price_count": 0, "unchanged_count": 19, "not_below_original_count": 19, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 5.7, "median_cut_dollars": 37000.0, "cut_last30": 5, "cut_last30_pct": 12.5, "cut_last7": 1, "median_dom": 115.5, "median_cdom": 132.0, "dom_n": 40, "cdom_n": 40, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 40, "relisted_count": 6, "relisted_pct": 15.0, "over90": 23, "over90_pct": 57.5, "over180": 15, "fresh_held": 11, "fresh_held_pct": 27.5, "fresh_held_missing_cdom_count": 0, "stale_uncut": 4, "stale_uncut_pct": 10.0, "dom_buckets": [ { "label": "0-30", "count": 8, "pct": 20.0 }, { "label": "31-60", "count": 3, "pct": 7.5 }, { "label": "61-90", "count": 6, "pct": 15.0 }, { "label": "91-180", "count": 8, "pct": 20.0 }, { "label": "181+", "count": 15, "pct": 37.5 } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$250K to $500K", "active": 19, "cut": 11, "cut_pct": 57.9, "median_cdom": 143, "cut_pct_denominator": 19, "cdom_n": 19, "valid_price_count": 19 }, { "label": "$500K to $1M", "active": 15, "cut": 8, "cut_pct": 53.3, "median_cdom": 117, "cut_pct_denominator": 15, "cdom_n": 15, "valid_price_count": 15 }, { "label": "$1M and up", "active": 6, "cut": 2, "cut_pct": 33.3, "median_cdom": 140.0, "cut_pct_denominator": 6, "cdom_n": 6, "valid_price_count": 6 } ], "pending_cut_count": 3, "pending_cut_pct": 100.0, "pending_valid_price_count": 3, "pending_missing_price_count": 0, "pending_unchanged_count": 0, "pending_raised_count": 0, "pending_not_below_original_count": 0, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 3, "pending_dom_n": 3, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 4.8, "pending_median_cdom": 212, "denominators": { "cut_pct": 40, "cut_last30_pct": 40, "relisted_pct": 40, "fresh_held_pct": 40, "stale_uncut_pct": 40, "over90_pct": 40, "dom_bucket_pct": 40, "pending_cut_pct": 3, "median_dom": 40, "median_cdom": 40, "median_cut_pct": 21, "median_cut_dollars": 21, "pending_median_cut_pct": 3, "pending_median_cdom": 3 }, "county_counts": { "Martin": 6, "St Lucie": 34 }, "tier": "c3", "series": [ { "date": "2026-09-07", "active": 40, "cut_pct": 52.5, "median_cdom": 132.0, "median_list_price": 540000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "52.5% of Hutchinson Island condominiums for sale are asking less than their original list price", "Seller Blink Rate™ in Hutchinson Island: 52.5% of condominiums list below original asking, against 43.6% across St Lucie County", "Buying in Hutchinson Island? 21 of the 40 condominiums for sale are asking below their original price, by a median $37K" ], "lede": "HUTCHINSON ISLAND, Fla., September 7, 2026 - 52.5% of the 40 condominiums listed for sale in Hutchinson Island (21 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 21 reduced listings, the median reduction is 5.7% (about $37K). Houses: 5 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"52.5 percent of condominiums for sale in Hutchinson Island have a current asking price below their original list price; among those 21 reduced listings the median reduction is $37K.\"", "\"Among active Hutchinson Island condominiums, the median recorded CumulativeDaysOnMarket value is 132 days and the median recorded DaysOnMarket value is 116 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"3 Hutchinson Island condominiums are under contract in this snapshot, 3 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hutchinson Island, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (19 unchanged, 0 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 40 condominiums, 5 houses, 3 condominiums under contract. Geography is the MLS City field, not a municipal boundary; 7 of 50 Hutchinson Island listings carry a different county in the MLS record. County comparisons use listings whose MLS record is in St Lucie County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hutchinson-island/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hutchinson-island/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Hutchinson Island versus St Lucie County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Hutchinson Island condominiums 52.5%, St Lucie County condominiums 43.6%. Houses: 5 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 52.5% of Hutchinson Island condominiums for sale are asking below their original price, against 43.6% across St Lucie County", "visible_labels": [ "43.6%", "52.5%" ] }, { "caption": "Active Hutchinson Island condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 57.5% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 20%, 31-60 days 7.5%, 61-90 days 15%, 91-180 days 20%, 181+ days 37.5%.", "title": "57.5% of Hutchinson Island condominiums for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "20%", "7.5%", "15%", "20%", "37.5%", "57.5%" ] }, { "caption": "Share of active Hutchinson Island condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 0 listed, count only; $250K to $500K 57.9% (11 of 19); $500K to $1M 53.3% (8 of 15); $1M and up 6 listed, count only.", "title": "Share asking below original by current asking-price band, Hutchinson Island condominiums", "visible_labels": [ "6", "53.3%", "8", "15", "57.9%", "11", "19", "0" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "St Lucie", "before_present": false, "after_present": true }, { "field": "city.county_counts.Martin", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.county_counts.St Lucie", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Martin", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.St Lucie", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.St Lucie", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 5, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Hutchinson Island condominiums 52.5%, St Lucie County condominiums 44.7%. Houses: 5 for sale, too few to report.", "after": "Horizontal bar chart. Hutchinson Island condominiums 52.5%, St Lucie County condominiums 43.6%. Houses: 5 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Hutchinson Island versus St Lucie County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Hutchinson Island versus St Lucie County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Hutchinson Island condominiums are cutting 7.8 points more often than St Lucie County", "after": "Seller Blink Rate™: 52.5% of Hutchinson Island condominiums for sale are asking below their original price, against 43.6% across St Lucie County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "43.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "52.5%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 20.0%, 31-60 days 7.5%, 61-90 days 15.0%, 91-180 days 20.0%, 181+ days 37.5%.", "after": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 20%, 31-60 days 7.5%, 61-90 days 15%, 91-180 days 20%, 181+ days 37.5%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Hutchinson Island listings by cumulative days on market, condominiums, September 7, 2026. 57.5% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Hutchinson Island condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 57.5% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "57.5% of Hutchinson Island condominiums for sale have waited more than 90 days, counting every relisting", "after": "57.5% of Hutchinson Island condominiums for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "20%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "7.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "15%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "20%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "37.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "57.5%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K too few to read of 0; $250K to $500K 57.9% of 19; $500K to $1M 53.3% of 15; $1M and up too few to read of 6.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 0 listed, count only; $250K to $500K 57.9% (11 of 19); $500K to $1M 53.3% (8 of 15); $1M and up 6 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Hutchinson Island condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Hutchinson Island condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Price cuts by price band, Hutchinson Island condominiums", "after": "Share asking below original by current asking-price band, Hutchinson Island condominiums", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "53.3%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "57.9%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "19", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "52.5% of Hutchinson Island condominiums for sale have cut their asking price", "after": "52.5% of Hutchinson Island condominiums for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Hutchinson Island sellers blink faster than the rest of St Lucie County as 57.5% of condominiums pass 90 days on the market", "after": "Seller Blink Rate™ in Hutchinson Island: 52.5% of condominiums list below original asking, against 43.6% across St Lucie County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Hutchinson Island? Half condominiums have already come down once, by a median $37K", "after": "Buying in Hutchinson Island? 21 of the 40 condominiums for sale are asking below their original price, by a median $37K", "before_present": true, "after_present": true }, { "field": "lede", "before": "HUTCHINSON ISLAND, Fla., September 7, 2026 - 52.5% of the 40 condominiums listed for sale in Hutchinson Island have reduced their asking price at least once, by a median 5.7% (about $37K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 5 for sale, too few to report percentages (floor 30).", "after": "HUTCHINSON ISLAND, Fla., September 7, 2026 - 52.5% of the 40 condominiums listed for sale in Hutchinson Island (21 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 21 reduced listings, the median reduction is 5.7% (about $37K). Houses: 5 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Hutchinson Island and St Lucie County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 40 condominiums, 5 houses, 3 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-hutchinson-island/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hutchinson Island, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (19 unchanged, 0 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 40 condominiums, 5 houses, 3 condominiums under contract. Geography is the MLS City field, not a municipal boundary; 7 of 50 Hutchinson Island listings carry a different county in the MLS record. County comparisons use listings whose MLS record is in St Lucie County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hutchinson-island/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hutchinson-island/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"52.5 percent of condominiums for sale in Hutchinson Island have reduced their asking price at least once, by a median $37K.\"", "after": "\"52.5 percent of condominiums for sale in Hutchinson Island have a current asking price below their original list price; among those 21 reduced listings the median reduction is $37K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Hutchinson Island condominium for sale has been waiting 132 days, not the 116 the current listing shows.\"", "after": "\"Among active Hutchinson Island condominiums, the median recorded CumulativeDaysOnMarket value is 132 days and the median recorded DaysOnMarket value is 116 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Hutchinson Island condominiums now under contract, 0.0 percent never reduced their asking price; the rest cut by a median 4.8 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"3 Hutchinson Island condominiums are under contract in this snapshot, 3 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "87bfc157eb13673695f9961ac0a56da11625361ac53ae35d95137039bd3b88a8", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nHutchinson Island price cuts and true days on market\nHEADLINE OPTIONS\n52.5% of Hutchinson Island condominiums for sale have cut their asking price\nHutchinson Island sellers blink faster than the rest of St Lucie County as 57.5% of condominiums pass 90\ndays on the market\nBuying in Hutchinson Island? Half condominiums have already come down once, by a median $37K\nLEDE\nHUTCHINSON ISLAND, Fla., September 7, 2026 - 52.5% of the 40 condominiums listed for sale in Hutchinson\nIsland have reduced their asking price at least once, by a median 5.7% (about $37K), according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. Houses: 5 for sale, too few to report percentages (floor\n30).\nNUT GRAF\nThe figures point to a market where 100.0% of condominiums reached a contract only after a price cut: of the\n3 Hutchinson Island condominiums now under contract, 100.0% reduced before going under contract, with a\nmedian cut of 4.8% and a median 212 days to contract. Across St Lucie County the price-cut share is 44.7% for\ncondominiums and 50.6% for houses, so Hutchinson Island condominiums are cutting 7.8 points more often\nthan the county. Counting every relisting, the median Hutchinson Island condominium for sale has been on the\nmarket 132 days, against 116 on its current listing; 15.0% of active condominiums have been withdrawn and\nrelisted at least once.\nFACT BOX\nActive\ncondominium\nlistings,\nHutchinson\nIsland\n40\nShare with at\nleast one price\nreduction,\ncondominiums\n52.5% (21 of 40)\nMedian\nreduction from\n5.7% (about $37K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\noriginal asking,\ncondominiums\nActive single-\nfamily listings,\nHutchinson\nIsland\n5 (below the 30-listing floor; percentages not reported)\nMedian\ncumulative days\non market,\ncondominiums\n132 days (116 on current listing)\nCondominiums\non market more\nthan 90 days,\ncumulative\n57.5% (23 of 40)\nCondominiums\nunder contract\nthat reduced\nfirst\n100.0% of 3\nSt Lucie County\nprice-cut share,\ncondominiums /\nhouses\n44.7% / 50.6%\nConditions read\n(PBP rule,\ndisclosed in\nmethod)\nCondominiums: Cutting faster than similar-priced cities\nPeer group,\ncondominiums\n(median asking\n$350K to\n$600K; peer\ncut share\n41.0%)\nNorth Miami Beach, Hollywood, North Palm Beach, Tequesta, South Palm Beach, Jensen Beach, North Bay Village, D\nQUOTABLE DATA POINTS\n\"52.5 percent of condominiums for sale in Hutchinson Island have reduced their asking price at least once,\nby a median $37K.\"\n\"Counting every relisting, the median Hutchinson Island condominium for sale has been waiting 132 days,\nnot the 116 the current listing shows.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Of the Hutchinson Island condominiums now under contract, 0.0 percent never reduced their asking\nprice; the rest cut by a median 4.8 percent before a buyer committed. Contract prices are not known until\nthe sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Hutchinson Island versus St Lucie County, condominiums, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Hutchinson Island listings by cumulative days on market, condominiums, September 7, 2026. 57.5% of condominiums have passed\n90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Hutchinson Island condominiums with a price reduction by original asking price band, September 7, 2026. Bands under\n30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Hutchinson Island and St Lucie County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 40 condominiums, 5 houses, 3\ncondominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is\napplied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-\ncuts-hutchinson-island/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities\nwhose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities).\nFirmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings\n(minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a\ntier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in\nevery one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "02b7599df3a50d77ec03782cf91e0cac0c7c159a99d72371f0eca00038e297a2", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nHutchinson Island asking-price reductions and\nrecorded days on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/hutchinson-\nisland/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n52.5% of Hutchinson Island condominiums for sale are asking less than their original list price\nSeller Blink Rate™ in Hutchinson Island: 52.5% of condominiums list below original asking, against 43.6%\nacross St Lucie County\nBuying in Hutchinson Island? 21 of the 40 condominiums for sale are asking below their original price, by a\nmedian $37K\nLEDE\nHUTCHINSON ISLAND, Fla., September 7, 2026 - 52.5% of the 40 condominiums listed for sale in Hutchinson\nIsland (21 listings) have a current asking price below their original list price, according to PBP Real Estate's\nanalysis of BeachesMLS listing data as of September 7, 2026. Among those 21 reduced listings, the median\nreduction is 5.7% (about $37K). Houses: 5 for sale, below the 30-listing floor, so no percentages are reported\nfor them.\nNUT GRAF\nFor active Hutchinson Island condominiums, the median recorded CumulativeDaysOnMarket value is 132 days\nand the median recorded DaysOnMarket value is 116 days, each calculated from non-missing values in that\nfield (40 and 40 listings). 15% of all active condominiums have both fields recorded and a cumulative value\ngreater than their DaysOnMarket value; this comparison does not establish a relisting event. 3 Hutchinson\nIsland condominiums are under contract (Pending or Active Under Contract), 3 of them with a recorded asking\nprice below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nagreed contract price. Across St Lucie County the shares asking below original are 43.6% for condominiums\nand 50.4% for houses; Hutchinson Island condominiums are 8.9 points above the county share.\nFACT BOX\nActive condominium listings,\nHutchinson Island\n40\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n52.5% (21 of 40)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\ncondominiums\n40 / 0; 19 / 0\nSeptember 7, 2026\nMedian reduction among the 21\nreduced condominiums\n5.7% (about $37K)\nSeptember 7, 2026\nActive single-family listings,\nHutchinson Island\n5 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, condominiums\n132 / 116 days (from 40 / 40 recorded values)\nSeptember 7, 2026\nCondominiums with recorded\nCumulativeDaysOnMarket over 90\ndays\n57.5% (23 of 40 with a recorded value)\nSeptember 7, 2026\nCondominiums under contract (count\nonly; fewer than 30)\n3, 3 asking below original\nSeptember 7, 2026\nSt Lucie County share asking below\noriginal, condominiums / houses\n43.6% / 50.4%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nCondominiums: Higher below-original share than peers\nSeptember 7, 2026\nPeer group, condominiums (median\nasking $350K to $600K; peer share\n41%)\nNorth Miami Beach, Hollywood, North Palm Beach,\nTequesta, South Palm Beach, Jensen Beach, North Bay\nVillage, Doral, Wellington, Aventura, Fort Lauderdale,\nMiami, Lauderdale By The Sea, Miami Beach, Jupiter\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"52.5 percent of condominiums for sale in Hutchinson Island have a current asking price below their\noriginal list price; among those 21 reduced listings the median reduction is $37K.\"\n\"Among active Hutchinson Island condominiums, the median recorded CumulativeDaysOnMarket value is\n132 days and the median recorded DaysOnMarket value is 116 days. These are MLS-recorded fields, not\nan independently reconstructed listing history.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"3 Hutchinson Island condominiums are under contract in this snapshot, 3 of them with a recorded asking\nprice below original; the group is too small to report a percentage. These asking-price fields do not disclose\nthe agreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Hutchinson Island versus St Lucie\nCounty, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Hutchinson Island condominiums 52.5%, St Lucie County\ncondominiums 43.6%. Houses: 5 for sale, count only. Share of active listings asking below their original list\nprice, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive Hutchinson Island condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with\na recorded value in that field; 57.5% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Condominiums: 0-30 days 20%,\n31-60 days 7.5%, 61-90 days 15%, 91-180 days 20%, 181+ days 37.5%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Hutchinson Island condominiums asking below their original list price, by current asking-price band, September 7, 2026.\nBands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\ncondominiums: Under $250K 0 listed, count only; $250K to $500K 57.9% (11 of 19); $500K to $1M 53.3% (8\nof 15); $1M and up 6 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hutchinson Island,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (19 unchanged, 0 above original, 0 without both prices among condominiums). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the\nfloor and appear as a count only. Sample sizes: 40 condominiums, 5 houses, 3 condominiums under contract. Geography is the MLS\nCity field, not a municipal boundary; 7 of 50 Hutchinson Island listings carry a different county in the MLS record. County\ncomparisons use listings whose MLS record is in St Lucie County. Seller Blink Rate™ is PBP Real Estate's name for the share of active\nlistings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read:\nHow the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses\nand condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least\n65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or\nmissing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are\nbetween the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–\n39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hutchinson-island/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hutchinson-island/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "fbf925298895d65b3e19ed28b0366c11e01d1ad6e32d43d97088a982b554bad9", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - HUTCHINSON ISLAND PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 52.5% of Hutchinson Island condominiums for sale are asking less than their original list price\n2. Seller Blink Rate™ in Hutchinson Island: 52.5% of condominiums list below original asking, against 43.6% across St Lucie County\n3. Buying in Hutchinson Island? 21 of the 40 condominiums for sale are asking below their original price, by a median $37K\n\nLEDE\nHUTCHINSON ISLAND, Fla., September 7, 2026 - 52.5% of the 40 condominiums listed for sale in Hutchinson Island (21 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 21 reduced listings, the median reduction is 5.7% (about $37K). Houses: 5 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active Hutchinson Island condominiums, the median recorded CumulativeDaysOnMarket value is 132 days and the median recorded DaysOnMarket value is 116 days, each calculated from non-missing values in that field (40 and 40 listings). 15% of all active condominiums have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 3 Hutchinson Island condominiums are under contract (Pending or Active Under Contract), 3 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across St Lucie County the shares asking below original are 43.6% for condominiums and 50.4% for houses; Hutchinson Island condominiums are 8.9 points above the county share.\n\nFACT BOX (exact figures)\n- Active condominium listings, Hutchinson Island: 40 [September 7, 2026]\n- Share asking below original list price, condominiums: 52.5% (21 of 40) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, condominiums: 40 / 0; 19 / 0 [September 7, 2026]\n- Median reduction among the 21 reduced condominiums: 5.7% (about $37K) [September 7, 2026]\n- Active single-family listings, Hutchinson Island: 5 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, condominiums: 132 / 116 days (from 40 / 40 recorded values) [September 7, 2026]\n- Condominiums with recorded CumulativeDaysOnMarket over 90 days: 57.5% (23 of 40 with a recorded value) [September 7, 2026]\n- Condominiums under contract (count only; fewer than 30): 3, 3 asking below original [September 7, 2026]\n- St Lucie County share asking below original, condominiums / houses: 43.6% / 50.4% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Condominiums: Higher below-original share than peers [September 7, 2026]\n- Peer group, condominiums (median asking $350K to $600K; peer share 41%): North Miami Beach, Hollywood, North Palm Beach, Tequesta, South Palm Beach, Jensen Beach, North Bay Village, Doral, Wellington, Aventura, Fort Lauderdale, Miami, Lauderdale By The Sea, Miami Beach, Jupiter [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"52.5 percent of condominiums for sale in Hutchinson Island have a current asking price below their original list price; among those 21 reduced listings the median reduction is $37K.\"\n- \"Among active Hutchinson Island condominiums, the median recorded CumulativeDaysOnMarket value is 132 days and the median recorded DaysOnMarket value is 116 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"3 Hutchinson Island condominiums are under contract in this snapshot, 3 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- hutchinson-island-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Hutchinson Island versus St Lucie County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Hutchinson Island condominiums 52.5%, St Lucie County condominiums 43.6%. Houses: 5 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- hutchinson-island-true-days-on-market-r1-2026-09-07.png\n Caption: Active Hutchinson Island condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 57.5% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Condominiums: 0-30 days 20%, 31-60 days 7.5%, 61-90 days 15%, 91-180 days 20%, 181+ days 37.5%.\n- hutchinson-island-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Hutchinson Island condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 0 listed, count only; $250K to $500K 57.9% (11 of 19); $500K to $1M 53.3% (8 of 15); $1M and up 6 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hutchinson Island, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (19 unchanged, 0 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 40 condominiums, 5 houses, 3 condominiums under contract. Geography is the MLS City field, not a municipal boundary; 7 of 50 Hutchinson Island listings carry a different county in the MLS record. County comparisons use listings whose MLS record is in St Lucie County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hutchinson-island/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hutchinson-island/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-895903645c072c1917b0" }, { "slug": "hutchinson-island", "city": "Hutchinson Island", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "St Lucie", "active": 40, "with_fee": 40, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 40, "cut_count": 21, "cut_pct": 52.5, "median_cut_pct": 5.7, "median_cut_dollars": 37000 }, "outliers_dropped": 2, "n": 38, "median": 1138, "p10": 823, "p25": 935, "p75": 1403, "p90": 1802, "min": 640, "max": 2056, "median_sqft": 0.8, "n_sqft": 38, "median_pct_price": 2.72, "median_list_price": 504500, "median_year_built": 1989, "median_sqft_area": 1443, "over_1000": 24, "over_1000_pct": 63.2, "under_500": 0, "under_500_pct": 0.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 24, "over_hi_pct": 63.2, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Condominium": { "count": 38, "pct": 100.0 } }, "regime": { "not_recorded": { "count": 28, "pct": 73.7 }, "COA": { "count": 10, "pct": 26.3 } }, "villa_median": null, "townhouse_median": null, "cadence": { "Monthly": { "count": 37, "pct": 97.4 }, "Quarterly": { "count": 1, "pct": 2.6 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 0, "pct": 0.0 }, { "label": "$500 to $750", "count": 1, "pct": 2.6 }, { "label": "$750 to $1,000", "count": 13, "pct": 34.2 }, { "label": "$1,000 to $1,500", "count": 17, "pct": 44.7 }, { "label": "$1,500 to $2,000", "count": 5, "pct": 13.2 }, { "label": "$2,000 and up", "count": 2, "pct": 5.3 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 4, "median": 876, "median_sqft": 0.95 }, { "label": "1980s", "n": 16, "median": 1136, "median_sqft": 0.8 }, { "label": "1990s", "n": 9, "median": 1260, "median_sqft": 0.75 }, { "label": "2000s", "n": 9, "median": 1433, "median_sqft": 0.56 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 19, "median": 954, "median_pct_price": 3.41 }, { "label": "$500K to $1M", "n": 15, "median": 1260, "median_pct_price": 2.29 }, { "label": "$1M and up", "n": 4, "median": 1736, "median_pct_price": 1.71 } ], "pre1995": { "n": 25, "median": 1000 }, "post2005": { "n": 4, "median": 1370 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 31, "pct": 83.8 }, { "key": "Water", "label": "Water", "count": 30, "pct": 81.1 }, { "key": "Trash", "label": "Trash", "count": 29, "pct": 78.4 }, { "key": "Sewer", "label": "Sewer", "count": 28, "pct": 75.7 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 27, "pct": 73.0 }, { "key": "Insurance", "label": "Building insurance", "count": 26, "pct": 70.3 }, { "key": "CableTv", "label": "Cable TV", "count": 23, "pct": 62.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 22, "pct": 59.5 }, { "key": "Security", "label": "Security", "count": 16, "pct": 43.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 15, "pct": 40.5 }, { "key": "Pools", "label": "Pool", "count": 14, "pct": 37.8 }, { "key": "Internet", "label": "Internet", "count": 13, "pct": 35.1 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 12, "pct": 32.4 }, { "key": "PestControl", "label": "Pest control", "count": 10, "pct": 27.0 } ], "includes_n": 37, "flags": { "sa_mentioned": { "count": 4, "pct": 10.5 }, "sa_none_or_paid": { "count": 2, "pct": 5.3 }, "sa_pending": { "count": 2, "pct": 5.3 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 3, "pct": 7.9 }, "reserves": { "count": 2, "pct": 5.3 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 38 }, "developments": [], "masters": [], "series": [ { "date": "2026-09-06", "median": 1138, "p25": 935, "p75": 1403, "n": 38, "median_sqft": 0.8, "sa_pending_pct": 5.3 }, { "date": "2026-09-07", "median": 1138, "p25": 935, "p75": 1403, "n": 38, "median_sqft": 0.8, "sa_pending_pct": 5.3 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Hutchinson Island condo for sale carries a $1,138-a-month association fee, 42% above the South Florida median", "63.2% of Hutchinson Island condos on the market ask $1,000 or more a month in fees; 0% stay under $500", "Hutchinson Island condo fees run $935 to $1,403 a month for the middle half of listings" ], "lede": "HUTCHINSON ISLAND, Fla., September 7, 2026 - The median monthly association fee across the 38 condominiums listed for sale in Hutchinson Island is $1,138, with half of the listings between $935 and $1,403 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 42% above the five-county South Florida median of $800, and ranks Hutchinson Island 18 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Hutchinson Island carries a monthly association fee of $1,138, 42% above the five-county South Florida median of $800.\"", "\"63.2 percent of Hutchinson Island condos on the market ask $1,000 or more a month in association fees; only 0 percent stay under $500.\"", "\"On the median Hutchinson Island condo, a year of association fees equals 2.72 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Hutchinson Island permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-hutchinson-island/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Hutchinson Island against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Hutchinson Island median $1,138 a month, South Florida median $800; Hutchinson Island ranks 18 of 69 cities.", "title": "Hutchinson Island condo fees sit 42% above the South Florida median" }, { "caption": "Share of active Hutchinson Island condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 2.6% (1 listings); $750 to $1,000 34.2% (13 listings); $1,000 to $1,500 44.7% (17 listings); $1,500 to $2,000 13.2% (5 listings); $2,000 and up 5.3% (2 listings).", "title": "44.7% of Hutchinson Island condos for sale carry a fee of $1,000 to $1,500 a month" }, { "caption": "Median monthly-equivalent association fee for active Hutchinson Island condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s too few (4 listings); 1980s $1,136 (16 listings); 1990s too few (9 listings); 2000s too few (9 listings).", "title": "Hutchinson Island condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "St Lucie", "county_basis": "published_city_config_presentation_only", "county_counts": { "Martin": 6, "St Lucie": 34 }, "county_missing_count": 0, "multi_county": true, "county_benchmark": "St Lucie", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 40, "with_fee": 40, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 40, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 38, "retained_n": 38, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 40, "cut_count": 21, "cut_pct": 52.5, "median_cut_pct": 5.7, "median_cut_dollars": 37000, "valid_price_count": 40, "missing_price_count": 0, "unchanged_count": 19, "raised_count": 0, "not_below_original_count": 19, "cut_pct_denominator": 40, "cut_sample_ok": true, "median_cut_n": 21 }, "trim_bounds": { "p1": 565.58, "p99": 2241.4399999999996 }, "retained_small_sample": true, "retained_below_30": false, "median": 1138, "p10": 823, "p25": 935, "p75": 1403, "p90": 1802, "min": 640, "max": 2056, "median_sqft": 0.8, "n_sqft": 38, "median_pct_price": 2.72, "n_pct_price": 38, "median_list_price": 504500, "median_year_built": 1989, "median_sqft_area": 1443, "over_1000": 24, "over_1000_pct": 63.2, "under_500": 0, "under_500_pct": 0.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 24, "over_hi_pct": 63.2, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Condominium": { "count": 38, "pct": 100.0 } }, "regime": { "not_recorded": { "count": 28, "pct": 73.7 }, "COA": { "count": 10, "pct": 26.3 } }, "villa_median": null, "townhouse_median": null, "cadence": { "Monthly": { "count": 37, "pct": 97.4 }, "Quarterly": { "count": 1, "pct": 2.6 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 0, "pct": 0.0 }, { "label": "$500 to $750", "count": 1, "pct": 2.6 }, { "label": "$750 to $1,000", "count": 13, "pct": 34.2 }, { "label": "$1,000 to $1,500", "count": 17, "pct": 44.7 }, { "label": "$1,500 to $2,000", "count": 5, "pct": 13.2 }, { "label": "$2,000 and up", "count": 2, "pct": 5.3 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 4, "median": 876, "median_sqft": 0.95 }, { "label": "1980s", "n": 16, "median": 1136, "median_sqft": 0.8 }, { "label": "1990s", "n": 9, "median": 1260, "median_sqft": 0.75 }, { "label": "2000s", "n": 9, "median": 1433, "median_sqft": 0.56 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 19, "median": 954, "median_pct_price": 3.41 }, { "label": "$500K to $1M", "n": 15, "median": 1260, "median_pct_price": 2.29 }, { "label": "$1M and up", "n": 4, "median": 1736, "median_pct_price": 1.71 } ], "pre1995": { "n": 25, "median": 1000 }, "post2005": { "n": 4, "median": 1370 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 31, "pct": 83.8 }, { "key": "Water", "label": "Water", "count": 30, "pct": 81.1 }, { "key": "Trash", "label": "Trash", "count": 29, "pct": 78.4 }, { "key": "Sewer", "label": "Sewer", "count": 28, "pct": 75.7 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 27, "pct": 73.0 }, { "key": "Insurance", "label": "Building insurance", "count": 26, "pct": 70.3 }, { "key": "CableTv", "label": "Cable TV", "count": 23, "pct": 62.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 22, "pct": 59.5 }, { "key": "Security", "label": "Security", "count": 16, "pct": 43.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 15, "pct": 40.5 }, { "key": "Pools", "label": "Pool", "count": 14, "pct": 37.8 }, { "key": "Internet", "label": "Internet", "count": 13, "pct": 35.1 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 12, "pct": 32.4 }, { "key": "PestControl", "label": "Pest control", "count": 10, "pct": 27.0 } ], "includes_n": 37, "flags": { "sa_mentioned": { "count": 4, "pct": 10.5 }, "sa_none_or_paid": { "count": 2, "pct": 5.3 }, "sa_pending": { "count": 2, "pct": 5.3 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 3, "pct": 7.9 }, "reserves": { "count": 2, "pct": 5.3 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 38 }, "denominators": { "fee_percentages": 38, "fee_medians_percentiles": 38, "median_sqft": 38, "median_pct_price": 38, "includes_pct": 37, "flags_pct": 38, "cut_pct": 40 }, "developments": [], "masters": [], "series": [ { "date": "2026-09-07", "median": 1138, "p25": 935, "p75": 1403, "n": 38, "median_sqft": 0.8, "sa_pending_pct": 5.3 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Hutchinson Island condo monthly association fees have a median of $1,138 in the retained usable-fee sample of 38 listings, 42% above the five-county median. Small retained sample: 38 listings; read cautiously (valid before trim: 40).", "In Hutchinson Island's retained usable-fee sample (38 listings after exclusions and percentile trimming), 63.2% have monthly-equivalent fees of $1,000 or more and 0% are below $500. Small retained sample: 38 listings; read cautiously (valid before trim: 40).", "Hutchinson Island's retained usable-fee sample (n=38): reported monthly-equivalent association fees range from $935 to $1,403 at the 25th to 75th percentiles. Small retained sample: 38 listings; read cautiously (valid before trim: 40)." ], "lede": "HUTCHINSON ISLAND, Fla., September 7, 2026 - Among 38 active condominium listings in Hutchinson Island retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,138, with the middle half between $935 and $1,403, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 40 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 42% above the separately trimmed five-county median of $800 and ranks 18th among 69 published city medians. Small retained sample: 38 listings; read cautiously (valid before trim: 40).", "quotes": [ "\"The median monthly-equivalent association fee in Hutchinson Island's retained usable-fee sample (n=38), after exclusions and percentile trimming, is $1,138, compared with $800 in the separately trimmed five-county sample. Small retained sample: 38 listings; read cautiously (valid before trim: 40).\"", "\"Among Hutchinson Island condos in the retained usable-fee sample (n=38) after exclusions and percentile trimming, 63.2 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500. Small retained sample: 38 listings; read cautiously (valid before trim: 40).\"", "\"Among 38 retained listings with a current asking price of at least $20,000 in Hutchinson Island's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.72 percent of the current asking price (median of per-listing ratios). Small retained sample: 38 listings; read cautiously (valid before trim: 40).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Hutchinson Island, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (40 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 38 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 40 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a municipal boundary; 6 of 40 Hutchinson Island listings carry a different county in the MLS record. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hutchinson-island/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-hutchinson-island/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Hutchinson Island and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small retained sample: 38 listings; read cautiously (valid before trim: 40).", "alt": "Dot strip chart in five county lanes. Hutchinson Island retained-sample median $1,138 a month (n=38); five-county median $800 (n=22,695, region-level trim). Small retained sample: 38 listings; read cautiously (valid before trim: 40).", "title": "Hutchinson Island condos, retained usable-fee sample (n=38): median $1,138/month, 42% above the five-county median of $800. Small retained sample: 38; read cautiously.", "visible_labels": [ "$1,138", "38", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 38 active Hutchinson Island condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small retained sample: 38 listings; read cautiously (valid before trim: 40).", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 2.6% (1 listings); $750 to $1,000 34.2% (13 listings); $1,000 to $1,500 44.7% (17 listings); $1,500 to $2,000 13.2% (5 listings); $2,000 and up 5.3% (2 listings). Small retained sample: 38 listings; read cautiously (valid before trim: 40).", "title": "44.7% of Hutchinson Island's retained usable-fee sample (38 listings) falls in the $1,000 to $1,500 monthly band. Small retained sample: 38; read cautiously.", "visible_labels": [ "0%", "0", "0%", "0", "2.6%", "1", "34.2%", "13", "44.7%", "17", "13.2%", "5", "5.3%", "2" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Hutchinson Island condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small retained sample: 38 listings; read cautiously (valid before trim: 40).", "alt": "Column chart of median fee by recorded decade built: 1970s count only (4 listings); 1980s $1,136 (16 listings); 1990s count only (9 listings); 2000s count only (9 listings). Small retained sample: 38 listings; read cautiously (valid before trim: 40).", "title": "Hutchinson Island condo fees by recorded decade built, retained usable-fee sample (n=38). Small retained sample: 38; read cautiously.", "visible_labels": [ "4", "$1,136", "16", "9", "9" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "St Lucie", "before_present": false, "after_present": true }, { "field": "city.county_counts.Martin", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.county_counts.St Lucie", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 565.58, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 2241.4399999999996, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Hutchinson Island median $1,138 a month, South Florida median $800; Hutchinson Island ranks 18 of 69 cities.", "after": "Dot strip chart in five county lanes. Hutchinson Island retained-sample median $1,138 a month (n=38); five-county median $800 (n=22,695, region-level trim). Small retained sample: 38 listings; read cautiously (valid before trim: 40).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Hutchinson Island against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Hutchinson Island and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small retained sample: 38 listings; read cautiously (valid before trim: 40).", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Hutchinson Island condo fees sit 42% above the South Florida median", "after": "Hutchinson Island condos, retained usable-fee sample (n=38): median $1,138/month, 42% above the five-county median of $800. Small retained sample: 38; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$1,138", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "38", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 2.6% (1 listings); $750 to $1,000 34.2% (13 listings); $1,000 to $1,500 44.7% (17 listings); $1,500 to $2,000 13.2% (5 listings); $2,000 and up 5.3% (2 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 2.6% (1 listings); $750 to $1,000 34.2% (13 listings); $1,000 to $1,500 44.7% (17 listings); $1,500 to $2,000 13.2% (5 listings); $2,000 and up 5.3% (2 listings). Small retained sample: 38 listings; read cautiously (valid before trim: 40).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Hutchinson Island condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 38 active Hutchinson Island condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small retained sample: 38 listings; read cautiously (valid before trim: 40).", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "44.7% of Hutchinson Island condos for sale carry a fee of $1,000 to $1,500 a month", "after": "44.7% of Hutchinson Island's retained usable-fee sample (38 listings) falls in the $1,000 to $1,500 monthly band. Small retained sample: 38; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "13.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "5.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "2.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "34.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "44.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "17", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s too few (4 listings); 1980s $1,136 (16 listings); 1990s too few (9 listings); 2000s too few (9 listings).", "after": "Column chart of median fee by recorded decade built: 1970s count only (4 listings); 1980s $1,136 (16 listings); 1990s count only (9 listings); 2000s count only (9 listings). Small retained sample: 38 listings; read cautiously (valid before trim: 40).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Hutchinson Island condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Hutchinson Island condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small retained sample: 38 listings; read cautiously (valid before trim: 40).", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Hutchinson Island condo fees by decade the building was completed", "after": "Hutchinson Island condo fees by recorded decade built, retained usable-fee sample (n=38). Small retained sample: 38; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$1,136", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Hutchinson Island condo for sale carries a $1,138-a-month association fee, 42% above the South Florida median", "after": "Hutchinson Island condo monthly association fees have a median of $1,138 in the retained usable-fee sample of 38 listings, 42% above the five-county median. Small retained sample: 38 listings; read cautiously (valid before trim: 40).", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "63.2% of Hutchinson Island condos on the market ask $1,000 or more a month in fees; 0% stay under $500", "after": "In Hutchinson Island's retained usable-fee sample (38 listings after exclusions and percentile trimming), 63.2% have monthly-equivalent fees of $1,000 or more and 0% are below $500. Small retained sample: 38 listings; read cautiously (valid before trim: 40).", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Hutchinson Island condo fees run $935 to $1,403 a month for the middle half of listings", "after": "Hutchinson Island's retained usable-fee sample (n=38): reported monthly-equivalent association fees range from $935 to $1,403 at the 25th to 75th percentiles. Small retained sample: 38 listings; read cautiously (valid before trim: 40).", "before_present": true, "after_present": true }, { "field": "lede", "before": "HUTCHINSON ISLAND, Fla., September 7, 2026 - The median monthly association fee across the 38 condominiums listed for sale in Hutchinson Island is $1,138, with half of the listings between $935 and $1,403 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 42% above the five-county South Florida median of $800, and ranks Hutchinson Island 18 of 69 cities.", "after": "HUTCHINSON ISLAND, Fla., September 7, 2026 - Among 38 active condominium listings in Hutchinson Island retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,138, with the middle half between $935 and $1,403, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 40 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 42% above the separately trimmed five-county median of $800 and ranks 18th among 69 published city medians. Small retained sample: 38 listings; read cautiously (valid before trim: 40).", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Hutchinson Island permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-hutchinson-island/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Hutchinson Island, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (40 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 38 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 40 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a municipal boundary; 6 of 40 Hutchinson Island listings carry a different county in the MLS record. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hutchinson-island/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-hutchinson-island/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Hutchinson Island carries a monthly association fee of $1,138, 42% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Hutchinson Island's retained usable-fee sample (n=38), after exclusions and percentile trimming, is $1,138, compared with $800 in the separately trimmed five-county sample. Small retained sample: 38 listings; read cautiously (valid before trim: 40).\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"63.2 percent of Hutchinson Island condos on the market ask $1,000 or more a month in association fees; only 0 percent stay under $500.\"", "after": "\"Among Hutchinson Island condos in the retained usable-fee sample (n=38) after exclusions and percentile trimming, 63.2 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500. Small retained sample: 38 listings; read cautiously (valid before trim: 40).\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Hutchinson Island condo, a year of association fees equals 2.72 percent of the asking price.\"", "after": "\"Among 38 retained listings with a current asking price of at least $20,000 in Hutchinson Island's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.72 percent of the current asking price (median of per-listing ratios). Small retained sample: 38 listings; read cautiously (valid before trim: 40).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "0fe4123a11b7dfcef6419107e4eb6ffd53d27cdcc00880f14dc4a518c936a68f", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nHutchinson Island condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Hutchinson Island condo for sale carries a $1,138-a-month association fee, 42% above the\nSouth Florida median\n63.2% of Hutchinson Island condos on the market ask $1,000 or more a month in fees; 0% stay under $500\nHutchinson Island condo fees run $935 to $1,403 a month for the middle half of listings\nLEDE\nHUTCHINSON ISLAND, Fla., September 7, 2026 - The median monthly association fee across the 38\ncondominiums listed for sale in Hutchinson Island is $1,138, with half of the listings between $935 and $1,403\na month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 42% above the\nfive-county South Florida median of $800, and ranks Hutchinson Island 18 of 69 cities.\nNUT GRAF\nPer square foot, the median Hutchinson Island condo fee is $0.80 a month on a median unit of 1,443 square\nfeet; at the median asking price of $504K, a year of fees equals 2.72% of the price. 63.2% of listings ask\n$1,000 or more a month and 0% under $500. 0% of listings report two association layers (a master and a sub-\nassociation); 2.6% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention\na special assessment on 10.5% of listings, describe one as pending or payable by the buyer on 5.3%, and\nmention a mandatory club or membership on 0%.\nFACT BOX\nActive condominium listings, Hutchinson Island\n40 (38 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$1,138\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$935 to $1,403\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.80 (median unit 1,443 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n2.72% (asking $504K)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n63.2% / 0%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n2.6%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n10.5% / 5.3%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Hutchinson Island ranks 18 of 69 September 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Hutchinson Island carries a monthly association fee of $1,138,\n42% above the five-county South Florida median of $800.\"\n\"63.2 percent of Hutchinson Island condos on the market ask $1,000 or more a month in association fees;\nonly 0 percent stay under $500.\"\n\"On the median Hutchinson Island condo, a year of association fees equals 2.72 percent of the asking\nprice.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Hutchinson Island against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Hutchinson Island condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nMedian monthly-equivalent association fee for active Hutchinson Island condominiums by decade the building was completed,\nSeptember 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Hutchinson Island permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-hutchinson-island/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "2fc6e5f76ae02dda31a0bc802a01033e75f904291962e4f1bbdc3d0b31fc3f50", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nHutchinson Island condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/hutchinson-\nisland/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nHutchinson Island condo monthly association fees have a median of $1,138 in the retained usable-fee\nsample of 38 listings, 42% above the five-county median. Small retained sample: 38 listings; read cautiously\n(valid before trim: 40).\nIn Hutchinson Island's retained usable-fee sample (38 listings after exclusions and percentile trimming),\n63.2% have monthly-equivalent fees of $1,000 or more and 0% are below $500. Small retained sample: 38\nlistings; read cautiously (valid before trim: 40).\nHutchinson Island's retained usable-fee sample (n=38): reported monthly-equivalent association fees range\nfrom $935 to $1,403 at the 25th to 75th percentiles. Small retained sample: 38 listings; read cautiously\n(valid before trim: 40).\nLEDE\nHUTCHINSON ISLAND, Fla., September 7, 2026 - Among 38 active condominium listings in Hutchinson Island\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly association fee is $1,138, with the middle half between $935\nand $1,403, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There\nare 40 active condominium listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 42% above the separately trimmed five-county\nmedian of $800 and ranks 18th among 69 published city medians. Small retained sample: 38 listings; read\ncautiously (valid before trim: 40).\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Hutchinson Island condo fee is $0.80 a month (38\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n2.72% of the listing's current asking price across 38 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 63.2% of the retained sample have fees of $1,000 or more a\nmonth and 0% are below $500. 0% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 2.6% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 10.5% of the retained sample, describe one as pending or payable by\nthe buyer on 5.3%, and mention a mandatory club or membership on 0%; 38 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. Small retained sample:\n38 listings; read cautiously (valid before trim: 40).\nFACT BOX\nActive condominium listings, Hutchinson Island\n(before exclusions and trimming)\n40\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n40 / 38 (2 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$1,138\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$935 to $1,403\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.80 (38 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n2.72% (38 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n63.2% (24) / 0% (0) of 38\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n2.6%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n10.5% / 5.3%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Hutchinson Island ranks\n18th among 69 published city medians\nSeptember 7, 2026\nSmall retained fee sample — interpretation\ncaution\nSmall retained sample: 38 listings; read\ncautiously (valid before trim: 40).\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Hutchinson Island's retained usable-fee sample (n=38),\nafter exclusions and percentile trimming, is $1,138, compared with $800 in the separately trimmed five-\ncounty sample. Small retained sample: 38 listings; read cautiously (valid before trim: 40).\"\n\"Among Hutchinson Island condos in the retained usable-fee sample (n=38) after exclusions and percentile\ntrimming, 63.2 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below\n$500. Small retained sample: 38 listings; read cautiously (valid before trim: 40).\"\n\"Among 38 retained listings with a current asking price of at least $20,000 in Hutchinson Island's usable-\nfee sample after exclusions and percentile trimming, a year of reported association fees equals a median\n2.72 percent of the current asking price (median of per-listing ratios). Small retained sample: 38 listings;\nread cautiously (valid before trim: 40).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Hutchinson Island\nand the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small retained\nsample: 38 listings; read cautiously (valid before trim: 40).\nChart data (aggregate): Dot strip chart in five county lanes. Hutchinson Island retained-sample median $1,138\na month (n=38); five-county median $800 (n=22,695, region-level trim). Small retained sample: 38 listings; read\ncautiously (valid before trim: 40).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 38 active Hutchinson Island condominium listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate. Small retained sample: 38 listings; read cautiously (valid before trim: 40).\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 0% (0 listings); $500 to $750 2.6% (1 listings); $750 to $1,000 34.2% (13 listings);\n$1,000 to $1,500 44.7% (17 listings); $1,500 to $2,000 13.2% (5 listings); $2,000 and up 5.3% (2 listings).\nSmall retained sample: 38 listings; read cautiously (valid before trim: 40).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Hutchinson Island condominiums in the retained\nusable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small retained\nsample: 38 listings; read cautiously (valid before trim: 40).\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s count only (4 listings);\n1980s $1,136 (16 listings); 1990s count only (9 listings); 2000s count only (9 listings). Small retained sample:\n38 listings; read cautiously (valid before trim: 40).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Hutchinson Island, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (40 here). Fees below the 1st or above the 99th\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npercentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 38 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 40 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a\nmunicipal boundary; 6 of 40 Hutchinson Island listings carry a different county in the MLS record. The fees displayed are only as\naccurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to\nbe reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles\nby city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of\nSeptember 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08):\nfigures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they\nmay differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/hutchinson-island/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/condo-fees-hutchinson-island/; where published, it uses a separately dated sample and its figures may\ndiffer. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may\nnot reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "a7af006673946925bf9d2f204c05ba8df43ac5764e6197f14e0179a439efacd5", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - HUTCHINSON ISLAND CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Hutchinson Island condo monthly association fees have a median of $1,138 in the retained usable-fee sample of 38 listings, 42% above the five-county median. Small retained sample: 38 listings; read cautiously (valid before trim: 40).\n2. In Hutchinson Island's retained usable-fee sample (38 listings after exclusions and percentile trimming), 63.2% have monthly-equivalent fees of $1,000 or more and 0% are below $500. Small retained sample: 38 listings; read cautiously (valid before trim: 40).\n3. Hutchinson Island's retained usable-fee sample (n=38): reported monthly-equivalent association fees range from $935 to $1,403 at the 25th to 75th percentiles. Small retained sample: 38 listings; read cautiously (valid before trim: 40).\n\nLEDE\nHUTCHINSON ISLAND, Fla., September 7, 2026 - Among 38 active condominium listings in Hutchinson Island retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,138, with the middle half between $935 and $1,403, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 40 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 42% above the separately trimmed five-county median of $800 and ranks 18th among 69 published city medians. Small retained sample: 38 listings; read cautiously (valid before trim: 40).\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Hutchinson Island condo fee is $0.80 a month (38 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.72% of the listing's current asking price across 38 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 63.2% of the retained sample have fees of $1,000 or more a month and 0% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 2.6% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 10.5% of the retained sample, describe one as pending or payable by the buyer on 5.3%, and mention a mandatory club or membership on 0%; 38 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Small retained sample: 38 listings; read cautiously (valid before trim: 40).\n\nFACT BOX (exact figures)\n- Active condominium listings, Hutchinson Island (before exclusions and trimming): 40 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 40 / 38 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $1,138 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $935 to $1,403 [September 7, 2026]\n- Median fee per square foot per month: $0.80 (38 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 2.72% (38 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 63.2% (24) / 0% (0) of 38 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 2.6% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 10.5% / 5.3% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Hutchinson Island ranks 18th among 69 published city medians [September 7, 2026]\n- Small retained fee sample — interpretation caution: Small retained sample: 38 listings; read cautiously (valid before trim: 40). [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Hutchinson Island's retained usable-fee sample (n=38), after exclusions and percentile trimming, is $1,138, compared with $800 in the separately trimmed five-county sample. Small retained sample: 38 listings; read cautiously (valid before trim: 40).\"\n- \"Among Hutchinson Island condos in the retained usable-fee sample (n=38) after exclusions and percentile trimming, 63.2 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500. Small retained sample: 38 listings; read cautiously (valid before trim: 40).\"\n- \"Among 38 retained listings with a current asking price of at least $20,000 in Hutchinson Island's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.72 percent of the current asking price (median of per-listing ratios). Small retained sample: 38 listings; read cautiously (valid before trim: 40).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- hutchinson-island-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Hutchinson Island and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small retained sample: 38 listings; read cautiously (valid before trim: 40).\n Alt text: Dot strip chart in five county lanes. Hutchinson Island retained-sample median $1,138 a month (n=38); five-county median $800 (n=22,695, region-level trim). Small retained sample: 38 listings; read cautiously (valid before trim: 40).\n- hutchinson-island-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 38 active Hutchinson Island condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small retained sample: 38 listings; read cautiously (valid before trim: 40).\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 2.6% (1 listings); $750 to $1,000 34.2% (13 listings); $1,000 to $1,500 44.7% (17 listings); $1,500 to $2,000 13.2% (5 listings); $2,000 and up 5.3% (2 listings). Small retained sample: 38 listings; read cautiously (valid before trim: 40).\n- hutchinson-island-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Hutchinson Island condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small retained sample: 38 listings; read cautiously (valid before trim: 40).\n Alt text: Column chart of median fee by recorded decade built: 1970s count only (4 listings); 1980s $1,136 (16 listings); 1990s count only (9 listings); 2000s count only (9 listings). Small retained sample: 38 listings; read cautiously (valid before trim: 40).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Hutchinson Island, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (40 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 38 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 40 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a municipal boundary; 6 of 40 Hutchinson Island listings carry a different county in the MLS record. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hutchinson-island/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-hutchinson-island/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "hypoluxo", "city": "Hypoluxo", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "segments": { "houses": { "active": 2, "sample_ok": false, "small_sample": false, "pending": 1, "median_list_price": 1750000.0, "cut_count": 2, "cut_pct": 100.0, "raised_count": 0, "median_cut_pct": 7.2, "median_cut_dollars": 149999.5, "cut_last30": 0, "cut_last30_pct": 0.0, "cut_last7": 0, "median_dom": 182.0, "median_cdom": 182.0, "relisted_count": 0, "relisted_pct": 0.0, "over90": 2, "over90_pct": 100.0, "over180": 1, "fresh_held": 0, "fresh_held_pct": 0.0, "stale_uncut": 0, "stale_uncut_pct": 0.0, "dom_buckets": [ { "label": "0-30", "count": 0, "pct": 0.0 }, { "label": "31-60", "count": 0, "pct": 0.0 }, { "label": "61-90", "count": 0, "pct": 0.0 }, { "label": "91-180", "count": 1, "pct": 50.0 }, { "label": "181+", "count": 1, "pct": 50.0 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M to $2M", "active": 2, "cut": 2, "cut_pct": 100.0, "median_cdom": 182.0 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 1, "pending_cut_pct": 100.0, "pending_median_cut_pct": 3.5, "pending_median_cdom": 28, "series": [] }, "condos": { "active": 35, "sample_ok": true, "small_sample": true, "pending": 8, "median_list_price": 279000.0, "cut_count": 12, "cut_pct": 34.3, "raised_count": 2, "median_cut_pct": 5.4, "median_cut_dollars": 17050.0, "cut_last30": 9, "cut_last30_pct": 25.7, "cut_last7": 3, "median_dom": 48, "median_cdom": 54, "relisted_count": 2, "relisted_pct": 5.7, "over90": 13, "over90_pct": 37.1, "over180": 5, "fresh_held": 14, "fresh_held_pct": 40.0, "stale_uncut": 7, "stale_uncut_pct": 20.0, "dom_buckets": [ { "label": "0-30", "count": 15, "pct": 42.9 }, { "label": "31-60", "count": 3, "pct": 8.6 }, { "label": "61-90", "count": 4, "pct": 11.4 }, { "label": "91-180", "count": 8, "pct": 22.9 }, { "label": "181+", "count": 5, "pct": 14.3 } ], "bands": [ { "label": "Under $250K", "active": 11, "cut": 3, "cut_pct": 27.3, "median_cdom": 77 }, { "label": "$250K to $500K", "active": 22, "cut": 8, "cut_pct": 36.4, "median_cdom": 29.5 }, { "label": "$500K to $1M", "active": 2, "cut": 1, "cut_pct": 50.0, "median_cdom": 83.0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 3, "pending_cut_pct": 37.5, "pending_median_cut_pct": 11.8, "pending_median_cdom": 57.5, "tier": "c2", "series": [ { "date": "2026-09-06", "active": 31, "cut_pct": 38.7, "median_cdom": 77, "median_list_price": 279900.0 }, { "date": "2026-09-07", "active": 35, "cut_pct": 34.3, "median_cdom": 54, "median_list_price": 279000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "34.3% of Hypoluxo condominiums for sale have cut their asking price", "Hypoluxo sellers hold firmer than the rest of Palm Beach County as 37.1% of condominiums pass 90 days on the market", "Buying in Hypoluxo? One in three condominiums have already come down once, by a median $17K" ], "lede": "HYPOLUXO, Fla., September 7, 2026 - 34.3% of the 35 condominiums listed for sale in Hypoluxo have reduced their asking price at least once, by a median 5.4% (about $17K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 2 for sale, too few to report percentages (floor 30).", "quotes": [ "\"34.3 percent of condominiums for sale in Hypoluxo have reduced their asking price at least once, by a median $17K.\"", "\"Counting every relisting, the median Hypoluxo condominium for sale has been waiting 54 days, not the 48 the current listing shows.\"", "\"Of the Hypoluxo condominiums now under contract, 62.5 percent never reduced their asking price; the rest cut by a median 11.8 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Hypoluxo and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 35 condominiums, 2 houses, 8 condominiums under contract. Small sample: 35 condominiums for sale in Hypoluxo, between 30 and 39, so one listing moves the share by roughly 2.9 points. Read the percentages as a direction, not a decimal. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-hypoluxo/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Hypoluxo versus Palm Beach County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Hypoluxo condominiums 34.3%, Palm Beach County condominiums 44.6%. Houses: 2 for sale, too few to report.", "title": "Hypoluxo condominiums are cutting 10.3 points less often than Palm Beach County" }, { "caption": "Active Hypoluxo listings by cumulative days on market, condominiums, September 7, 2026. 37.1% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 42.9%, 31-60 days 8.6%, 61-90 days 11.4%, 91-180 days 22.9%, 181+ days 14.3%.", "title": "37.1% of Hypoluxo condominiums for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Hypoluxo condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K 27.3% of 11; $250K to $500K 36.4% of 22; $500K to $1M too few to read of 2; $1M and up too few to read of 0.", "title": "Price cuts by price band, Hypoluxo condominiums" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 46 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 2, "sample_ok": false, "small_sample": false, "pending": 1, "median_list_price": 1750000.0, "cut_count": 2, "cut_pct": 100.0, "raised_count": 0, "valid_price_count": 2, "missing_price_count": 0, "unchanged_count": 0, "not_below_original_count": 0, "cut_sample_ok": false, "cut_small_sample": true, "median_cut_pct": 7.2, "median_cut_dollars": 149999.5, "cut_last30": 0, "cut_last30_pct": 0.0, "cut_last7": 0, "median_dom": 182.0, "median_cdom": 182.0, "dom_n": 2, "cdom_n": 2, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 2, "relisted_count": 0, "relisted_pct": 0.0, "over90": 2, "over90_pct": 100.0, "over180": 1, "fresh_held": 0, "fresh_held_pct": 0.0, "fresh_held_missing_cdom_count": 0, "stale_uncut": 0, "stale_uncut_pct": 0.0, "dom_buckets": [ { "label": "0-30", "count": 0, "pct": 0.0 }, { "label": "31-60", "count": 0, "pct": 0.0 }, { "label": "61-90", "count": 0, "pct": 0.0 }, { "label": "91-180", "count": 1, "pct": 50.0 }, { "label": "181+", "count": 1, "pct": 50.0 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M to $2M", "active": 2, "cut": 2, "cut_pct": 100.0, "median_cdom": 182.0, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 1, "pending_cut_pct": 100.0, "pending_valid_price_count": 1, "pending_missing_price_count": 0, "pending_unchanged_count": 0, "pending_raised_count": 0, "pending_not_below_original_count": 0, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 1, "pending_dom_n": 1, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 3.5, "pending_median_cdom": 28, "denominators": { "cut_pct": 2, "cut_last30_pct": 2, "relisted_pct": 2, "fresh_held_pct": 2, "stale_uncut_pct": 2, "over90_pct": 2, "dom_bucket_pct": 2, "pending_cut_pct": 1, "median_dom": 2, "median_cdom": 2, "median_cut_pct": 2, "median_cut_dollars": 2, "pending_median_cut_pct": 1, "pending_median_cdom": 1 }, "county_counts": { "Palm Beach": 2 }, "series": [] }, "condos": { "active": 35, "sample_ok": true, "small_sample": true, "pending": 8, "median_list_price": 279000.0, "cut_count": 12, "cut_pct": 34.3, "raised_count": 2, "valid_price_count": 35, "missing_price_count": 0, "unchanged_count": 21, "not_below_original_count": 23, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 5.4, "median_cut_dollars": 17050.0, "cut_last30": 9, "cut_last30_pct": 25.7, "cut_last7": 3, "median_dom": 48, "median_cdom": 54, "dom_n": 35, "cdom_n": 35, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 35, "relisted_count": 2, "relisted_pct": 5.7, "over90": 13, "over90_pct": 37.1, "over180": 5, "fresh_held": 14, "fresh_held_pct": 40.0, "fresh_held_missing_cdom_count": 0, "stale_uncut": 7, "stale_uncut_pct": 20.0, "dom_buckets": [ { "label": "0-30", "count": 15, "pct": 42.9 }, { "label": "31-60", "count": 3, "pct": 8.6 }, { "label": "61-90", "count": 4, "pct": 11.4 }, { "label": "91-180", "count": 8, "pct": 22.9 }, { "label": "181+", "count": 5, "pct": 14.3 } ], "bands": [ { "label": "Under $250K", "active": 11, "cut": 3, "cut_pct": 27.3, "median_cdom": 77, "cut_pct_denominator": 11, "cdom_n": 11, "valid_price_count": 11 }, { "label": "$250K to $500K", "active": 22, "cut": 8, "cut_pct": 36.4, "median_cdom": 29.5, "cut_pct_denominator": 22, "cdom_n": 22, "valid_price_count": 22 }, { "label": "$500K to $1M", "active": 2, "cut": 1, "cut_pct": 50.0, "median_cdom": 83.0, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 3, "pending_cut_pct": 37.5, "pending_valid_price_count": 8, "pending_missing_price_count": 0, "pending_unchanged_count": 5, "pending_raised_count": 0, "pending_not_below_original_count": 5, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 8, "pending_dom_n": 8, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 11.8, "pending_median_cdom": 57.5, "denominators": { "cut_pct": 35, "cut_last30_pct": 35, "relisted_pct": 35, "fresh_held_pct": 35, "stale_uncut_pct": 35, "over90_pct": 35, "dom_bucket_pct": 35, "pending_cut_pct": 8, "median_dom": 35, "median_cdom": 35, "median_cut_pct": 12, "median_cut_dollars": 12, "pending_median_cut_pct": 3, "pending_median_cdom": 8 }, "county_counts": { "Palm Beach": 35 }, "tier": "c2", "series": [ { "date": "2026-09-07", "active": 35, "cut_pct": 34.3, "median_cdom": 54, "median_list_price": 279000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "34.3% of Hypoluxo condominiums for sale are asking less than their original list price. Small sample: 35 condominiums; read cautiously.", "Seller Blink Rate™ in Hypoluxo: 34.3% of condominiums list below original asking, against 44.6% across Palm Beach County. Small sample: 35 condominiums; read cautiously.", "Buying in Hypoluxo? 12 of the 35 condominiums for sale are asking below their original price, by a median $17K. Small sample: 35 condominiums; read cautiously." ], "lede": "HYPOLUXO, Fla., September 7, 2026 - 34.3% of the 35 condominiums listed for sale in Hypoluxo (12 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 12 reduced listings, the median reduction is 5.4% (about $17K). Houses: 2 for sale, below the 30-listing floor, so no percentages are reported for them. Small sample: 35 condominiums; read cautiously.", "quotes": [ "\"34.3 percent of condominiums for sale in Hypoluxo have a current asking price below their original list price; among those 12 reduced listings the median reduction is $17K. Small sample: 35 condominiums; read cautiously.\"", "\"Among active Hypoluxo condominiums, the median recorded CumulativeDaysOnMarket value is 54 days and the median recorded DaysOnMarket value is 48 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 35 condominiums; read cautiously.\"", "\"8 Hypoluxo condominiums are under contract in this snapshot, 3 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hypoluxo, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (21 unchanged, 2 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 35 condominiums for sale in Hypoluxo, between 30 and 39, so one listing moves the share by roughly 2.9 points. Read the percentages as a direction, not a decimal. Houses are below the floor and appear as a count only. Sample sizes: 35 condominiums, 2 houses, 8 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hypoluxo/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hypoluxo/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Hypoluxo versus Palm Beach County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 35 condominiums; read cautiously.", "alt": "Horizontal bar chart. Hypoluxo condominiums 34.3%, Palm Beach County condominiums 44.6%. Houses: 2 for sale, count only. Share of active listings asking below their original list price, September 7, 2026. Small sample: 35 condominiums; read cautiously.", "title": "Seller Blink Rate™: 34.3% of Hypoluxo condominiums for sale are asking below their original price, against 44.6% across Palm Beach County. Small sample: 35 condominiums; read cautiously.", "visible_labels": [ "44.6%", "34.3%" ] }, { "caption": "Active Hypoluxo condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 37.1% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 35 condominiums; read cautiously.", "alt": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 42.9%, 31-60 days 8.6%, 61-90 days 11.4%, 91-180 days 22.9%, 181+ days 14.3%. Small sample: 35 condominiums; read cautiously.", "title": "37.1% of Hypoluxo condominiums for sale with a recorded cumulative-days value exceed 90 days. Small sample: 35 condominiums; read cautiously.", "visible_labels": [ "42.9%", "8.6%", "11.4%", "22.9%", "14.3%", "37.1%" ] }, { "caption": "Share of active Hypoluxo condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 35 condominiums; read cautiously.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 27.3% (3 of 11); $250K to $500K 36.4% (8 of 22); $500K to $1M 2 listed, count only; $1M and up 0 listed, count only. Small sample: 35 condominiums; read cautiously.", "title": "Share asking below original by current asking-price band, Hypoluxo condominiums. Small sample: 35 condominiums; read cautiously.", "visible_labels": [ "0", "2", "36.4%", "8", "22", "27.3%", "3", "11" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Palm Beach", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Palm Beach", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Hypoluxo condominiums 34.3%, Palm Beach County condominiums 44.6%. Houses: 2 for sale, too few to report.", "after": "Horizontal bar chart. Hypoluxo condominiums 34.3%, Palm Beach County condominiums 44.6%. Houses: 2 for sale, count only. Share of active listings asking below their original list price, September 7, 2026. Small sample: 35 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Hypoluxo versus Palm Beach County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Hypoluxo versus Palm Beach County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 35 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Hypoluxo condominiums are cutting 10.3 points less often than Palm Beach County", "after": "Seller Blink Rate™: 34.3% of Hypoluxo condominiums for sale are asking below their original price, against 44.6% across Palm Beach County. Small sample: 35 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "44.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "34.3%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 42.9%, 31-60 days 8.6%, 61-90 days 11.4%, 91-180 days 22.9%, 181+ days 14.3%.", "after": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 42.9%, 31-60 days 8.6%, 61-90 days 11.4%, 91-180 days 22.9%, 181+ days 14.3%. Small sample: 35 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Hypoluxo listings by cumulative days on market, condominiums, September 7, 2026. 37.1% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Hypoluxo condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 37.1% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 35 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "37.1% of Hypoluxo condominiums for sale have waited more than 90 days, counting every relisting", "after": "37.1% of Hypoluxo condominiums for sale with a recorded cumulative-days value exceed 90 days. Small sample: 35 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "42.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "8.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "11.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "22.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "14.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "37.1%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K 27.3% of 11; $250K to $500K 36.4% of 22; $500K to $1M too few to read of 2; $1M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 27.3% (3 of 11); $250K to $500K 36.4% (8 of 22); $500K to $1M 2 listed, count only; $1M and up 0 listed, count only. Small sample: 35 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Hypoluxo condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Hypoluxo condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 35 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Price cuts by price band, Hypoluxo condominiums", "after": "Share asking below original by current asking-price band, Hypoluxo condominiums. Small sample: 35 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "36.4%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "22", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "27.3%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "34.3% of Hypoluxo condominiums for sale have cut their asking price", "after": "34.3% of Hypoluxo condominiums for sale are asking less than their original list price. Small sample: 35 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Hypoluxo sellers hold firmer than the rest of Palm Beach County as 37.1% of condominiums pass 90 days on the market", "after": "Seller Blink Rate™ in Hypoluxo: 34.3% of condominiums list below original asking, against 44.6% across Palm Beach County. Small sample: 35 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Hypoluxo? One in three condominiums have already come down once, by a median $17K", "after": "Buying in Hypoluxo? 12 of the 35 condominiums for sale are asking below their original price, by a median $17K. Small sample: 35 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "HYPOLUXO, Fla., September 7, 2026 - 34.3% of the 35 condominiums listed for sale in Hypoluxo have reduced their asking price at least once, by a median 5.4% (about $17K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 2 for sale, too few to report percentages (floor 30).", "after": "HYPOLUXO, Fla., September 7, 2026 - 34.3% of the 35 condominiums listed for sale in Hypoluxo (12 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 12 reduced listings, the median reduction is 5.4% (about $17K). Houses: 2 for sale, below the 30-listing floor, so no percentages are reported for them. Small sample: 35 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Hypoluxo and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 35 condominiums, 2 houses, 8 condominiums under contract. Small sample: 35 condominiums for sale in Hypoluxo, between 30 and 39, so one listing moves the share by roughly 2.9 points. Read the percentages as a direction, not a decimal. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-hypoluxo/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hypoluxo, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (21 unchanged, 2 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 35 condominiums for sale in Hypoluxo, between 30 and 39, so one listing moves the share by roughly 2.9 points. Read the percentages as a direction, not a decimal. Houses are below the floor and appear as a count only. Sample sizes: 35 condominiums, 2 houses, 8 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hypoluxo/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hypoluxo/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"34.3 percent of condominiums for sale in Hypoluxo have reduced their asking price at least once, by a median $17K.\"", "after": "\"34.3 percent of condominiums for sale in Hypoluxo have a current asking price below their original list price; among those 12 reduced listings the median reduction is $17K. Small sample: 35 condominiums; read cautiously.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Hypoluxo condominium for sale has been waiting 54 days, not the 48 the current listing shows.\"", "after": "\"Among active Hypoluxo condominiums, the median recorded CumulativeDaysOnMarket value is 54 days and the median recorded DaysOnMarket value is 48 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 35 condominiums; read cautiously.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Hypoluxo condominiums now under contract, 62.5 percent never reduced their asking price; the rest cut by a median 11.8 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"8 Hypoluxo condominiums are under contract in this snapshot, 3 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "f151647ddcc1cc094304284552a9e03c4c46db0dce620d45e127f0251cd566cb", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nHypoluxo price cuts and true days on market\nHEADLINE OPTIONS\n34.3% of Hypoluxo condominiums for sale have cut their asking price\nHypoluxo sellers hold firmer than the rest of Palm Beach County as 37.1% of condominiums pass 90 days\non the market\nBuying in Hypoluxo? One in three condominiums have already come down once, by a median $17K\nLEDE\nHYPOLUXO, Fla., September 7, 2026 - 34.3% of the 35 condominiums listed for sale in Hypoluxo have\nreduced their asking price at least once, by a median 5.4% (about $17K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Houses: 2 for sale, too few to report percentages (floor 30).\nNUT GRAF\nThe figures point to a market where 37.5% of condominiums reached a contract only after a price cut: of the 8\nHypoluxo condominiums now under contract, 37.5% reduced before going under contract, with a median cut\nof 11.8% and a median 58 days to contract. Across Palm Beach County the price-cut share is 44.6% for\ncondominiums and 43.4% for houses, so Hypoluxo condominiums are cutting 10.3 points less often than the\ncounty. Counting every relisting, the median Hypoluxo condominium for sale has been on the market 54 days,\nagainst 48 on its current listing; 5.7% of active condominiums have been withdrawn and relisted at least once.\nFACT BOX\nActive\ncondominium\nlistings,\nHypoluxo\n35\nShare with at\nleast one price\nreduction,\ncondominiums\n34.3% (12 of 35)\nMedian\nreduction from\noriginal asking,\ncondominiums\n5.4% (about $17K)\n2 (below the 30-listing floor; percentages not reported)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nActive single-\nfamily listings,\nHypoluxo\nMedian\ncumulative days\non market,\ncondominiums\n54 days (48 on current listing)\nCondominiums\non market more\nthan 90 days,\ncumulative\n37.1% (13 of 35)\nCondominiums\nunder contract\nthat reduced\nfirst\n37.5% of 8\nPalm Beach\nCounty price-\ncut share,\ncondominiums /\nhouses\n44.6% / 43.4%\nConditions read\n(PBP rule,\ndisclosed in\nmethod)\nCondominiums: Cutting at peer pace\nPeer group,\ncondominiums\n(median asking\n$200K to\n$350K; peer\ncut share\n43.6%)\nCoral Springs, Port St Lucie, Boynton Beach, North Miami, Coconut Creek, Wilton Manors, Stuart, Plantation, Davie,\nQUOTABLE DATA POINTS\n\"34.3 percent of condominiums for sale in Hypoluxo have reduced their asking price at least once, by a\nmedian $17K.\"\n\"Counting every relisting, the median Hypoluxo condominium for sale has been waiting 54 days, not the\n48 the current listing shows.\"\n\"Of the Hypoluxo condominiums now under contract, 62.5 percent never reduced their asking price; the\nrest cut by a median 11.8 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nShare of active listings with at least one price reduction, Hypoluxo versus Palm Beach County, condominiums, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nActive Hypoluxo listings by cumulative days on market, condominiums, September 7, 2026. 37.1% of condominiums have passed 90\ndays. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nShare of active Hypoluxo condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Hypoluxo and Palm Beach County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 35 condominiums, 2 houses, 8 condominiums under\ncontract. Small sample: 35 condominiums for sale in Hypoluxo, between 30 and 39, so one listing moves the share by roughly 2.9\npoints. Read the percentages as a direction, not a decimal. Houses are below the 30-listing reporting floor and appear as a count\nonly. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-hypoluxo/ . Conditions read: How the read works: each city is compared with its peer group, the\nSouth Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "84263c98fe047f12f3ef33919e3ed2f7a9714f2322e7e88611687c8f561e9372", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nHypoluxo asking-price reductions and recorded days on\nmarket\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/hypoluxo/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n34.3% of Hypoluxo condominiums for sale are asking less than their original list price. Small sample: 35\ncondominiums; read cautiously.\nSeller Blink Rate™ in Hypoluxo: 34.3% of condominiums list below original asking, against 44.6% across\nPalm Beach County. Small sample: 35 condominiums; read cautiously.\nBuying in Hypoluxo? 12 of the 35 condominiums for sale are asking below their original price, by a median\n$17K. Small sample: 35 condominiums; read cautiously.\nLEDE\nHYPOLUXO, Fla., September 7, 2026 - 34.3% of the 35 condominiums listed for sale in Hypoluxo (12 listings)\nhave a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 12 reduced listings, the median reduction is\n5.4% (about $17K). Houses: 2 for sale, below the 30-listing floor, so no percentages are reported for them.\nSmall sample: 35 condominiums; read cautiously.\nNUT GRAF\nFor active Hypoluxo condominiums, the median recorded CumulativeDaysOnMarket value is 54 days and the\nmedian recorded DaysOnMarket value is 48 days, each calculated from non-missing values in that field (35 and\n35 listings). 5.7% of all active condominiums have both fields recorded and a cumulative value greater than\ntheir DaysOnMarket value; this comparison does not establish a relisting event. Small sample: 35\ncondominiums; read cautiously. 8 Hypoluxo condominiums are under contract (Pending or Active Under\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nContract), 3 of them with a recorded asking price below original; fewer than 30, so no percentage is reported.\nThese asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares\nasking below original are 44.6% for condominiums and 43.4% for houses; Hypoluxo condominiums are 10.3\npoints below the county share.\nFACT BOX\nActive condominium listings,\nHypoluxo\n35\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n34.3% (12 of 35)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\ncondominiums\n35 / 0; 21 / 2\nSeptember 7, 2026\nMedian reduction among the 12\nreduced condominiums\n5.4% (about $17K)\nSeptember 7, 2026\nActive single-family listings,\nHypoluxo\n2 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, condominiums\n54 / 48 days (from 35 / 35 recorded values)\nSeptember 7, 2026\nCondominiums with recorded\nCumulativeDaysOnMarket over 90\ndays\n37.1% (13 of 35 with a recorded value)\nSeptember 7, 2026\nCondominiums under contract\n(count only; fewer than 30)\n8, 3 asking below original\nSeptember 7, 2026\nPalm Beach County share asking\nbelow original, condominiums /\nhouses\n44.6% / 43.4%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed\nin method)\nCondominiums: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, condominiums (median\nasking $200K to $350K; peer share\n43.6%)\nCoral Springs, Port St Lucie, Boynton Beach, North Miami,\nCoconut Creek, Wilton Manors, Stuart, Plantation, Davie,\nHomestead, Dania Beach, Hialeah, Royal Palm Beach, Fort\nPierce, Cutler Bay, Lantana, Pompano Beach, Hallandale\nBeach, Miramar, Boca Raton, Palm Beach Gardens, Weston\nSeptember 7, 2026\nSmall active sample — interpretation\ncaution\nSmall sample: 35 condominiums; read cautiously.\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"34.3 percent of condominiums for sale in Hypoluxo have a current asking price below their original list\nprice; among those 12 reduced listings the median reduction is $17K. Small sample: 35 condominiums;\nread cautiously.\"\n\"Among active Hypoluxo condominiums, the median recorded CumulativeDaysOnMarket value is 54 days\nand the median recorded DaysOnMarket value is 48 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history. Small sample: 35 condominiums; read cautiously.\"\n\"8 Hypoluxo condominiums are under contract in this snapshot, 3 of them with a recorded asking price\nbelow original; the group is too small to report a percentage. These asking-price fields do not disclose the\nagreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Hypoluxo versus Palm Beach\nCounty, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 35\ncondominiums; read cautiously.\nChart data (aggregate): Horizontal bar chart. Hypoluxo condominiums 34.3%, Palm Beach County\ncondominiums 44.6%. Houses: 2 for sale, count only. Share of active listings asking below their original list\nprice, September 7, 2026. Small sample: 35 condominiums; read cautiously.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Hypoluxo condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a\nrecorded value in that field; 37.1% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate. Small sample: 35 condominiums; read cautiously.\nChart data (aggregate): Column chart of recorded cumulative days on market. Condominiums: 0-30 days\n42.9%, 31-60 days 8.6%, 61-90 days 11.4%, 91-180 days 22.9%, 181+ days 14.3%. Small sample: 35\ncondominiums; read cautiously.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Hypoluxo condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands\nwith 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 35\ncondominiums; read cautiously.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\ncondominiums: Under $250K 27.3% (3 of 11); $250K to $500K 36.4% (8 of 22); $500K to $1M 2 listed, count\nonly; $1M and up 0 listed, count only. Small sample: 35 condominiums; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hypoluxo,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (21 unchanged, 2 above original, 0 without both prices among condominiums). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 35\ncondominiums for sale in Hypoluxo, between 30 and 39, so one listing moves the share by roughly 2.9 points. Read the percentages\nas a direction, not a decimal. Houses are below the floor and appear as a count only. Sample sizes: 35 condominiums, 2 houses, 8\ncondominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings\nwhose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below\ntheir original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works:\nthe peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums\nseparately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract\nlistings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is\nnot a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's\nthresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings\nrequire caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table\nbehind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hypoluxo/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hypoluxo/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "14c030d7e0d728513111cffd0bec71d19b12a6e5647f4771f7ba400d2142960d", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - HYPOLUXO PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 34.3% of Hypoluxo condominiums for sale are asking less than their original list price. Small sample: 35 condominiums; read cautiously.\n2. Seller Blink Rate™ in Hypoluxo: 34.3% of condominiums list below original asking, against 44.6% across Palm Beach County. Small sample: 35 condominiums; read cautiously.\n3. Buying in Hypoluxo? 12 of the 35 condominiums for sale are asking below their original price, by a median $17K. Small sample: 35 condominiums; read cautiously.\n\nLEDE\nHYPOLUXO, Fla., September 7, 2026 - 34.3% of the 35 condominiums listed for sale in Hypoluxo (12 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 12 reduced listings, the median reduction is 5.4% (about $17K). Houses: 2 for sale, below the 30-listing floor, so no percentages are reported for them. Small sample: 35 condominiums; read cautiously.\n\nNUT GRAF\nFor active Hypoluxo condominiums, the median recorded CumulativeDaysOnMarket value is 54 days and the median recorded DaysOnMarket value is 48 days, each calculated from non-missing values in that field (35 and 35 listings). 5.7% of all active condominiums have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Small sample: 35 condominiums; read cautiously. 8 Hypoluxo condominiums are under contract (Pending or Active Under Contract), 3 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares asking below original are 44.6% for condominiums and 43.4% for houses; Hypoluxo condominiums are 10.3 points below the county share.\n\nFACT BOX (exact figures)\n- Active condominium listings, Hypoluxo: 35 [September 7, 2026]\n- Share asking below original list price, condominiums: 34.3% (12 of 35) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, condominiums: 35 / 0; 21 / 2 [September 7, 2026]\n- Median reduction among the 12 reduced condominiums: 5.4% (about $17K) [September 7, 2026]\n- Active single-family listings, Hypoluxo: 2 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, condominiums: 54 / 48 days (from 35 / 35 recorded values) [September 7, 2026]\n- Condominiums with recorded CumulativeDaysOnMarket over 90 days: 37.1% (13 of 35 with a recorded value) [September 7, 2026]\n- Condominiums under contract (count only; fewer than 30): 8, 3 asking below original [September 7, 2026]\n- Palm Beach County share asking below original, condominiums / houses: 44.6% / 43.4% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, condominiums (median asking $200K to $350K; peer share 43.6%): Coral Springs, Port St Lucie, Boynton Beach, North Miami, Coconut Creek, Wilton Manors, Stuart, Plantation, Davie, Homestead, Dania Beach, Hialeah, Royal Palm Beach, Fort Pierce, Cutler Bay, Lantana, Pompano Beach, Hallandale Beach, Miramar, Boca Raton, Palm Beach Gardens, Weston [September 7, 2026]\n- Small active sample — interpretation caution: Small sample: 35 condominiums; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"34.3 percent of condominiums for sale in Hypoluxo have a current asking price below their original list price; among those 12 reduced listings the median reduction is $17K. Small sample: 35 condominiums; read cautiously.\"\n- \"Among active Hypoluxo condominiums, the median recorded CumulativeDaysOnMarket value is 54 days and the median recorded DaysOnMarket value is 48 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 35 condominiums; read cautiously.\"\n- \"8 Hypoluxo condominiums are under contract in this snapshot, 3 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- hypoluxo-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Hypoluxo versus Palm Beach County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 35 condominiums; read cautiously.\n Alt text: Horizontal bar chart. Hypoluxo condominiums 34.3%, Palm Beach County condominiums 44.6%. Houses: 2 for sale, count only. Share of active listings asking below their original list price, September 7, 2026. Small sample: 35 condominiums; read cautiously.\n- hypoluxo-true-days-on-market-r1-2026-09-07.png\n Caption: Active Hypoluxo condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 37.1% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 35 condominiums; read cautiously.\n Alt text: Column chart of recorded cumulative days on market. Condominiums: 0-30 days 42.9%, 31-60 days 8.6%, 61-90 days 11.4%, 91-180 days 22.9%, 181+ days 14.3%. Small sample: 35 condominiums; read cautiously.\n- hypoluxo-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Hypoluxo condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 35 condominiums; read cautiously.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 27.3% (3 of 11); $250K to $500K 36.4% (8 of 22); $500K to $1M 2 listed, count only; $1M and up 0 listed, count only. Small sample: 35 condominiums; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Hypoluxo, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (21 unchanged, 2 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 35 condominiums for sale in Hypoluxo, between 30 and 39, so one listing moves the share by roughly 2.9 points. Read the percentages as a direction, not a decimal. Houses are below the floor and appear as a count only. Sample sizes: 35 condominiums, 2 houses, 8 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hypoluxo/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-hypoluxo/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-920dee18f01c41a46783" }, { "slug": "hypoluxo", "city": "Hypoluxo", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 35, "with_fee": 35, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 35, "cut_count": 12, "cut_pct": 34.3, "median_cut_pct": 5.4, "median_cut_dollars": 17050 }, "outliers_dropped": 1, "n": 34, "median": 789, "p10": 575, "p25": 690, "p75": 920, "p90": 1034, "min": 575, "max": 1243, "median_sqft": 0.76, "n_sqft": 34, "median_pct_price": 3.36, "median_list_price": 277000, "median_year_built": 1996, "median_sqft_area": 1036, "over_1000": 5, "over_1000_pct": 14.7, "under_500": 0, "under_500_pct": 0.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 5, "over_hi_pct": 14.7, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Condominium": { "count": 30, "pct": 88.2 }, "Townhouse": { "count": 4, "pct": 11.8 } }, "regime": { "COA": { "count": 34, "pct": 100.0 } }, "villa_median": null, "townhouse_median": 575, "cadence": { "Monthly": { "count": 34, "pct": 100.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 0, "pct": 0.0 }, { "label": "$500 to $750", "count": 12, "pct": 35.3 }, { "label": "$750 to $1,000", "count": 17, "pct": 50.0 }, { "label": "$1,000 to $1,500", "count": 5, "pct": 14.7 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 6, "median": 1034, "median_sqft": 0.75 }, { "label": "1990s", "n": 16, "median": 771, "median_sqft": 0.74 }, { "label": "2000s", "n": 12, "median": 818, "median_sqft": 0.82 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 11, "median": 683, "median_pct_price": 3.59 }, { "label": "$250K to $500K", "n": 21, "median": 822, "median_pct_price": 3.37 }, { "label": "$500K to $1M", "n": 2, "median": 835, "median_pct_price": 1.82 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 11, "median": 575 }, "post2005": { "n": 0, "median": null }, "includes": [ { "key": "Water", "label": "Water", "count": 27, "pct": 87.1 }, { "key": "Trash", "label": "Trash", "count": 24, "pct": 77.4 }, { "key": "CommonAreas", "label": "Common areas", "count": 23, "pct": 74.2 }, { "key": "Sewer", "label": "Sewer", "count": 23, "pct": 74.2 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 20, "pct": 64.5 }, { "key": "Insurance", "label": "Building insurance", "count": 19, "pct": 61.3 }, { "key": "Security", "label": "Security", "count": 17, "pct": 54.8 }, { "key": "CableTv", "label": "Cable TV", "count": 16, "pct": 51.6 }, { "key": "Pools", "label": "Pool", "count": 12, "pct": 38.7 }, { "key": "Internet", "label": "Internet", "count": 11, "pct": 35.5 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 8, "pct": 25.8 }, { "key": "PestControl", "label": "Pest control", "count": 7, "pct": 22.6 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 6, "pct": 19.4 }, { "key": "Roof", "label": "Roof", "count": 5, "pct": 16.1 } ], "includes_n": 31, "flags": { "sa_mentioned": { "count": 1, "pct": 2.9 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 1, "pct": 2.9 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 34 }, "developments": [ { "name": "Hypoluxos Mariners Cay Co", "master": null, "n": 12, "anecdotal": false, "median": 818, "median_sqft": 0.82, "year_built": 2001, "median_list_price": 305750, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Yacht Club On the Intracoastal", "master": null, "n": 9, "anecdotal": true, "median": 784, "median_sqft": 0.74, "year_built": 1996, "median_list_price": 319900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Waterside Village of Palm Beach", "master": null, "n": 6, "anecdotal": true, "median": 575, "median_sqft": 0.63, "year_built": 1990, "median_list_price": 222450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-06", "median": 801, "p25": 721, "p75": 935, "n": 30, "median_sqft": 0.77, "sa_pending_pct": 3.3 }, { "date": "2026-09-07", "median": 789, "p25": 690, "p75": 920, "n": 34, "median_sqft": 0.76, "sa_pending_pct": 2.9 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Hypoluxo condo for sale carries a $789-a-month association fee, in line with the South Florida median", "14.7% of Hypoluxo condos on the market ask $1,000 or more a month in fees; 0% stay under $500", "Hypoluxo condo fees run $690 to $920 a month for the middle half of listings" ], "lede": "HYPOLUXO, Fla., September 7, 2026 - The median monthly association fee across the 34 condominiums listed for sale in Hypoluxo is $789, with half of the listings between $690 and $920 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is in line with the five-county South Florida median of $800, and ranks Hypoluxo 31 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Hypoluxo carries a monthly association fee of $789, in line with the five-county South Florida median of $800.\"", "\"14.7 percent of Hypoluxo condos on the market ask $1,000 or more a month in association fees; only 0 percent stay under $500.\"", "\"On the median Hypoluxo condo, a year of association fees equals 3.36 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Hypoluxo permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-hypoluxo/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Hypoluxo against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Hypoluxo median $789 a month, South Florida median $800; Hypoluxo ranks 31 of 69 cities.", "title": "Hypoluxo condo fees sit at the South Florida median" }, { "caption": "Share of active Hypoluxo condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 35.3% (12 listings); $750 to $1,000 50% (17 listings); $1,000 to $1,500 14.7% (5 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "50% of Hypoluxo condos for sale carry a fee of $750 to $1,000 a month" }, { "caption": "Median monthly-equivalent association fee for active Hypoluxo condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1980s too few (6 listings); 1990s $771 (16 listings); 2000s $818 (12 listings).", "title": "Hypoluxo condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 35 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 35, "with_fee": 35, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 35, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 34, "retained_n": 34, "outliers_dropped": 1, "trim_applied": true, "cuts": { "active": 35, "cut_count": 12, "cut_pct": 34.3, "median_cut_pct": 5.4, "median_cut_dollars": 17050, "valid_price_count": 35, "missing_price_count": 0, "unchanged_count": 21, "raised_count": 2, "not_below_original_count": 23, "cut_pct_denominator": 35, "cut_sample_ok": true, "median_cut_n": 12 }, "trim_bounds": { "p1": 575.0, "p99": 1511.5077999999985 }, "retained_small_sample": true, "retained_below_30": false, "median": 789, "p10": 575, "p25": 690, "p75": 920, "p90": 1034, "min": 575, "max": 1243, "median_sqft": 0.76, "n_sqft": 34, "median_pct_price": 3.36, "n_pct_price": 34, "median_list_price": 277000, "median_year_built": 1996, "median_sqft_area": 1036, "over_1000": 5, "over_1000_pct": 14.7, "under_500": 0, "under_500_pct": 0.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 5, "over_hi_pct": 14.7, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Condominium": { "count": 30, "pct": 88.2 }, "Townhouse": { "count": 4, "pct": 11.8 } }, "regime": { "COA": { "count": 34, "pct": 100.0 } }, "villa_median": null, "townhouse_median": 575, "cadence": { "Monthly": { "count": 34, "pct": 100.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 0, "pct": 0.0 }, { "label": "$500 to $750", "count": 12, "pct": 35.3 }, { "label": "$750 to $1,000", "count": 17, "pct": 50.0 }, { "label": "$1,000 to $1,500", "count": 5, "pct": 14.7 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 6, "median": 1034, "median_sqft": 0.75 }, { "label": "1990s", "n": 16, "median": 771, "median_sqft": 0.74 }, { "label": "2000s", "n": 12, "median": 818, "median_sqft": 0.82 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 11, "median": 683, "median_pct_price": 3.59 }, { "label": "$250K to $500K", "n": 21, "median": 822, "median_pct_price": 3.37 }, { "label": "$500K to $1M", "n": 2, "median": 835, "median_pct_price": 1.82 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 11, "median": 575 }, "post2005": { "n": 0, "median": null }, "includes": [ { "key": "Water", "label": "Water", "count": 27, "pct": 87.1 }, { "key": "Trash", "label": "Trash", "count": 24, "pct": 77.4 }, { "key": "CommonAreas", "label": "Common areas", "count": 23, "pct": 74.2 }, { "key": "Sewer", "label": "Sewer", "count": 23, "pct": 74.2 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 20, "pct": 64.5 }, { "key": "Insurance", "label": "Building insurance", "count": 19, "pct": 61.3 }, { "key": "Security", "label": "Security", "count": 17, "pct": 54.8 }, { "key": "CableTv", "label": "Cable TV", "count": 16, "pct": 51.6 }, { "key": "Pools", "label": "Pool", "count": 12, "pct": 38.7 }, { "key": "Internet", "label": "Internet", "count": 11, "pct": 35.5 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 8, "pct": 25.8 }, { "key": "PestControl", "label": "Pest control", "count": 7, "pct": 22.6 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 6, "pct": 19.4 }, { "key": "Roof", "label": "Roof", "count": 5, "pct": 16.1 } ], "includes_n": 31, "flags": { "sa_mentioned": { "count": 1, "pct": 2.9 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 1, "pct": 2.9 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 34 }, "denominators": { "fee_percentages": 34, "fee_medians_percentiles": 34, "median_sqft": 34, "median_pct_price": 34, "includes_pct": 31, "flags_pct": 34, "cut_pct": 35 }, "developments": [ { "name": "Hypoluxos Mariners Cay Co", "master": null, "n": 12, "anecdotal": false, "median": 818, "median_sqft": 0.82, "year_built": 2001, "median_list_price": 305750, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Yacht Club On the Intracoastal", "master": null, "n": 9, "anecdotal": true, "median": 784, "median_sqft": 0.74, "year_built": 1996, "median_list_price": 319900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Waterside Village of Palm Beach", "master": null, "n": 6, "anecdotal": true, "median": 575, "median_sqft": 0.63, "year_built": 1990, "median_list_price": 222450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 789, "p25": 690, "p75": 920, "n": 34, "median_sqft": 0.76, "sa_pending_pct": 2.9 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Hypoluxo condo monthly association fees have a median of $789 in the retained usable-fee sample of 34 listings, about the same as the five-county median. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "In Hypoluxo's retained usable-fee sample (34 listings after exclusions and percentile trimming), 14.7% have monthly-equivalent fees of $1,000 or more and 0% are below $500. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "Hypoluxo's retained usable-fee sample (n=34): reported monthly-equivalent association fees range from $690 to $920 at the 25th to 75th percentiles. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures." ], "lede": "HYPOLUXO, Fla., September 7, 2026 - Among 34 active condominium listings in Hypoluxo retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $789, with the middle half between $690 and $920, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 35 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is about the same as the separately trimmed five-county median of $800 and ranks 31st among 69 published city medians. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "quotes": [ "\"The median monthly-equivalent association fee in Hypoluxo's retained usable-fee sample (n=34), after exclusions and percentile trimming, is $789, compared with $800 in the separately trimmed five-county sample. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\"", "\"Among Hypoluxo condos in the retained usable-fee sample (n=34) after exclusions and percentile trimming, 14.7 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\"", "\"Among 34 retained listings with a current asking price of at least $20,000 in Hypoluxo's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.36 percent of the current asking price (median of per-listing ratios). Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Hypoluxo, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (35 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 34 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 35 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hypoluxo/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-hypoluxo/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Hypoluxo and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "alt": "Dot strip chart in five county lanes. Hypoluxo retained-sample median $789 a month (n=34); five-county median $800 (n=22,695, region-level trim). Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "title": "Hypoluxo condos, retained usable-fee sample (n=34): median $789/month, about the same as the five-county median of $800. Small sample: 35 valid before trim; 34 retained.", "visible_labels": [ "$789", "34", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 34 active Hypoluxo condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 35.3% (12 listings); $750 to $1,000 50% (17 listings); $1,000 to $1,500 14.7% (5 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings). Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "title": "50% of Hypoluxo's retained usable-fee sample (34 listings) falls in the $750 to $1,000 monthly band. Small sample: 35 valid before trim; 34 retained.", "visible_labels": [ "0%", "0", "0%", "0", "35.3%", "12", "50%", "17", "14.7%", "5", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Hypoluxo condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "alt": "Column chart of median fee by recorded decade built: 1980s count only (6 listings); 1990s $771 (16 listings); 2000s $818 (12 listings). Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "title": "Hypoluxo condo fees by recorded decade built, retained usable-fee sample (n=34). Small sample: 35 valid before trim; 34 retained.", "visible_labels": [ "6", "$771", "16", "$818", "12" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 575.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1511.5077999999985, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Hypoluxo median $789 a month, South Florida median $800; Hypoluxo ranks 31 of 69 cities.", "after": "Dot strip chart in five county lanes. Hypoluxo retained-sample median $789 a month (n=34); five-county median $800 (n=22,695, region-level trim). Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Hypoluxo against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Hypoluxo and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Hypoluxo condo fees sit at the South Florida median", "after": "Hypoluxo condos, retained usable-fee sample (n=34): median $789/month, about the same as the five-county median of $800. Small sample: 35 valid before trim; 34 retained.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$789", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "34", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 35.3% (12 listings); $750 to $1,000 50% (17 listings); $1,000 to $1,500 14.7% (5 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 35.3% (12 listings); $750 to $1,000 50% (17 listings); $1,000 to $1,500 14.7% (5 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings). Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Hypoluxo condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 34 active Hypoluxo condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "50% of Hypoluxo condos for sale carry a fee of $750 to $1,000 a month", "after": "50% of Hypoluxo's retained usable-fee sample (34 listings) falls in the $750 to $1,000 monthly band. Small sample: 35 valid before trim; 34 retained.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "35.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "50%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "17", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "14.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1980s too few (6 listings); 1990s $771 (16 listings); 2000s $818 (12 listings).", "after": "Column chart of median fee by recorded decade built: 1980s count only (6 listings); 1990s $771 (16 listings); 2000s $818 (12 listings). Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Hypoluxo condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Hypoluxo condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Hypoluxo condo fees by decade the building was completed", "after": "Hypoluxo condo fees by recorded decade built, retained usable-fee sample (n=34). Small sample: 35 valid before trim; 34 retained.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$771", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$818", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Hypoluxo condo for sale carries a $789-a-month association fee, in line with the South Florida median", "after": "Hypoluxo condo monthly association fees have a median of $789 in the retained usable-fee sample of 34 listings, about the same as the five-county median. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "14.7% of Hypoluxo condos on the market ask $1,000 or more a month in fees; 0% stay under $500", "after": "In Hypoluxo's retained usable-fee sample (34 listings after exclusions and percentile trimming), 14.7% have monthly-equivalent fees of $1,000 or more and 0% are below $500. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Hypoluxo condo fees run $690 to $920 a month for the middle half of listings", "after": "Hypoluxo's retained usable-fee sample (n=34): reported monthly-equivalent association fees range from $690 to $920 at the 25th to 75th percentiles. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "lede", "before": "HYPOLUXO, Fla., September 7, 2026 - The median monthly association fee across the 34 condominiums listed for sale in Hypoluxo is $789, with half of the listings between $690 and $920 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is in line with the five-county South Florida median of $800, and ranks Hypoluxo 31 of 69 cities.", "after": "HYPOLUXO, Fla., September 7, 2026 - Among 34 active condominium listings in Hypoluxo retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $789, with the middle half between $690 and $920, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 35 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is about the same as the separately trimmed five-county median of $800 and ranks 31st among 69 published city medians. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Hypoluxo permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-hypoluxo/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Hypoluxo, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (35 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 34 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 35 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hypoluxo/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-hypoluxo/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Hypoluxo carries a monthly association fee of $789, in line with the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Hypoluxo's retained usable-fee sample (n=34), after exclusions and percentile trimming, is $789, compared with $800 in the separately trimmed five-county sample. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"14.7 percent of Hypoluxo condos on the market ask $1,000 or more a month in association fees; only 0 percent stay under $500.\"", "after": "\"Among Hypoluxo condos in the retained usable-fee sample (n=34) after exclusions and percentile trimming, 14.7 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Hypoluxo condo, a year of association fees equals 3.36 percent of the asking price.\"", "after": "\"Among 34 retained listings with a current asking price of at least $20,000 in Hypoluxo's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.36 percent of the current asking price (median of per-listing ratios). Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "80493942b3fa057839bbe220a6658977ed6adcaead6b815dd0adcde7792aa338", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nHypoluxo condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Hypoluxo condo for sale carries a $789-a-month association fee, in line with the South Florida\nmedian\n14.7% of Hypoluxo condos on the market ask $1,000 or more a month in fees; 0% stay under $500\nHypoluxo condo fees run $690 to $920 a month for the middle half of listings\nLEDE\nHYPOLUXO, Fla., September 7, 2026 - The median monthly association fee across the 34 condominiums listed\nfor sale in Hypoluxo is $789, with half of the listings between $690 and $920 a month, according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. That is in line with the five-county South Florida\nmedian of $800, and ranks Hypoluxo 31 of 69 cities.\nNUT GRAF\nPer square foot, the median Hypoluxo condo fee is $0.76 a month on a median unit of 1,036 square feet; at\nthe median asking price of $277K, a year of fees equals 3.36% of the price. 14.7% of listings ask $1,000 or\nmore a month and 0% under $500. 0% of listings report two association layers (a master and a sub-\nassociation); 0% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a\nspecial assessment on 2.9% of listings, describe one as pending or payable by the buyer on 2.9%, and mention\na mandatory club or membership on 0%.\nFACT BOX\nActive condominium listings, Hypoluxo\n35 (34 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$789\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$690 to $920\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.76 (median unit 1,036 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n3.36% (asking $277K)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n14.7% / 0%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n2.9% / 2.9%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Hypoluxo ranks 31 of 69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Hypoluxo carries a monthly association fee of $789, in line\nwith the five-county South Florida median of $800.\"\n\"14.7 percent of Hypoluxo condos on the market ask $1,000 or more a month in association fees; only 0\npercent stay under $500.\"\n\"On the median Hypoluxo condo, a year of association fees equals 3.36 percent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Hypoluxo against every South Florida city with 30 or more active condo listings, grouped\nby county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Hypoluxo condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via\nPBP Real Estate.\nMedian monthly-equivalent association fee for active Hypoluxo condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Hypoluxo permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-hypoluxo/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "89b2aee3784d6cba2ad8a62b98b2d763e13bb27dd92eeb9b190868021c2d6243", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nHypoluxo condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/hypoluxo/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nHypoluxo condo monthly association fees have a median of $789 in the retained usable-fee sample of 34\nlistings, about the same as the five-county median. Small sample: 35 valid before trimming; 34 retained. A\nfew listings can materially change these figures.\nIn Hypoluxo's retained usable-fee sample (34 listings after exclusions and percentile trimming), 14.7% have\nmonthly-equivalent fees of $1,000 or more and 0% are below $500. Small sample: 35 valid before trimming;\n34 retained. A few listings can materially change these figures.\nHypoluxo's retained usable-fee sample (n=34): reported monthly-equivalent association fees range from\n$690 to $920 at the 25th to 75th percentiles. Small sample: 35 valid before trimming; 34 retained. A few\nlistings can materially change these figures.\nLEDE\nHYPOLUXO, Fla., September 7, 2026 - Among 34 active condominium listings in Hypoluxo retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly association fee is $789, with the middle half between $690 and $920,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 35\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is about the same as the separately trimmed five-county\nmedian of $800 and ranks 31st among 69 published city medians. Small sample: 35 valid before trimming; 34\nretained. A few listings can materially change these figures.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Hypoluxo condo fee is $0.76 a month (34 retained\nlistings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.36% of\nthe listing's current asking price across 34 retained listings with a current asking price of at least $20,000; this\nis the median of per-listing ratios. 14.7% of the retained sample have fees of $1,000 or more a month and 0%\nare below $500. 0% of the retained sample report two association layers (a master and a sub-association,\nsummed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks\nmention a special assessment on 2.9% of the retained sample, describe one as pending or payable by the buyer\non 2.9%, and mention a mandatory club or membership on 0%; 34 retained listings carry remarks. These are\nkeyword classifications of free text, not verified facts about any association. Small sample: 35 valid before\ntrimming; 34 retained. A few listings can materially change these figures.\nFACT BOX\nActive condominium listings, Hypoluxo\n(before exclusions and trimming)\n35\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n35 / 34 (1 trimmed; 0 fee without billing frequency\nexcluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$789\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$690 to $920\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.76 (34 retained listings with recorded living area\nof at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n3.36% (34 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more\na month / below $500\n14.7% (5) / 0% (0) of 34\nSeptember 7, 2026\nTwo association layers reported (master +\nsub), retained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly),\nretained sample\n0%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n2.9% / 2.9%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Hypoluxo ranks 31st among\n69 published city medians\nSeptember 7, 2026\nSmall retained fee sample — interpretation\ncaution\nSmall sample: 35 valid before trimming; 34 retained.\nA few listings can materially change these figures.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Hypoluxo's retained usable-fee sample (n=34), after\nexclusions and percentile trimming, is $789, compared with $800 in the separately trimmed five-county\nsample. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these\nfigures.\"\n\"Among Hypoluxo condos in the retained usable-fee sample (n=34) after exclusions and percentile\ntrimming, 14.7 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below\n$500. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these\nfigures.\"\n\"Among 34 retained listings with a current asking price of at least $20,000 in Hypoluxo's usable-fee sample\nafter exclusions and percentile trimming, a year of reported association fees equals a median 3.36 percent\nof the current asking price (median of per-listing ratios). Small sample: 35 valid before trimming; 34\nretained. A few listings can materially change these figures.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Hypoluxo and the\npublished comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses\na separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 35 valid\nbefore trimming; 34 retained. A few listings can materially change these figures.\nChart data (aggregate): Dot strip chart in five county lanes. Hypoluxo retained-sample median $789 a month\n(n=34); five-county median $800 (n=22,695, region-level trim). Small sample: 35 valid before trimming; 34\nretained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 34 active Hypoluxo condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 0% (0 listings); $500 to $750 35.3% (12 listings); $750 to $1,000 50% (17 listings);\n$1,000 to $1,500 14.7% (5 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings). Small\nsample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Hypoluxo condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 35 valid before\ntrimming; 34 retained. A few listings can materially change these figures.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1980s count only (6 listings);\n1990s $771 (16 listings); 2000s $818 (12 listings). Small sample: 35 valid before trimming; 34 retained. A few\nlistings can materially change these figures.\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Hypoluxo, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (35 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 34 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nnot all 35 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hypoluxo/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-hypoluxo/; where published, it uses\na separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "ceafacce75685c1ebfdab1e7ac7f264afce0f29b4269e86468acbccfe5d17fa9", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - HYPOLUXO CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Hypoluxo condo monthly association fees have a median of $789 in the retained usable-fee sample of 34 listings, about the same as the five-county median. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\n2. In Hypoluxo's retained usable-fee sample (34 listings after exclusions and percentile trimming), 14.7% have monthly-equivalent fees of $1,000 or more and 0% are below $500. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\n3. Hypoluxo's retained usable-fee sample (n=34): reported monthly-equivalent association fees range from $690 to $920 at the 25th to 75th percentiles. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\n\nLEDE\nHYPOLUXO, Fla., September 7, 2026 - Among 34 active condominium listings in Hypoluxo retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $789, with the middle half between $690 and $920, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 35 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is about the same as the separately trimmed five-county median of $800 and ranks 31st among 69 published city medians. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Hypoluxo condo fee is $0.76 a month (34 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.36% of the listing's current asking price across 34 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 14.7% of the retained sample have fees of $1,000 or more a month and 0% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 2.9% of the retained sample, describe one as pending or payable by the buyer on 2.9%, and mention a mandatory club or membership on 0%; 34 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\n\nFACT BOX (exact figures)\n- Active condominium listings, Hypoluxo (before exclusions and trimming): 35 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 35 / 34 (1 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $789 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $690 to $920 [September 7, 2026]\n- Median fee per square foot per month: $0.76 (34 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 3.36% (34 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 14.7% (5) / 0% (0) of 34 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 0% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 2.9% / 2.9% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Hypoluxo ranks 31st among 69 published city medians [September 7, 2026]\n- Small retained fee sample — interpretation caution: Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Hypoluxo's retained usable-fee sample (n=34), after exclusions and percentile trimming, is $789, compared with $800 in the separately trimmed five-county sample. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\"\n- \"Among Hypoluxo condos in the retained usable-fee sample (n=34) after exclusions and percentile trimming, 14.7 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\"\n- \"Among 34 retained listings with a current asking price of at least $20,000 in Hypoluxo's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.36 percent of the current asking price (median of per-listing ratios). Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- hypoluxo-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Hypoluxo and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\n Alt text: Dot strip chart in five county lanes. Hypoluxo retained-sample median $789 a month (n=34); five-county median $800 (n=22,695, region-level trim). Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\n- hypoluxo-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 34 active Hypoluxo condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 35.3% (12 listings); $750 to $1,000 50% (17 listings); $1,000 to $1,500 14.7% (5 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings). Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\n- hypoluxo-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Hypoluxo condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\n Alt text: Column chart of median fee by recorded decade built: 1980s count only (6 listings); 1990s $771 (16 listings); 2000s $818 (12 listings). Small sample: 35 valid before trimming; 34 retained. A few listings can materially change these figures.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Hypoluxo, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (35 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 34 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 35 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/hypoluxo/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-hypoluxo/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "jensen-beach", "city": "Jensen Beach", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "St Lucie", "segments": { "houses": { "active": 53, "sample_ok": true, "small_sample": false, "pending": 27, "median_list_price": 625000.0, "cut_count": 29, "cut_pct": 54.7, "raised_count": 0, "median_cut_pct": 4.5, "median_cut_dollars": 39000.0, "cut_last30": 17, "cut_last30_pct": 32.1, "cut_last7": 7, "median_dom": 60, "median_cdom": 62, "relisted_count": 1, "relisted_pct": 1.9, "over90": 20, "over90_pct": 37.7, "over180": 7, "fresh_held": 18, "fresh_held_pct": 34.0, "stale_uncut": 4, "stale_uncut_pct": 7.5, "dom_buckets": [ { "label": "0-30", "count": 14, "pct": 26.4 }, { "label": "31-60", "count": 12, "pct": 22.6 }, { "label": "61-90", "count": 7, "pct": 13.2 }, { "label": "91-180", "count": 13, "pct": 24.5 }, { "label": "181+", "count": 7, "pct": 13.2 } ], "bands": [ { "label": "Under $500K", "active": 14, "cut": 7, "cut_pct": 50.0, "median_cdom": 50.0 }, { "label": "$500K to $1M", "active": 30, "cut": 16, "cut_pct": 53.3, "median_cdom": 57.5 }, { "label": "$1M to $2M", "active": 4, "cut": 3, "cut_pct": 75.0, "median_cdom": 233.0 }, { "label": "$2M to $5M", "active": 4, "cut": 2, "cut_pct": 50.0, "median_cdom": 98.5 }, { "label": "$5M and up", "active": 1, "cut": 1, "cut_pct": 100.0, "median_cdom": 201 } ], "pending_cut_count": 4, "pending_cut_pct": 14.8, "pending_median_cut_pct": 10.9, "pending_median_cdom": 3, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 57, "cut_pct": 54.4, "median_cdom": 60, "median_list_price": 619000.0 }, { "date": "2026-09-06", "active": 57, "cut_pct": 54.4, "median_cdom": 61, "median_list_price": 619000.0 }, { "date": "2026-09-07", "active": 53, "cut_pct": 54.7, "median_cdom": 62, "median_list_price": 625000.0 } ] }, "condos": { "active": 70, "sample_ok": true, "small_sample": false, "pending": 16, "median_list_price": 422400.0, "cut_count": 25, "cut_pct": 35.7, "raised_count": 1, "median_cut_pct": 7.0, "median_cut_dollars": 20000.0, "cut_last30": 10, "cut_last30_pct": 14.3, "cut_last7": 3, "median_dom": 66.0, "median_cdom": 71.5, "relisted_count": 6, "relisted_pct": 8.6, "over90": 30, "over90_pct": 42.9, "over180": 17, "fresh_held": 25, "fresh_held_pct": 35.7, "stale_uncut": 16, "stale_uncut_pct": 22.9, "dom_buckets": [ { "label": "0-30", "count": 21, "pct": 30.0 }, { "label": "31-60", "count": 12, "pct": 17.1 }, { "label": "61-90", "count": 7, "pct": 10.0 }, { "label": "91-180", "count": 13, "pct": 18.6 }, { "label": "181+", "count": 17, "pct": 24.3 } ], "bands": [ { "label": "Under $250K", "active": 17, "cut": 7, "cut_pct": 41.2, "median_cdom": 47 }, { "label": "$250K to $500K", "active": 32, "cut": 13, "cut_pct": 40.6, "median_cdom": 77.0 }, { "label": "$500K to $1M", "active": 14, "cut": 5, "cut_pct": 35.7, "median_cdom": 32.0 }, { "label": "$1M and up", "active": 7, "cut": 0, "cut_pct": 0.0, "median_cdom": 122 } ], "pending_cut_count": 8, "pending_cut_pct": 50.0, "pending_median_cut_pct": 12.1, "pending_median_cdom": 98.5, "tier": "c3", "series": [ { "date": "2026-09-05", "active": 62, "cut_pct": 35.5, "median_cdom": 73.5, "median_list_price": 412449.5 }, { "date": "2026-09-06", "active": 62, "cut_pct": 35.5, "median_cdom": 73.5, "median_list_price": 412449.5 }, { "date": "2026-09-07", "active": 70, "cut_pct": 35.7, "median_cdom": 71.5, "median_list_price": 422400.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "54.7% of Jensen Beach houses for sale have cut their asking price, 35.7% of condos", "Jensen Beach sellers blink faster than the rest of St Lucie County as 37.7% of houses pass 90 days on the market", "Buying in Jensen Beach? Half houses have already come down once, by a median $39K" ], "lede": "JENSEN BEACH, Fla., September 7, 2026 - 54.7% of the 53 single-family homes listed for sale in Jensen Beach have reduced their asking price at least once, by a median 4.5% (about $39K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 70 condominium listings, 35.7% have cut, by a median 7.0%.", "quotes": [ "\"54.7 percent of single-family homes for sale in Jensen Beach have reduced their asking price at least once, by a median $39K.\"", "\"Counting every relisting, the median Jensen Beach house for sale has been waiting 62 days, not the 60 the current listing shows.\"", "\"Of the Jensen Beach houses now under contract, 85.2 percent never reduced their asking price; the rest cut by a median 10.9 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Jensen Beach and St Lucie County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 53 houses, 70 condominiums, 27 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-jensen-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Jensen Beach versus St Lucie County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Jensen Beach houses 54.7%, St Lucie County houses 50.6%; Jensen Beach condominiums 35.7%, St Lucie County condominiums 44.7%.", "title": "Jensen Beach houses are cutting 4.1 points more often than St Lucie County" }, { "caption": "Active Jensen Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 37.7% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 26.4%, 31-60 days 22.6%, 61-90 days 13.2%, 91-180 days 24.5%, 181+ days 13.2%. Condominiums: 0-30 days 30.0%, 31-60 days 17.1%, 61-90 days 10.0%, 91-180 days 18.6%, 181+ days 24.3%.", "title": "37.7% of Jensen Beach houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Jensen Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 50.0% of 14; $500K to $1M 53.3% of 30; $1M to $2M too few to read of 4; $2M to $5M too few to read of 4; $5M and up too few to read of 1.", "title": "$500K to $1M Jensen Beach houses have cut most often: 53.3% of 30" } ] } }, "after": { "figures": { "city": { "county": "St Lucie", "county_basis": "published_city_config_presentation_only", "county_counts": { "Martin": 81, "St Lucie": 85 }, "county_missing_count": 0, "multi_county": true, "county_benchmark": "St Lucie", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 53, "sample_ok": true, "small_sample": false, "pending": 27, "median_list_price": 625000.0, "cut_count": 29, "cut_pct": 54.7, "raised_count": 0, "valid_price_count": 53, "missing_price_count": 0, "unchanged_count": 24, "not_below_original_count": 24, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 4.5, "median_cut_dollars": 39000.0, "cut_last30": 17, "cut_last30_pct": 32.1, "cut_last7": 7, "median_dom": 60, "median_cdom": 62, "dom_n": 53, "cdom_n": 53, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 53, "relisted_count": 1, "relisted_pct": 1.9, "over90": 20, "over90_pct": 37.7, "over180": 7, "fresh_held": 18, "fresh_held_pct": 34.0, "fresh_held_missing_cdom_count": 0, "stale_uncut": 4, "stale_uncut_pct": 7.5, "dom_buckets": [ { "label": "0-30", "count": 14, "pct": 26.4 }, { "label": "31-60", "count": 12, "pct": 22.6 }, { "label": "61-90", "count": 7, "pct": 13.2 }, { "label": "91-180", "count": 13, "pct": 24.5 }, { "label": "181+", "count": 7, "pct": 13.2 } ], "bands": [ { "label": "Under $500K", "active": 14, "cut": 7, "cut_pct": 50.0, "median_cdom": 50.0, "cut_pct_denominator": 14, "cdom_n": 14, "valid_price_count": 14 }, { "label": "$500K to $1M", "active": 30, "cut": 16, "cut_pct": 53.3, "median_cdom": 57.5, "cut_pct_denominator": 30, "cdom_n": 30, "valid_price_count": 30 }, { "label": "$1M to $2M", "active": 4, "cut": 3, "cut_pct": 75.0, "median_cdom": 233.0, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 }, { "label": "$2M to $5M", "active": 4, "cut": 2, "cut_pct": 50.0, "median_cdom": 98.5, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 }, { "label": "$5M and up", "active": 1, "cut": 1, "cut_pct": 100.0, "median_cdom": 201, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 } ], "pending_cut_count": 4, "pending_cut_pct": 14.8, "pending_valid_price_count": 27, "pending_missing_price_count": 0, "pending_unchanged_count": 23, "pending_raised_count": 0, "pending_not_below_original_count": 23, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 27, "pending_dom_n": 27, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 10.9, "pending_median_cdom": 3, "denominators": { "cut_pct": 53, "cut_last30_pct": 53, "relisted_pct": 53, "fresh_held_pct": 53, "stale_uncut_pct": 53, "over90_pct": 53, "dom_bucket_pct": 53, "pending_cut_pct": 27, "median_dom": 53, "median_cdom": 53, "median_cut_pct": 29, "median_cut_dollars": 29, "pending_median_cut_pct": 4, "pending_median_cdom": 27 }, "county_counts": { "Martin": 42, "St Lucie": 11 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 53, "cut_pct": 54.7, "median_cdom": 62, "median_list_price": 625000.0 } ] }, "condos": { "active": 70, "sample_ok": true, "small_sample": false, "pending": 16, "median_list_price": 422400.0, "cut_count": 25, "cut_pct": 35.7, "raised_count": 1, "valid_price_count": 70, "missing_price_count": 0, "unchanged_count": 44, "not_below_original_count": 45, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 7.0, "median_cut_dollars": 20000.0, "cut_last30": 10, "cut_last30_pct": 14.3, "cut_last7": 3, "median_dom": 66.0, "median_cdom": 71.5, "dom_n": 70, "cdom_n": 70, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 70, "relisted_count": 6, "relisted_pct": 8.6, "over90": 30, "over90_pct": 42.9, "over180": 17, "fresh_held": 25, "fresh_held_pct": 35.7, "fresh_held_missing_cdom_count": 0, "stale_uncut": 16, "stale_uncut_pct": 22.9, "dom_buckets": [ { "label": "0-30", "count": 21, "pct": 30.0 }, { "label": "31-60", "count": 12, "pct": 17.1 }, { "label": "61-90", "count": 7, "pct": 10.0 }, { "label": "91-180", "count": 13, "pct": 18.6 }, { "label": "181+", "count": 17, "pct": 24.3 } ], "bands": [ { "label": "Under $250K", "active": 17, "cut": 7, "cut_pct": 41.2, "median_cdom": 47, "cut_pct_denominator": 17, "cdom_n": 17, "valid_price_count": 17 }, { "label": "$250K to $500K", "active": 32, "cut": 13, "cut_pct": 40.6, "median_cdom": 77.0, "cut_pct_denominator": 32, "cdom_n": 32, "valid_price_count": 32 }, { "label": "$500K to $1M", "active": 14, "cut": 5, "cut_pct": 35.7, "median_cdom": 32.0, "cut_pct_denominator": 14, "cdom_n": 14, "valid_price_count": 14 }, { "label": "$1M and up", "active": 7, "cut": 0, "cut_pct": 0.0, "median_cdom": 122, "cut_pct_denominator": 7, "cdom_n": 7, "valid_price_count": 7 } ], "pending_cut_count": 8, "pending_cut_pct": 50.0, "pending_valid_price_count": 16, "pending_missing_price_count": 0, "pending_unchanged_count": 8, "pending_raised_count": 0, "pending_not_below_original_count": 8, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 16, "pending_dom_n": 16, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 12.1, "pending_median_cdom": 98.5, "denominators": { "cut_pct": 70, "cut_last30_pct": 70, "relisted_pct": 70, "fresh_held_pct": 70, "stale_uncut_pct": 70, "over90_pct": 70, "dom_bucket_pct": 70, "pending_cut_pct": 16, "median_dom": 70, "median_cdom": 70, "median_cut_pct": 25, "median_cut_dollars": 25, "pending_median_cut_pct": 8, "pending_median_cdom": 16 }, "county_counts": { "Martin": 19, "St Lucie": 51 }, "tier": "c3", "series": [ { "date": "2026-09-07", "active": 70, "cut_pct": 35.7, "median_cdom": 71.5, "median_list_price": 422400.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "54.7% of Jensen Beach houses for sale are asking less than their original list price; 35.7% of condos", "Seller Blink Rate™ in Jensen Beach: 54.7% of houses list below original asking, against 50.4% across St Lucie County", "Buying in Jensen Beach? 29 of the 53 houses for sale are asking below their original price, by a median $39K" ], "lede": "JENSEN BEACH, Fla., September 7, 2026 - 54.7% of the 53 single-family homes listed for sale in Jensen Beach (29 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 29 reduced listings, the median reduction is 4.5% (about $39K). Among the city's 70 condominium listings, 35.7% are asking below their original price, by a median 7%.", "quotes": [ "\"54.7 percent of single-family homes for sale in Jensen Beach have a current asking price below their original list price; among those 29 reduced listings the median reduction is $39K.\"", "\"Among active Jensen Beach houses, the median recorded CumulativeDaysOnMarket value is 62 days and the median recorded DaysOnMarket value is 60 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"27 Jensen Beach houses are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Jensen Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (24 unchanged, 0 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 53 houses, 70 condominiums, 27 houses under contract. Geography is the MLS City field, not a municipal boundary; 81 of 166 Jensen Beach listings carry a different county in the MLS record. County comparisons use listings whose MLS record is in St Lucie County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/jensen-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-jensen-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Jensen Beach versus St Lucie County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Jensen Beach houses 54.7%, St Lucie County houses 50.4%; Jensen Beach condominiums 35.7%, St Lucie County condominiums 43.6%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 54.7% of Jensen Beach houses for sale are asking below their original price, against 50.4% across St Lucie County", "visible_labels": [ "43.6%", "35.7%", "50.4%", "54.7%" ] }, { "caption": "Active Jensen Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 37.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 26.4%, 31-60 days 22.6%, 61-90 days 13.2%, 91-180 days 24.5%, 181+ days 13.2%. Condominiums: 0-30 days 30%, 31-60 days 17.1%, 61-90 days 10%, 91-180 days 18.6%, 181+ days 24.3%.", "title": "37.7% of Jensen Beach houses for sale with a recorded cumulative-days value exceed 90 days; 42.9% of condos", "visible_labels": [ "26.4%", "30%", "22.6%", "17.1%", "13.2%", "10%", "24.5%", "18.6%", "13.2%", "24.3%", "37.7%" ] }, { "caption": "Share of active Jensen Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 50% (7 of 14); $500K to $1M 53.3% (16 of 30); $1M to $2M 4 listed, count only; $2M to $5M 4 listed, count only; $5M and up 1 listed, count only.", "title": "$500K to $1M Jensen Beach houses show the highest share asking below original: 53.3% of 30", "visible_labels": [ "1", "4", "4", "53.3%", "16", "30", "50%", "7", "14" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "St Lucie", "before_present": false, "after_present": true }, { "field": "city.county_counts.Martin", "before": null, "after": 81, "before_present": false, "after_present": true }, { "field": "city.county_counts.St Lucie", "before": null, "after": 85, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Martin", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.St Lucie", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Martin", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.St Lucie", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 53, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Jensen Beach houses 54.7%, St Lucie County houses 50.6%; Jensen Beach condominiums 35.7%, St Lucie County condominiums 44.7%.", "after": "Horizontal bar chart. Jensen Beach houses 54.7%, St Lucie County houses 50.4%; Jensen Beach condominiums 35.7%, St Lucie County condominiums 43.6%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Jensen Beach versus St Lucie County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Jensen Beach versus St Lucie County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Jensen Beach houses are cutting 4.1 points more often than St Lucie County", "after": "Seller Blink Rate™: 54.7% of Jensen Beach houses for sale are asking below their original price, against 50.4% across St Lucie County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "43.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "35.7%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "50.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "54.7%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 26.4%, 31-60 days 22.6%, 61-90 days 13.2%, 91-180 days 24.5%, 181+ days 13.2%. Condominiums: 0-30 days 30.0%, 31-60 days 17.1%, 61-90 days 10.0%, 91-180 days 18.6%, 181+ days 24.3%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 26.4%, 31-60 days 22.6%, 61-90 days 13.2%, 91-180 days 24.5%, 181+ days 13.2%. Condominiums: 0-30 days 30%, 31-60 days 17.1%, 61-90 days 10%, 91-180 days 18.6%, 181+ days 24.3%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Jensen Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 37.7% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Jensen Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 37.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "37.7% of Jensen Beach houses for sale have waited more than 90 days, counting every relisting", "after": "37.7% of Jensen Beach houses for sale with a recorded cumulative-days value exceed 90 days; 42.9% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "26.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "37.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "30%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "22.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "17.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "13.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "10%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "24.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "18.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "13.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "24.3%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 50.0% of 14; $500K to $1M 53.3% of 30; $1M to $2M too few to read of 4; $2M to $5M too few to read of 4; $5M and up too few to read of 1.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 50% (7 of 14); $500K to $1M 53.3% (16 of 30); $1M to $2M 4 listed, count only; $2M to $5M 4 listed, count only; $5M and up 1 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Jensen Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Jensen Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Jensen Beach houses have cut most often: 53.3% of 30", "after": "$500K to $1M Jensen Beach houses show the highest share asking below original: 53.3% of 30", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "53.3%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "30", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "50%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "54.7% of Jensen Beach houses for sale have cut their asking price, 35.7% of condos", "after": "54.7% of Jensen Beach houses for sale are asking less than their original list price; 35.7% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Jensen Beach sellers blink faster than the rest of St Lucie County as 37.7% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Jensen Beach: 54.7% of houses list below original asking, against 50.4% across St Lucie County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Jensen Beach? Half houses have already come down once, by a median $39K", "after": "Buying in Jensen Beach? 29 of the 53 houses for sale are asking below their original price, by a median $39K", "before_present": true, "after_present": true }, { "field": "lede", "before": "JENSEN BEACH, Fla., September 7, 2026 - 54.7% of the 53 single-family homes listed for sale in Jensen Beach have reduced their asking price at least once, by a median 4.5% (about $39K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 70 condominium listings, 35.7% have cut, by a median 7.0%.", "after": "JENSEN BEACH, Fla., September 7, 2026 - 54.7% of the 53 single-family homes listed for sale in Jensen Beach (29 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 29 reduced listings, the median reduction is 4.5% (about $39K). Among the city's 70 condominium listings, 35.7% are asking below their original price, by a median 7%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Jensen Beach and St Lucie County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 53 houses, 70 condominiums, 27 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-jensen-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Jensen Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (24 unchanged, 0 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 53 houses, 70 condominiums, 27 houses under contract. Geography is the MLS City field, not a municipal boundary; 81 of 166 Jensen Beach listings carry a different county in the MLS record. County comparisons use listings whose MLS record is in St Lucie County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/jensen-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-jensen-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"54.7 percent of single-family homes for sale in Jensen Beach have reduced their asking price at least once, by a median $39K.\"", "after": "\"54.7 percent of single-family homes for sale in Jensen Beach have a current asking price below their original list price; among those 29 reduced listings the median reduction is $39K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Jensen Beach house for sale has been waiting 62 days, not the 60 the current listing shows.\"", "after": "\"Among active Jensen Beach houses, the median recorded CumulativeDaysOnMarket value is 62 days and the median recorded DaysOnMarket value is 60 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Jensen Beach houses now under contract, 85.2 percent never reduced their asking price; the rest cut by a median 10.9 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"27 Jensen Beach houses are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "994f0953dcfeaf00c2f8df09d6bbd7160729230e73f7ae099abc4237f27328c9", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nJensen Beach price cuts and true days on market\nHEADLINE OPTIONS\n54.7% of Jensen Beach houses for sale have cut their asking price, 35.7% of condos\nJensen Beach sellers blink faster than the rest of St Lucie County as 37.7% of houses pass 90 days on the\nmarket\nBuying in Jensen Beach? Half houses have already come down once, by a median $39K\nLEDE\nJENSEN BEACH, Fla., September 7, 2026 - 54.7% of the 53 single-family homes listed for sale in Jensen Beach\nhave reduced their asking price at least once, by a median 4.5% (about $39K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Among the city's 70 condominium listings, 35.7% have cut, by a\nmedian 7.0%.\nNUT GRAF\nThe figures point to a market where 14.8% of houses reached a contract only after a price cut: of the 27 Jensen\nBeach houses now under contract, 14.8% reduced before going under contract, with a median cut of 10.9%\nand a median 3 days to contract. Across St Lucie County the price-cut share is 50.6% for houses and 44.7% for\ncondominiums, so Jensen Beach houses are cutting 4.1 points more often than the county. Counting every\nrelisting, the median Jensen Beach house for sale has been on the market 62 days, against 60 on its current\nlisting; 1.9% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nJensen Beach\n53\nShare with at\nleast one price\nreduction,\nhouses\n54.7% (29 of 53)\nMedian\nreduction\nfrom original\nasking, houses\n4.5% (about $39K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings,\nJensen Beach\n70\nShare with at\nleast one price\nreduction,\ncondominiums\n35.7% (25 of 70)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n62 days (60 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n37.7% (20 of 53)\nHouses under\ncontract that\nreduced first\n14.8% of 27\nSt Lucie\nCounty price-\ncut share,\nhouses /\ncondominiums\n50.6% / 44.7%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting faster than similar-priced cities; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Royal Palm Beach, Homestead, Hallandale Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, No\nQUOTABLE DATA POINTS\n\"54.7 percent of single-family homes for sale in Jensen Beach have reduced their asking price at least once,\nby a median $39K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Jensen Beach house for sale has been waiting 62 days, not the 60\nthe current listing shows.\"\n\"Of the Jensen Beach houses now under contract, 85.2 percent never reduced their asking price; the rest\ncut by a median 10.9 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Jensen Beach versus St Lucie County, houses and condominiums, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Jensen Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 37.7% of houses have passed\n90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Jensen Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Jensen Beach and St Lucie County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 53 houses, 70 condominiums, 27 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-jensen-beach/ . Conditions read: How the read works: each city is compared with its peer group,\nthe South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "d1b0ddb1423bb12926015f527a956e2c10a2c1916c38bbd758b66d8bd233f1df", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nJensen Beach asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/jensen-beach/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n54.7% of Jensen Beach houses for sale are asking less than their original list price; 35.7% of condos\nSeller Blink Rate™ in Jensen Beach: 54.7% of houses list below original asking, against 50.4% across St Lucie\nCounty\nBuying in Jensen Beach? 29 of the 53 houses for sale are asking below their original price, by a median\n$39K\nLEDE\nJENSEN BEACH, Fla., September 7, 2026 - 54.7% of the 53 single-family homes listed for sale in Jensen Beach\n(29 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 29 reduced listings, the median reduction is\n4.5% (about $39K). Among the city's 70 condominium listings, 35.7% are asking below their original price, by a\nmedian 7%.\nNUT GRAF\nFor active Jensen Beach houses, the median recorded CumulativeDaysOnMarket value is 62 days and the\nmedian recorded DaysOnMarket value is 60 days, each calculated from non-missing values in that field (53 and\n53 listings). 1.9% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. 27 Jensen Beach houses are under\ncontract (Pending or Active Under Contract), 4 of them with a recorded asking price below original; fewer than\n30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across St\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nLucie County the shares asking below original are 50.4% for houses and 43.6% for condominiums; Jensen\nBeach houses are 4.3 points above the county share.\nFACT BOX\nActive single-family listings,\nJensen Beach\n53\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n54.7% (29 of 53)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n53 / 0; 24 / 0\nSeptember 7, 2026\nMedian reduction among the 29\nreduced houses\n4.5% (about $39K)\nSeptember 7, 2026\nActive condominium listings,\nJensen Beach\n70\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n35.7% (25 of 70)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n62 / 60 days (from 53 / 53 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over\n90 days\n37.7% (20 of 53 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count\nonly; fewer than 30)\n27, 4 asking below original\nSeptember 7, 2026\nSt Lucie County share asking\nbelow original, houses /\ncondominiums\n50.4% / 43.6%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Higher below-original share than peers;\nCondominiums: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median\nasking $600K to $1M; peer share\n44.3%)\nRoyal Palm Beach, Homestead, Hallandale Beach, Hollywood,\nPompano Beach, Dania Beach, Hialeah, North Miami Beach,\nWest Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The\nAcreage, Coral Springs, North Miami, Hobe Sound, Stuart,\nPlantation, Westlake, Loxahatchee, Miami, Cooper City, Palm\nCity, Wilton Manors, Fort Lauderdale\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"54.7 percent of single-family homes for sale in Jensen Beach have a current asking price below their\noriginal list price; among those 29 reduced listings the median reduction is $39K.\"\n\"Among active Jensen Beach houses, the median recorded CumulativeDaysOnMarket value is 62 days and\nthe median recorded DaysOnMarket value is 60 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"27 Jensen Beach houses are under contract in this snapshot, 4 of them with a recorded asking price below\noriginal; the group is too small to report a percentage. These asking-price fields do not disclose the agreed\ncontract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Jensen Beach versus St Lucie\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Jensen Beach houses 54.7%, St Lucie County houses 50.4%;\nJensen Beach condominiums 35.7%, St Lucie County condominiums 43.6%. Share of active listings asking\nbelow their original list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Jensen Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 37.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 26.4%, 31-60\ndays 22.6%, 61-90 days 13.2%, 91-180 days 24.5%, 181+ days 13.2%. Condominiums: 0-30 days 30%, 31-60\ndays 17.1%, 61-90 days 10%, 91-180 days 18.6%, 181+ days 24.3%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Jensen Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with\n10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 50% (7 of 14); $500K to $1M 53.3% (16 of 30); $1M to $2M 4 listed, count only; $2M\nto $5M 4 listed, count only; $5M and up 1 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Jensen Beach,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (24 unchanged, 0 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 53 houses,\n70 condominiums, 27 houses under contract. Geography is the MLS City field, not a municipal boundary; 81 of 166 Jensen Beach\nlistings carry a different county in the MLS record. County comparisons use listings whose MLS record is in St Lucie County. Seller\nBlink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded\nasking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published\ncity shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a\nbelow-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/jensen-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-jensen-beach/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "f095b0bf454129dff86e0fe53a32c70c75e6808a2ae7ae3782b435415563525c", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - JENSEN BEACH PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 54.7% of Jensen Beach houses for sale are asking less than their original list price; 35.7% of condos\n2. Seller Blink Rate™ in Jensen Beach: 54.7% of houses list below original asking, against 50.4% across St Lucie County\n3. Buying in Jensen Beach? 29 of the 53 houses for sale are asking below their original price, by a median $39K\n\nLEDE\nJENSEN BEACH, Fla., September 7, 2026 - 54.7% of the 53 single-family homes listed for sale in Jensen Beach (29 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 29 reduced listings, the median reduction is 4.5% (about $39K). Among the city's 70 condominium listings, 35.7% are asking below their original price, by a median 7%.\n\nNUT GRAF\nFor active Jensen Beach houses, the median recorded CumulativeDaysOnMarket value is 62 days and the median recorded DaysOnMarket value is 60 days, each calculated from non-missing values in that field (53 and 53 listings). 1.9% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 27 Jensen Beach houses are under contract (Pending or Active Under Contract), 4 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across St Lucie County the shares asking below original are 50.4% for houses and 43.6% for condominiums; Jensen Beach houses are 4.3 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Jensen Beach: 53 [September 7, 2026]\n- Share asking below original list price, houses: 54.7% (29 of 53) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 53 / 0; 24 / 0 [September 7, 2026]\n- Median reduction among the 29 reduced houses: 4.5% (about $39K) [September 7, 2026]\n- Active condominium listings, Jensen Beach: 70 [September 7, 2026]\n- Share asking below original list price, condominiums: 35.7% (25 of 70) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 62 / 60 days (from 53 / 53 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 37.7% (20 of 53 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 27, 4 asking below original [September 7, 2026]\n- St Lucie County share asking below original, houses / condominiums: 50.4% / 43.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Higher below-original share than peers; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Royal Palm Beach, Homestead, Hallandale Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, North Miami Beach, West Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The Acreage, Coral Springs, North Miami, Hobe Sound, Stuart, Plantation, Westlake, Loxahatchee, Miami, Cooper City, Palm City, Wilton Manors, Fort Lauderdale [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"54.7 percent of single-family homes for sale in Jensen Beach have a current asking price below their original list price; among those 29 reduced listings the median reduction is $39K.\"\n- \"Among active Jensen Beach houses, the median recorded CumulativeDaysOnMarket value is 62 days and the median recorded DaysOnMarket value is 60 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"27 Jensen Beach houses are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- jensen-beach-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Jensen Beach versus St Lucie County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Jensen Beach houses 54.7%, St Lucie County houses 50.4%; Jensen Beach condominiums 35.7%, St Lucie County condominiums 43.6%. Share of active listings asking below their original list price, September 7, 2026.\n- jensen-beach-true-days-on-market-r1-2026-09-07.png\n Caption: Active Jensen Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 37.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 26.4%, 31-60 days 22.6%, 61-90 days 13.2%, 91-180 days 24.5%, 181+ days 13.2%. Condominiums: 0-30 days 30%, 31-60 days 17.1%, 61-90 days 10%, 91-180 days 18.6%, 181+ days 24.3%.\n- jensen-beach-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Jensen Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 50% (7 of 14); $500K to $1M 53.3% (16 of 30); $1M to $2M 4 listed, count only; $2M to $5M 4 listed, count only; $5M and up 1 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Jensen Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (24 unchanged, 0 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 53 houses, 70 condominiums, 27 houses under contract. Geography is the MLS City field, not a municipal boundary; 81 of 166 Jensen Beach listings carry a different county in the MLS record. County comparisons use listings whose MLS record is in St Lucie County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/jensen-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-jensen-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-895903645c072c1917b0" }, { "slug": "jensen-beach", "city": "Jensen Beach", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "St Lucie", "active": 70, "with_fee": 70, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 70, "cut_count": 25, "cut_pct": 35.7, "median_cut_pct": 7.0, "median_cut_dollars": 20000 }, "outliers_dropped": 2, "n": 68, "median": 798, "p10": 420, "p25": 649, "p75": 1238, "p90": 1420, "min": 255, "max": 2061, "median_sqft": 0.72, "n_sqft": 68, "median_pct_price": 2.35, "median_list_price": 422400, "median_year_built": 1982, "median_sqft_area": 1092, "over_1000": 23, "over_1000_pct": 33.8, "under_500": 9, "under_500_pct": 13.2, "hi_thr": 1000, "lo_thr": 500, "over_hi": 23, "over_hi_pct": 33.8, "under_lo": 9, "under_lo_pct": 13.2, "types": { "Condominium": { "count": 60, "pct": 88.2 }, "SingleFamilyResidence": { "count": 4, "pct": 5.9 }, "ManufacturedHome": { "count": 2, "pct": 2.9 }, "Townhouse": { "count": 1, "pct": 1.5 }, "MobileHome": { "count": 1, "pct": 1.5 } }, "regime": { "COA": { "count": 49, "pct": 72.1 }, "not_recorded": { "count": 13, "pct": 19.1 }, "HOA": { "count": 6, "pct": 8.8 } }, "villa_median": null, "townhouse_median": 500, "cadence": { "Monthly": { "count": 62, "pct": 91.2 }, "Quarterly": { "count": 6, "pct": 8.8 } }, "stacked": { "count": 1, "pct": 1.5, "median_total": 1240, "median_master": 620 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 9, "pct": 13.2 }, { "label": "$500 to $750", "count": 16, "pct": 23.5 }, { "label": "$750 to $1,000", "count": 20, "pct": 29.4 }, { "label": "$1,000 to $1,500", "count": 17, "pct": 25.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 6, "pct": 8.8 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 1, "median": 1007, "median_sqft": 0.92 }, { "label": "1970s", "n": 20, "median": 812, "median_sqft": 0.97 }, { "label": "1980s", "n": 33, "median": 800, "median_sqft": 0.73 }, { "label": "1990s", "n": 4, "median": 500, "median_sqft": 0.51 }, { "label": "2000s", "n": 2, "median": 339, "median_sqft": 0.27 }, { "label": "2010s", "n": 2, "median": 420, "median_sqft": 0.5 }, { "label": "2020s", "n": 6, "median": 2000, "median_sqft": 0.65 } ], "bands": [ { "label": "Under $250K", "n": 16, "median": 578, "median_pct_price": 4.02 }, { "label": "$250K to $500K", "n": 32, "median": 771, "median_pct_price": 2.65 }, { "label": "$500K to $1M", "n": 14, "median": 977, "median_pct_price": 1.9 }, { "label": "$1M and up", "n": 6, "median": 2000, "median_pct_price": 1.41 } ], "pre1995": { "n": 57, "median": 797 }, "post2005": { "n": 8, "median": 2000 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 55, "pct": 84.6 }, { "key": "Trash", "label": "Trash", "count": 49, "pct": 75.4 }, { "key": "Water", "label": "Water", "count": 47, "pct": 72.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 46, "pct": 70.8 }, { "key": "Sewer", "label": "Sewer", "count": 45, "pct": 69.2 }, { "key": "CableTv", "label": "Cable TV", "count": 39, "pct": 60.0 }, { "key": "Pools", "label": "Pool", "count": 39, "pct": 60.0 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 33, "pct": 50.8 }, { "key": "Insurance", "label": "Building insurance", "count": 29, "pct": 44.6 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 29, "pct": 44.6 }, { "key": "Internet", "label": "Internet", "count": 23, "pct": 35.4 }, { "key": "Security", "label": "Security", "count": 21, "pct": 32.3 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 19, "pct": 29.2 }, { "key": "PestControl", "label": "Pest control", "count": 18, "pct": 27.7 } ], "includes_n": 65, "flags": { "sa_mentioned": { "count": 10, "pct": 14.7 }, "sa_none_or_paid": { "count": 10, "pct": 14.7 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 9, "pct": 13.2 }, "reserves": { "count": 5, "pct": 7.4 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 66 }, "developments": [ { "name": "Outdoor Resorts at Nettles Island", "master": "Nettles Island", "n": 7, "anecdotal": true, "median": 420, "median_sqft": 0.51, "year_built": 2001, "median_list_price": 424900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Beacon 21", "master": null, "n": 6, "anecdotal": true, "median": 650, "median_sqft": 0.51, "year_built": 1973, "median_list_price": 144950, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Ancora Residences", "master": null, "n": 5, "anecdotal": true, "median": 2000, "median_sqft": 0.65, "year_built": 2027, "median_list_price": 1700000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [ { "name": "Nettles Island", "n": 7, "median": 420, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 852, "p25": 726, "p75": 1255, "n": 60, "median_sqft": 0.74, "sa_pending_pct": 0.0 }, { "date": "2026-09-07", "median": 798, "p25": 649, "p75": 1238, "n": 68, "median_sqft": 0.72, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Jensen Beach condo for sale carries a $798-a-month association fee, in line with the South Florida median", "33.8% of Jensen Beach condos on the market ask $1,000 or more a month in fees; 13.2% stay under $500", "Jensen Beach condo fees run $649 to $1,238 a month for the middle half of listings" ], "lede": "JENSEN BEACH, Fla., September 7, 2026 - The median monthly association fee across the 68 condominiums listed for sale in Jensen Beach is $798, with half of the listings between $649 and $1,238 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is in line with the five-county South Florida median of $800, and ranks Jensen Beach 29 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Jensen Beach carries a monthly association fee of $798, in line with the five-county South Florida median of $800.\"", "\"33.8 percent of Jensen Beach condos on the market ask $1,000 or more a month in association fees; only 13.2 percent stay under $500.\"", "\"On the median Jensen Beach condo, a year of association fees equals 2.35 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Jensen Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-jensen-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Jensen Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Jensen Beach median $798 a month, South Florida median $800; Jensen Beach ranks 29 of 69 cities.", "title": "Jensen Beach condo fees sit at the South Florida median" }, { "caption": "Share of active Jensen Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 13.2% (9 listings); $500 to $750 23.5% (16 listings); $750 to $1,000 29.4% (20 listings); $1,000 to $1,500 25% (17 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 8.8% (6 listings).", "title": "29.4% of Jensen Beach condos for sale carry a fee of $750 to $1,000 a month" }, { "caption": "Median monthly-equivalent association fee for active Jensen Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s too few (1 listings); 1970s $812 (20 listings); 1980s $800 (33 listings); 1990s too few (4 listings); 2000s too few (2 listings); 2010s too few (2 listings); 2020s too few (6 listings).", "title": "Jensen Beach condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "St Lucie", "county_basis": "published_city_config_presentation_only", "county_counts": { "Martin": 19, "St Lucie": 51 }, "county_missing_count": 0, "multi_county": true, "county_benchmark": "St Lucie", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 70, "with_fee": 70, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 70, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 68, "retained_n": 68, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 70, "cut_count": 25, "cut_pct": 35.7, "median_cut_pct": 7.0, "median_cut_dollars": 20000, "valid_price_count": 70, "missing_price_count": 0, "unchanged_count": 44, "raised_count": 1, "not_below_original_count": 45, "cut_pct_denominator": 70, "cut_sample_ok": true, "median_cut_n": 25 }, "trim_bounds": { "p1": 222.14, "p99": 2101.61 }, "retained_small_sample": false, "retained_below_30": false, "median": 798, "p10": 420, "p25": 649, "p75": 1238, "p90": 1420, "min": 255, "max": 2061, "median_sqft": 0.72, "n_sqft": 68, "median_pct_price": 2.35, "n_pct_price": 68, "median_list_price": 422400, "median_year_built": 1982, "median_sqft_area": 1092, "over_1000": 23, "over_1000_pct": 33.8, "under_500": 9, "under_500_pct": 13.2, "hi_thr": 1000, "lo_thr": 500, "over_hi": 23, "over_hi_pct": 33.8, "under_lo": 9, "under_lo_pct": 13.2, "types": { "Condominium": { "count": 60, "pct": 88.2 }, "SingleFamilyResidence": { "count": 4, "pct": 5.9 }, "ManufacturedHome": { "count": 2, "pct": 2.9 }, "Townhouse": { "count": 1, "pct": 1.5 }, "MobileHome": { "count": 1, "pct": 1.5 } }, "regime": { "COA": { "count": 49, "pct": 72.1 }, "not_recorded": { "count": 13, "pct": 19.1 }, "HOA": { "count": 6, "pct": 8.8 } }, "villa_median": null, "townhouse_median": 500, "cadence": { "Monthly": { "count": 62, "pct": 91.2 }, "Quarterly": { "count": 6, "pct": 8.8 } }, "stacked": { "count": 1, "pct": 1.5, "median_total": 1240, "median_master": 620 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 9, "pct": 13.2 }, { "label": "$500 to $750", "count": 16, "pct": 23.5 }, { "label": "$750 to $1,000", "count": 20, "pct": 29.4 }, { "label": "$1,000 to $1,500", "count": 17, "pct": 25.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 6, "pct": 8.8 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 1, "median": 1007, "median_sqft": 0.92 }, { "label": "1970s", "n": 20, "median": 812, "median_sqft": 0.97 }, { "label": "1980s", "n": 33, "median": 800, "median_sqft": 0.73 }, { "label": "1990s", "n": 4, "median": 500, "median_sqft": 0.51 }, { "label": "2000s", "n": 2, "median": 339, "median_sqft": 0.27 }, { "label": "2010s", "n": 2, "median": 420, "median_sqft": 0.5 }, { "label": "2020s", "n": 6, "median": 2000, "median_sqft": 0.65 } ], "bands": [ { "label": "Under $250K", "n": 16, "median": 578, "median_pct_price": 4.02 }, { "label": "$250K to $500K", "n": 32, "median": 771, "median_pct_price": 2.65 }, { "label": "$500K to $1M", "n": 14, "median": 977, "median_pct_price": 1.9 }, { "label": "$1M and up", "n": 6, "median": 2000, "median_pct_price": 1.41 } ], "pre1995": { "n": 57, "median": 797 }, "post2005": { "n": 8, "median": 2000 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 55, "pct": 84.6 }, { "key": "Trash", "label": "Trash", "count": 49, "pct": 75.4 }, { "key": "Water", "label": "Water", "count": 47, "pct": 72.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 46, "pct": 70.8 }, { "key": "Sewer", "label": "Sewer", "count": 45, "pct": 69.2 }, { "key": "CableTv", "label": "Cable TV", "count": 39, "pct": 60.0 }, { "key": "Pools", "label": "Pool", "count": 39, "pct": 60.0 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 33, "pct": 50.8 }, { "key": "Insurance", "label": "Building insurance", "count": 29, "pct": 44.6 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 29, "pct": 44.6 }, { "key": "Internet", "label": "Internet", "count": 23, "pct": 35.4 }, { "key": "Security", "label": "Security", "count": 21, "pct": 32.3 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 19, "pct": 29.2 }, { "key": "PestControl", "label": "Pest control", "count": 18, "pct": 27.7 } ], "includes_n": 65, "flags": { "sa_mentioned": { "count": 10, "pct": 14.7 }, "sa_none_or_paid": { "count": 10, "pct": 14.7 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 9, "pct": 13.2 }, "reserves": { "count": 5, "pct": 7.4 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 66 }, "denominators": { "fee_percentages": 68, "fee_medians_percentiles": 68, "median_sqft": 68, "median_pct_price": 68, "includes_pct": 65, "flags_pct": 68, "cut_pct": 70 }, "developments": [ { "name": "Outdoor Resorts at Nettles Island", "master": "Nettles Island", "n": 7, "anecdotal": true, "median": 420, "median_sqft": 0.51, "year_built": 2001, "median_list_price": 424900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Beacon 21", "master": null, "n": 6, "anecdotal": true, "median": 650, "median_sqft": 0.51, "year_built": 1973, "median_list_price": 144950, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Ancora Residences", "master": null, "n": 5, "anecdotal": true, "median": 2000, "median_sqft": 0.65, "year_built": 2027, "median_list_price": 1700000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [ { "name": "Nettles Island", "n": 7, "median": 420, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 798, "p25": 649, "p75": 1238, "n": 68, "median_sqft": 0.72, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Jensen Beach condo monthly association fees have a median of $798 in the retained usable-fee sample of 68 listings, about the same as the five-county median", "In Jensen Beach's retained usable-fee sample (68 listings after exclusions and percentile trimming), 33.8% have monthly-equivalent fees of $1,000 or more and 13.2% are below $500", "Jensen Beach's retained usable-fee sample (n=68): reported monthly-equivalent association fees range from $649 to $1,238 at the 25th to 75th percentiles" ], "lede": "JENSEN BEACH, Fla., September 7, 2026 - Among 68 active condominium listings in Jensen Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $798, with the middle half between $649 and $1,238, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 70 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is about the same as the separately trimmed five-county median of $800 and ranks 29th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Jensen Beach's retained usable-fee sample (n=68), after exclusions and percentile trimming, is $798, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Jensen Beach condos in the retained usable-fee sample (n=68) after exclusions and percentile trimming, 33.8 percent have listed monthly-equivalent fees of $1,000 or more and 13.2 percent are below $500.\"", "\"Among 68 retained listings with a current asking price of at least $20,000 in Jensen Beach's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.35 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Jensen Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (70 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 68 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 70 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a municipal boundary; 19 of 70 Jensen Beach listings carry a different county in the MLS record. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/jensen-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-jensen-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Jensen Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Jensen Beach retained-sample median $798 a month (n=68); five-county median $800 (n=22,695, region-level trim).", "title": "Jensen Beach condos, retained usable-fee sample (n=68): median $798/month, about the same as the five-county median of $800", "visible_labels": [ "$798", "68", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 68 active Jensen Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 13.2% (9 listings); $500 to $750 23.5% (16 listings); $750 to $1,000 29.4% (20 listings); $1,000 to $1,500 25% (17 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 8.8% (6 listings).", "title": "29.4% of Jensen Beach's retained usable-fee sample (68 listings) falls in the $750 to $1,000 monthly band", "visible_labels": [ "0%", "0", "13.2%", "9", "23.5%", "16", "29.4%", "20", "25%", "17", "0%", "0", "8.8%", "6" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Jensen Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1960s count only (1 listings); 1970s $812 (20 listings); 1980s $800 (33 listings); 1990s count only (4 listings); 2000s count only (2 listings); 2010s count only (2 listings); 2020s count only (6 listings).", "title": "Jensen Beach condo fees by recorded decade built, retained usable-fee sample (n=68)", "visible_labels": [ "1", "$812", "20", "$800", "33", "4", "2", "2", "6" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "St Lucie", "before_present": false, "after_present": true }, { "field": "city.county_counts.Martin", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.county_counts.St Lucie", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 222.14, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 2101.61, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Jensen Beach median $798 a month, South Florida median $800; Jensen Beach ranks 29 of 69 cities.", "after": "Dot strip chart in five county lanes. Jensen Beach retained-sample median $798 a month (n=68); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Jensen Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Jensen Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Jensen Beach condo fees sit at the South Florida median", "after": "Jensen Beach condos, retained usable-fee sample (n=68): median $798/month, about the same as the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$798", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "68", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 13.2% (9 listings); $500 to $750 23.5% (16 listings); $750 to $1,000 29.4% (20 listings); $1,000 to $1,500 25% (17 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 8.8% (6 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 13.2% (9 listings); $500 to $750 23.5% (16 listings); $750 to $1,000 29.4% (20 listings); $1,000 to $1,500 25% (17 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 8.8% (6 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Jensen Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 68 active Jensen Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "29.4% of Jensen Beach condos for sale carry a fee of $750 to $1,000 a month", "after": "29.4% of Jensen Beach's retained usable-fee sample (68 listings) falls in the $750 to $1,000 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "8.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "13.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "23.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "29.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "25%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "17", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s too few (1 listings); 1970s $812 (20 listings); 1980s $800 (33 listings); 1990s too few (4 listings); 2000s too few (2 listings); 2010s too few (2 listings); 2020s too few (6 listings).", "after": "Column chart of median fee by recorded decade built: 1960s count only (1 listings); 1970s $812 (20 listings); 1980s $800 (33 listings); 1990s count only (4 listings); 2000s count only (2 listings); 2010s count only (2 listings); 2020s count only (6 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Jensen Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Jensen Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Jensen Beach condo fees by decade the building was completed", "after": "Jensen Beach condo fees by recorded decade built, retained usable-fee sample (n=68)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$812", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "33", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Jensen Beach condo for sale carries a $798-a-month association fee, in line with the South Florida median", "after": "Jensen Beach condo monthly association fees have a median of $798 in the retained usable-fee sample of 68 listings, about the same as the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "33.8% of Jensen Beach condos on the market ask $1,000 or more a month in fees; 13.2% stay under $500", "after": "In Jensen Beach's retained usable-fee sample (68 listings after exclusions and percentile trimming), 33.8% have monthly-equivalent fees of $1,000 or more and 13.2% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Jensen Beach condo fees run $649 to $1,238 a month for the middle half of listings", "after": "Jensen Beach's retained usable-fee sample (n=68): reported monthly-equivalent association fees range from $649 to $1,238 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "JENSEN BEACH, Fla., September 7, 2026 - The median monthly association fee across the 68 condominiums listed for sale in Jensen Beach is $798, with half of the listings between $649 and $1,238 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is in line with the five-county South Florida median of $800, and ranks Jensen Beach 29 of 69 cities.", "after": "JENSEN BEACH, Fla., September 7, 2026 - Among 68 active condominium listings in Jensen Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $798, with the middle half between $649 and $1,238, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 70 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is about the same as the separately trimmed five-county median of $800 and ranks 29th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Jensen Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-jensen-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Jensen Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (70 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 68 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 70 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a municipal boundary; 19 of 70 Jensen Beach listings carry a different county in the MLS record. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/jensen-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-jensen-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Jensen Beach carries a monthly association fee of $798, in line with the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Jensen Beach's retained usable-fee sample (n=68), after exclusions and percentile trimming, is $798, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"33.8 percent of Jensen Beach condos on the market ask $1,000 or more a month in association fees; only 13.2 percent stay under $500.\"", "after": "\"Among Jensen Beach condos in the retained usable-fee sample (n=68) after exclusions and percentile trimming, 33.8 percent have listed monthly-equivalent fees of $1,000 or more and 13.2 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Jensen Beach condo, a year of association fees equals 2.35 percent of the asking price.\"", "after": "\"Among 68 retained listings with a current asking price of at least $20,000 in Jensen Beach's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.35 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "caf16859f5fe43cd0b463ec91ef36d4dab4e2f087c1782dfc3e2c125db0d2989", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nJensen Beach condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Jensen Beach condo for sale carries a $798-a-month association fee, in line with the South\nFlorida median\n33.8% of Jensen Beach condos on the market ask $1,000 or more a month in fees; 13.2% stay under $500\nJensen Beach condo fees run $649 to $1,238 a month for the middle half of listings\nLEDE\nJENSEN BEACH, Fla., September 7, 2026 - The median monthly association fee across the 68 condominiums\nlisted for sale in Jensen Beach is $798, with half of the listings between $649 and $1,238 a month, according\nto a daily analysis of BeachesMLS listing data by PBP Real Estate. That is in line with the five-county South\nFlorida median of $800, and ranks Jensen Beach 29 of 69 cities.\nNUT GRAF\nPer square foot, the median Jensen Beach condo fee is $0.72 a month on a median unit of 1,092 square feet;\nat the median asking price of $422K, a year of fees equals 2.35% of the price. 33.8% of listings ask $1,000 or\nmore a month and 13.2% under $500. 1.5% of listings report two association layers (a master and a sub-\nassociation); 8.8% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention\na special assessment on 14.7% of listings, describe one as pending or payable by the buyer on 0%, and mention\na mandatory club or membership on 0%.\nFACT BOX\nActive condominium listings, Jensen Beach\n70 (68 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$798\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$649 to $1,238\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.72 (median unit 1,092 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n2.35% (asking $422K)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n33.8% / 13.2%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n1.5% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n8.8%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n14.7% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Jensen Beach ranks 29 of 69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Jensen Beach carries a monthly association fee of $798, in line\nwith the five-county South Florida median of $800.\"\n\"33.8 percent of Jensen Beach condos on the market ask $1,000 or more a month in association fees; only\n13.2 percent stay under $500.\"\n\"On the median Jensen Beach condo, a year of association fees equals 2.35 percent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Jensen Beach against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Jensen Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nMedian monthly-equivalent association fee for active Jensen Beach condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Jensen Beach permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-jensen-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity\nor accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing\nOpportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "2715d3587424d5a7cbc9ebaac431f029583c3513d4f987c76bb510c620bb7f53", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nJensen Beach condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/jensen-beach/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nJensen Beach condo monthly association fees have a median of $798 in the retained usable-fee sample of\n68 listings, about the same as the five-county median\nIn Jensen Beach's retained usable-fee sample (68 listings after exclusions and percentile trimming), 33.8%\nhave monthly-equivalent fees of $1,000 or more and 13.2% are below $500\nJensen Beach's retained usable-fee sample (n=68): reported monthly-equivalent association fees range from\n$649 to $1,238 at the 25th to 75th percentiles\nLEDE\nJENSEN BEACH, Fla., September 7, 2026 - Among 68 active condominium listings in Jensen Beach retained\nafter excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its\n99th percentile, the median monthly association fee is $798, with the middle half between $649 and $1,238,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 70\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is about the same as the separately trimmed five-county\nmedian of $800 and ranks 29th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Jensen Beach condo fee is $0.72 a month (68\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n2.35% of the listing's current asking price across 68 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 33.8% of the retained sample have fees of $1,000 or more a\nmonth and 13.2% are below $500. 1.5% of the retained sample report two association layers (a master and a\nsub-association, summed here); 8.8% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 14.7% of the retained sample, describe one as pending or\npayable by the buyer on 0%, and mention a mandatory club or membership on 0%; 66 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association.\nFACT BOX\nActive condominium listings, Jensen Beach (before\nexclusions and trimming)\n70\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n70 / 68 (2 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$798\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$649 to $1,238\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.72 (68 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n2.35% (68 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n33.8% (23) / 13.2% (9) of 68\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n1.5% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n8.8%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n14.7% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Jensen Beach ranks 29th\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Jensen Beach's retained usable-fee sample (n=68), after\nexclusions and percentile trimming, is $798, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Jensen Beach condos in the retained usable-fee sample (n=68) after exclusions and percentile\ntrimming, 33.8 percent have listed monthly-equivalent fees of $1,000 or more and 13.2 percent are below\n$500.\"\n\"Among 68 retained listings with a current asking price of at least $20,000 in Jensen Beach's usable-fee\nsample after exclusions and percentile trimming, a year of reported association fees equals a median 2.35\npercent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Jensen Beach and\nthe published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference\nuses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Jensen Beach retained-sample median $798 a\nmonth (n=68); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 68 active Jensen Beach condominium listings retained after unusable-fee exclusions\nand city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 13.2% (9 listings); $500 to $750 23.5% (16 listings); $750 to $1,000 29.4% (20 listings);\n$1,000 to $1,500 25% (17 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 8.8% (6 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Jensen Beach condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s count only (1 listings);\n1970s $812 (20 listings); 1980s $800 (33 listings); 1990s count only (4 listings); 2000s count only (2 listings);\n2010s count only (2 listings); 2020s count only (6 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Jensen Beach, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (70 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 68 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 70 active listings. Region and county comparisons are trimmed separately within their own samples (the\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nfive-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a\nmunicipal boundary; 19 of 70 Jensen Beach listings carry a different county in the MLS record. The fees displayed are only as\naccurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to\nbe reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles\nby city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of\nSeptember 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08):\nfigures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they\nmay differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/jensen-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/condo-fees-jensen-beach/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "12f86b608623706b3fdeb162a91373e116d3a9d60b38703b8764c20d3c1b85e2", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - JENSEN BEACH CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Jensen Beach condo monthly association fees have a median of $798 in the retained usable-fee sample of 68 listings, about the same as the five-county median\n2. In Jensen Beach's retained usable-fee sample (68 listings after exclusions and percentile trimming), 33.8% have monthly-equivalent fees of $1,000 or more and 13.2% are below $500\n3. Jensen Beach's retained usable-fee sample (n=68): reported monthly-equivalent association fees range from $649 to $1,238 at the 25th to 75th percentiles\n\nLEDE\nJENSEN BEACH, Fla., September 7, 2026 - Among 68 active condominium listings in Jensen Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $798, with the middle half between $649 and $1,238, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 70 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is about the same as the separately trimmed five-county median of $800 and ranks 29th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Jensen Beach condo fee is $0.72 a month (68 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.35% of the listing's current asking price across 68 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 33.8% of the retained sample have fees of $1,000 or more a month and 13.2% are below $500. 1.5% of the retained sample report two association layers (a master and a sub-association, summed here); 8.8% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 14.7% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 66 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association.\n\nFACT BOX (exact figures)\n- Active condominium listings, Jensen Beach (before exclusions and trimming): 70 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 70 / 68 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $798 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $649 to $1,238 [September 7, 2026]\n- Median fee per square foot per month: $0.72 (68 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 2.35% (68 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 33.8% (23) / 13.2% (9) of 68 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 1.5% (1) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 8.8% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 14.7% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Jensen Beach ranks 29th among 69 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Jensen Beach's retained usable-fee sample (n=68), after exclusions and percentile trimming, is $798, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Jensen Beach condos in the retained usable-fee sample (n=68) after exclusions and percentile trimming, 33.8 percent have listed monthly-equivalent fees of $1,000 or more and 13.2 percent are below $500.\"\n- \"Among 68 retained listings with a current asking price of at least $20,000 in Jensen Beach's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.35 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- jensen-beach-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Jensen Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Jensen Beach retained-sample median $798 a month (n=68); five-county median $800 (n=22,695, region-level trim).\n- jensen-beach-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 68 active Jensen Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 13.2% (9 listings); $500 to $750 23.5% (16 listings); $750 to $1,000 29.4% (20 listings); $1,000 to $1,500 25% (17 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 8.8% (6 listings).\n- jensen-beach-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Jensen Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1960s count only (1 listings); 1970s $812 (20 listings); 1980s $800 (33 listings); 1990s count only (4 listings); 2000s count only (2 listings); 2010s count only (2 listings); 2020s count only (6 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Jensen Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (70 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 68 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 70 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a municipal boundary; 19 of 70 Jensen Beach listings carry a different county in the MLS record. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/jensen-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-jensen-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "jensen-beach", "city": "Jensen Beach", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Martin", "active": 34, "with_fee": 34, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 34, "cut_count": 9, "cut_pct": 26.5, "median_cut_pct": 4.4, "median_cut_dollars": 20981 }, "outliers_dropped": 0, "n": 34, "median": 207, "p10": 207, "p25": 207, "p75": 207, "p90": 290, "min": 207, "max": 650, "median_sqft": 0.13, "n_sqft": 34, "median_pct_price": 0.58, "median_list_price": 438016, "median_year_built": 2026, "median_sqft_area": 1791, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 32, "under_500_pct": 94.1, "hi_thr": 500, "lo_thr": 200, "over_hi": 2, "over_hi_pct": 5.9, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Townhouse": { "count": 27, "pct": 79.4 }, "Villa": { "count": 7, "pct": 20.6 } }, "regime": { "HOA": { "count": 32, "pct": 94.1 }, "not_recorded": { "count": 2, "pct": 5.9 } }, "villa_median": 207, "townhouse_median": 207, "cadence": { "Monthly": { "count": 34, "pct": 100.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 0, "pct": 0.0 }, { "label": "$200 to $300", "count": 31, "pct": 91.2 }, { "label": "$300 to $400", "count": 1, "pct": 2.9 }, { "label": "$400 to $600", "count": 0, "pct": 0.0 }, { "label": "$600 to $1,000", "count": 2, "pct": 5.9 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 2, "median": 650, "median_sqft": 0.47 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 0, "median": null, "median_sqft": null }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 32, "median": 207, "median_sqft": 0.13 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 25, "median": 207, "median_pct_price": 0.59 }, { "label": "$500K to $1M", "n": 9, "median": 207, "median_pct_price": 0.45 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 2, "median": 650 }, "post2005": { "n": 32, "median": 207 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 33, "pct": 97.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 28, "pct": 82.4 }, { "key": "Pools", "label": "Pool", "count": 5, "pct": 14.7 }, { "key": "Security", "label": "Security", "count": 5, "pct": 14.7 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 4, "pct": 11.8 }, { "key": "PestControl", "label": "Pest control", "count": 3, "pct": 8.8 }, { "key": "CableTv", "label": "Cable TV", "count": 2, "pct": 5.9 }, { "key": "Insurance", "label": "Building insurance", "count": 2, "pct": 5.9 }, { "key": "Internet", "label": "Internet", "count": 2, "pct": 5.9 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 2, "pct": 5.9 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 2, "pct": 5.9 }, { "key": "Roof", "label": "Roof", "count": 2, "pct": 5.9 }, { "key": "Sewer", "label": "Sewer", "count": 2, "pct": 5.9 }, { "key": "Trash", "label": "Trash", "count": 2, "pct": 5.9 } ], "includes_n": 34, "flags": { "sa_mentioned": { "count": 1, "pct": 2.9 }, "sa_none_or_paid": { "count": 1, "pct": 2.9 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 34 }, "developments": [ { "name": "West Jensen Pud Parcels 6 0 6 4 6 8", "master": null, "n": 25, "anecdotal": false, "median": 207, "median_sqft": 0.13, "year_built": 2026, "median_list_price": 444056, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 7 }, { "name": "Osprey Preserve", "master": null, "n": 6, "anecdotal": true, "median": 290, "median_sqft": 0.16, "year_built": 2022, "median_list_price": 437450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 207, "p25": 207, "p75": 207, "n": 34, "median_sqft": 0.13, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Jensen Beach townhouse or villa for sale carries a $207-a-month homeowners association fee, 31% below the South Florida median", "5.9% of Jensen Beach townhouses and villas on the market ask $500 or more a month in fees; 0% stay under $200", "Jensen Beach HOA fees on townhouses and villas run $207 to $207 a month for the middle half of listings" ], "lede": "JENSEN BEACH, Fla., September 7, 2026 - The median monthly homeowners association fee across the 34 townhouses and villas listed for sale in Jensen Beach is $207, with half of the listings between $207 and $207 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 31% below the five-county South Florida median of $300, and ranks Jensen Beach 31 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Jensen Beach carries a monthly homeowners association fee of $207, 31% below the five-county South Florida median of $300.\"", "\"5.9 percent of Jensen Beach townhouses and villas on the market ask $500 or more a month in fees; 0 percent stay under $200.\"", "\"On the median Jensen Beach townhouse or villa, a year of homeowners association fees equals 0.58 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Jensen Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (0 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-jensen-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Jensen Beach against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Jensen Beach median $207 a month, South Florida median $300; Jensen Beach ranks 31 of 34 cities.", "title": "Jensen Beach HOA fees on townhouses and villas sit 31% below the South Florida median" }, { "caption": "Share of active Jensen Beach townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 0% (0 listings); $200 to $300 91.2% (31 listings); $300 to $400 2.9% (1 listings); $400 to $600 0% (0 listings); $600 to $1,000 5.9% (2 listings); $1,000 and up 0% (0 listings).", "title": "91.2% of Jensen Beach townhouses and villas for sale carry a fee of $200 to $300 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Jensen Beach townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1980s too few (2 listings); 2020s $207 (32 listings).", "title": "Jensen Beach HOA fees on townhouses and villas by decade the home was completed" } ] } }, "after": { "figures": { "city": { "county": "Martin", "county_basis": "published_city_config_presentation_only", "county_counts": { "Martin": 32, "St Lucie": 2 }, "county_missing_count": 0, "multi_county": true, "county_benchmark": "Martin", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 34, "with_fee": 34, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 34, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 34, "retained_n": 34, "outliers_dropped": 0, "trim_applied": true, "cuts": { "active": 34, "cut_count": 9, "cut_pct": 26.5, "median_cut_pct": 4.4, "median_cut_dollars": 20981, "valid_price_count": 34, "missing_price_count": 0, "unchanged_count": 23, "raised_count": 2, "not_below_original_count": 25, "cut_pct_denominator": 34, "cut_sample_ok": false, "median_cut_n": 9 }, "trim_bounds": { "p1": 207.0, "p99": 650.0 }, "retained_small_sample": true, "retained_below_30": false, "median": 207, "p10": 207, "p25": 207, "p75": 207, "p90": 290, "min": 207, "max": 650, "median_sqft": 0.13, "n_sqft": 34, "median_pct_price": 0.58, "n_pct_price": 34, "median_list_price": 438016, "median_year_built": 2026, "median_sqft_area": 1791, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 32, "under_500_pct": 94.1, "hi_thr": 500, "lo_thr": 200, "over_hi": 2, "over_hi_pct": 5.9, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Townhouse": { "count": 27, "pct": 79.4 }, "Villa": { "count": 7, "pct": 20.6 } }, "regime": { "HOA": { "count": 32, "pct": 94.1 }, "not_recorded": { "count": 2, "pct": 5.9 } }, "villa_median": 207, "townhouse_median": 207, "cadence": { "Monthly": { "count": 34, "pct": 100.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 0, "pct": 0.0 }, { "label": "$200 to $300", "count": 31, "pct": 91.2 }, { "label": "$300 to $400", "count": 1, "pct": 2.9 }, { "label": "$400 to $600", "count": 0, "pct": 0.0 }, { "label": "$600 to $1,000", "count": 2, "pct": 5.9 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 2, "median": 650, "median_sqft": 0.47 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 0, "median": null, "median_sqft": null }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 32, "median": 207, "median_sqft": 0.13 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 25, "median": 207, "median_pct_price": 0.59 }, { "label": "$500K to $1M", "n": 9, "median": 207, "median_pct_price": 0.45 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 2, "median": 650 }, "post2005": { "n": 32, "median": 207 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 33, "pct": 97.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 28, "pct": 82.4 }, { "key": "Pools", "label": "Pool", "count": 5, "pct": 14.7 }, { "key": "Security", "label": "Security", "count": 5, "pct": 14.7 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 4, "pct": 11.8 }, { "key": "PestControl", "label": "Pest control", "count": 3, "pct": 8.8 }, { "key": "CableTv", "label": "Cable TV", "count": 2, "pct": 5.9 }, { "key": "Insurance", "label": "Building insurance", "count": 2, "pct": 5.9 }, { "key": "Internet", "label": "Internet", "count": 2, "pct": 5.9 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 2, "pct": 5.9 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 2, "pct": 5.9 }, { "key": "Roof", "label": "Roof", "count": 2, "pct": 5.9 }, { "key": "Sewer", "label": "Sewer", "count": 2, "pct": 5.9 }, { "key": "Trash", "label": "Trash", "count": 2, "pct": 5.9 } ], "includes_n": 34, "flags": { "sa_mentioned": { "count": 1, "pct": 2.9 }, "sa_none_or_paid": { "count": 1, "pct": 2.9 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 34 }, "denominators": { "fee_percentages": 34, "fee_medians_percentiles": 34, "median_sqft": 34, "median_pct_price": 34, "includes_pct": 34, "flags_pct": 34, "cut_pct": 34 }, "developments": [ { "name": "West Jensen Parcels 6 0 6 4 6 8", "master": null, "n": 25, "anecdotal": false, "median": 207, "median_sqft": 0.13, "year_built": 2026, "median_list_price": 444056, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 7 }, { "name": "Osprey Preserve", "master": null, "n": 6, "anecdotal": true, "median": 290, "median_sqft": 0.16, "year_built": 2022, "median_list_price": 437450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 207, "p25": 207, "p75": 207, "n": 34, "median_sqft": 0.13, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Jensen Beach townhouse or villa monthly homeowners association fees have a median of $207 in the retained usable-fee sample of 34 listings, 31% below the five-county median. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.", "In Jensen Beach's retained usable-fee sample (34 listings after exclusions and percentile trimming), 5.9% have monthly-equivalent fees of $500 or more and 0% are below $200. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.", "In Jensen Beach's retained usable-fee sample (n=34), the 25th and 75th percentile reported monthly-equivalent homeowners association fee are both $207. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures." ], "lede": "JENSEN BEACH, Fla., September 7, 2026 - Among 34 active townhouse or villa listings in Jensen Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $207, with the middle half between $207 and $207, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 34 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 31% below the separately trimmed five-county median of $300 and ranks 31st among 34 published city medians. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Jensen Beach's retained usable-fee sample (n=34), after exclusions and percentile trimming, is $207, compared with $300 in the separately trimmed five-county sample. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.\"", "\"Among Jensen Beach townhouses and villas in the retained usable-fee sample (n=34) after exclusions and percentile trimming, 5.9 percent have listed monthly-equivalent fees of $500 or more and 0 percent are below $200. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.\"", "\"Among 34 retained listings with a current asking price of at least $20,000 in Jensen Beach's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.58 percent of the current asking price (median of per-listing ratios). Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Jensen Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (34 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (0 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 34 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 34 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a municipal boundary; 2 of 34 Jensen Beach listings carry a different county in the MLS record. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/jensen-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-jensen-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Jensen Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.", "alt": "Dot strip chart in five county lanes. Jensen Beach retained-sample median $207 a month (n=34); five-county median $300 (n=3,206, region-level trim). Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.", "title": "Jensen Beach townhouses and villas, retained usable-fee sample (n=34): median $207/month, 31% below the five-county median of $300. Small sample: 34 valid before trim; 34 retained.", "visible_labels": [ "$207", "34", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 34 active Jensen Beach townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 0% (0 listings); $200 to $300 91.2% (31 listings); $300 to $400 2.9% (1 listings); $400 to $600 0% (0 listings); $600 to $1,000 5.9% (2 listings); $1,000 and up 0% (0 listings). Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.", "title": "91.2% of Jensen Beach's retained usable-fee sample (34 listings) falls in the $200 to $300 monthly band. Small sample: 34 valid before trim; 34 retained.", "visible_labels": [ "0%", "0", "0%", "0", "91.2%", "31", "2.9%", "1", "0%", "0", "5.9%", "2", "0%", "0" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Jensen Beach townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.", "alt": "Column chart of median fee by recorded decade built: 1980s count only (2 listings); 2020s $207 (32 listings). Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.", "title": "Jensen Beach HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=34). Small sample: 34 valid before trim; 34 retained.", "visible_labels": [ "2", "$207", "32" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Martin", "before_present": false, "after_present": true }, { "field": "city.county_counts.Martin", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.county_counts.St Lucie", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.developments[0].name", "before": "West Jensen Pud Parcels 6 0 6 4 6 8", "after": "West Jensen Parcels 6 0 6 4 6 8", "before_present": true, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 207.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 650.0, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Jensen Beach median $207 a month, South Florida median $300; Jensen Beach ranks 31 of 34 cities.", "after": "Dot strip chart in five county lanes. Jensen Beach retained-sample median $207 a month (n=34); five-county median $300 (n=3,206, region-level trim). Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Jensen Beach against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Jensen Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Jensen Beach HOA fees on townhouses and villas sit 31% below the South Florida median", "after": "Jensen Beach townhouses and villas, retained usable-fee sample (n=34): median $207/month, 31% below the five-county median of $300. Small sample: 34 valid before trim; 34 retained.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$207", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "34", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 0% (0 listings); $200 to $300 91.2% (31 listings); $300 to $400 2.9% (1 listings); $400 to $600 0% (0 listings); $600 to $1,000 5.9% (2 listings); $1,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 0% (0 listings); $200 to $300 91.2% (31 listings); $300 to $400 2.9% (1 listings); $400 to $600 0% (0 listings); $600 to $1,000 5.9% (2 listings); $1,000 and up 0% (0 listings). Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Jensen Beach townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 34 active Jensen Beach townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "91.2% of Jensen Beach townhouses and villas for sale carry a fee of $200 to $300 a month", "after": "91.2% of Jensen Beach's retained usable-fee sample (34 listings) falls in the $200 to $300 monthly band. Small sample: 34 valid before trim; 34 retained.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "5.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "91.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "31", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "2.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1980s too few (2 listings); 2020s $207 (32 listings).", "after": "Column chart of median fee by recorded decade built: 1980s count only (2 listings); 2020s $207 (32 listings). Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Jensen Beach townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Jensen Beach townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Jensen Beach HOA fees on townhouses and villas by decade the home was completed", "after": "Jensen Beach HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=34). Small sample: 34 valid before trim; 34 retained.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$207", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "32", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Jensen Beach townhouse or villa for sale carries a $207-a-month homeowners association fee, 31% below the South Florida median", "after": "Jensen Beach townhouse or villa monthly homeowners association fees have a median of $207 in the retained usable-fee sample of 34 listings, 31% below the five-county median. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "5.9% of Jensen Beach townhouses and villas on the market ask $500 or more a month in fees; 0% stay under $200", "after": "In Jensen Beach's retained usable-fee sample (34 listings after exclusions and percentile trimming), 5.9% have monthly-equivalent fees of $500 or more and 0% are below $200. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Jensen Beach HOA fees on townhouses and villas run $207 to $207 a month for the middle half of listings", "after": "In Jensen Beach's retained usable-fee sample (n=34), the 25th and 75th percentile reported monthly-equivalent homeowners association fee are both $207. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "lede", "before": "JENSEN BEACH, Fla., September 7, 2026 - The median monthly homeowners association fee across the 34 townhouses and villas listed for sale in Jensen Beach is $207, with half of the listings between $207 and $207 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 31% below the five-county South Florida median of $300, and ranks Jensen Beach 31 of 34 cities.", "after": "JENSEN BEACH, Fla., September 7, 2026 - Among 34 active townhouse or villa listings in Jensen Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $207, with the middle half between $207 and $207, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 34 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 31% below the separately trimmed five-county median of $300 and ranks 31st among 34 published city medians. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Jensen Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (0 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-jensen-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Jensen Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (34 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (0 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 34 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 34 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a municipal boundary; 2 of 34 Jensen Beach listings carry a different county in the MLS record. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/jensen-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-jensen-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Jensen Beach carries a monthly homeowners association fee of $207, 31% below the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Jensen Beach's retained usable-fee sample (n=34), after exclusions and percentile trimming, is $207, compared with $300 in the separately trimmed five-county sample. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"5.9 percent of Jensen Beach townhouses and villas on the market ask $500 or more a month in fees; 0 percent stay under $200.\"", "after": "\"Among Jensen Beach townhouses and villas in the retained usable-fee sample (n=34) after exclusions and percentile trimming, 5.9 percent have listed monthly-equivalent fees of $500 or more and 0 percent are below $200. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Jensen Beach townhouse or villa, a year of homeowners association fees equals 0.58 percent of the asking price.\"", "after": "\"Among 34 retained listings with a current asking price of at least $20,000 in Jensen Beach's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.58 percent of the current asking price (median of per-listing ratios). Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "f82112416f1eb947570fffe41049b4ecff84824f3061e40c7ca442112c7cc401", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nJensen Beach HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Jensen Beach townhouse or villa for sale carries a $207-a-month homeowners association fee,\n31% below the South Florida median\n5.9% of Jensen Beach townhouses and villas on the market ask $500 or more a month in fees; 0% stay\nunder $200\nJensen Beach HOA fees on townhouses and villas run $207 to $207 a month for the middle half of listings\nLEDE\nJENSEN BEACH, Fla., September 7, 2026 - The median monthly homeowners association fee across the 34\ntownhouses and villas listed for sale in Jensen Beach is $207, with half of the listings between $207 and $207\na month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 31% below the\nfive-county South Florida median of $300, and ranks Jensen Beach 31 of 34 cities.\nNUT GRAF\nPer square foot, the median Jensen Beach townhouse or villa fee is $0.13 a month on a median home of 1,791\nsquare feet; at the median asking price of $438K, a year of fees equals 0.58% of the price. 5.9% of listings ask\n$500 or more a month and 0% under $200. 0% of listings report two association layers (a master and a sub-\nassociation); 0% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a\nspecial assessment on 2.9% of listings, describe one as pending or payable by the buyer on 0%, and mention a\nmandatory club or membership on 0%. 20.6% of the listings are entered as single-level villas, the rest as\ntownhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Jensen Beach\n34 (34 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$207\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$207 to $207\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.13 (median home 1,791 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n0.58% (asking $438K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $500 or more a month / under $200\n5.9% / 0%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n2.9% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Jensen Beach ranks 31 of 34\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Jensen Beach carries a monthly homeowners association\nfee of $207, 31% below the five-county South Florida median of $300.\"\n\"5.9 percent of Jensen Beach townhouses and villas on the market ask $500 or more a month in fees; 0\npercent stay under $200.\"\n\"On the median Jensen Beach townhouse or villa, a year of homeowners association fees equals 0.58\npercent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Jensen Beach against every South Florida city with 30 or more active townhouse or villa\nlistings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Jensen Beach townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Jensen Beach townhouses and villas by decade the home was\ncompleted, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Jensen Beach permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (0 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-jensen-\nbeach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and\nmay not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "6c86e31437f43c63420e41e3382fa401df45c66dff3ce6e1627b1b648f0884b2", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nJensen Beach HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/jensen-beach/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nJensen Beach townhouse or villa monthly homeowners association fees have a median of $207 in the\nretained usable-fee sample of 34 listings, 31% below the five-county median. Small sample: 34 valid before\ntrimming; 34 retained. A few listings can materially change these figures.\nIn Jensen Beach's retained usable-fee sample (34 listings after exclusions and percentile trimming), 5.9%\nhave monthly-equivalent fees of $500 or more and 0% are below $200. Small sample: 34 valid before\ntrimming; 34 retained. A few listings can materially change these figures.\nIn Jensen Beach's retained usable-fee sample (n=34), the 25th and 75th percentile reported monthly-\nequivalent homeowners association fee are both $207. Small sample: 34 valid before trimming; 34 retained.\nA few listings can materially change these figures.\nLEDE\nJENSEN BEACH, Fla., September 7, 2026 - Among 34 active townhouse or villa listings in Jensen Beach\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly homeowners association fee is $207, with the middle half\nbetween $207 and $207, according to PBP Real Estate's analysis of BeachesMLS listing data as of September\n7, 2026. There are 34 active townhouse or villa listings before those exclusions and trimming; the fee statistics\ndescribe the retained sample, not every property for sale. The city median is 31% below the separately\ntrimmed five-county median of $300 and ranks 31st among 34 published city medians. Small sample: 34 valid\nbefore trimming; 34 retained. A few listings can materially change these figures.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Jensen Beach townhouse or villa fee is $0.13 a\nmonth (34 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals\na median 0.58% of the listing's current asking price across 34 retained listings with a current asking price of at\nleast $20,000; this is the median of per-listing ratios. 5.9% of the retained sample have fees of $500 or more a\nmonth and 0% are below $200. 0% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 2.9% of the retained sample, describe one as pending or payable by\nthe buyer on 0%, and mention a mandatory club or membership on 0%; 34 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. 20.6% of retained\nlistings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are\nreported together after condominium classification. Small sample: 34 valid before trimming; 34 retained. A few\nlistings can materially change these figures.\nFACT BOX\nActive townhouse or villa listings, Jensen\nBeach (before exclusions and trimming)\n34\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n34 / 34 (0 trimmed; 0 fee without billing frequency\nexcluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$207\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$207 to $207\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.13 (34 retained listings with recorded living area\nof at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n0.58% (34 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n5.9% (2) / 0% (0) of 34\nSeptember 7, 2026\nTwo association layers reported (master +\nsub), retained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly),\nretained sample\n0%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n2.9% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); Jensen Beach ranks 31st\namong 34 published city medians\nSeptember 7, 2026\nSmall retained fee sample — interpretation\ncaution\nSmall sample: 34 valid before trimming; 34 retained.\nA few listings can materially change these figures.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Jensen Beach's retained usable-fee\nsample (n=34), after exclusions and percentile trimming, is $207, compared with $300 in the separately\ntrimmed five-county sample. Small sample: 34 valid before trimming; 34 retained. A few listings can\nmaterially change these figures.\"\n\"Among Jensen Beach townhouses and villas in the retained usable-fee sample (n=34) after exclusions and\npercentile trimming, 5.9 percent have listed monthly-equivalent fees of $500 or more and 0 percent are\nbelow $200. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change\nthese figures.\"\n\"Among 34 retained listings with a current asking price of at least $20,000 in Jensen Beach's usable-fee\nsample after exclusions and percentile trimming, a year of reported homeowners association fees equals a\nmedian 0.58 percent of the current asking price (median of per-listing ratios). Small sample: 34 valid before\ntrimming; 34 retained. A few listings can materially change these figures.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nJensen Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the\nfive-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings\nwith a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nSmall sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.\nChart data (aggregate): Dot strip chart in five county lanes. Jensen Beach retained-sample median $207 a\nmonth (n=34); five-county median $300 (n=3,206, region-level trim). Small sample: 34 valid before trimming;\n34 retained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 34 active Jensen Beach townhouse or villa listings retained after\nunusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all\nactive listings. Source: BeachesMLS via PBP Real Estate. Small sample: 34 valid before trimming; 34 retained. A few listings can materially\nchange these figures.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 0% (0\nlistings); $100 to $200 0% (0 listings); $200 to $300 91.2% (31 listings); $300 to $400 2.9% (1 listings); $400\nto $600 0% (0 listings); $600 to $1,000 5.9% (2 listings); $1,000 and up 0% (0 listings). Small sample: 34 valid\nbefore trimming; 34 retained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Jensen Beach townhouses and villas in the\nretained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a\nrecorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small\nsample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1980s count only (2 listings);\n2020s $207 (32 listings). Small sample: 34 valid before trimming; 34 retained. A few listings can materially\nchange these figures.\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Jensen Beach, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (34 here). Fees below the 1st or above the 99th\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npercentile are excluded by the stated percentile rule (0 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 34 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 34 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes\ntogether after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific\nassociation's finances. Geography is the MLS City field, not a municipal boundary; 2 of 34 Jensen Beach listings carry a different\ncounty in the MLS record. The fees displayed are only as accurate as the brokerage that provided them in its individual listings\nthrough the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate\nsource table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/jensen-beach/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-jensen-beach/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "62a6d75269d71a53effb3693ada6cd6c8a0f92ba5a871c80c3b15597901f287e", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - JENSEN BEACH HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Jensen Beach townhouse or villa monthly homeowners association fees have a median of $207 in the retained usable-fee sample of 34 listings, 31% below the five-county median. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.\n2. In Jensen Beach's retained usable-fee sample (34 listings after exclusions and percentile trimming), 5.9% have monthly-equivalent fees of $500 or more and 0% are below $200. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.\n3. In Jensen Beach's retained usable-fee sample (n=34), the 25th and 75th percentile reported monthly-equivalent homeowners association fee are both $207. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.\n\nLEDE\nJENSEN BEACH, Fla., September 7, 2026 - Among 34 active townhouse or villa listings in Jensen Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $207, with the middle half between $207 and $207, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 34 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 31% below the separately trimmed five-county median of $300 and ranks 31st among 34 published city medians. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Jensen Beach townhouse or villa fee is $0.13 a month (34 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 0.58% of the listing's current asking price across 34 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 5.9% of the retained sample have fees of $500 or more a month and 0% are below $200. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 2.9% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 34 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. 20.6% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Jensen Beach (before exclusions and trimming): 34 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 34 / 34 (0 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $207 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $207 to $207 [September 7, 2026]\n- Median fee per square foot per month: $0.13 (34 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 0.58% (34 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 5.9% (2) / 0% (0) of 34 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 0% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 2.9% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Jensen Beach ranks 31st among 34 published city medians [September 7, 2026]\n- Small retained fee sample — interpretation caution: Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Jensen Beach's retained usable-fee sample (n=34), after exclusions and percentile trimming, is $207, compared with $300 in the separately trimmed five-county sample. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.\"\n- \"Among Jensen Beach townhouses and villas in the retained usable-fee sample (n=34) after exclusions and percentile trimming, 5.9 percent have listed monthly-equivalent fees of $500 or more and 0 percent are below $200. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.\"\n- \"Among 34 retained listings with a current asking price of at least $20,000 in Jensen Beach's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.58 percent of the current asking price (median of per-listing ratios). Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- jensen-beach-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Jensen Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.\n Alt text: Dot strip chart in five county lanes. Jensen Beach retained-sample median $207 a month (n=34); five-county median $300 (n=3,206, region-level trim). Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.\n- jensen-beach-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 34 active Jensen Beach townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 0% (0 listings); $200 to $300 91.2% (31 listings); $300 to $400 2.9% (1 listings); $400 to $600 0% (0 listings); $600 to $1,000 5.9% (2 listings); $1,000 and up 0% (0 listings). Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.\n- jensen-beach-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Jensen Beach townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.\n Alt text: Column chart of median fee by recorded decade built: 1980s count only (2 listings); 2020s $207 (32 listings). Small sample: 34 valid before trimming; 34 retained. A few listings can materially change these figures.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Jensen Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (34 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (0 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 34 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 34 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a municipal boundary; 2 of 34 Jensen Beach listings carry a different county in the MLS record. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/jensen-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-jensen-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "juno-beach", "city": "Juno Beach", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "segments": { "houses": { "active": 4, "sample_ok": false, "small_sample": false, "pending": 4, "median_list_price": 4197500.0, "cut_count": 3, "cut_pct": 75.0, "raised_count": 0, "median_cut_pct": 7.2, "median_cut_dollars": 495000.0, "cut_last30": 0, "cut_last30_pct": 0.0, "cut_last7": 0, "median_dom": 93.0, "median_cdom": 93.0, "relisted_count": 0, "relisted_pct": 0.0, "over90": 2, "over90_pct": 50.0, "over180": 1, "fresh_held": 0, "fresh_held_pct": 0.0, "stale_uncut": 1, "stale_uncut_pct": 25.0, "dom_buckets": [ { "label": "0-30", "count": 0, "pct": 0.0 }, { "label": "31-60", "count": 0, "pct": 0.0 }, { "label": "61-90", "count": 2, "pct": 50.0 }, { "label": "91-180", "count": 1, "pct": 25.0 }, { "label": "181+", "count": 1, "pct": 25.0 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M to $2M", "active": 2, "cut": 1, "cut_pct": 50.0, "median_cdom": 91.0 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$5M and up", "active": 2, "cut": 2, "cut_pct": 100.0, "median_cdom": 144.5 } ], "pending_cut_count": 1, "pending_cut_pct": 25.0, "pending_median_cut_pct": 5.3, "pending_median_cdom": 70.5, "series": [] }, "condos": { "active": 45, "sample_ok": true, "small_sample": false, "pending": 92, "median_list_price": 1590000.0, "cut_count": 11, "cut_pct": 24.4, "raised_count": 1, "median_cut_pct": 8.7, "median_cut_dollars": 76000.0, "cut_last30": 4, "cut_last30_pct": 8.9, "cut_last7": 1, "median_dom": 147, "median_cdom": 178, "relisted_count": 4, "relisted_pct": 8.9, "over90": 32, "over90_pct": 71.1, "over180": 22, "fresh_held": 8, "fresh_held_pct": 17.8, "stale_uncut": 23, "stale_uncut_pct": 51.1, "dom_buckets": [ { "label": "0-30", "count": 7, "pct": 15.6 }, { "label": "31-60", "count": 1, "pct": 2.2 }, { "label": "61-90", "count": 5, "pct": 11.1 }, { "label": "91-180", "count": 10, "pct": 22.2 }, { "label": "181+", "count": 22, "pct": 48.9 } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$250K to $500K", "active": 4, "cut": 1, "cut_pct": 25.0, "median_cdom": 8.5 }, { "label": "$500K to $1M", "active": 13, "cut": 5, "cut_pct": 38.5, "median_cdom": 84 }, { "label": "$1M and up", "active": 28, "cut": 5, "cut_pct": 17.9, "median_cdom": 366.5 } ], "pending_cut_count": 3, "pending_cut_pct": 3.3, "pending_median_cut_pct": 3.4, "pending_median_cdom": 9.5, "tier": "c4", "series": [ { "date": "2026-09-05", "active": 43, "cut_pct": 25.6, "median_cdom": 183, "median_list_price": 1625000.0 }, { "date": "2026-09-06", "active": 41, "cut_pct": 24.4, "median_cdom": 212, "median_list_price": 1995000.0 }, { "date": "2026-09-07", "active": 45, "cut_pct": 24.4, "median_cdom": 178, "median_list_price": 1590000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "24.4% of Juno Beach condominiums for sale have cut their asking price", "Juno Beach sellers hold firmer than the rest of Palm Beach County as 71.1% of condominiums pass 90 days on the market", "Buying in Juno Beach? One in four condominiums have already come down once, by a median $76K" ], "lede": "JUNO BEACH, Fla., September 7, 2026 - 24.4% of the 45 condominiums listed for sale in Juno Beach have reduced their asking price at least once, by a median 8.7% (about $76K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 4 for sale, too few to report percentages (floor 30).", "quotes": [ "\"24.4 percent of condominiums for sale in Juno Beach have reduced their asking price at least once, by a median $76K.\"", "\"Counting every relisting, the median Juno Beach condominium for sale has been waiting 178 days, not the 147 the current listing shows.\"", "\"Of the Juno Beach condominiums now under contract, 96.7 percent never reduced their asking price; the rest cut by a median 3.4 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Juno Beach and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 45 condominiums, 4 houses, 92 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-juno-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Juno Beach versus Palm Beach County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Juno Beach condominiums 24.4%, Palm Beach County condominiums 44.6%. Houses: 4 for sale, too few to report.", "title": "Juno Beach condominiums are cutting 20.2 points less often than Palm Beach County" }, { "caption": "Active Juno Beach listings by cumulative days on market, condominiums, September 7, 2026. 71.1% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 15.6%, 31-60 days 2.2%, 61-90 days 11.1%, 91-180 days 22.2%, 181+ days 48.9%.", "title": "71.1% of Juno Beach condominiums for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Juno Beach condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K too few to read of 0; $250K to $500K too few to read of 4; $500K to $1M 38.5% of 13; $1M and up 17.9% of 28.", "title": "Price cuts by price band, Juno Beach condominiums" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 145 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 4, "sample_ok": false, "small_sample": false, "pending": 4, "median_list_price": 4197500.0, "cut_count": 3, "cut_pct": 75.0, "raised_count": 0, "valid_price_count": 4, "missing_price_count": 0, "unchanged_count": 1, "not_below_original_count": 1, "cut_sample_ok": false, "cut_small_sample": true, "median_cut_pct": 7.2, "median_cut_dollars": 495000.0, "cut_last30": 0, "cut_last30_pct": 0.0, "cut_last7": 0, "median_dom": 93.0, "median_cdom": 93.0, "dom_n": 4, "cdom_n": 4, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 4, "relisted_count": 0, "relisted_pct": 0.0, "over90": 2, "over90_pct": 50.0, "over180": 1, "fresh_held": 0, "fresh_held_pct": 0.0, "fresh_held_missing_cdom_count": 0, "stale_uncut": 1, "stale_uncut_pct": 25.0, "dom_buckets": [ { "label": "0-30", "count": 0, "pct": 0.0 }, { "label": "31-60", "count": 0, "pct": 0.0 }, { "label": "61-90", "count": 2, "pct": 50.0 }, { "label": "91-180", "count": 1, "pct": 25.0 }, { "label": "181+", "count": 1, "pct": 25.0 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M to $2M", "active": 2, "cut": 1, "cut_pct": 50.0, "median_cdom": 91.0, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$5M and up", "active": 2, "cut": 2, "cut_pct": 100.0, "median_cdom": 144.5, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 } ], "pending_cut_count": 1, "pending_cut_pct": 25.0, "pending_valid_price_count": 4, "pending_missing_price_count": 0, "pending_unchanged_count": 3, "pending_raised_count": 0, "pending_not_below_original_count": 3, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 4, "pending_dom_n": 4, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 5.3, "pending_median_cdom": 70.5, "denominators": { "cut_pct": 4, "cut_last30_pct": 4, "relisted_pct": 4, "fresh_held_pct": 4, "stale_uncut_pct": 4, "over90_pct": 4, "dom_bucket_pct": 4, "pending_cut_pct": 4, "median_dom": 4, "median_cdom": 4, "median_cut_pct": 3, "median_cut_dollars": 3, "pending_median_cut_pct": 1, "pending_median_cdom": 4 }, "county_counts": { "Palm Beach": 4 }, "series": [] }, "condos": { "active": 45, "sample_ok": true, "small_sample": false, "pending": 92, "median_list_price": 1590000.0, "cut_count": 11, "cut_pct": 24.4, "raised_count": 1, "valid_price_count": 45, "missing_price_count": 0, "unchanged_count": 33, "not_below_original_count": 34, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 8.7, "median_cut_dollars": 76000.0, "cut_last30": 4, "cut_last30_pct": 8.9, "cut_last7": 1, "median_dom": 147, "median_cdom": 178, "dom_n": 45, "cdom_n": 45, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 45, "relisted_count": 4, "relisted_pct": 8.9, "over90": 32, "over90_pct": 71.1, "over180": 22, "fresh_held": 8, "fresh_held_pct": 17.8, "fresh_held_missing_cdom_count": 0, "stale_uncut": 23, "stale_uncut_pct": 51.1, "dom_buckets": [ { "label": "0-30", "count": 7, "pct": 15.6 }, { "label": "31-60", "count": 1, "pct": 2.2 }, { "label": "61-90", "count": 5, "pct": 11.1 }, { "label": "91-180", "count": 10, "pct": 22.2 }, { "label": "181+", "count": 22, "pct": 48.9 } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$250K to $500K", "active": 4, "cut": 1, "cut_pct": 25.0, "median_cdom": 8.5, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 }, { "label": "$500K to $1M", "active": 13, "cut": 5, "cut_pct": 38.5, "median_cdom": 84, "cut_pct_denominator": 13, "cdom_n": 13, "valid_price_count": 13 }, { "label": "$1M and up", "active": 28, "cut": 5, "cut_pct": 17.9, "median_cdom": 366.5, "cut_pct_denominator": 28, "cdom_n": 28, "valid_price_count": 28 } ], "pending_cut_count": 3, "pending_cut_pct": 3.3, "pending_valid_price_count": 92, "pending_missing_price_count": 0, "pending_unchanged_count": 85, "pending_raised_count": 4, "pending_not_below_original_count": 89, "pending_sample_ok": true, "pending_cut_sample_ok": false, "pending_cdom_n": 92, "pending_dom_n": 92, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 3.4, "pending_median_cdom": 9.5, "denominators": { "cut_pct": 45, "cut_last30_pct": 45, "relisted_pct": 45, "fresh_held_pct": 45, "stale_uncut_pct": 45, "over90_pct": 45, "dom_bucket_pct": 45, "pending_cut_pct": 92, "median_dom": 45, "median_cdom": 45, "median_cut_pct": 11, "median_cut_dollars": 11, "pending_median_cut_pct": 3, "pending_median_cdom": 92 }, "county_counts": { "Palm Beach": 45 }, "tier": "c4", "series": [ { "date": "2026-09-07", "active": 45, "cut_pct": 24.4, "median_cdom": 178, "median_list_price": 1590000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "24.4% of Juno Beach condominiums for sale are asking less than their original list price", "Seller Blink Rate™ in Juno Beach: 24.4% of condominiums list below original asking, against 44.6% across Palm Beach County", "Buying in Juno Beach? 11 of the 45 condominiums for sale are asking below their original price, by a median $76K" ], "lede": "JUNO BEACH, Fla., September 7, 2026 - 24.4% of the 45 condominiums listed for sale in Juno Beach (11 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 11 reduced listings, the median reduction is 8.7% (about $76K). Houses: 4 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"24.4 percent of condominiums for sale in Juno Beach have a current asking price below their original list price; among those 11 reduced listings the median reduction is $76K.\"", "\"Among active Juno Beach condominiums, the median recorded CumulativeDaysOnMarket value is 178 days and the median recorded DaysOnMarket value is 147 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 3.3 percent of the 92 Juno Beach condominiums under contract had a recorded asking price below their original list price. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Juno Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (33 unchanged, 1 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 45 condominiums, 4 houses, 92 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/juno-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-juno-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Juno Beach versus Palm Beach County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Juno Beach condominiums 24.4%, Palm Beach County condominiums 44.6%. Houses: 4 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 24.4% of Juno Beach condominiums for sale are asking below their original price, against 44.6% across Palm Beach County", "visible_labels": [ "44.6%", "24.4%" ] }, { "caption": "Active Juno Beach condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 71.1% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 15.6%, 31-60 days 2.2%, 61-90 days 11.1%, 91-180 days 22.2%, 181+ days 48.9%.", "title": "71.1% of Juno Beach condominiums for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "15.6%", "2.2%", "11.1%", "22.2%", "48.9%", "71.1%" ] }, { "caption": "Share of active Juno Beach condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 0 listed, count only; $250K to $500K 4 listed, count only; $500K to $1M 38.5% (5 of 13); $1M and up 17.9% (5 of 28).", "title": "Share asking below original by current asking-price band, Juno Beach condominiums", "visible_labels": [ "17.9%", "5", "28", "38.5%", "5", "13", "4", "0" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 145, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Palm Beach", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 92, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 92, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 92, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 92, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 85, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 92, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Palm Beach", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Juno Beach condominiums 24.4%, Palm Beach County condominiums 44.6%. Houses: 4 for sale, too few to report.", "after": "Horizontal bar chart. Juno Beach condominiums 24.4%, Palm Beach County condominiums 44.6%. Houses: 4 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Juno Beach versus Palm Beach County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Juno Beach versus Palm Beach County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Juno Beach condominiums are cutting 20.2 points less often than Palm Beach County", "after": "Seller Blink Rate™: 24.4% of Juno Beach condominiums for sale are asking below their original price, against 44.6% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "44.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "24.4%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 15.6%, 31-60 days 2.2%, 61-90 days 11.1%, 91-180 days 22.2%, 181+ days 48.9%.", "after": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 15.6%, 31-60 days 2.2%, 61-90 days 11.1%, 91-180 days 22.2%, 181+ days 48.9%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Juno Beach listings by cumulative days on market, condominiums, September 7, 2026. 71.1% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Juno Beach condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 71.1% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "71.1% of Juno Beach condominiums for sale have waited more than 90 days, counting every relisting", "after": "71.1% of Juno Beach condominiums for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "15.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "2.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "11.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "22.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "48.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "71.1%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K too few to read of 0; $250K to $500K too few to read of 4; $500K to $1M 38.5% of 13; $1M and up 17.9% of 28.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 0 listed, count only; $250K to $500K 4 listed, count only; $500K to $1M 38.5% (5 of 13); $1M and up 17.9% (5 of 28).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Juno Beach condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Juno Beach condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Price cuts by price band, Juno Beach condominiums", "after": "Share asking below original by current asking-price band, Juno Beach condominiums", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "17.9%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "28", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "38.5%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "24.4% of Juno Beach condominiums for sale have cut their asking price", "after": "24.4% of Juno Beach condominiums for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Juno Beach sellers hold firmer than the rest of Palm Beach County as 71.1% of condominiums pass 90 days on the market", "after": "Seller Blink Rate™ in Juno Beach: 24.4% of condominiums list below original asking, against 44.6% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Juno Beach? One in four condominiums have already come down once, by a median $76K", "after": "Buying in Juno Beach? 11 of the 45 condominiums for sale are asking below their original price, by a median $76K", "before_present": true, "after_present": true }, { "field": "lede", "before": "JUNO BEACH, Fla., September 7, 2026 - 24.4% of the 45 condominiums listed for sale in Juno Beach have reduced their asking price at least once, by a median 8.7% (about $76K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 4 for sale, too few to report percentages (floor 30).", "after": "JUNO BEACH, Fla., September 7, 2026 - 24.4% of the 45 condominiums listed for sale in Juno Beach (11 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 11 reduced listings, the median reduction is 8.7% (about $76K). Houses: 4 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Juno Beach and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 45 condominiums, 4 houses, 92 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-juno-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Juno Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (33 unchanged, 1 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 45 condominiums, 4 houses, 92 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/juno-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-juno-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"24.4 percent of condominiums for sale in Juno Beach have reduced their asking price at least once, by a median $76K.\"", "after": "\"24.4 percent of condominiums for sale in Juno Beach have a current asking price below their original list price; among those 11 reduced listings the median reduction is $76K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Juno Beach condominium for sale has been waiting 178 days, not the 147 the current listing shows.\"", "after": "\"Among active Juno Beach condominiums, the median recorded CumulativeDaysOnMarket value is 178 days and the median recorded DaysOnMarket value is 147 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Juno Beach condominiums now under contract, 96.7 percent never reduced their asking price; the rest cut by a median 3.4 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 3.3 percent of the 92 Juno Beach condominiums under contract had a recorded asking price below their original list price. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "0844578f5cbb9ec9f23b2643c82f08f8b3607602087c3d7263c75c8d425ef6ad", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nJuno Beach price cuts and true days on market\nHEADLINE OPTIONS\n24.4% of Juno Beach condominiums for sale have cut their asking price\nJuno Beach sellers hold firmer than the rest of Palm Beach County as 71.1% of condominiums pass 90 days\non the market\nBuying in Juno Beach? One in four condominiums have already come down once, by a median $76K\nLEDE\nJUNO BEACH, Fla., September 7, 2026 - 24.4% of the 45 condominiums listed for sale in Juno Beach have\nreduced their asking price at least once, by a median 8.7% (about $76K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Houses: 4 for sale, too few to report percentages (floor 30).\nNUT GRAF\nThe figures point to a market where 3.3% of condominiums reached a contract only after a price cut: of the 92\nJuno Beach condominiums now under contract, 3.3% reduced before going under contract, with a median cut\nof 3.4% and a median 10 days to contract. Across Palm Beach County the price-cut share is 44.6% for\ncondominiums and 43.4% for houses, so Juno Beach condominiums are cutting 20.2 points less often than the\ncounty. Counting every relisting, the median Juno Beach condominium for sale has been on the market 178\ndays, against 147 on its current listing; 8.9% of active condominiums have been withdrawn and relisted at least\nonce.\nFACT BOX\nActive\ncondominium\nlistings, Juno\nBeach\n45\nShare with at\nleast one price\nreduction,\ncondominiums\n24.4% (11 of 45)\nMedian\nreduction from\noriginal asking,\ncondominiums\n8.7% (about $76K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nActive single-\nfamily listings,\nJuno Beach\n4 (below the 30-listing floor; percentages not reported)\nMedian\ncumulative days\non market,\ncondominiums\n178 days (147 on current listing)\nCondominiums\non market more\nthan 90 days,\ncumulative\n71.1% (32 of 45)\nCondominiums\nunder contract\nthat reduced\nfirst\n3.3% of 92\nPalm Beach\nCounty price-\ncut share,\ncondominiums /\nhouses\n44.6% / 43.4%\nConditions read\n(PBP rule,\ndisclosed in\nmethod)\nCondominiums: Firmer than similar-priced cities\nPeer group,\ncondominiums\n(median asking\n$600K and up;\npeer cut share\n38.1%)\nCoral Gables, Riviera Beach, Hillsboro Beach, Sunny Isles Beach, Singer Island, Surfside, Highland Beach, Bay Harbor\nQUOTABLE DATA POINTS\n\"24.4 percent of condominiums for sale in Juno Beach have reduced their asking price at least once, by a\nmedian $76K.\"\n\"Counting every relisting, the median Juno Beach condominium for sale has been waiting 178 days, not the\n147 the current listing shows.\"\n\"Of the Juno Beach condominiums now under contract, 96.7 percent never reduced their asking price; the\nrest cut by a median 3.4 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nShare of active listings with at least one price reduction, Juno Beach versus Palm Beach County, condominiums, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nActive Juno Beach listings by cumulative days on market, condominiums, September 7, 2026. 71.1% of condominiums have passed 90\ndays. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nShare of active Juno Beach condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30\nlistings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Juno Beach and Palm Beach County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 45 condominiums, 4 houses, 92 condominiums under\ncontract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is\na count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-juno-beach/ .\nConditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price\nfalls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced\ncities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut.\nCutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four\ncities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets.\nA read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "993fa4c9f60c61d7e40a391f914e4189f65c96440c6c03b09bf0813a1c6277b1", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nJuno Beach asking-price reductions and recorded days\non market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/juno-beach/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n24.4% of Juno Beach condominiums for sale are asking less than their original list price\nSeller Blink Rate™ in Juno Beach: 24.4% of condominiums list below original asking, against 44.6% across\nPalm Beach County\nBuying in Juno Beach? 11 of the 45 condominiums for sale are asking below their original price, by a median\n$76K\nLEDE\nJUNO BEACH, Fla., September 7, 2026 - 24.4% of the 45 condominiums listed for sale in Juno Beach (11\nlistings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 11 reduced listings, the median reduction is\n8.7% (about $76K). Houses: 4 for sale, below the 30-listing floor, so no percentages are reported for them.\nNUT GRAF\nFor active Juno Beach condominiums, the median recorded CumulativeDaysOnMarket value is 178 days and\nthe median recorded DaysOnMarket value is 147 days, each calculated from non-missing values in that field\n(45 and 45 listings). 8.9% of all active condominiums have both fields recorded and a cumulative value greater\nthan their DaysOnMarket value; this comparison does not establish a relisting event. Of the 92 Juno Beach\ncondominiums under contract (Pending or Active Under Contract), 3 (3.3%) have a recorded asking price below\ntheir original list price. The remainder are not recorded as below their original list price, which is not a price\nhistory. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nshares asking below original are 44.6% for condominiums and 43.4% for houses; Juno Beach condominiums\nare 20.2 points below the county share.\nFACT BOX\nActive condominium listings, Juno\nBeach\n45\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n24.4% (11 of 45)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\ncondominiums\n45 / 0; 33 / 1\nSeptember 7, 2026\nMedian reduction among the 11\nreduced condominiums\n8.7% (about $76K)\nSeptember 7, 2026\nActive single-family listings, Juno Beach 4 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, condominiums\n178 / 147 days (from 45 / 45 recorded values)\nSeptember 7, 2026\nCondominiums with recorded\nCumulativeDaysOnMarket over 90 days\n71.1% (32 of 45 with a recorded value)\nSeptember 7, 2026\nCondominiums under contract asking\nbelow original list price\n3.3% (3 of 92)\nSeptember 7, 2026\nPalm Beach County share asking below\noriginal, condominiums / houses\n44.6% / 43.4%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nCondominiums: Lower below-original share than peers\nSeptember 7, 2026\nPeer group, condominiums (median\nasking $600K and up; peer share\n38.1%)\nCoral Gables, Riviera Beach, Hillsboro Beach, Sunny Isles\nBeach, Singer Island, Surfside, Highland Beach, Bay\nHarbor Islands, Palm Beach, Lake Park, Key Biscayne, Bal\nHarbour, Coconut Grove\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"24.4 percent of condominiums for sale in Juno Beach have a current asking price below their original list\nprice; among those 11 reduced listings the median reduction is $76K.\"\n\"Among active Juno Beach condominiums, the median recorded CumulativeDaysOnMarket value is 178\ndays and the median recorded DaysOnMarket value is 147 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"At the snapshot, 3.3 percent of the 92 Juno Beach condominiums under contract had a recorded asking\nprice below their original list price. The remainder were not recorded as below their original list price,\nwhich is not a price history. Agreed contract prices are not inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Juno Beach versus Palm Beach\nCounty, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Juno Beach condominiums 24.4%, Palm Beach County\ncondominiums 44.6%. Houses: 4 for sale, count only. Share of active listings asking below their original list\nprice, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive Juno Beach condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a\nrecorded value in that field; 71.1% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Condominiums: 0-30 days\n15.6%, 31-60 days 2.2%, 61-90 days 11.1%, 91-180 days 22.2%, 181+ days 48.9%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Juno Beach condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands\nwith 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\ncondominiums: Under $250K 0 listed, count only; $250K to $500K 4 listed, count only; $500K to $1M 38.5%\n(5 of 13); $1M and up 17.9% (5 of 28).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Juno Beach,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (33 unchanged, 1 above original, 0 without both prices among condominiums). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the\nfloor and appear as a count only. Sample sizes: 45 condominiums, 4 houses, 92 condominiums under contract. Geography is the MLS\nCity field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller\nBlink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded\nasking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published\ncity shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a\nbelow-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/juno-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-juno-beach/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "57ad51176e6eeae96a89fa52b9930a9fc6fc203607f6b20350e2321081211756", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - JUNO BEACH PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 24.4% of Juno Beach condominiums for sale are asking less than their original list price\n2. Seller Blink Rate™ in Juno Beach: 24.4% of condominiums list below original asking, against 44.6% across Palm Beach County\n3. Buying in Juno Beach? 11 of the 45 condominiums for sale are asking below their original price, by a median $76K\n\nLEDE\nJUNO BEACH, Fla., September 7, 2026 - 24.4% of the 45 condominiums listed for sale in Juno Beach (11 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 11 reduced listings, the median reduction is 8.7% (about $76K). Houses: 4 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active Juno Beach condominiums, the median recorded CumulativeDaysOnMarket value is 178 days and the median recorded DaysOnMarket value is 147 days, each calculated from non-missing values in that field (45 and 45 listings). 8.9% of all active condominiums have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 92 Juno Beach condominiums under contract (Pending or Active Under Contract), 3 (3.3%) have a recorded asking price below their original list price. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares asking below original are 44.6% for condominiums and 43.4% for houses; Juno Beach condominiums are 20.2 points below the county share.\n\nFACT BOX (exact figures)\n- Active condominium listings, Juno Beach: 45 [September 7, 2026]\n- Share asking below original list price, condominiums: 24.4% (11 of 45) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, condominiums: 45 / 0; 33 / 1 [September 7, 2026]\n- Median reduction among the 11 reduced condominiums: 8.7% (about $76K) [September 7, 2026]\n- Active single-family listings, Juno Beach: 4 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, condominiums: 178 / 147 days (from 45 / 45 recorded values) [September 7, 2026]\n- Condominiums with recorded CumulativeDaysOnMarket over 90 days: 71.1% (32 of 45 with a recorded value) [September 7, 2026]\n- Condominiums under contract asking below original list price: 3.3% (3 of 92) [September 7, 2026]\n- Palm Beach County share asking below original, condominiums / houses: 44.6% / 43.4% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Condominiums: Lower below-original share than peers [September 7, 2026]\n- Peer group, condominiums (median asking $600K and up; peer share 38.1%): Coral Gables, Riviera Beach, Hillsboro Beach, Sunny Isles Beach, Singer Island, Surfside, Highland Beach, Bay Harbor Islands, Palm Beach, Lake Park, Key Biscayne, Bal Harbour, Coconut Grove [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"24.4 percent of condominiums for sale in Juno Beach have a current asking price below their original list price; among those 11 reduced listings the median reduction is $76K.\"\n- \"Among active Juno Beach condominiums, the median recorded CumulativeDaysOnMarket value is 178 days and the median recorded DaysOnMarket value is 147 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 3.3 percent of the 92 Juno Beach condominiums under contract had a recorded asking price below their original list price. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- juno-beach-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Juno Beach versus Palm Beach County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Juno Beach condominiums 24.4%, Palm Beach County condominiums 44.6%. Houses: 4 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- juno-beach-true-days-on-market-r1-2026-09-07.png\n Caption: Active Juno Beach condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 71.1% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Condominiums: 0-30 days 15.6%, 31-60 days 2.2%, 61-90 days 11.1%, 91-180 days 22.2%, 181+ days 48.9%.\n- juno-beach-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Juno Beach condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 0 listed, count only; $250K to $500K 4 listed, count only; $500K to $1M 38.5% (5 of 13); $1M and up 17.9% (5 of 28).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Juno Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (33 unchanged, 1 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 45 condominiums, 4 houses, 92 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/juno-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-juno-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-920dee18f01c41a46783" }, { "slug": "juno-beach", "city": "Juno Beach", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 45, "with_fee": 45, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 45, "cut_count": 11, "cut_pct": 24.4, "median_cut_pct": 8.7, "median_cut_dollars": 76000 }, "outliers_dropped": 1, "n": 44, "median": 1882, "p10": 1182, "p25": 1314, "p75": 2972, "p90": 3490, "min": 365, "max": 3490, "median_sqft": 1.0, "n_sqft": 44, "median_pct_price": 1.42, "median_list_price": 1607500, "median_year_built": 2015, "median_sqft_area": 1935, "over_1000": 41, "over_1000_pct": 93.2, "under_500": 1, "under_500_pct": 2.3, "hi_thr": 1000, "lo_thr": 500, "over_hi": 41, "over_hi_pct": 93.2, "under_lo": 1, "under_lo_pct": 2.3, "types": { "Condominium": { "count": 42, "pct": 95.5 }, "StockCooperative": { "count": 1, "pct": 2.3 }, "ManufacturedHome": { "count": 1, "pct": 2.3 } }, "regime": { "COA": { "count": 25, "pct": 56.8 }, "not_recorded": { "count": 19, "pct": 43.2 } }, "villa_median": null, "townhouse_median": null, "cadence": { "Monthly": { "count": 39, "pct": 88.6 }, "Quarterly": { "count": 5, "pct": 11.4 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 1, "pct": 2.3 }, { "label": "$500 to $750", "count": 1, "pct": 2.3 }, { "label": "$750 to $1,000", "count": 1, "pct": 2.3 }, { "label": "$1,000 to $1,500", "count": 12, "pct": 27.3 }, { "label": "$1,500 to $2,000", "count": 7, "pct": 15.9 }, { "label": "$2,000 and up", "count": 22, "pct": 50.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 3, "median": 1156, "median_sqft": 0.96 }, { "label": "1970s", "n": 5, "median": 1385, "median_sqft": 0.88 }, { "label": "1980s", "n": 6, "median": 1232, "median_sqft": 0.82 }, { "label": "1990s", "n": 5, "median": 2000, "median_sqft": 0.87 }, { "label": "2000s", "n": 1, "median": 3263, "median_sqft": 1.17 }, { "label": "2010s", "n": 6, "median": 1557, "median_sqft": 0.97 }, { "label": "2020s", "n": 18, "median": 3400, "median_sqft": 1.0 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 3, "median": 755, "median_pct_price": 2.06 }, { "label": "$500K to $1M", "n": 13, "median": 1367, "median_pct_price": 1.99 }, { "label": "$1M and up", "n": 28, "median": 2840, "median_pct_price": 1.34 } ], "pre1995": { "n": 15, "median": 1235 }, "post2005": { "n": 24, "median": 2858 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 38, "pct": 90.5 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 34, "pct": 81.0 }, { "key": "Trash", "label": "Trash", "count": 34, "pct": 81.0 }, { "key": "Insurance", "label": "Building insurance", "count": 30, "pct": 71.4 }, { "key": "Sewer", "label": "Sewer", "count": 26, "pct": 61.9 }, { "key": "Security", "label": "Security", "count": 24, "pct": 57.1 }, { "key": "Water", "label": "Water", "count": 17, "pct": 40.5 }, { "key": "Pools", "label": "Pool", "count": 16, "pct": 38.1 }, { "key": "CableTv", "label": "Cable TV", "count": 13, "pct": 31.0 }, { "key": "Gas", "label": "Gas", "count": 11, "pct": 26.2 }, { "key": "Roof", "label": "Roof", "count": 11, "pct": 26.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 9, "pct": 21.4 }, { "key": "PestControl", "label": "Pest control", "count": 8, "pct": 19.0 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 7, "pct": 16.7 } ], "includes_n": 42, "flags": { "sa_mentioned": { "count": 4, "pct": 9.1 }, "sa_none_or_paid": { "count": 3, "pct": 6.8 }, "sa_pending": { "count": 1, "pct": 2.3 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 2, "pct": 4.5 }, "reserves": { "count": 1, "pct": 2.3 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 44 }, "developments": [ { "name": "Caretta", "master": null, "n": 18, "anecdotal": false, "median": 3400, "median_sqft": 1.0, "year_built": 2025, "median_list_price": 2850000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Juno Bay Colony", "master": null, "n": 6, "anecdotal": true, "median": 1557, "median_sqft": 0.97, "year_built": 2015, "median_list_price": 799000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-06", "median": 2110, "p25": 1356, "p75": 3297, "n": 40, "median_sqft": 1.0, "sa_pending_pct": 2.5 }, { "date": "2026-09-07", "median": 1882, "p25": 1314, "p75": 2972, "n": 44, "median_sqft": 1.0, "sa_pending_pct": 2.3 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Juno Beach condo for sale carries a $1,882-a-month association fee, 135% above the South Florida median", "93.2% of Juno Beach condos on the market ask $1,000 or more a month in fees; 2.3% stay under $500", "Juno Beach condos built since 2005 carry fees 131% higher than buildings from before 1995" ], "lede": "JUNO BEACH, Fla., September 7, 2026 - The median monthly association fee across the 44 condominiums listed for sale in Juno Beach is $1,882, with half of the listings between $1,314 and $2,972 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 135% above the five-county South Florida median of $800, and ranks Juno Beach 4 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Juno Beach carries a monthly association fee of $1,882, 135% above the five-county South Florida median of $800.\"", "\"93.2 percent of Juno Beach condos on the market ask $1,000 or more a month in association fees; only 2.3 percent stay under $500.\"", "\"In Juno Beach, a condo completed since 2005 carries a median fee of $2,858 a month, against $1,235 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Juno Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-juno-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Juno Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Juno Beach median $1,882 a month, South Florida median $800; Juno Beach ranks 4 of 69 cities.", "title": "Juno Beach condo fees sit 135% above the South Florida median" }, { "caption": "Share of active Juno Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 2.3% (1 listings); $500 to $750 2.3% (1 listings); $750 to $1,000 2.3% (1 listings); $1,000 to $1,500 27.3% (12 listings); $1,500 to $2,000 15.9% (7 listings); $2,000 and up 50% (22 listings).", "title": "50% of Juno Beach condos for sale carry a fee of $2,000 and up a month" }, { "caption": "Median monthly-equivalent association fee for active Juno Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s too few (3 listings); 1970s too few (5 listings); 1980s too few (6 listings); 1990s too few (5 listings); 2000s too few (1 listings); 2010s too few (6 listings); 2020s $3,400 (18 listings).", "title": "Juno Beach condos built since 2005 ask 131% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 45 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 45, "with_fee": 45, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 45, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 44, "retained_n": 44, "outliers_dropped": 1, "trim_applied": true, "cuts": { "active": 45, "cut_count": 11, "cut_pct": 24.4, "median_cut_pct": 8.7, "median_cut_dollars": 76000, "valid_price_count": 45, "missing_price_count": 0, "unchanged_count": 33, "raised_count": 1, "not_below_original_count": 34, "cut_pct_denominator": 45, "cut_sample_ok": true, "median_cut_n": 11 }, "trim_bounds": { "p1": 239.93333333333334, "p99": 3490.0 }, "retained_small_sample": false, "retained_below_30": false, "median": 1882, "p10": 1182, "p25": 1314, "p75": 2972, "p90": 3490, "min": 365, "max": 3490, "median_sqft": 1.0, "n_sqft": 44, "median_pct_price": 1.42, "n_pct_price": 44, "median_list_price": 1607500, "median_year_built": 2015, "median_sqft_area": 1935, "over_1000": 41, "over_1000_pct": 93.2, "under_500": 1, "under_500_pct": 2.3, "hi_thr": 1000, "lo_thr": 500, "over_hi": 41, "over_hi_pct": 93.2, "under_lo": 1, "under_lo_pct": 2.3, "types": { "Condominium": { "count": 42, "pct": 95.5 }, "StockCooperative": { "count": 1, "pct": 2.3 }, "ManufacturedHome": { "count": 1, "pct": 2.3 } }, "regime": { "COA": { "count": 25, "pct": 56.8 }, "not_recorded": { "count": 19, "pct": 43.2 } }, "villa_median": null, "townhouse_median": null, "cadence": { "Monthly": { "count": 39, "pct": 88.6 }, "Quarterly": { "count": 5, "pct": 11.4 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 1, "pct": 2.3 }, { "label": "$500 to $750", "count": 1, "pct": 2.3 }, { "label": "$750 to $1,000", "count": 1, "pct": 2.3 }, { "label": "$1,000 to $1,500", "count": 12, "pct": 27.3 }, { "label": "$1,500 to $2,000", "count": 7, "pct": 15.9 }, { "label": "$2,000 and up", "count": 22, "pct": 50.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 3, "median": 1156, "median_sqft": 0.96 }, { "label": "1970s", "n": 5, "median": 1385, "median_sqft": 0.88 }, { "label": "1980s", "n": 6, "median": 1232, "median_sqft": 0.82 }, { "label": "1990s", "n": 5, "median": 2000, "median_sqft": 0.87 }, { "label": "2000s", "n": 1, "median": 3263, "median_sqft": 1.17 }, { "label": "2010s", "n": 6, "median": 1557, "median_sqft": 0.97 }, { "label": "2020s", "n": 18, "median": 3400, "median_sqft": 1.0 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 3, "median": 755, "median_pct_price": 2.06 }, { "label": "$500K to $1M", "n": 13, "median": 1367, "median_pct_price": 1.99 }, { "label": "$1M and up", "n": 28, "median": 2840, "median_pct_price": 1.34 } ], "pre1995": { "n": 15, "median": 1235 }, "post2005": { "n": 24, "median": 2858 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 38, "pct": 90.5 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 34, "pct": 81.0 }, { "key": "Trash", "label": "Trash", "count": 34, "pct": 81.0 }, { "key": "Insurance", "label": "Building insurance", "count": 30, "pct": 71.4 }, { "key": "Sewer", "label": "Sewer", "count": 26, "pct": 61.9 }, { "key": "Security", "label": "Security", "count": 24, "pct": 57.1 }, { "key": "Water", "label": "Water", "count": 17, "pct": 40.5 }, { "key": "Pools", "label": "Pool", "count": 16, "pct": 38.1 }, { "key": "CableTv", "label": "Cable TV", "count": 13, "pct": 31.0 }, { "key": "Gas", "label": "Gas", "count": 11, "pct": 26.2 }, { "key": "Roof", "label": "Roof", "count": 11, "pct": 26.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 9, "pct": 21.4 }, { "key": "PestControl", "label": "Pest control", "count": 8, "pct": 19.0 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 7, "pct": 16.7 } ], "includes_n": 42, "flags": { "sa_mentioned": { "count": 4, "pct": 9.1 }, "sa_none_or_paid": { "count": 3, "pct": 6.8 }, "sa_pending": { "count": 1, "pct": 2.3 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 2, "pct": 4.5 }, "reserves": { "count": 1, "pct": 2.3 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 44 }, "denominators": { "fee_percentages": 44, "fee_medians_percentiles": 44, "median_sqft": 44, "median_pct_price": 44, "includes_pct": 42, "flags_pct": 44, "cut_pct": 45 }, "developments": [ { "name": "Caretta", "master": null, "n": 18, "anecdotal": false, "median": 3400, "median_sqft": 1.0, "year_built": 2025, "median_list_price": 2850000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Juno Bay Colony", "master": null, "n": 6, "anecdotal": true, "median": 1557, "median_sqft": 0.97, "year_built": 2015, "median_list_price": 799000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 1882, "p25": 1314, "p75": 2972, "n": 44, "median_sqft": 1.0, "sa_pending_pct": 2.3 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Juno Beach condo monthly association fees have a median of $1,882 in the retained usable-fee sample of 44 listings, 135% above the five-county median", "In Juno Beach's retained usable-fee sample (44 listings after exclusions and percentile trimming), 93.2% have monthly-equivalent fees of $1,000 or more and 2.3% are below $500", "Juno Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=24) vs pre-1995 (n=15), monthly median 131% higher. Small subgroups: both; read cautiously." ], "lede": "JUNO BEACH, Fla., September 7, 2026 - Among 44 active condominium listings in Juno Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,882, with the middle half between $1,314 and $2,972, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 45 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 135% above the separately trimmed five-county median of $800 and ranks 4th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Juno Beach's retained usable-fee sample (n=44), after exclusions and percentile trimming, is $1,882, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Juno Beach condos in the retained usable-fee sample (n=44) after exclusions and percentile trimming, 93.2 percent have listed monthly-equivalent fees of $1,000 or more and 2.3 percent are below $500.\"", "\"Among the retained usable-fee listings in Juno Beach with a recorded construction year, the median monthly-equivalent fee is $2,858 for a recorded year built of 2005 or later (24 listings) and $1,235 for those built before 1995 (15 listings). Small subgroup: 2005+ n=24; pre-1995 n=15; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Juno Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (45 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 44 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 45 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/juno-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-juno-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Juno Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Juno Beach retained-sample median $1,882 a month (n=44); five-county median $800 (n=22,695, region-level trim).", "title": "Juno Beach condos, retained usable-fee sample (n=44): median $1,882/month, 135% above the five-county median of $800", "visible_labels": [ "$1,882", "44", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 44 active Juno Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 2.3% (1 listings); $500 to $750 2.3% (1 listings); $750 to $1,000 2.3% (1 listings); $1,000 to $1,500 27.3% (12 listings); $1,500 to $2,000 15.9% (7 listings); $2,000 and up 50% (22 listings).", "title": "50% of Juno Beach's retained usable-fee sample (44 listings) falls in the $2,000 and up monthly band", "visible_labels": [ "0%", "0", "2.3%", "1", "2.3%", "1", "2.3%", "1", "27.3%", "12", "15.9%", "7", "50%", "22" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Juno Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=24; pre-1995 n=15. Small subgroup: 2005+ n=24; pre-1995 n=15; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1960s count only (3 listings); 1970s count only (5 listings); 1980s count only (6 listings); 1990s count only (5 listings); 2000s count only (1 listings); 2010s count only (6 listings); 2020s $3,400 (18 listings). Recorded year built 2005 or later $2,858 (24 listings); before 1995 $1,235 (15 listings). Small subgroup: 2005+ n=24; pre-1995 n=15; read cautiously.", "title": "Juno Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=24) vs pre-1995 (n=15), monthly median 131% higher. Small subgroups: both; read cautiously.", "visible_labels": [ "3", "5", "6", "5", "1", "6", "$3,400", "18", "$2,858", "24", "$1,235", "15" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 239.93333333333334, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 3490.0, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Juno Beach median $1,882 a month, South Florida median $800; Juno Beach ranks 4 of 69 cities.", "after": "Dot strip chart in five county lanes. Juno Beach retained-sample median $1,882 a month (n=44); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Juno Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Juno Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Juno Beach condo fees sit 135% above the South Florida median", "after": "Juno Beach condos, retained usable-fee sample (n=44): median $1,882/month, 135% above the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$1,882", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "44", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 2.3% (1 listings); $500 to $750 2.3% (1 listings); $750 to $1,000 2.3% (1 listings); $1,000 to $1,500 27.3% (12 listings); $1,500 to $2,000 15.9% (7 listings); $2,000 and up 50% (22 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 2.3% (1 listings); $500 to $750 2.3% (1 listings); $750 to $1,000 2.3% (1 listings); $1,000 to $1,500 27.3% (12 listings); $1,500 to $2,000 15.9% (7 listings); $2,000 and up 50% (22 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Juno Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 44 active Juno Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "50% of Juno Beach condos for sale carry a fee of $2,000 and up a month", "after": "50% of Juno Beach's retained usable-fee sample (44 listings) falls in the $2,000 and up monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "15.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "50%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "22", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "2.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "2.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "2.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "27.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s too few (3 listings); 1970s too few (5 listings); 1980s too few (6 listings); 1990s too few (5 listings); 2000s too few (1 listings); 2010s too few (6 listings); 2020s $3,400 (18 listings).", "after": "Column chart of median fee by recorded decade built: 1960s count only (3 listings); 1970s count only (5 listings); 1980s count only (6 listings); 1990s count only (5 listings); 2000s count only (1 listings); 2010s count only (6 listings); 2020s $3,400 (18 listings). Recorded year built 2005 or later $2,858 (24 listings); before 1995 $1,235 (15 listings). Small subgroup: 2005+ n=24; pre-1995 n=15; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Juno Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Juno Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=24; pre-1995 n=15. Small subgroup: 2005+ n=24; pre-1995 n=15; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Juno Beach condos built since 2005 ask 131% more in fees than those built before 1995", "after": "Juno Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=24) vs pre-1995 (n=15), monthly median 131% higher. Small subgroups: both; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$1,235", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$3,400", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "18", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$2,858", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "24", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Juno Beach condo for sale carries a $1,882-a-month association fee, 135% above the South Florida median", "after": "Juno Beach condo monthly association fees have a median of $1,882 in the retained usable-fee sample of 44 listings, 135% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "93.2% of Juno Beach condos on the market ask $1,000 or more a month in fees; 2.3% stay under $500", "after": "In Juno Beach's retained usable-fee sample (44 listings after exclusions and percentile trimming), 93.2% have monthly-equivalent fees of $1,000 or more and 2.3% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Juno Beach condos built since 2005 carry fees 131% higher than buildings from before 1995", "after": "Juno Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=24) vs pre-1995 (n=15), monthly median 131% higher. Small subgroups: both; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "JUNO BEACH, Fla., September 7, 2026 - The median monthly association fee across the 44 condominiums listed for sale in Juno Beach is $1,882, with half of the listings between $1,314 and $2,972 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 135% above the five-county South Florida median of $800, and ranks Juno Beach 4 of 69 cities.", "after": "JUNO BEACH, Fla., September 7, 2026 - Among 44 active condominium listings in Juno Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,882, with the middle half between $1,314 and $2,972, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 45 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 135% above the separately trimmed five-county median of $800 and ranks 4th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Juno Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-juno-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Juno Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (45 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 44 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 45 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/juno-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-juno-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Juno Beach carries a monthly association fee of $1,882, 135% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Juno Beach's retained usable-fee sample (n=44), after exclusions and percentile trimming, is $1,882, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"93.2 percent of Juno Beach condos on the market ask $1,000 or more a month in association fees; only 2.3 percent stay under $500.\"", "after": "\"Among Juno Beach condos in the retained usable-fee sample (n=44) after exclusions and percentile trimming, 93.2 percent have listed monthly-equivalent fees of $1,000 or more and 2.3 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Juno Beach, a condo completed since 2005 carries a median fee of $2,858 a month, against $1,235 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Juno Beach with a recorded construction year, the median monthly-equivalent fee is $2,858 for a recorded year built of 2005 or later (24 listings) and $1,235 for those built before 1995 (15 listings). Small subgroup: 2005+ n=24; pre-1995 n=15; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "93399e531f46a8973e26ae8ec4b4cd1a76b6611115053da966ef1f3ab343f583", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nJuno Beach condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Juno Beach condo for sale carries a $1,882-a-month association fee, 135% above the South\nFlorida median\n93.2% of Juno Beach condos on the market ask $1,000 or more a month in fees; 2.3% stay under $500\nJuno Beach condos built since 2005 carry fees 131% higher than buildings from before 1995\nLEDE\nJUNO BEACH, Fla., September 7, 2026 - The median monthly association fee across the 44 condominiums\nlisted for sale in Juno Beach is $1,882, with half of the listings between $1,314 and $2,972 a month, according\nto a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 135% above the five-county South\nFlorida median of $800, and ranks Juno Beach 4 of 69 cities.\nNUT GRAF\nPer square foot, the median Juno Beach condo fee is $1.00 a month on a median unit of 1,935 square feet; at\nthe median asking price of $1.61M, a year of fees equals 1.42% of the price. 93.2% of listings ask $1,000 or\nmore a month and 2.3% under $500. 0% of listings report two association layers (a master and a sub-\nassociation); 11.4% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 9.1% of listings, describe one as pending or payable by the buyer on 2.3%,\nand mention a mandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of\n$2,858 against $1,235 for those completed before 1995.\nFACT BOX\nActive condominium listings, Juno Beach\n45 (44 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$1,882\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$1,314 to $2,972\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.00 (median unit 1,935 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n1.42% (asking $1.61M)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n93.2% / 2.3%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n11.4%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n9.1% / 2.3%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Juno Beach ranks 4 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$2,858 (24 listings) / $1,235 (15\nlistings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Juno Beach carries a monthly association fee of $1,882, 135%\nabove the five-county South Florida median of $800.\"\n\"93.2 percent of Juno Beach condos on the market ask $1,000 or more a month in association fees; only\n2.3 percent stay under $500.\"\n\"In Juno Beach, a condo completed since 2005 carries a median fee of $2,858 a month, against $1,235 for\na building completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Juno Beach against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Juno Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS\nvia PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Juno Beach condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Juno Beach permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-juno-beach/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "27bc29a96519dddafd84124aace2903d9d271ec0d75b2573022df02bfabe8797", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nJuno Beach condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/juno-beach/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nJuno Beach condo monthly association fees have a median of $1,882 in the retained usable-fee sample of\n44 listings, 135% above the five-county median\nIn Juno Beach's retained usable-fee sample (44 listings after exclusions and percentile trimming), 93.2%\nhave monthly-equivalent fees of $1,000 or more and 2.3% are below $500\nJuno Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=24) vs pre-1995 (n=15),\nmonthly median 131% higher. Small subgroups: both; read cautiously.\nLEDE\nJUNO BEACH, Fla., September 7, 2026 - Among 44 active condominium listings in Juno Beach retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly association fee is $1,882, with the middle half between $1,314 and $2,972,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 45\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 135% above the separately trimmed five-county median\nof $800 and ranks 4th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Juno Beach condo fee is $1.00 a month (44 retained\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nlistings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.42% of\nthe listing's current asking price across 44 retained listings with a current asking price of at least $20,000; this\nis the median of per-listing ratios. 93.2% of the retained sample have fees of $1,000 or more a month and 2.3%\nare below $500. 0% of the retained sample report two association layers (a master and a sub-association,\nsummed here); 11.4% are billed quarterly and shown as monthly equivalents. Agent-written public remarks\nmention a special assessment on 9.1% of the retained sample, describe one as pending or payable by the buyer\non 2.3%, and mention a mandatory club or membership on 0%; 44 retained listings carry remarks. These are\nkeyword classifications of free text, not verified facts about any association. Among retained listings with a\nrecorded construction year, the median monthly-equivalent fee is $2,858 for a recorded year built of 2005 or\nlater (24 listings) and $1,235 for those built before 1995 (15 listings); construction year is a recorded field and\nthis comparison does not explain why fees differ. Small subgroup: 2005+ n=24; pre-1995 n=15; read\ncautiously.\nFACT BOX\nActive condominium listings, Juno Beach\n(before exclusions and trimming)\n45\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n45 / 44 (1 trimmed; 0 fee without billing frequency\nexcluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$1,882\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$1,314 to $2,972\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.00 (44 retained listings with recorded living area of\nat least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n1.42% (44 retained listings with a current asking price\nof at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or\nmore a month / below $500\n93.2% (41) / 2.3% (1) of 44\nSeptember 7, 2026\nTwo association layers reported (master +\nsub), retained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly),\nretained sample\n11.4%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n9.1% / 2.3%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Juno Beach ranks 4th among\n69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or\nlater / before 1995 (retained sample)\n$2,858 (2005+ n=24) / $1,235 (pre-1995 n=15). Small\nsubgroup: 2005+ n=24; pre-1995 n=15; read\ncautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Juno Beach's retained usable-fee sample (n=44), after\nexclusions and percentile trimming, is $1,882, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Juno Beach condos in the retained usable-fee sample (n=44) after exclusions and percentile\ntrimming, 93.2 percent have listed monthly-equivalent fees of $1,000 or more and 2.3 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Juno Beach with a recorded construction year, the median\nmonthly-equivalent fee is $2,858 for a recorded year built of 2005 or later (24 listings) and $1,235 for\nthose built before 1995 (15 listings). Small subgroup: 2005+ n=24; pre-1995 n=15; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Juno Beach and\nthe published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference\nuses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Juno Beach retained-sample median $1,882 a\nmonth (n=44); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 44 active Juno Beach condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 2.3% (1 listings); $500 to $750 2.3% (1 listings); $750 to $1,000 2.3% (1 listings);\n$1,000 to $1,500 27.3% (12 listings); $1,500 to $2,000 15.9% (7 listings); $2,000 and up 50% (22 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Juno Beach condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=24;\npre-1995 n=15. Small subgroup: 2005+ n=24; pre-1995 n=15; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s count only (3 listings);\n1970s count only (5 listings); 1980s count only (6 listings); 1990s count only (5 listings); 2000s count only (1\nlistings); 2010s count only (6 listings); 2020s $3,400 (18 listings). Recorded year built 2005 or later $2,858 (24\nlistings); before 1995 $1,235 (15 listings). Small subgroup: 2005+ n=24; pre-1995 n=15; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Juno Beach, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npublished when at least 30 listings have a valid fee before trimming (45 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 44 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 45 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/juno-beach/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-juno-beach/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "1969f53ea29eeb2f477c7bea08e550beaf4550eb4fe588fd9fda58e1c3e851dc", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - JUNO BEACH CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Juno Beach condo monthly association fees have a median of $1,882 in the retained usable-fee sample of 44 listings, 135% above the five-county median\n2. In Juno Beach's retained usable-fee sample (44 listings after exclusions and percentile trimming), 93.2% have monthly-equivalent fees of $1,000 or more and 2.3% are below $500\n3. Juno Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=24) vs pre-1995 (n=15), monthly median 131% higher. Small subgroups: both; read cautiously.\n\nLEDE\nJUNO BEACH, Fla., September 7, 2026 - Among 44 active condominium listings in Juno Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,882, with the middle half between $1,314 and $2,972, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 45 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 135% above the separately trimmed five-county median of $800 and ranks 4th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Juno Beach condo fee is $1.00 a month (44 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.42% of the listing's current asking price across 44 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 93.2% of the retained sample have fees of $1,000 or more a month and 2.3% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 11.4% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 9.1% of the retained sample, describe one as pending or payable by the buyer on 2.3%, and mention a mandatory club or membership on 0%; 44 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $2,858 for a recorded year built of 2005 or later (24 listings) and $1,235 for those built before 1995 (15 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=24; pre-1995 n=15; read cautiously.\n\nFACT BOX (exact figures)\n- Active condominium listings, Juno Beach (before exclusions and trimming): 45 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 45 / 44 (1 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $1,882 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $1,314 to $2,972 [September 7, 2026]\n- Median fee per square foot per month: $1.00 (44 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 1.42% (44 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 93.2% (41) / 2.3% (1) of 44 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 11.4% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 9.1% / 2.3% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Juno Beach ranks 4th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $2,858 (2005+ n=24) / $1,235 (pre-1995 n=15). Small subgroup: 2005+ n=24; pre-1995 n=15; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Juno Beach's retained usable-fee sample (n=44), after exclusions and percentile trimming, is $1,882, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Juno Beach condos in the retained usable-fee sample (n=44) after exclusions and percentile trimming, 93.2 percent have listed monthly-equivalent fees of $1,000 or more and 2.3 percent are below $500.\"\n- \"Among the retained usable-fee listings in Juno Beach with a recorded construction year, the median monthly-equivalent fee is $2,858 for a recorded year built of 2005 or later (24 listings) and $1,235 for those built before 1995 (15 listings). Small subgroup: 2005+ n=24; pre-1995 n=15; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- juno-beach-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Juno Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Juno Beach retained-sample median $1,882 a month (n=44); five-county median $800 (n=22,695, region-level trim).\n- juno-beach-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 44 active Juno Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 2.3% (1 listings); $500 to $750 2.3% (1 listings); $750 to $1,000 2.3% (1 listings); $1,000 to $1,500 27.3% (12 listings); $1,500 to $2,000 15.9% (7 listings); $2,000 and up 50% (22 listings).\n- juno-beach-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Juno Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=24; pre-1995 n=15. Small subgroup: 2005+ n=24; pre-1995 n=15; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1960s count only (3 listings); 1970s count only (5 listings); 1980s count only (6 listings); 1990s count only (5 listings); 2000s count only (1 listings); 2010s count only (6 listings); 2020s $3,400 (18 listings). Recorded year built 2005 or later $2,858 (24 listings); before 1995 $1,235 (15 listings). Small subgroup: 2005+ n=24; pre-1995 n=15; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Juno Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (45 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 44 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 45 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/juno-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-juno-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "jupiter", "city": "Jupiter", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "segments": { "houses": { "active": 222, "sample_ok": true, "small_sample": false, "pending": 94, "median_list_price": 1649500.0, "cut_count": 104, "cut_pct": 46.8, "raised_count": 7, "median_cut_pct": 6.4, "median_cut_dollars": 99050.0, "cut_last30": 47, "cut_last30_pct": 21.2, "cut_last7": 8, "median_dom": 73.0, "median_cdom": 84.0, "relisted_count": 17, "relisted_pct": 7.7, "over90": 104, "over90_pct": 46.8, "over180": 46, "fresh_held": 64, "fresh_held_pct": 28.8, "stale_uncut": 42, "stale_uncut_pct": 18.9, "dom_buckets": [ { "label": "0-30", "count": 61, "pct": 27.5 }, { "label": "31-60", "count": 33, "pct": 14.9 }, { "label": "61-90", "count": 24, "pct": 10.8 }, { "label": "91-180", "count": 58, "pct": 26.1 }, { "label": "181+", "count": 46, "pct": 20.7 } ], "bands": [ { "label": "Under $500K", "active": 4, "cut": 2, "cut_pct": 50.0, "median_cdom": 100.5 }, { "label": "$500K to $1M", "active": 61, "cut": 36, "cut_pct": 59.0, "median_cdom": 33 }, { "label": "$1M to $2M", "active": 64, "cut": 27, "cut_pct": 42.2, "median_cdom": 77.5 }, { "label": "$2M to $5M", "active": 41, "cut": 20, "cut_pct": 48.8, "median_cdom": 95 }, { "label": "$5M and up", "active": 52, "cut": 19, "cut_pct": 36.5, "median_cdom": 159.0 } ], "pending_cut_count": 31, "pending_cut_pct": 33.0, "pending_median_cut_pct": 6.0, "pending_median_cdom": 33.5, "tier": "h3", "series": [ { "date": "2026-09-05", "active": 218, "cut_pct": 47.2, "median_cdom": 84.0, "median_list_price": 1649500.0 }, { "date": "2026-09-06", "active": 218, "cut_pct": 46.8, "median_cdom": 84.0, "median_list_price": 1649000.0 }, { "date": "2026-09-07", "active": 222, "cut_pct": 46.8, "median_cdom": 84.0, "median_list_price": 1649500.0 } ] }, "condos": { "active": 170, "sample_ok": true, "small_sample": false, "pending": 43, "median_list_price": 599500.0, "cut_count": 80, "cut_pct": 47.1, "raised_count": 3, "median_cut_pct": 5.5, "median_cut_dollars": 30950.0, "cut_last30": 31, "cut_last30_pct": 18.2, "cut_last7": 9, "median_dom": 64.0, "median_cdom": 78.5, "relisted_count": 18, "relisted_pct": 10.6, "over90": 73, "over90_pct": 42.9, "over180": 38, "fresh_held": 57, "fresh_held_pct": 33.5, "stale_uncut": 17, "stale_uncut_pct": 10.0, "dom_buckets": [ { "label": "0-30", "count": 51, "pct": 30.0 }, { "label": "31-60", "count": 21, "pct": 12.4 }, { "label": "61-90", "count": 25, "pct": 14.7 }, { "label": "91-180", "count": 35, "pct": 20.6 }, { "label": "181+", "count": 38, "pct": 22.4 } ], "bands": [ { "label": "Under $250K", "active": 12, "cut": 7, "cut_pct": 58.3, "median_cdom": 176.5 }, { "label": "$250K to $500K", "active": 54, "cut": 25, "cut_pct": 46.3, "median_cdom": 47.5 }, { "label": "$500K to $1M", "active": 73, "cut": 32, "cut_pct": 43.8, "median_cdom": 75 }, { "label": "$1M and up", "active": 31, "cut": 16, "cut_pct": 51.6, "median_cdom": 87 } ], "pending_cut_count": 19, "pending_cut_pct": 44.2, "pending_median_cut_pct": 8.7, "pending_median_cdom": 54, "tier": "c3", "series": [ { "date": "2026-09-05", "active": 152, "cut_pct": 49.3, "median_cdom": 83.0, "median_list_price": 624750.0 }, { "date": "2026-09-06", "active": 151, "cut_pct": 49.0, "median_cdom": 82, "median_list_price": 630000.0 }, { "date": "2026-09-07", "active": 170, "cut_pct": 47.1, "median_cdom": 78.5, "median_list_price": 599500.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "46.8% of Jupiter houses for sale have cut their asking price, 47.1% of condos", "Jupiter sellers blink faster than the rest of Palm Beach County as 46.8% of houses pass 90 days on the market", "Buying in Jupiter? Half houses have already come down once, by a median $99K" ], "lede": "JUPITER, Fla., September 7, 2026 - 46.8% of the 222 single-family homes listed for sale in Jupiter have reduced their asking price at least once, by a median 6.4% (about $99K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 170 condominium listings, 47.1% have cut, by a median 5.5%.", "quotes": [ "\"46.8 percent of single-family homes for sale in Jupiter have reduced their asking price at least once, by a median $99K.\"", "\"Counting every relisting, the median Jupiter house for sale has been waiting 84 days, not the 73 the current listing shows.\"", "\"Of the Jupiter houses now under contract, 67.0 percent never reduced their asking price; the rest cut by a median 6.0 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Jupiter and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 222 houses, 170 condominiums, 94 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-jupiter/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Jupiter versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Jupiter houses 46.8%, Palm Beach County houses 43.4%; Jupiter condominiums 47.1%, Palm Beach County condominiums 44.6%.", "title": "Jupiter houses are cutting 3.4 points more often than Palm Beach County" }, { "caption": "Active Jupiter listings by cumulative days on market, houses and condominiums, September 7, 2026. 46.8% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 27.5%, 31-60 days 14.9%, 61-90 days 10.8%, 91-180 days 26.1%, 181+ days 20.7%. Condominiums: 0-30 days 30.0%, 31-60 days 12.4%, 61-90 days 14.7%, 91-180 days 20.6%, 181+ days 22.4%.", "title": "46.8% of Jupiter houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Jupiter houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 4; $500K to $1M 59.0% of 61; $1M to $2M 42.2% of 64; $2M to $5M 48.8% of 41; $5M and up 36.5% of 52.", "title": "$500K to $1M Jupiter houses have cut most often: 59.0% of 61" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Martin": 70, "Palm Beach": 459 }, "county_missing_count": 0, "multi_county": true, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 222, "sample_ok": true, "small_sample": false, "pending": 94, "median_list_price": 1649500.0, "cut_count": 104, "cut_pct": 46.8, "raised_count": 7, "valid_price_count": 222, "missing_price_count": 0, "unchanged_count": 111, "not_below_original_count": 118, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.4, "median_cut_dollars": 99050.0, "cut_last30": 47, "cut_last30_pct": 21.2, "cut_last7": 8, "median_dom": 73.0, "median_cdom": 84.0, "dom_n": 222, "cdom_n": 222, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 222, "relisted_count": 17, "relisted_pct": 7.7, "over90": 104, "over90_pct": 46.8, "over180": 46, "fresh_held": 64, "fresh_held_pct": 28.8, "fresh_held_missing_cdom_count": 0, "stale_uncut": 42, "stale_uncut_pct": 18.9, "dom_buckets": [ { "label": "0-30", "count": 61, "pct": 27.5 }, { "label": "31-60", "count": 33, "pct": 14.9 }, { "label": "61-90", "count": 24, "pct": 10.8 }, { "label": "91-180", "count": 58, "pct": 26.1 }, { "label": "181+", "count": 46, "pct": 20.7 } ], "bands": [ { "label": "Under $500K", "active": 4, "cut": 2, "cut_pct": 50.0, "median_cdom": 100.5, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 }, { "label": "$500K to $1M", "active": 61, "cut": 36, "cut_pct": 59.0, "median_cdom": 33, "cut_pct_denominator": 61, "cdom_n": 61, "valid_price_count": 61 }, { "label": "$1M to $2M", "active": 64, "cut": 27, "cut_pct": 42.2, "median_cdom": 77.5, "cut_pct_denominator": 64, "cdom_n": 64, "valid_price_count": 64 }, { "label": "$2M to $5M", "active": 41, "cut": 20, "cut_pct": 48.8, "median_cdom": 95, "cut_pct_denominator": 41, "cdom_n": 41, "valid_price_count": 41 }, { "label": "$5M and up", "active": 52, "cut": 19, "cut_pct": 36.5, "median_cdom": 159.0, "cut_pct_denominator": 52, "cdom_n": 52, "valid_price_count": 52 } ], "pending_cut_count": 31, "pending_cut_pct": 33.0, "pending_valid_price_count": 94, "pending_missing_price_count": 0, "pending_unchanged_count": 61, "pending_raised_count": 2, "pending_not_below_original_count": 63, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 94, "pending_dom_n": 94, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 6.0, "pending_median_cdom": 33.5, "denominators": { "cut_pct": 222, "cut_last30_pct": 222, "relisted_pct": 222, "fresh_held_pct": 222, "stale_uncut_pct": 222, "over90_pct": 222, "dom_bucket_pct": 222, "pending_cut_pct": 94, "median_dom": 222, "median_cdom": 222, "median_cut_pct": 104, "median_cut_dollars": 104, "pending_median_cut_pct": 31, "pending_median_cdom": 94 }, "county_counts": { "Martin": 41, "Palm Beach": 181 }, "tier": "h3", "series": [ { "date": "2026-09-07", "active": 222, "cut_pct": 46.8, "median_cdom": 84.0, "median_list_price": 1649500.0 } ] }, "condos": { "active": 170, "sample_ok": true, "small_sample": false, "pending": 43, "median_list_price": 599500.0, "cut_count": 80, "cut_pct": 47.1, "raised_count": 3, "valid_price_count": 170, "missing_price_count": 0, "unchanged_count": 87, "not_below_original_count": 90, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 5.5, "median_cut_dollars": 30950.0, "cut_last30": 31, "cut_last30_pct": 18.2, "cut_last7": 9, "median_dom": 64.0, "median_cdom": 78.5, "dom_n": 170, "cdom_n": 170, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 170, "relisted_count": 18, "relisted_pct": 10.6, "over90": 73, "over90_pct": 42.9, "over180": 38, "fresh_held": 57, "fresh_held_pct": 33.5, "fresh_held_missing_cdom_count": 0, "stale_uncut": 17, "stale_uncut_pct": 10.0, "dom_buckets": [ { "label": "0-30", "count": 51, "pct": 30.0 }, { "label": "31-60", "count": 21, "pct": 12.4 }, { "label": "61-90", "count": 25, "pct": 14.7 }, { "label": "91-180", "count": 35, "pct": 20.6 }, { "label": "181+", "count": 38, "pct": 22.4 } ], "bands": [ { "label": "Under $250K", "active": 12, "cut": 7, "cut_pct": 58.3, "median_cdom": 176.5, "cut_pct_denominator": 12, "cdom_n": 12, "valid_price_count": 12 }, { "label": "$250K to $500K", "active": 54, "cut": 25, "cut_pct": 46.3, "median_cdom": 47.5, "cut_pct_denominator": 54, "cdom_n": 54, "valid_price_count": 54 }, { "label": "$500K to $1M", "active": 73, "cut": 32, "cut_pct": 43.8, "median_cdom": 75, "cut_pct_denominator": 73, "cdom_n": 73, "valid_price_count": 73 }, { "label": "$1M and up", "active": 31, "cut": 16, "cut_pct": 51.6, "median_cdom": 87, "cut_pct_denominator": 31, "cdom_n": 31, "valid_price_count": 31 } ], "pending_cut_count": 19, "pending_cut_pct": 44.2, "pending_valid_price_count": 43, "pending_missing_price_count": 0, "pending_unchanged_count": 22, "pending_raised_count": 2, "pending_not_below_original_count": 24, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 43, "pending_dom_n": 43, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 8.7, "pending_median_cdom": 54, "denominators": { "cut_pct": 170, "cut_last30_pct": 170, "relisted_pct": 170, "fresh_held_pct": 170, "stale_uncut_pct": 170, "over90_pct": 170, "dom_bucket_pct": 170, "pending_cut_pct": 43, "median_dom": 170, "median_cdom": 170, "median_cut_pct": 80, "median_cut_dollars": 80, "pending_median_cut_pct": 19, "pending_median_cdom": 43 }, "county_counts": { "Martin": 15, "Palm Beach": 155 }, "tier": "c3", "series": [ { "date": "2026-09-07", "active": 170, "cut_pct": 47.1, "median_cdom": 78.5, "median_list_price": 599500.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "46.8% of Jupiter houses for sale are asking less than their original list price; 47.1% of condos", "Seller Blink Rate™ in Jupiter: 46.8% of houses list below original asking, against 43.4% across Palm Beach County", "Buying in Jupiter? 104 of the 222 houses for sale are asking below their original price, by a median $99K" ], "lede": "JUPITER, Fla., September 7, 2026 - 46.8% of the 222 single-family homes listed for sale in Jupiter (104 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 104 reduced listings, the median reduction is 6.4% (about $99K). Among the city's 170 condominium listings, 47.1% are asking below their original price, by a median 5.5%.", "quotes": [ "\"46.8 percent of single-family homes for sale in Jupiter have a current asking price below their original list price; among those 104 reduced listings the median reduction is $99K.\"", "\"Among active Jupiter houses, the median recorded CumulativeDaysOnMarket value is 84 days and the median recorded DaysOnMarket value is 73 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 33 percent of the 94 Jupiter houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Jupiter, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (111 unchanged, 7 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 222 houses, 170 condominiums, 94 houses under contract. Geography is the MLS City field, not a municipal boundary; 70 of 529 Jupiter listings carry a different county in the MLS record. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/jupiter/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-jupiter/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Jupiter versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Jupiter houses 46.8%, Palm Beach County houses 43.4%; Jupiter condominiums 47.1%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 46.8% of Jupiter houses for sale are asking below their original price, against 43.4% across Palm Beach County", "visible_labels": [ "44.6%", "47.1%", "43.4%", "46.8%" ] }, { "caption": "Active Jupiter houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 46.8% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 27.5%, 31-60 days 14.9%, 61-90 days 10.8%, 91-180 days 26.1%, 181+ days 20.7%. Condominiums: 0-30 days 30%, 31-60 days 12.4%, 61-90 days 14.7%, 91-180 days 20.6%, 181+ days 22.4%.", "title": "46.8% of Jupiter houses for sale with a recorded cumulative-days value exceed 90 days; 42.9% of condos", "visible_labels": [ "27.5%", "30%", "14.9%", "12.4%", "10.8%", "14.7%", "26.1%", "20.6%", "20.7%", "22.4%", "46.8%" ] }, { "caption": "Share of active Jupiter houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 4 listed, count only; $500K to $1M 59% (36 of 61); $1M to $2M 42.2% (27 of 64); $2M to $5M 48.8% (20 of 41); $5M and up 36.5% (19 of 52).", "title": "$500K to $1M Jupiter houses show the highest share asking below original: 59% of 61", "visible_labels": [ "36.5%", "19", "52", "48.8%", "20", "41", "42.2%", "27", "64", "59%", "36", "61", "4" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Martin", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 459, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 73, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 73, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 73, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 170, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Martin", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Palm Beach", "before": null, "after": 155, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 170, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 170, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 170, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 170, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 170, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 80, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 80, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 170, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 170, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 170, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 170, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 170, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 170, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 87, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 170, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 64, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 64, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 64, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 222, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Martin", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Palm Beach", "before": null, "after": 181, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 222, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 222, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 222, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 222, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 222, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 104, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 104, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 222, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 222, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 222, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 222, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 222, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 118, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 222, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 111, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 222, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Jupiter houses 46.8%, Palm Beach County houses 43.4%; Jupiter condominiums 47.1%, Palm Beach County condominiums 44.6%.", "after": "Horizontal bar chart. Jupiter houses 46.8%, Palm Beach County houses 43.4%; Jupiter condominiums 47.1%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Jupiter versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Jupiter versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Jupiter houses are cutting 3.4 points more often than Palm Beach County", "after": "Seller Blink Rate™: 46.8% of Jupiter houses for sale are asking below their original price, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "44.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "47.1%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "46.8%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 27.5%, 31-60 days 14.9%, 61-90 days 10.8%, 91-180 days 26.1%, 181+ days 20.7%. Condominiums: 0-30 days 30.0%, 31-60 days 12.4%, 61-90 days 14.7%, 91-180 days 20.6%, 181+ days 22.4%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 27.5%, 31-60 days 14.9%, 61-90 days 10.8%, 91-180 days 26.1%, 181+ days 20.7%. Condominiums: 0-30 days 30%, 31-60 days 12.4%, 61-90 days 14.7%, 91-180 days 20.6%, 181+ days 22.4%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Jupiter listings by cumulative days on market, houses and condominiums, September 7, 2026. 46.8% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Jupiter houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 46.8% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "46.8% of Jupiter houses for sale have waited more than 90 days, counting every relisting", "after": "46.8% of Jupiter houses for sale with a recorded cumulative-days value exceed 90 days; 42.9% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "27.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "46.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "30%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "14.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "12.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "10.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "14.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "26.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "20.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "20.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "22.4%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 4; $500K to $1M 59.0% of 61; $1M to $2M 42.2% of 64; $2M to $5M 48.8% of 41; $5M and up 36.5% of 52.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 4 listed, count only; $500K to $1M 59% (36 of 61); $1M to $2M 42.2% (27 of 64); $2M to $5M 48.8% (20 of 41); $5M and up 36.5% (19 of 52).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Jupiter houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Jupiter houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Jupiter houses have cut most often: 59.0% of 61", "after": "$500K to $1M Jupiter houses show the highest share asking below original: 59% of 61", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "36.5%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "36", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "61", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "19", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "52", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "48.8%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "41", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "42.2%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "64", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "59%", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "46.8% of Jupiter houses for sale have cut their asking price, 47.1% of condos", "after": "46.8% of Jupiter houses for sale are asking less than their original list price; 47.1% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Jupiter sellers blink faster than the rest of Palm Beach County as 46.8% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Jupiter: 46.8% of houses list below original asking, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Jupiter? Half houses have already come down once, by a median $99K", "after": "Buying in Jupiter? 104 of the 222 houses for sale are asking below their original price, by a median $99K", "before_present": true, "after_present": true }, { "field": "lede", "before": "JUPITER, Fla., September 7, 2026 - 46.8% of the 222 single-family homes listed for sale in Jupiter have reduced their asking price at least once, by a median 6.4% (about $99K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 170 condominium listings, 47.1% have cut, by a median 5.5%.", "after": "JUPITER, Fla., September 7, 2026 - 46.8% of the 222 single-family homes listed for sale in Jupiter (104 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 104 reduced listings, the median reduction is 6.4% (about $99K). Among the city's 170 condominium listings, 47.1% are asking below their original price, by a median 5.5%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Jupiter and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 222 houses, 170 condominiums, 94 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-jupiter/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Jupiter, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (111 unchanged, 7 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 222 houses, 170 condominiums, 94 houses under contract. Geography is the MLS City field, not a municipal boundary; 70 of 529 Jupiter listings carry a different county in the MLS record. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/jupiter/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-jupiter/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"46.8 percent of single-family homes for sale in Jupiter have reduced their asking price at least once, by a median $99K.\"", "after": "\"46.8 percent of single-family homes for sale in Jupiter have a current asking price below their original list price; among those 104 reduced listings the median reduction is $99K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Jupiter house for sale has been waiting 84 days, not the 73 the current listing shows.\"", "after": "\"Among active Jupiter houses, the median recorded CumulativeDaysOnMarket value is 84 days and the median recorded DaysOnMarket value is 73 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Jupiter houses now under contract, 67.0 percent never reduced their asking price; the rest cut by a median 6.0 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 33 percent of the 94 Jupiter houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "7bf92bf49c77baa9e17527eb469a970964289df45509791ae771c3605b0bf478", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nJupiter price cuts and true days on market\nHEADLINE OPTIONS\n46.8% of Jupiter houses for sale have cut their asking price, 47.1% of condos\nJupiter sellers blink faster than the rest of Palm Beach County as 46.8% of houses pass 90 days on the\nmarket\nBuying in Jupiter? Half houses have already come down once, by a median $99K\nLEDE\nJUPITER, Fla., September 7, 2026 - 46.8% of the 222 single-family homes listed for sale in Jupiter have\nreduced their asking price at least once, by a median 6.4% (about $99K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Among the city's 170 condominium listings, 47.1% have cut, by a\nmedian 5.5%.\nNUT GRAF\nThe figures point to a market where 33.0% of houses reached a contract only after a price cut: of the 94 Jupiter\nhouses now under contract, 33.0% reduced before going under contract, with a median cut of 6.0% and a\nmedian 34 days to contract. Across Palm Beach County the price-cut share is 43.4% for houses and 44.6% for\ncondominiums, so Jupiter houses are cutting 3.4 points more often than the county. Counting every relisting,\nthe median Jupiter house for sale has been on the market 84 days, against 73 on its current listing; 7.7% of\nactive houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nJupiter\n222\nShare with at\nleast one price\nreduction,\nhouses\n46.8% (104 of 222)\nMedian\nreduction\nfrom original\nasking, houses\n6.4% (about $99K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings,\nJupiter\n170\nShare with at\nleast one price\nreduction,\ncondominiums\n47.1% (80 of 170)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n84 days (73 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n46.8% (104 of 222)\nHouses under\ncontract that\nreduced first\n33.0% of 94\nPalm Beach\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.4% / 44.6%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting faster than similar-priced cities\nPeer group,\nhouses\n(median\nasking $1M to\n$2M; peer cut\nshare 44.0%)\nWellington, Weston, Davie, Doral, Parkland, Miami Lakes, Delray Beach, Palm Beach Gardens, Palmetto Bay, Boca Rat\nQUOTABLE DATA POINTS\n\"46.8 percent of single-family homes for sale in Jupiter have reduced their asking price at least once, by a\nmedian $99K.\"\n\"Counting every relisting, the median Jupiter house for sale has been waiting 84 days, not the 73 the\ncurrent listing shows.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Of the Jupiter houses now under contract, 67.0 percent never reduced their asking price; the rest cut by a\nmedian 6.0 percent before a buyer committed. Contract prices are not known until the sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Jupiter versus Palm Beach County, houses and condominiums, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Jupiter listings by cumulative days on market, houses and condominiums, September 7, 2026. 46.8% of houses have passed 90\ndays. Source: BeachesMLS via PBP Real Estate.\nShare of active Jupiter houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked;\nunder 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Jupiter and Palm Beach County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 222 houses, 170 condominiums, 94 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-jupiter/ . Conditions read: How the read works: each city is compared with its peer group, the\nSouth Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "aed885b7e37d05c2d31183dfbe205cc7dfbc0d3ff6d3b8665ac89ff5449f3911", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nJupiter asking-price reductions and recorded days on\nmarket\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/jupiter/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n46.8% of Jupiter houses for sale are asking less than their original list price; 47.1% of condos\nSeller Blink Rate™ in Jupiter: 46.8% of houses list below original asking, against 43.4% across Palm Beach\nCounty\nBuying in Jupiter? 104 of the 222 houses for sale are asking below their original price, by a median $99K\nLEDE\nJUPITER, Fla., September 7, 2026 - 46.8% of the 222 single-family homes listed for sale in Jupiter (104 listings)\nhave a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 104 reduced listings, the median reduction is\n6.4% (about $99K). Among the city's 170 condominium listings, 47.1% are asking below their original price, by\na median 5.5%.\nNUT GRAF\nFor active Jupiter houses, the median recorded CumulativeDaysOnMarket value is 84 days and the median\nrecorded DaysOnMarket value is 73 days, each calculated from non-missing values in that field (222 and 222\nlistings). 7.7% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 94 Jupiter houses under\ncontract (Pending or Active Under Contract), 31 (33%) have a recorded asking price below their original list\nprice; the median reduction among that group is 6%. The remainder are not recorded as below their original list\nprice, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nPalm Beach County the shares asking below original are 43.4% for houses and 44.6% for condominiums;\nJupiter houses are 3.4 points above the county share.\nFACT BOX\nActive single-family listings, Jupiter\n222\nSeptember 7, 2026\nShare asking below original list price, houses 46.8% (104 of 222)\nSeptember 7, 2026\nPrice pairs recorded / missing; unchanged /\nabove original, houses\n222 / 0; 111 / 7\nSeptember 7, 2026\nMedian reduction among the 104 reduced\nhouses\n6.4% (about $99K)\nSeptember 7, 2026\nActive condominium listings, Jupiter\n170\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n47.1% (80 of 170)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n84 / 73 days (from 222 / 222 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90 days\n46.8% (104 of 222 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking below original\nlist price\n33% (31 of 94)\nSeptember 7, 2026\nPalm Beach County share asking below\noriginal, houses / condominiums\n43.4% / 44.6%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nHouses: Between the comparison thresholds;\nCondominiums: Higher below-original share than\npeers\nSeptember 7, 2026\nPeer group, houses (median asking $1M to\n$2M; peer share 44%)\nWellington, Weston, Davie, Doral, Parkland, Miami\nLakes, Delray Beach, Palm Beach Gardens, Palmetto\nBay, Boca Raton\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"46.8 percent of single-family homes for sale in Jupiter have a current asking price below their original list\nprice; among those 104 reduced listings the median reduction is $99K.\"\n\"Among active Jupiter houses, the median recorded CumulativeDaysOnMarket value is 84 days and the\nmedian recorded DaysOnMarket value is 73 days. These are MLS-recorded fields, not an independently\nreconstructed listing history.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"At the snapshot, 33 percent of the 94 Jupiter houses under contract had a recorded asking price below\ntheir original list price; the median reduction among that group was 6 percent. The remainder were not\nrecorded as below their original list price, which is not a price history. Agreed contract prices are not\ninferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Jupiter versus Palm Beach County,\nhouses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Jupiter houses 46.8%, Palm Beach County houses 43.4%; Jupiter\ncondominiums 47.1%, Palm Beach County condominiums 44.6%. Share of active listings asking below their\noriginal list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive Jupiter houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with\na recorded value in that field; 46.8% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via\nPBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 27.5%, 31-60\ndays 14.9%, 61-90 days 10.8%, 91-180 days 26.1%, 181+ days 20.7%. Condominiums: 0-30 days 30%, 31-60\ndays 12.4%, 61-90 days 14.7%, 91-180 days 20.6%, 181+ days 22.4%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Jupiter houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29\nlistings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 4 listed, count only; $500K to $1M 59% (36 of 61); $1M to $2M 42.2% (27 of 64); $2M\nto $5M 48.8% (20 of 41); $5M and up 36.5% (19 of 52).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Jupiter, permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (111 unchanged, 7 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 222 houses,\n170 condominiums, 94 houses under contract. Geography is the MLS City field, not a municipal boundary; 70 of 529 Jupiter listings\ncarry a different county in the MLS record. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink\nRate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking\nprices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city\nshares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-\noriginal share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/jupiter/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-jupiter/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "8a80671435f166134067a3946b709695cfeb8ba74fbcdb3b305dee4b0f11a5d4", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - JUPITER PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 46.8% of Jupiter houses for sale are asking less than their original list price; 47.1% of condos\n2. Seller Blink Rate™ in Jupiter: 46.8% of houses list below original asking, against 43.4% across Palm Beach County\n3. Buying in Jupiter? 104 of the 222 houses for sale are asking below their original price, by a median $99K\n\nLEDE\nJUPITER, Fla., September 7, 2026 - 46.8% of the 222 single-family homes listed for sale in Jupiter (104 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 104 reduced listings, the median reduction is 6.4% (about $99K). Among the city's 170 condominium listings, 47.1% are asking below their original price, by a median 5.5%.\n\nNUT GRAF\nFor active Jupiter houses, the median recorded CumulativeDaysOnMarket value is 84 days and the median recorded DaysOnMarket value is 73 days, each calculated from non-missing values in that field (222 and 222 listings). 7.7% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 94 Jupiter houses under contract (Pending or Active Under Contract), 31 (33%) have a recorded asking price below their original list price; the median reduction among that group is 6%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for condominiums; Jupiter houses are 3.4 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Jupiter: 222 [September 7, 2026]\n- Share asking below original list price, houses: 46.8% (104 of 222) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 222 / 0; 111 / 7 [September 7, 2026]\n- Median reduction among the 104 reduced houses: 6.4% (about $99K) [September 7, 2026]\n- Active condominium listings, Jupiter: 170 [September 7, 2026]\n- Share asking below original list price, condominiums: 47.1% (80 of 170) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 84 / 73 days (from 222 / 222 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 46.8% (104 of 222 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 33% (31 of 94) [September 7, 2026]\n- Palm Beach County share asking below original, houses / condominiums: 43.4% / 44.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Higher below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking $1M to $2M; peer share 44%): Wellington, Weston, Davie, Doral, Parkland, Miami Lakes, Delray Beach, Palm Beach Gardens, Palmetto Bay, Boca Raton [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"46.8 percent of single-family homes for sale in Jupiter have a current asking price below their original list price; among those 104 reduced listings the median reduction is $99K.\"\n- \"Among active Jupiter houses, the median recorded CumulativeDaysOnMarket value is 84 days and the median recorded DaysOnMarket value is 73 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 33 percent of the 94 Jupiter houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- jupiter-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Jupiter versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Jupiter houses 46.8%, Palm Beach County houses 43.4%; Jupiter condominiums 47.1%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.\n- jupiter-true-days-on-market-r1-2026-09-07.png\n Caption: Active Jupiter houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 46.8% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 27.5%, 31-60 days 14.9%, 61-90 days 10.8%, 91-180 days 26.1%, 181+ days 20.7%. Condominiums: 0-30 days 30%, 31-60 days 12.4%, 61-90 days 14.7%, 91-180 days 20.6%, 181+ days 22.4%.\n- jupiter-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Jupiter houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 4 listed, count only; $500K to $1M 59% (36 of 61); $1M to $2M 42.2% (27 of 64); $2M to $5M 48.8% (20 of 41); $5M and up 36.5% (19 of 52).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Jupiter, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (111 unchanged, 7 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 222 houses, 170 condominiums, 94 houses under contract. Geography is the MLS City field, not a municipal boundary; 70 of 529 Jupiter listings carry a different county in the MLS record. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/jupiter/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-jupiter/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-920dee18f01c41a46783" }, { "slug": "jupiter", "city": "Jupiter", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 170, "with_fee": 169, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 170, "cut_count": 80, "cut_pct": 47.1, "median_cut_pct": 5.5, "median_cut_dollars": 30950 }, "outliers_dropped": 4, "n": 165, "median": 1015, "p10": 590, "p25": 776, "p75": 1678, "p90": 2137, "min": 264, "max": 3263, "median_sqft": 0.79, "n_sqft": 164, "median_pct_price": 2.06, "median_list_price": 599000, "median_year_built": 1985, "median_sqft_area": 1345, "over_1000": 88, "over_1000_pct": 53.3, "under_500": 8, "under_500_pct": 4.8, "hi_thr": 1000, "lo_thr": 500, "over_hi": 88, "over_hi_pct": 53.3, "under_lo": 8, "under_lo_pct": 4.8, "types": { "Condominium": { "count": 150, "pct": 90.9 }, "Townhouse": { "count": 13, "pct": 7.9 }, "SingleFamilyResidence": { "count": 1, "pct": 0.6 }, "Villa": { "count": 1, "pct": 0.6 } }, "regime": { "COA": { "count": 156, "pct": 94.5 }, "not_recorded": { "count": 7, "pct": 4.2 }, "HOA": { "count": 2, "pct": 1.2 } }, "villa_median": 900, "townhouse_median": 776, "cadence": { "Monthly": { "count": 139, "pct": 84.2 }, "Quarterly": { "count": 26, "pct": 15.8 } }, "stacked": { "count": 13, "pct": 7.9, "median_total": 1767, "median_master": 264 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 8, "pct": 4.8 }, { "label": "$500 to $750", "count": 27, "pct": 16.4 }, { "label": "$750 to $1,000", "count": 42, "pct": 25.5 }, { "label": "$1,000 to $1,500", "count": 41, "pct": 24.8 }, { "label": "$1,500 to $2,000", "count": 25, "pct": 15.2 }, { "label": "$2,000 and up", "count": 22, "pct": 13.3 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 30, "median": 1095, "median_sqft": 0.91 }, { "label": "1980s", "n": 102, "median": 1023, "median_sqft": 0.84 }, { "label": "1990s", "n": 11, "median": 914, "median_sqft": 0.76 }, { "label": "2000s", "n": 14, "median": 772, "median_sqft": 0.48 }, { "label": "2010s", "n": 4, "median": 1328, "median_sqft": 0.49 }, { "label": "2020s", "n": 4, "median": 1735, "median_sqft": 0.61 } ], "bands": [ { "label": "Under $250K", "n": 12, "median": 640, "median_pct_price": 4.88 }, { "label": "$250K to $500K", "n": 53, "median": 774, "median_pct_price": 2.25 }, { "label": "$500K to $1M", "n": 72, "median": 1124, "median_pct_price": 2.05 }, { "label": "$1M and up", "n": 28, "median": 2000, "median_pct_price": 1.23 } ], "pre1995": { "n": 142, "median": 1074 }, "post2005": { "n": 15, "median": 776 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 133, "pct": 82.6 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 126, "pct": 78.3 }, { "key": "Insurance", "label": "Building insurance", "count": 122, "pct": 75.8 }, { "key": "CableTv", "label": "Cable TV", "count": 109, "pct": 67.7 }, { "key": "Trash", "label": "Trash", "count": 98, "pct": 60.9 }, { "key": "Water", "label": "Water", "count": 94, "pct": 58.4 }, { "key": "Sewer", "label": "Sewer", "count": 82, "pct": 50.9 }, { "key": "Pools", "label": "Pool", "count": 61, "pct": 37.9 }, { "key": "PestControl", "label": "Pest control", "count": 59, "pct": 36.6 }, { "key": "Security", "label": "Security", "count": 59, "pct": 36.6 }, { "key": "Internet", "label": "Internet", "count": 47, "pct": 29.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 44, "pct": 27.3 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 38, "pct": 23.6 }, { "key": "Roof", "label": "Roof", "count": 35, "pct": 21.7 } ], "includes_n": 161, "flags": { "sa_mentioned": { "count": 14, "pct": 8.5 }, "sa_none_or_paid": { "count": 12, "pct": 7.3 }, "sa_pending": { "count": 1, "pct": 0.6 }, "capital_contribution": { "count": 2, "pct": 1.2 }, "membership_required": { "count": 3, "pct": 1.8 }, "milestone": { "count": 4, "pct": 2.4 }, "reserves": { "count": 4, "pct": 2.4 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 165 }, "developments": [ { "name": "Marina at the Bluffs", "master": "The Bluffs Condo", "n": 13, "anecdotal": false, "median": 843, "median_sqft": 0.61, "year_built": 1985, "median_list_price": 519000, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sandpiper Cove at Botanica", "master": "Botanica Condo", "n": 7, "anecdotal": true, "median": 772, "median_sqft": 0.42, "year_built": 2006, "median_list_price": 480000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sea Colony", "master": null, "n": 7, "anecdotal": true, "median": 1015, "median_sqft": 0.79, "year_built": 1989, "median_list_price": 849900, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Jupiter Bay One Thru Six", "master": null, "n": 6, "anecdotal": true, "median": 958, "median_sqft": 1.04, "year_built": 1984, "median_list_price": 499450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Trail", "master": null, "n": 6, "anecdotal": true, "median": 1682, "median_sqft": 1.44, "year_built": 1983, "median_list_price": 672500, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 }, { "name": "Riverbend", "master": null, "n": 6, "anecdotal": true, "median": 1132, "median_sqft": 0.94, "year_built": 1975, "median_list_price": 238995, "sa_mentioned": 0, "sa_pending": 0, "membership": 1, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Jupiter Ocean And Racquet Club Tennis Villa 1 2 3", "master": null, "n": 5, "anecdotal": true, "median": 1137, "median_sqft": 0.92, "year_built": 1976, "median_list_price": 415000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Parks", "master": null, "n": 5, "anecdotal": true, "median": 978, "median_sqft": 0.62, "year_built": 1984, "median_list_price": 519000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Trail Ii", "master": null, "n": 5, "anecdotal": true, "median": 2146, "median_sqft": 1.83, "year_built": 1982, "median_list_price": 655000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "The Bluffs Condo", "n": 11, "median": 843, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Abacoa Condo", "n": 6, "median": 673, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Botanica Condo", "n": 6, "median": 772, "enclaves": 2, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 1066, "p25": 843, "p75": 1687, "n": 146, "median_sqft": 0.84, "sa_pending_pct": 0.7 }, { "date": "2026-09-07", "median": 1015, "p25": 776, "p75": 1678, "n": 165, "median_sqft": 0.79, "sa_pending_pct": 0.6 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Jupiter condo for sale carries a $1,015-a-month association fee, 27% above the South Florida median", "53.3% of Jupiter condos on the market ask $1,000 or more a month in fees; 4.8% stay under $500", "Jupiter condos built since 2005 carry fees -28% higher than buildings from before 1995" ], "lede": "JUPITER, Fla., September 7, 2026 - The median monthly association fee across the 165 condominiums listed for sale in Jupiter is $1,015, with half of the listings between $776 and $1,678 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 27% above the five-county South Florida median of $800, and ranks Jupiter 22 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Jupiter carries a monthly association fee of $1,015, 27% above the five-county South Florida median of $800.\"", "\"53.3 percent of Jupiter condos on the market ask $1,000 or more a month in association fees; only 4.8 percent stay under $500.\"", "\"In Jupiter, a condo completed since 2005 carries a median fee of $776 a month, against $1,074 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Jupiter permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-jupiter/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Jupiter against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Jupiter median $1,015 a month, South Florida median $800; Jupiter ranks 22 of 69 cities.", "title": "Jupiter condo fees sit 27% above the South Florida median" }, { "caption": "Share of active Jupiter condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 4.8% (8 listings); $500 to $750 16.4% (27 listings); $750 to $1,000 25.5% (42 listings); $1,000 to $1,500 24.8% (41 listings); $1,500 to $2,000 15.2% (25 listings); $2,000 and up 13.3% (22 listings).", "title": "25.5% of Jupiter condos for sale carry a fee of $750 to $1,000 a month" }, { "caption": "Median monthly-equivalent association fee for active Jupiter condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s $1,095 (30 listings); 1980s $1,023 (102 listings); 1990s $914 (11 listings); 2000s $772 (14 listings); 2010s too few (4 listings); 2020s too few (4 listings).", "title": "Jupiter condos built since 2005 ask 28% less in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Martin": 15, "Palm Beach": 155 }, "county_missing_count": 0, "multi_county": true, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 170, "with_fee": 169, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 169, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 1, "n": 165, "retained_n": 165, "outliers_dropped": 4, "trim_applied": true, "cuts": { "active": 170, "cut_count": 80, "cut_pct": 47.1, "median_cut_pct": 5.5, "median_cut_dollars": 30950, "valid_price_count": 170, "missing_price_count": 0, "unchanged_count": 87, "raised_count": 3, "not_below_original_count": 90, "cut_pct_denominator": 170, "cut_sample_ok": true, "median_cut_n": 80 }, "trim_bounds": { "p1": 249.92, "p99": 3295.3199999999993 }, "retained_small_sample": false, "retained_below_30": false, "median": 1015, "p10": 590, "p25": 776, "p75": 1678, "p90": 2137, "min": 264, "max": 3263, "median_sqft": 0.79, "n_sqft": 164, "median_pct_price": 2.06, "n_pct_price": 165, "median_list_price": 599000, "median_year_built": 1985, "median_sqft_area": 1345, "over_1000": 88, "over_1000_pct": 53.3, "under_500": 8, "under_500_pct": 4.8, "hi_thr": 1000, "lo_thr": 500, "over_hi": 88, "over_hi_pct": 53.3, "under_lo": 8, "under_lo_pct": 4.8, "types": { "Condominium": { "count": 150, "pct": 90.9 }, "Townhouse": { "count": 13, "pct": 7.9 }, "SingleFamilyResidence": { "count": 1, "pct": 0.6 }, "Villa": { "count": 1, "pct": 0.6 } }, "regime": { "COA": { "count": 156, "pct": 94.5 }, "not_recorded": { "count": 7, "pct": 4.2 }, "HOA": { "count": 2, "pct": 1.2 } }, "villa_median": 900, "townhouse_median": 776, "cadence": { "Monthly": { "count": 139, "pct": 84.2 }, "Quarterly": { "count": 26, "pct": 15.8 } }, "stacked": { "count": 13, "pct": 7.9, "median_total": 1767, "median_master": 264 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 8, "pct": 4.8 }, { "label": "$500 to $750", "count": 27, "pct": 16.4 }, { "label": "$750 to $1,000", "count": 42, "pct": 25.5 }, { "label": "$1,000 to $1,500", "count": 41, "pct": 24.8 }, { "label": "$1,500 to $2,000", "count": 25, "pct": 15.2 }, { "label": "$2,000 and up", "count": 22, "pct": 13.3 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 30, "median": 1095, "median_sqft": 0.91 }, { "label": "1980s", "n": 102, "median": 1023, "median_sqft": 0.84 }, { "label": "1990s", "n": 11, "median": 914, "median_sqft": 0.76 }, { "label": "2000s", "n": 14, "median": 772, "median_sqft": 0.48 }, { "label": "2010s", "n": 4, "median": 1328, "median_sqft": 0.49 }, { "label": "2020s", "n": 4, "median": 1735, "median_sqft": 0.61 } ], "bands": [ { "label": "Under $250K", "n": 12, "median": 640, "median_pct_price": 4.88 }, { "label": "$250K to $500K", "n": 53, "median": 774, "median_pct_price": 2.25 }, { "label": "$500K to $1M", "n": 72, "median": 1124, "median_pct_price": 2.05 }, { "label": "$1M and up", "n": 28, "median": 2000, "median_pct_price": 1.23 } ], "pre1995": { "n": 142, "median": 1074 }, "post2005": { "n": 15, "median": 776 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 133, "pct": 82.6 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 126, "pct": 78.3 }, { "key": "Insurance", "label": "Building insurance", "count": 122, "pct": 75.8 }, { "key": "CableTv", "label": "Cable TV", "count": 109, "pct": 67.7 }, { "key": "Trash", "label": "Trash", "count": 98, "pct": 60.9 }, { "key": "Water", "label": "Water", "count": 94, "pct": 58.4 }, { "key": "Sewer", "label": "Sewer", "count": 82, "pct": 50.9 }, { "key": "Pools", "label": "Pool", "count": 61, "pct": 37.9 }, { "key": "PestControl", "label": "Pest control", "count": 59, "pct": 36.6 }, { "key": "Security", "label": "Security", "count": 59, "pct": 36.6 }, { "key": "Internet", "label": "Internet", "count": 47, "pct": 29.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 44, "pct": 27.3 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 38, "pct": 23.6 }, { "key": "Roof", "label": "Roof", "count": 35, "pct": 21.7 } ], "includes_n": 161, "flags": { "sa_mentioned": { "count": 14, "pct": 8.5 }, "sa_none_or_paid": { "count": 12, "pct": 7.3 }, "sa_pending": { "count": 1, "pct": 0.6 }, "capital_contribution": { "count": 2, "pct": 1.2 }, "membership_required": { "count": 3, "pct": 1.8 }, "milestone": { "count": 4, "pct": 2.4 }, "reserves": { "count": 4, "pct": 2.4 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 165 }, "denominators": { "fee_percentages": 165, "fee_medians_percentiles": 165, "median_sqft": 164, "median_pct_price": 165, "includes_pct": 161, "flags_pct": 165, "cut_pct": 170 }, "developments": [ { "name": "Marina at the Bluffs", "master": "The Bluffs Condo", "n": 13, "anecdotal": false, "median": 843, "median_sqft": 0.61, "year_built": 1985, "median_list_price": 519000, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sandpiper Cove at Botanica", "master": "Botanica Condo", "n": 7, "anecdotal": true, "median": 772, "median_sqft": 0.42, "year_built": 2006, "median_list_price": 480000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sea Colony", "master": null, "n": 7, "anecdotal": true, "median": 1015, "median_sqft": 0.79, "year_built": 1989, "median_list_price": 849900, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Jupiter Bay One Thru Six", "master": null, "n": 6, "anecdotal": true, "median": 958, "median_sqft": 1.04, "year_built": 1984, "median_list_price": 499450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Trail", "master": null, "n": 6, "anecdotal": true, "median": 1682, "median_sqft": 1.44, "year_built": 1983, "median_list_price": 672500, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 }, { "name": "Riverbend", "master": null, "n": 6, "anecdotal": true, "median": 1132, "median_sqft": 0.94, "year_built": 1975, "median_list_price": 238995, "sa_mentioned": 0, "sa_pending": 0, "membership": 1, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Jupiter Ocean And Racquet Club Tennis Villa 1 2 3", "master": null, "n": 5, "anecdotal": true, "median": 1137, "median_sqft": 0.92, "year_built": 1976, "median_list_price": 415000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Parks", "master": null, "n": 5, "anecdotal": true, "median": 978, "median_sqft": 0.62, "year_built": 1984, "median_list_price": 519000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Trail Ii", "master": null, "n": 5, "anecdotal": true, "median": 2146, "median_sqft": 1.83, "year_built": 1982, "median_list_price": 655000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "The Bluffs Condo", "n": 11, "median": 843, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Abacoa Condo", "n": 6, "median": 673, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Botanica Condo", "n": 6, "median": 772, "enclaves": 2, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 1015, "p25": 776, "p75": 1678, "n": 165, "median_sqft": 0.79, "sa_pending_pct": 0.6 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Jupiter condo monthly association fees have a median of $1,015 in the retained usable-fee sample of 165 listings, 27% above the five-county median", "In Jupiter's retained usable-fee sample (165 listings after exclusions and percentile trimming), 53.3% have monthly-equivalent fees of $1,000 or more and 4.8% are below $500", "Jupiter condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=142), monthly median 28% lower. Small subgroup: 2005+; read cautiously." ], "lede": "JUPITER, Fla., September 7, 2026 - Among 165 active condominium listings in Jupiter retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,015, with the middle half between $776 and $1,678, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 170 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 27% above the separately trimmed five-county median of $800 and ranks 22nd among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Jupiter's retained usable-fee sample (n=165), after exclusions and percentile trimming, is $1,015, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Jupiter condos in the retained usable-fee sample (n=165) after exclusions and percentile trimming, 53.3 percent have listed monthly-equivalent fees of $1,000 or more and 4.8 percent are below $500.\"", "\"Among the retained usable-fee listings in Jupiter with a recorded construction year, the median monthly-equivalent fee is $776 for a recorded year built of 2005 or later (15 listings) and $1,074 for those built before 1995 (142 listings). Small subgroup: 2005+ n=15; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Jupiter, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (169 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 165 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 170 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a municipal boundary; 15 of 170 Jupiter listings carry a different county in the MLS record. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/jupiter/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-jupiter/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Jupiter and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Jupiter retained-sample median $1,015 a month (n=165); five-county median $800 (n=22,695, region-level trim).", "title": "Jupiter condos, retained usable-fee sample (n=165): median $1,015/month, 27% above the five-county median of $800", "visible_labels": [ "$1,015", "165", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 165 active Jupiter condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 4.8% (8 listings); $500 to $750 16.4% (27 listings); $750 to $1,000 25.5% (42 listings); $1,000 to $1,500 24.8% (41 listings); $1,500 to $2,000 15.2% (25 listings); $2,000 and up 13.3% (22 listings).", "title": "25.5% of Jupiter's retained usable-fee sample (165 listings) falls in the $750 to $1,000 monthly band", "visible_labels": [ "0%", "0", "4.8%", "8", "16.4%", "27", "25.5%", "42", "24.8%", "41", "15.2%", "25", "13.3%", "22" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Jupiter condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=15; pre-1995 n=142. Small subgroup: 2005+ n=15; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1970s $1,095 (30 listings); 1980s $1,023 (102 listings); 1990s $914 (11 listings); 2000s $772 (14 listings); 2010s count only (4 listings); 2020s count only (4 listings). Recorded year built 2005 or later $776 (15 listings); before 1995 $1,074 (142 listings). Small subgroup: 2005+ n=15; read cautiously.", "title": "Jupiter condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=142), monthly median 28% lower. Small subgroup: 2005+; read cautiously.", "visible_labels": [ "$1,095", "30", "$1,023", "102", "$914", "11", "$772", "14", "4", "4", "$776", "15", "$1,074", "142" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Martin", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 155, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 170, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 80, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 87, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 170, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 170, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 161, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 164, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 169, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 249.92, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 3295.3199999999993, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Jupiter median $1,015 a month, South Florida median $800; Jupiter ranks 22 of 69 cities.", "after": "Dot strip chart in five county lanes. Jupiter retained-sample median $1,015 a month (n=165); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Jupiter against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Jupiter and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Jupiter condo fees sit 27% above the South Florida median", "after": "Jupiter condos, retained usable-fee sample (n=165): median $1,015/month, 27% above the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$1,015", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "165", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 4.8% (8 listings); $500 to $750 16.4% (27 listings); $750 to $1,000 25.5% (42 listings); $1,000 to $1,500 24.8% (41 listings); $1,500 to $2,000 15.2% (25 listings); $2,000 and up 13.3% (22 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 4.8% (8 listings); $500 to $750 16.4% (27 listings); $750 to $1,000 25.5% (42 listings); $1,000 to $1,500 24.8% (41 listings); $1,500 to $2,000 15.2% (25 listings); $2,000 and up 13.3% (22 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Jupiter condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 165 active Jupiter condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "25.5% of Jupiter condos for sale carry a fee of $750 to $1,000 a month", "after": "25.5% of Jupiter's retained usable-fee sample (165 listings) falls in the $750 to $1,000 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "15.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "25", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "13.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "22", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "4.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "16.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "25.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "42", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "24.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "41", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s $1,095 (30 listings); 1980s $1,023 (102 listings); 1990s $914 (11 listings); 2000s $772 (14 listings); 2010s too few (4 listings); 2020s too few (4 listings).", "after": "Column chart of median fee by recorded decade built: 1970s $1,095 (30 listings); 1980s $1,023 (102 listings); 1990s $914 (11 listings); 2000s $772 (14 listings); 2010s count only (4 listings); 2020s count only (4 listings). Recorded year built 2005 or later $776 (15 listings); before 1995 $1,074 (142 listings). Small subgroup: 2005+ n=15; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Jupiter condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Jupiter condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=15; pre-1995 n=142. Small subgroup: 2005+ n=15; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Jupiter condos built since 2005 ask 28% less in fees than those built before 1995", "after": "Jupiter condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=142), monthly median 28% lower. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$1,095", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$776", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "$1,074", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "142", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "30", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$1,023", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "102", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$914", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$772", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Jupiter condo for sale carries a $1,015-a-month association fee, 27% above the South Florida median", "after": "Jupiter condo monthly association fees have a median of $1,015 in the retained usable-fee sample of 165 listings, 27% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "53.3% of Jupiter condos on the market ask $1,000 or more a month in fees; 4.8% stay under $500", "after": "In Jupiter's retained usable-fee sample (165 listings after exclusions and percentile trimming), 53.3% have monthly-equivalent fees of $1,000 or more and 4.8% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Jupiter condos built since 2005 carry fees -28% higher than buildings from before 1995", "after": "Jupiter condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=142), monthly median 28% lower. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "JUPITER, Fla., September 7, 2026 - The median monthly association fee across the 165 condominiums listed for sale in Jupiter is $1,015, with half of the listings between $776 and $1,678 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 27% above the five-county South Florida median of $800, and ranks Jupiter 22 of 69 cities.", "after": "JUPITER, Fla., September 7, 2026 - Among 165 active condominium listings in Jupiter retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,015, with the middle half between $776 and $1,678, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 170 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 27% above the separately trimmed five-county median of $800 and ranks 22nd among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Jupiter permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-jupiter/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Jupiter, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (169 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 165 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 170 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a municipal boundary; 15 of 170 Jupiter listings carry a different county in the MLS record. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/jupiter/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-jupiter/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Jupiter carries a monthly association fee of $1,015, 27% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Jupiter's retained usable-fee sample (n=165), after exclusions and percentile trimming, is $1,015, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"53.3 percent of Jupiter condos on the market ask $1,000 or more a month in association fees; only 4.8 percent stay under $500.\"", "after": "\"Among Jupiter condos in the retained usable-fee sample (n=165) after exclusions and percentile trimming, 53.3 percent have listed monthly-equivalent fees of $1,000 or more and 4.8 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Jupiter, a condo completed since 2005 carries a median fee of $776 a month, against $1,074 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Jupiter with a recorded construction year, the median monthly-equivalent fee is $776 for a recorded year built of 2005 or later (15 listings) and $1,074 for those built before 1995 (142 listings). Small subgroup: 2005+ n=15; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "0610703da5ba27f3eb44b873fc95c67e86fd021a7c953a1b47ddd2f08d954098", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nJupiter condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Jupiter condo for sale carries a $1,015-a-month association fee, 27% above the South Florida\nmedian\n53.3% of Jupiter condos on the market ask $1,000 or more a month in fees; 4.8% stay under $500\nJupiter condos built since 2005 carry fees -28% higher than buildings from before 1995\nLEDE\nJUPITER, Fla., September 7, 2026 - The median monthly association fee across the 165 condominiums listed\nfor sale in Jupiter is $1,015, with half of the listings between $776 and $1,678 a month, according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. That is 27% above the five-county South Florida\nmedian of $800, and ranks Jupiter 22 of 69 cities.\nNUT GRAF\nPer square foot, the median Jupiter condo fee is $0.79 a month on a median unit of 1,345 square feet; at the\nmedian asking price of $599K, a year of fees equals 2.06% of the price. 53.3% of listings ask $1,000 or more a\nmonth and 4.8% under $500. 7.9% of listings report two association layers (a master and a sub-association);\n15.8% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 8.5% of listings, describe one as pending or payable by the buyer on 0.6%, and mention a\nmandatory club or membership on 1.8%. Buildings completed since 2005 carry a median fee of $776 against\n$1,074 for those completed before 1995.\nFACT BOX\nActive condominium listings, Jupiter\n170 (165 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$1,015\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$776 to $1,678\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.79 (median unit 1,345 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n2.06% (asking $599K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n53.3% / 4.8%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n7.9% (13)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n15.8%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n8.5% / 0.6%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n1.8%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Jupiter ranks 22 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$776 (15 listings) / $1,074 (142 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Jupiter carries a monthly association fee of $1,015, 27% above\nthe five-county South Florida median of $800.\"\n\"53.3 percent of Jupiter condos on the market ask $1,000 or more a month in association fees; only 4.8\npercent stay under $500.\"\n\"In Jupiter, a condo completed since 2005 carries a median fee of $776 a month, against $1,074 for a\nbuilding completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Jupiter against every South Florida city with 30 or more active condo listings, grouped by\ncounty, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Jupiter condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via\nPBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Jupiter condominiums by decade the building was completed, September 7, 2026.\nDecades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Jupiter permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-jupiter/ . Attribution:\nPBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real\nestate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "db5d521e7f43b6c2f99bc9f05684a054ec0bf40976a38b15cfe04e0c4ee3fcf2", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nJupiter condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/jupiter/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nJupiter condo monthly association fees have a median of $1,015 in the retained usable-fee sample of 165\nlistings, 27% above the five-county median\nIn Jupiter's retained usable-fee sample (165 listings after exclusions and percentile trimming), 53.3% have\nmonthly-equivalent fees of $1,000 or more and 4.8% are below $500\nJupiter condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=142), monthly\nmedian 28% lower. Small subgroup: 2005+; read cautiously.\nLEDE\nJUPITER, Fla., September 7, 2026 - Among 165 active condominium listings in Jupiter retained after excluding\nunusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile,\nthe median monthly association fee is $1,015, with the middle half between $776 and $1,678, according to\nPBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 170 active\ncondominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not\nevery property for sale. The city median is 27% above the separately trimmed five-county median of $800 and\nranks 22nd among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Jupiter condo fee is $0.79 a month (164 retained\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nlistings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.06% of\nthe listing's current asking price across 165 retained listings with a current asking price of at least $20,000; this\nis the median of per-listing ratios. 53.3% of the retained sample have fees of $1,000 or more a month and 4.8%\nare below $500. 7.9% of the retained sample report two association layers (a master and a sub-association,\nsummed here); 15.8% are billed quarterly and shown as monthly equivalents. Agent-written public remarks\nmention a special assessment on 8.5% of the retained sample, describe one as pending or payable by the buyer\non 0.6%, and mention a mandatory club or membership on 1.8%; 165 retained listings carry remarks. These are\nkeyword classifications of free text, not verified facts about any association. Among retained listings with a\nrecorded construction year, the median monthly-equivalent fee is $776 for a recorded year built of 2005 or\nlater (15 listings) and $1,074 for those built before 1995 (142 listings); construction year is a recorded field and\nthis comparison does not explain why fees differ. Small subgroup: 2005+ n=15; read cautiously.\nFACT BOX\nActive condominium listings, Jupiter (before\nexclusions and trimming)\n170\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n169 / 165 (4 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$1,015\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$776 to $1,678\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.79 (164 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n2.06% (165 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n53.3% (88) / 4.8% (8) of 165\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n7.9% (13)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n15.8%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n8.5% / 0.6%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n1.8%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Jupiter ranks 22nd among\n69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$776 (2005+ n=15) / $1,074 (pre-1995 n=142).\nSmall subgroup: 2005+ n=15; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Jupiter's retained usable-fee sample (n=165), after\nexclusions and percentile trimming, is $1,015, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Jupiter condos in the retained usable-fee sample (n=165) after exclusions and percentile trimming,\n53.3 percent have listed monthly-equivalent fees of $1,000 or more and 4.8 percent are below $500.\"\n\"Among the retained usable-fee listings in Jupiter with a recorded construction year, the median monthly-\nequivalent fee is $776 for a recorded year built of 2005 or later (15 listings) and $1,074 for those built\nbefore 1995 (142 listings). Small subgroup: 2005+ n=15; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Jupiter and the\npublished comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses\na separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Jupiter retained-sample median $1,015 a month\n(n=165); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 165 active Jupiter condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 4.8% (8 listings); $500 to $750 16.4% (27 listings); $750 to $1,000 25.5% (42 listings);\n$1,000 to $1,500 24.8% (41 listings); $1,500 to $2,000 15.2% (25 listings); $2,000 and up 13.3% (22 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Jupiter condominiums in the retained usable-fee sample\nafter exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year;\ndecades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=15;\npre-1995 n=142. Small subgroup: 2005+ n=15; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s $1,095 (30 listings);\n1980s $1,023 (102 listings); 1990s $914 (11 listings); 2000s $772 (14 listings); 2010s count only (4 listings);\n2020s count only (4 listings). Recorded year built 2005 or later $776 (15 listings); before 1995 $1,074 (142\nlistings). Small subgroup: 2005+ n=15; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Jupiter, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npublished when at least 30 listings have a valid fee before trimming (169 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 165 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 170 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a municipal\nboundary; 15 of 170 Jupiter listings carry a different county in the MLS record. The fees displayed are only as accurate as the\nbrokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but\nnot guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/jupiter/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/condo-fees-jupiter/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "267e24628cb06f1f2c3733c1fa882c4e91db88d36eae19415946454d4a8486ed", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - JUPITER CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Jupiter condo monthly association fees have a median of $1,015 in the retained usable-fee sample of 165 listings, 27% above the five-county median\n2. In Jupiter's retained usable-fee sample (165 listings after exclusions and percentile trimming), 53.3% have monthly-equivalent fees of $1,000 or more and 4.8% are below $500\n3. Jupiter condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=142), monthly median 28% lower. Small subgroup: 2005+; read cautiously.\n\nLEDE\nJUPITER, Fla., September 7, 2026 - Among 165 active condominium listings in Jupiter retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,015, with the middle half between $776 and $1,678, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 170 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 27% above the separately trimmed five-county median of $800 and ranks 22nd among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Jupiter condo fee is $0.79 a month (164 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.06% of the listing's current asking price across 165 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 53.3% of the retained sample have fees of $1,000 or more a month and 4.8% are below $500. 7.9% of the retained sample report two association layers (a master and a sub-association, summed here); 15.8% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 8.5% of the retained sample, describe one as pending or payable by the buyer on 0.6%, and mention a mandatory club or membership on 1.8%; 165 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $776 for a recorded year built of 2005 or later (15 listings) and $1,074 for those built before 1995 (142 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=15; read cautiously.\n\nFACT BOX (exact figures)\n- Active condominium listings, Jupiter (before exclusions and trimming): 170 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 169 / 165 (4 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $1,015 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $776 to $1,678 [September 7, 2026]\n- Median fee per square foot per month: $0.79 (164 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 2.06% (165 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 53.3% (88) / 4.8% (8) of 165 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 7.9% (13) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 15.8% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 8.5% / 0.6% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 1.8% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Jupiter ranks 22nd among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $776 (2005+ n=15) / $1,074 (pre-1995 n=142). Small subgroup: 2005+ n=15; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Jupiter's retained usable-fee sample (n=165), after exclusions and percentile trimming, is $1,015, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Jupiter condos in the retained usable-fee sample (n=165) after exclusions and percentile trimming, 53.3 percent have listed monthly-equivalent fees of $1,000 or more and 4.8 percent are below $500.\"\n- \"Among the retained usable-fee listings in Jupiter with a recorded construction year, the median monthly-equivalent fee is $776 for a recorded year built of 2005 or later (15 listings) and $1,074 for those built before 1995 (142 listings). Small subgroup: 2005+ n=15; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- jupiter-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Jupiter and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Jupiter retained-sample median $1,015 a month (n=165); five-county median $800 (n=22,695, region-level trim).\n- jupiter-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 165 active Jupiter condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 4.8% (8 listings); $500 to $750 16.4% (27 listings); $750 to $1,000 25.5% (42 listings); $1,000 to $1,500 24.8% (41 listings); $1,500 to $2,000 15.2% (25 listings); $2,000 and up 13.3% (22 listings).\n- jupiter-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Jupiter condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=15; pre-1995 n=142. Small subgroup: 2005+ n=15; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1970s $1,095 (30 listings); 1980s $1,023 (102 listings); 1990s $914 (11 listings); 2000s $772 (14 listings); 2010s count only (4 listings); 2020s count only (4 listings). Recorded year built 2005 or later $776 (15 listings); before 1995 $1,074 (142 listings). Small subgroup: 2005+ n=15; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Jupiter, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (169 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 165 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 170 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a municipal boundary; 15 of 170 Jupiter listings carry a different county in the MLS record. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/jupiter/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-jupiter/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "jupiter", "city": "Jupiter", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 63, "with_fee": 63, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 63, "cut_count": 26, "cut_pct": 41.3, "median_cut_pct": 4.8, "median_cut_dollars": 22000 }, "outliers_dropped": 2, "n": 61, "median": 491, "p10": 200, "p25": 315, "p75": 730, "p90": 1050, "min": 30, "max": 1829, "median_sqft": 0.28, "n_sqft": 61, "median_pct_price": 0.9, "median_list_price": 549000, "median_year_built": 1990, "median_sqft_area": 1708, "over_1000": 8, "over_1000_pct": 13.1, "under_500": 35, "under_500_pct": 57.4, "hi_thr": 500, "lo_thr": 200, "over_hi": 26, "over_hi_pct": 42.6, "under_lo": 6, "under_lo_pct": 9.8, "types": { "Townhouse": { "count": 54, "pct": 88.5 }, "Villa": { "count": 7, "pct": 11.5 } }, "regime": { "HOA": { "count": 54, "pct": 88.5 }, "not_recorded": { "count": 7, "pct": 11.5 } }, "villa_median": 769, "townhouse_median": 467, "cadence": { "Monthly": { "count": 51, "pct": 83.6 }, "Quarterly": { "count": 10, "pct": 16.4 } }, "stacked": { "count": 3, "pct": 4.9, "median_total": 769, "median_master": 428 }, "bins": [ { "label": "Under $100", "count": 2, "pct": 3.3 }, { "label": "$100 to $200", "count": 4, "pct": 6.6 }, { "label": "$200 to $300", "count": 8, "pct": 13.1 }, { "label": "$300 to $400", "count": 6, "pct": 9.8 }, { "label": "$400 to $600", "count": 20, "pct": 32.8 }, { "label": "$600 to $1,000", "count": 13, "pct": 21.3 }, { "label": "$1,000 and up", "count": 8, "pct": 13.1 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 1, "median": 30, "median_sqft": 0.03 }, { "label": "1980s", "n": 24, "median": 608, "median_sqft": 0.35 }, { "label": "1990s", "n": 13, "median": 497, "median_sqft": 0.31 }, { "label": "2000s", "n": 18, "median": 402, "median_sqft": 0.23 }, { "label": "2010s", "n": 2, "median": 431, "median_sqft": 0.25 }, { "label": "2020s", "n": 3, "median": 1050, "median_sqft": 0.29 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 25, "median": 278, "median_pct_price": 1.02 }, { "label": "$500K to $1M", "n": 21, "median": 425, "median_pct_price": 0.9 }, { "label": "$1M and up", "n": 15, "median": 1050, "median_pct_price": 0.48 } ], "pre1995": { "n": 34, "median": 522 }, "post2005": { "n": 15, "median": 423 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 53, "pct": 86.9 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 40, "pct": 65.6 }, { "key": "CableTv", "label": "Cable TV", "count": 30, "pct": 49.2 }, { "key": "Security", "label": "Security", "count": 17, "pct": 27.9 }, { "key": "Insurance", "label": "Building insurance", "count": 16, "pct": 26.2 }, { "key": "Trash", "label": "Trash", "count": 15, "pct": 24.6 }, { "key": "Internet", "label": "Internet", "count": 13, "pct": 21.3 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 12, "pct": 19.7 }, { "key": "Pools", "label": "Pool", "count": 11, "pct": 18.0 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 7, "pct": 11.5 }, { "key": "Roof", "label": "Roof", "count": 5, "pct": 8.2 }, { "key": "PestControl", "label": "Pest control", "count": 5, "pct": 8.2 }, { "key": "Sewer", "label": "Sewer", "count": 3, "pct": 4.9 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 3, "pct": 4.9 } ], "includes_n": 61, "flags": { "sa_mentioned": { "count": 3, "pct": 4.9 }, "sa_none_or_paid": { "count": 2, "pct": 3.3 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 1, "pct": 1.6 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 61 }, "developments": [], "masters": [], "series": [ { "date": "2026-09-07", "median": 491, "p25": 315, "p75": 730, "n": 61, "median_sqft": 0.28, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Jupiter townhouse or villa for sale carries a $491-a-month homeowners association fee, 64% above the South Florida median", "42.6% of Jupiter townhouses and villas on the market ask $500 or more a month in fees; 9.8% stay under $200", "Jupiter townhouses and villas built since 2005 carry fees 19% lower than communities from before 1995" ], "lede": "JUPITER, Fla., September 7, 2026 - The median monthly homeowners association fee across the 61 townhouses and villas listed for sale in Jupiter is $491, with half of the listings between $315 and $730 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 64% above the five-county South Florida median of $300, and ranks Jupiter 4 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Jupiter carries a monthly homeowners association fee of $491, 64% above the five-county South Florida median of $300.\"", "\"42.6 percent of Jupiter townhouses and villas on the market ask $500 or more a month in fees; 9.8 percent stay under $200.\"", "\"In Jupiter, a townhouse or villa completed since 2005 carries a median fee of $423 a month, against $522 for one completed before 1995.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Jupiter permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-jupiter/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Jupiter against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Jupiter median $491 a month, South Florida median $300; Jupiter ranks 4 of 34 cities.", "title": "Jupiter HOA fees on townhouses and villas sit 64% above the South Florida median" }, { "caption": "Share of active Jupiter townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 3.3% (2 listings); $100 to $200 6.6% (4 listings); $200 to $300 13.1% (8 listings); $300 to $400 9.8% (6 listings); $400 to $600 32.8% (20 listings); $600 to $1,000 21.3% (13 listings); $1,000 and up 13.1% (8 listings).", "title": "32.8% of Jupiter townhouses and villas for sale carry a fee of $400 to $600 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Jupiter townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s too few (1 listings); 1980s $608 (24 listings); 1990s $497 (13 listings); 2000s $402 (18 listings); 2010s too few (2 listings); 2020s too few (3 listings).", "title": "Jupiter townhouses and villas built since 2005 ask 19% less in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Martin": 6, "Palm Beach": 57 }, "county_missing_count": 0, "multi_county": true, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 63, "with_fee": 63, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 63, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 61, "retained_n": 61, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 63, "cut_count": 26, "cut_pct": 41.3, "median_cut_pct": 4.8, "median_cut_dollars": 22000, "valid_price_count": 63, "missing_price_count": 0, "unchanged_count": 37, "raised_count": 0, "not_below_original_count": 37, "cut_pct_denominator": 63, "cut_sample_ok": true, "median_cut_n": 26 }, "trim_bounds": { "p1": 29.683333333333334, "p99": 1995.060000000001 }, "retained_small_sample": false, "retained_below_30": false, "median": 491, "p10": 200, "p25": 315, "p75": 730, "p90": 1050, "min": 30, "max": 1829, "median_sqft": 0.28, "n_sqft": 61, "median_pct_price": 0.9, "n_pct_price": 61, "median_list_price": 549000, "median_year_built": 1990, "median_sqft_area": 1708, "over_1000": 8, "over_1000_pct": 13.1, "under_500": 35, "under_500_pct": 57.4, "hi_thr": 500, "lo_thr": 200, "over_hi": 26, "over_hi_pct": 42.6, "under_lo": 6, "under_lo_pct": 9.8, "types": { "Townhouse": { "count": 54, "pct": 88.5 }, "Villa": { "count": 7, "pct": 11.5 } }, "regime": { "HOA": { "count": 54, "pct": 88.5 }, "not_recorded": { "count": 7, "pct": 11.5 } }, "villa_median": 769, "townhouse_median": 467, "cadence": { "Monthly": { "count": 51, "pct": 83.6 }, "Quarterly": { "count": 10, "pct": 16.4 } }, "stacked": { "count": 3, "pct": 4.9, "median_total": 769, "median_master": 428 }, "bins": [ { "label": "Under $100", "count": 2, "pct": 3.3 }, { "label": "$100 to $200", "count": 4, "pct": 6.6 }, { "label": "$200 to $300", "count": 8, "pct": 13.1 }, { "label": "$300 to $400", "count": 6, "pct": 9.8 }, { "label": "$400 to $600", "count": 20, "pct": 32.8 }, { "label": "$600 to $1,000", "count": 13, "pct": 21.3 }, { "label": "$1,000 and up", "count": 8, "pct": 13.1 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 1, "median": 30, "median_sqft": 0.03 }, { "label": "1980s", "n": 24, "median": 608, "median_sqft": 0.35 }, { "label": "1990s", "n": 13, "median": 497, "median_sqft": 0.31 }, { "label": "2000s", "n": 18, "median": 402, "median_sqft": 0.23 }, { "label": "2010s", "n": 2, "median": 431, "median_sqft": 0.25 }, { "label": "2020s", "n": 3, "median": 1050, "median_sqft": 0.29 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 25, "median": 278, "median_pct_price": 1.02 }, { "label": "$500K to $1M", "n": 21, "median": 425, "median_pct_price": 0.9 }, { "label": "$1M and up", "n": 15, "median": 1050, "median_pct_price": 0.48 } ], "pre1995": { "n": 34, "median": 522 }, "post2005": { "n": 15, "median": 423 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 53, "pct": 86.9 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 40, "pct": 65.6 }, { "key": "CableTv", "label": "Cable TV", "count": 30, "pct": 49.2 }, { "key": "Security", "label": "Security", "count": 17, "pct": 27.9 }, { "key": "Insurance", "label": "Building insurance", "count": 16, "pct": 26.2 }, { "key": "Trash", "label": "Trash", "count": 15, "pct": 24.6 }, { "key": "Internet", "label": "Internet", "count": 13, "pct": 21.3 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 12, "pct": 19.7 }, { "key": "Pools", "label": "Pool", "count": 11, "pct": 18.0 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 7, "pct": 11.5 }, { "key": "Roof", "label": "Roof", "count": 5, "pct": 8.2 }, { "key": "PestControl", "label": "Pest control", "count": 5, "pct": 8.2 }, { "key": "Sewer", "label": "Sewer", "count": 3, "pct": 4.9 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 3, "pct": 4.9 } ], "includes_n": 61, "flags": { "sa_mentioned": { "count": 3, "pct": 4.9 }, "sa_none_or_paid": { "count": 2, "pct": 3.3 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 1, "pct": 1.6 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 61 }, "denominators": { "fee_percentages": 61, "fee_medians_percentiles": 61, "median_sqft": 61, "median_pct_price": 61, "includes_pct": 61, "flags_pct": 61, "cut_pct": 63 }, "developments": [], "masters": [], "series": [ { "date": "2026-09-07", "median": 491, "p25": 315, "p75": 730, "n": 61, "median_sqft": 0.28, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Jupiter townhouse or villa monthly homeowners association fees have a median of $491 in the retained usable-fee sample of 61 listings, 64% above the five-county median", "In Jupiter's retained usable-fee sample (61 listings after exclusions and percentile trimming), 42.6% have monthly-equivalent fees of $500 or more and 9.8% are below $200", "Jupiter townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=34), monthly median 19% lower. Small subgroup: 2005+; read cautiously." ], "lede": "JUPITER, Fla., September 7, 2026 - Among 61 active townhouse or villa listings in Jupiter retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $491, with the middle half between $315 and $730, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 63 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 64% above the separately trimmed five-county median of $300 and ranks 4th among 34 published city medians.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Jupiter's retained usable-fee sample (n=61), after exclusions and percentile trimming, is $491, compared with $300 in the separately trimmed five-county sample.\"", "\"Among Jupiter townhouses and villas in the retained usable-fee sample (n=61) after exclusions and percentile trimming, 42.6 percent have listed monthly-equivalent fees of $500 or more and 9.8 percent are below $200.\"", "\"Among the retained usable-fee listings in Jupiter with a recorded construction year, the median monthly-equivalent fee is $423 for a recorded year built of 2005 or later (15 listings) and $522 for those built before 1995 (34 listings). Small subgroup: 2005+ n=15; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Jupiter, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (63 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 61 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 63 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a municipal boundary; 6 of 63 Jupiter listings carry a different county in the MLS record. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/jupiter/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-jupiter/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Jupiter and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Jupiter retained-sample median $491 a month (n=61); five-county median $300 (n=3,206, region-level trim).", "title": "Jupiter townhouses and villas, retained usable-fee sample (n=61): median $491/month, 64% above the five-county median of $300", "visible_labels": [ "$491", "61", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 61 active Jupiter townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 3.3% (2 listings); $100 to $200 6.6% (4 listings); $200 to $300 13.1% (8 listings); $300 to $400 9.8% (6 listings); $400 to $600 32.8% (20 listings); $600 to $1,000 21.3% (13 listings); $1,000 and up 13.1% (8 listings).", "title": "32.8% of Jupiter's retained usable-fee sample (61 listings) falls in the $400 to $600 monthly band", "visible_labels": [ "3.3%", "2", "6.6%", "4", "13.1%", "8", "9.8%", "6", "32.8%", "20", "21.3%", "13", "13.1%", "8" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Jupiter townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=15; pre-1995 n=34. Small subgroup: 2005+ n=15; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1970s count only (1 listings); 1980s $608 (24 listings); 1990s $497 (13 listings); 2000s $402 (18 listings); 2010s count only (2 listings); 2020s count only (3 listings). Recorded year built 2005 or later $423 (15 listings); before 1995 $522 (34 listings). Small subgroup: 2005+ n=15; read cautiously.", "title": "Jupiter townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=34), monthly median 19% lower. Small subgroup: 2005+; read cautiously.", "visible_labels": [ "1", "$608", "24", "$497", "13", "$402", "18", "2", "3", "$423", "15", "$522", "34" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Martin", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 29.683333333333334, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1995.060000000001, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Jupiter median $491 a month, South Florida median $300; Jupiter ranks 4 of 34 cities.", "after": "Dot strip chart in five county lanes. Jupiter retained-sample median $491 a month (n=61); five-county median $300 (n=3,206, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Jupiter against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Jupiter and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Jupiter HOA fees on townhouses and villas sit 64% above the South Florida median", "after": "Jupiter townhouses and villas, retained usable-fee sample (n=61): median $491/month, 64% above the five-county median of $300", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$491", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "61", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 3.3% (2 listings); $100 to $200 6.6% (4 listings); $200 to $300 13.1% (8 listings); $300 to $400 9.8% (6 listings); $400 to $600 32.8% (20 listings); $600 to $1,000 21.3% (13 listings); $1,000 and up 13.1% (8 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 3.3% (2 listings); $100 to $200 6.6% (4 listings); $200 to $300 13.1% (8 listings); $300 to $400 9.8% (6 listings); $400 to $600 32.8% (20 listings); $600 to $1,000 21.3% (13 listings); $1,000 and up 13.1% (8 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Jupiter townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 61 active Jupiter townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "32.8% of Jupiter townhouses and villas for sale carry a fee of $400 to $600 a month", "after": "32.8% of Jupiter's retained usable-fee sample (61 listings) falls in the $400 to $600 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "3.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "21.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "13.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "6.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "13.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "9.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "32.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s too few (1 listings); 1980s $608 (24 listings); 1990s $497 (13 listings); 2000s $402 (18 listings); 2010s too few (2 listings); 2020s too few (3 listings).", "after": "Column chart of median fee by recorded decade built: 1970s count only (1 listings); 1980s $608 (24 listings); 1990s $497 (13 listings); 2000s $402 (18 listings); 2010s count only (2 listings); 2020s count only (3 listings). Recorded year built 2005 or later $423 (15 listings); before 1995 $522 (34 listings). Small subgroup: 2005+ n=15; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Jupiter townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Jupiter townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=15; pre-1995 n=34. Small subgroup: 2005+ n=15; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Jupiter townhouses and villas built since 2005 ask 19% less in fees than those built before 1995", "after": "Jupiter townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=34), monthly median 19% lower. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "$522", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "34", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$608", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "24", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$497", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "$402", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "18", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "$423", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Jupiter townhouse or villa for sale carries a $491-a-month homeowners association fee, 64% above the South Florida median", "after": "Jupiter townhouse or villa monthly homeowners association fees have a median of $491 in the retained usable-fee sample of 61 listings, 64% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "42.6% of Jupiter townhouses and villas on the market ask $500 or more a month in fees; 9.8% stay under $200", "after": "In Jupiter's retained usable-fee sample (61 listings after exclusions and percentile trimming), 42.6% have monthly-equivalent fees of $500 or more and 9.8% are below $200", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Jupiter townhouses and villas built since 2005 carry fees 19% lower than communities from before 1995", "after": "Jupiter townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=34), monthly median 19% lower. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "JUPITER, Fla., September 7, 2026 - The median monthly homeowners association fee across the 61 townhouses and villas listed for sale in Jupiter is $491, with half of the listings between $315 and $730 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 64% above the five-county South Florida median of $300, and ranks Jupiter 4 of 34 cities.", "after": "JUPITER, Fla., September 7, 2026 - Among 61 active townhouse or villa listings in Jupiter retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $491, with the middle half between $315 and $730, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 63 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 64% above the separately trimmed five-county median of $300 and ranks 4th among 34 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Jupiter permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-jupiter/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Jupiter, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (63 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 61 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 63 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a municipal boundary; 6 of 63 Jupiter listings carry a different county in the MLS record. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/jupiter/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-jupiter/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Jupiter carries a monthly homeowners association fee of $491, 64% above the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Jupiter's retained usable-fee sample (n=61), after exclusions and percentile trimming, is $491, compared with $300 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"42.6 percent of Jupiter townhouses and villas on the market ask $500 or more a month in fees; 9.8 percent stay under $200.\"", "after": "\"Among Jupiter townhouses and villas in the retained usable-fee sample (n=61) after exclusions and percentile trimming, 42.6 percent have listed monthly-equivalent fees of $500 or more and 9.8 percent are below $200.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Jupiter, a townhouse or villa completed since 2005 carries a median fee of $423 a month, against $522 for one completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Jupiter with a recorded construction year, the median monthly-equivalent fee is $423 for a recorded year built of 2005 or later (15 listings) and $522 for those built before 1995 (34 listings). Small subgroup: 2005+ n=15; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "8f2b886fc00b7890827b76e2eb661fbac157e551cfb7c84bf700b99b86f5a8ca", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nJupiter HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Jupiter townhouse or villa for sale carries a $491-a-month homeowners association fee, 64%\nabove the South Florida median\n42.6% of Jupiter townhouses and villas on the market ask $500 or more a month in fees; 9.8% stay under\n$200\nJupiter townhouses and villas built since 2005 carry fees 19% lower than communities from before 1995\nLEDE\nJUPITER, Fla., September 7, 2026 - The median monthly homeowners association fee across the 61\ntownhouses and villas listed for sale in Jupiter is $491, with half of the listings between $315 and $730 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 64% above the five-\ncounty South Florida median of $300, and ranks Jupiter 4 of 34 cities.\nNUT GRAF\nPer square foot, the median Jupiter townhouse or villa fee is $0.28 a month on a median home of 1,708 square\nfeet; at the median asking price of $549K, a year of fees equals 0.9% of the price. 42.6% of listings ask $500 or\nmore a month and 9.8% under $200. 4.9% of listings report two association layers (a master and a sub-\nassociation); 16.4% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 4.9% of listings, describe one as pending or payable by the buyer on 0%, and\nmention a mandatory club or membership on 0%. Communities completed since 2005 carry a median fee of\n$423 against $522 for those completed before 1995. 11.5% of the listings are entered as single-level villas, the\nrest as townhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Jupiter\n63 (61 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$491\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$315 to $730\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.28 (median home 1,708 sq ft)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nA year of fees as a share of the median asking price\n0.9% (asking $549K)\nSeptember 7, 2026\nListings asking $500 or more a month / under $200\n42.6% / 9.8%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n4.9% (3)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n16.4%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n4.9% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Jupiter ranks 4 of 34\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$423 (15 listings) / $522 (34 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Jupiter carries a monthly homeowners association fee of\n$491, 64% above the five-county South Florida median of $300.\"\n\"42.6 percent of Jupiter townhouses and villas on the market ask $500 or more a month in fees; 9.8\npercent stay under $200.\"\n\"In Jupiter, a townhouse or villa completed since 2005 carries a median fee of $423 a month, against $522\nfor one completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Jupiter against every South Florida city with 30 or more active townhouse or villa listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Jupiter townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Jupiter townhouses and villas by decade the home was completed,\nSeptember 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Jupiter permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and\nare reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are\nhomeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities\nneed 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate\nas the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable\nbut not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-jupiter/ . Attribution: PBP Real\nEstate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate\nactivity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "4040af2c19bbc7cbda090b629e10e2ccca0400a49ce7b33c1ad17c74edff10a6", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nJupiter HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/jupiter/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nJupiter townhouse or villa monthly homeowners association fees have a median of $491 in the retained\nusable-fee sample of 61 listings, 64% above the five-county median\nIn Jupiter's retained usable-fee sample (61 listings after exclusions and percentile trimming), 42.6% have\nmonthly-equivalent fees of $500 or more and 9.8% are below $200\nJupiter townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995\n(n=34), monthly median 19% lower. Small subgroup: 2005+; read cautiously.\nLEDE\nJUPITER, Fla., September 7, 2026 - Among 61 active townhouse or villa listings in Jupiter retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly homeowners association fee is $491, with the middle half between $315 and\n$730, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n63 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 64% above the separately trimmed five-county\nmedian of $300 and ranks 4th among 34 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Jupiter townhouse or villa fee is $0.28 a month (61\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n0.9% of the listing's current asking price across 61 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 42.6% of the retained sample have fees of $500 or more a\nmonth and 9.8% are below $200. 4.9% of the retained sample report two association layers (a master and a\nsub-association, summed here); 16.4% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 4.9% of the retained sample, describe one as pending or\npayable by the buyer on 0%, and mention a mandatory club or membership on 0%; 61 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $423 for a recorded\nyear built of 2005 or later (15 listings) and $522 for those built before 1995 (34 listings); construction year is a\nrecorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=15; read\ncautiously. 11.5% of retained listings have the recorded MLS subtype Villa; the remainder have subtype\nTownhouse. The two subtypes are reported together after condominium classification.\nFACT BOX\nActive townhouse or villa listings, Jupiter (before\nexclusions and trimming)\n63\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n63 / 61 (2 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$491\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$315 to $730\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.28 (61 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n0.9% (61 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n42.6% (26) / 9.8% (6) of 61\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n4.9% (3)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n16.4%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n4.9% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); Jupiter ranks 4th among 34\npublished city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$423 (2005+ n=15) / $522 (pre-1995 n=34). Small\nsubgroup: 2005+ n=15; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Jupiter's retained usable-fee sample\n(n=61), after exclusions and percentile trimming, is $491, compared with $300 in the separately trimmed\nfive-county sample.\"\n\"Among Jupiter townhouses and villas in the retained usable-fee sample (n=61) after exclusions and\npercentile trimming, 42.6 percent have listed monthly-equivalent fees of $500 or more and 9.8 percent are\nbelow $200.\"\n\"Among the retained usable-fee listings in Jupiter with a recorded construction year, the median monthly-\nequivalent fee is $423 for a recorded year built of 2005 or later (15 listings) and $522 for those built\nbefore 1995 (34 listings). Small subgroup: 2005+ n=15; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nJupiter and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-\ncounty reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a\nvalid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Jupiter retained-sample median $491 a month\n(n=61); five-county median $300 (n=3,206, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 61 active Jupiter townhouse or villa listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 3.3% (2\nlistings); $100 to $200 6.6% (4 listings); $200 to $300 13.1% (8 listings); $300 to $400 9.8% (6 listings); $400\nto $600 32.8% (20 listings); $600 to $1,000 21.3% (13 listings); $1,000 and up 13.1% (8 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Jupiter townhouses and villas in the\nretained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a\nrecorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded\nYearBuilt 2005+ n=15; pre-1995 n=34. Small subgroup: 2005+ n=15; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s count only (1 listings);\n1980s $608 (24 listings); 1990s $497 (13 listings); 2000s $402 (18 listings); 2010s count only (2 listings);\n2020s count only (3 listings). Recorded year built 2005 or later $423 (15 listings); before 1995 $522 (34\nlistings). Small subgroup: 2005+ n=15; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Jupiter, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npublished when at least 30 listings have a valid fee before trimming (63 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 61 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 63 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after\ncondominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's\nfinances. Geography is the MLS City field, not a municipal boundary; 6 of 63 Jupiter listings carry a different county in the MLS\nrecord. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/jupiter/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-jupiter/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "53b0e7cadab43849b2496eaa358191fdef31c67a86d9c1e43b713a20ea1de958", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - JUPITER HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Jupiter townhouse or villa monthly homeowners association fees have a median of $491 in the retained usable-fee sample of 61 listings, 64% above the five-county median\n2. In Jupiter's retained usable-fee sample (61 listings after exclusions and percentile trimming), 42.6% have monthly-equivalent fees of $500 or more and 9.8% are below $200\n3. Jupiter townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=34), monthly median 19% lower. Small subgroup: 2005+; read cautiously.\n\nLEDE\nJUPITER, Fla., September 7, 2026 - Among 61 active townhouse or villa listings in Jupiter retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $491, with the middle half between $315 and $730, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 63 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 64% above the separately trimmed five-county median of $300 and ranks 4th among 34 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Jupiter townhouse or villa fee is $0.28 a month (61 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 0.9% of the listing's current asking price across 61 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 42.6% of the retained sample have fees of $500 or more a month and 9.8% are below $200. 4.9% of the retained sample report two association layers (a master and a sub-association, summed here); 16.4% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 4.9% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 61 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $423 for a recorded year built of 2005 or later (15 listings) and $522 for those built before 1995 (34 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=15; read cautiously. 11.5% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Jupiter (before exclusions and trimming): 63 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 63 / 61 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $491 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $315 to $730 [September 7, 2026]\n- Median fee per square foot per month: $0.28 (61 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 0.9% (61 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 42.6% (26) / 9.8% (6) of 61 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 4.9% (3) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 16.4% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 4.9% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Jupiter ranks 4th among 34 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $423 (2005+ n=15) / $522 (pre-1995 n=34). Small subgroup: 2005+ n=15; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Jupiter's retained usable-fee sample (n=61), after exclusions and percentile trimming, is $491, compared with $300 in the separately trimmed five-county sample.\"\n- \"Among Jupiter townhouses and villas in the retained usable-fee sample (n=61) after exclusions and percentile trimming, 42.6 percent have listed monthly-equivalent fees of $500 or more and 9.8 percent are below $200.\"\n- \"Among the retained usable-fee listings in Jupiter with a recorded construction year, the median monthly-equivalent fee is $423 for a recorded year built of 2005 or later (15 listings) and $522 for those built before 1995 (34 listings). Small subgroup: 2005+ n=15; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- jupiter-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Jupiter and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Jupiter retained-sample median $491 a month (n=61); five-county median $300 (n=3,206, region-level trim).\n- jupiter-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 61 active Jupiter townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 3.3% (2 listings); $100 to $200 6.6% (4 listings); $200 to $300 13.1% (8 listings); $300 to $400 9.8% (6 listings); $400 to $600 32.8% (20 listings); $600 to $1,000 21.3% (13 listings); $1,000 and up 13.1% (8 listings).\n- jupiter-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Jupiter townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=15; pre-1995 n=34. Small subgroup: 2005+ n=15; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1970s count only (1 listings); 1980s $608 (24 listings); 1990s $497 (13 listings); 2000s $402 (18 listings); 2010s count only (2 listings); 2020s count only (3 listings). Recorded year built 2005 or later $423 (15 listings); before 1995 $522 (34 listings). Small subgroup: 2005+ n=15; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Jupiter, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (63 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 61 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 63 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a municipal boundary; 6 of 63 Jupiter listings carry a different county in the MLS record. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/jupiter/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-jupiter/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "key-biscayne", "city": "Key Biscayne", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "segments": { "houses": { "active": 33, "sample_ok": true, "small_sample": true, "pending": 6, "median_list_price": 7950000.0, "cut_count": 8, "cut_pct": 24.2, "raised_count": 1, "median_cut_pct": 7.1, "median_cut_dollars": 925000.0, "cut_last30": 1, "cut_last30_pct": 3.0, "cut_last7": 0, "median_dom": 73, "median_cdom": 73, "relisted_count": 2, "relisted_pct": 6.1, "over90": 14, "over90_pct": 42.4, "over180": 8, "fresh_held": 13, "fresh_held_pct": 39.4, "stale_uncut": 7, "stale_uncut_pct": 21.2, "dom_buckets": [ { "label": "0-30", "count": 10, "pct": 30.3 }, { "label": "31-60", "count": 4, "pct": 12.1 }, { "label": "61-90", "count": 5, "pct": 15.2 }, { "label": "91-180", "count": 6, "pct": 18.2 }, { "label": "181+", "count": 8, "pct": 24.2 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$2M to $5M", "active": 5, "cut": 3, "cut_pct": 60.0, "median_cdom": 129 }, { "label": "$5M and up", "active": 28, "cut": 5, "cut_pct": 17.9, "median_cdom": 70.5 } ], "pending_cut_count": 2, "pending_cut_pct": 33.3, "pending_median_cut_pct": 8.4, "pending_median_cdom": 168.5, "tier": "h4", "series": [ { "date": "2026-09-06", "active": 33, "cut_pct": 24.2, "median_cdom": 73, "median_list_price": 7950000.0 }, { "date": "2026-09-07", "active": 33, "cut_pct": 24.2, "median_cdom": 73, "median_list_price": 7950000.0 } ] }, "condos": { "active": 105, "sample_ok": true, "small_sample": false, "pending": 16, "median_list_price": 1575000.0, "cut_count": 38, "cut_pct": 36.2, "raised_count": 2, "median_cut_pct": 4.6, "median_cut_dollars": 87500.0, "cut_last30": 14, "cut_last30_pct": 13.3, "cut_last7": 4, "median_dom": 79, "median_cdom": 79, "relisted_count": 0, "relisted_pct": 0.0, "over90": 46, "over90_pct": 43.8, "over180": 17, "fresh_held": 43, "fresh_held_pct": 41.0, "stale_uncut": 20, "stale_uncut_pct": 19.0, "dom_buckets": [ { "label": "0-30", "count": 33, "pct": 31.4 }, { "label": "31-60", "count": 14, "pct": 13.3 }, { "label": "61-90", "count": 12, "pct": 11.4 }, { "label": "91-180", "count": 29, "pct": 27.6 }, { "label": "181+", "count": 17, "pct": 16.2 } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$250K to $500K", "active": 8, "cut": 5, "cut_pct": 62.5, "median_cdom": 72.0 }, { "label": "$500K to $1M", "active": 22, "cut": 9, "cut_pct": 40.9, "median_cdom": 99.0 }, { "label": "$1M and up", "active": 75, "cut": 24, "cut_pct": 32.0, "median_cdom": 77 } ], "pending_cut_count": 4, "pending_cut_pct": 25.0, "pending_median_cut_pct": 3.8, "pending_median_cdom": 90.0, "tier": "c4", "series": [ { "date": "2026-09-05", "active": 94, "cut_pct": 35.1, "median_cdom": 80.5, "median_list_price": 1594950.0 }, { "date": "2026-09-06", "active": 94, "cut_pct": 35.1, "median_cdom": 80.5, "median_list_price": 1594950.0 }, { "date": "2026-09-07", "active": 105, "cut_pct": 36.2, "median_cdom": 79, "median_list_price": 1575000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "24.2% of Key Biscayne houses for sale have cut their asking price, 36.2% of condos", "Key Biscayne sellers hold firmer than the rest of Miami-Dade County as 42.4% of houses pass 90 days on the market", "Buying in Key Biscayne? One in four houses have already come down once, by a median $925K" ], "lede": "KEY BISCAYNE, Fla., September 7, 2026 - 24.2% of the 33 single-family homes listed for sale in Key Biscayne have reduced their asking price at least once, by a median 7.1% (about $925K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 105 condominium listings, 36.2% have cut, by a median 4.6%.", "quotes": [ "\"24.2 percent of single-family homes for sale in Key Biscayne have reduced their asking price at least once, by a median $925K.\"", "\"Counting every relisting, the median Key Biscayne house for sale has been waiting 73 days, not the 73 the current listing shows.\"", "\"Of the Key Biscayne houses now under contract, 66.7 percent never reduced their asking price; the rest cut by a median 8.4 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Key Biscayne and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 33 houses, 105 condominiums, 6 houses under contract. Small sample: 33 houses for sale in Key Biscayne, between 30 and 39, so one listing moves the share by roughly 3.0 points. Read the percentages as a direction, not a decimal. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-key-biscayne/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Key Biscayne versus Miami-Dade County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Key Biscayne houses 24.2%, Miami-Dade County houses 37.6%; Key Biscayne condominiums 36.2%, Miami-Dade County condominiums 37.4%.", "title": "Key Biscayne houses are cutting 13.4 points less often than Miami-Dade County" }, { "caption": "Active Key Biscayne listings by cumulative days on market, houses and condominiums, September 7, 2026. 42.4% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 30.3%, 31-60 days 12.1%, 61-90 days 15.2%, 91-180 days 18.2%, 181+ days 24.2%. Condominiums: 0-30 days 31.4%, 31-60 days 13.3%, 61-90 days 11.4%, 91-180 days 27.6%, 181+ days 16.2%.", "title": "42.4% of Key Biscayne houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Key Biscayne houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M too few to read of 0; $1M to $2M too few to read of 0; $2M to $5M too few to read of 5; $5M and up 17.9% of 28.", "title": "Price cuts by price band, Key Biscayne houses" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 160 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 33, "sample_ok": true, "small_sample": true, "pending": 6, "median_list_price": 7950000.0, "cut_count": 8, "cut_pct": 24.2, "raised_count": 1, "valid_price_count": 33, "missing_price_count": 0, "unchanged_count": 24, "not_below_original_count": 25, "cut_sample_ok": false, "cut_small_sample": true, "median_cut_pct": 7.1, "median_cut_dollars": 925000.0, "cut_last30": 1, "cut_last30_pct": 3.0, "cut_last7": 0, "median_dom": 73, "median_cdom": 73, "dom_n": 33, "cdom_n": 33, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 33, "relisted_count": 2, "relisted_pct": 6.1, "over90": 14, "over90_pct": 42.4, "over180": 8, "fresh_held": 13, "fresh_held_pct": 39.4, "fresh_held_missing_cdom_count": 0, "stale_uncut": 7, "stale_uncut_pct": 21.2, "dom_buckets": [ { "label": "0-30", "count": 10, "pct": 30.3 }, { "label": "31-60", "count": 4, "pct": 12.1 }, { "label": "61-90", "count": 5, "pct": 15.2 }, { "label": "91-180", "count": 6, "pct": 18.2 }, { "label": "181+", "count": 8, "pct": 24.2 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$2M to $5M", "active": 5, "cut": 3, "cut_pct": 60.0, "median_cdom": 129, "cut_pct_denominator": 5, "cdom_n": 5, "valid_price_count": 5 }, { "label": "$5M and up", "active": 28, "cut": 5, "cut_pct": 17.9, "median_cdom": 70.5, "cut_pct_denominator": 28, "cdom_n": 28, "valid_price_count": 28 } ], "pending_cut_count": 2, "pending_cut_pct": 33.3, "pending_valid_price_count": 6, "pending_missing_price_count": 0, "pending_unchanged_count": 4, "pending_raised_count": 0, "pending_not_below_original_count": 4, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 6, "pending_dom_n": 6, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 8.4, "pending_median_cdom": 168.5, "denominators": { "cut_pct": 33, "cut_last30_pct": 33, "relisted_pct": 33, "fresh_held_pct": 33, "stale_uncut_pct": 33, "over90_pct": 33, "dom_bucket_pct": 33, "pending_cut_pct": 6, "median_dom": 33, "median_cdom": 33, "median_cut_pct": 8, "median_cut_dollars": 8, "pending_median_cut_pct": 2, "pending_median_cdom": 6 }, "county_counts": { "Miami-Dade": 33 }, "tier": "h4", "series": [ { "date": "2026-09-07", "active": 33, "cut_pct": 24.2, "median_cdom": 73, "median_list_price": 7950000.0 } ] }, "condos": { "active": 105, "sample_ok": true, "small_sample": false, "pending": 16, "median_list_price": 1575000.0, "cut_count": 38, "cut_pct": 36.2, "raised_count": 2, "valid_price_count": 105, "missing_price_count": 0, "unchanged_count": 65, "not_below_original_count": 67, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.6, "median_cut_dollars": 87500.0, "cut_last30": 14, "cut_last30_pct": 13.3, "cut_last7": 4, "median_dom": 79, "median_cdom": 79, "dom_n": 105, "cdom_n": 105, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 105, "relisted_count": 0, "relisted_pct": 0.0, "over90": 46, "over90_pct": 43.8, "over180": 17, "fresh_held": 43, "fresh_held_pct": 41.0, "fresh_held_missing_cdom_count": 0, "stale_uncut": 20, "stale_uncut_pct": 19.0, "dom_buckets": [ { "label": "0-30", "count": 33, "pct": 31.4 }, { "label": "31-60", "count": 14, "pct": 13.3 }, { "label": "61-90", "count": 12, "pct": 11.4 }, { "label": "91-180", "count": 29, "pct": 27.6 }, { "label": "181+", "count": 17, "pct": 16.2 } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$250K to $500K", "active": 8, "cut": 5, "cut_pct": 62.5, "median_cdom": 72.0, "cut_pct_denominator": 8, "cdom_n": 8, "valid_price_count": 8 }, { "label": "$500K to $1M", "active": 22, "cut": 9, "cut_pct": 40.9, "median_cdom": 99.0, "cut_pct_denominator": 22, "cdom_n": 22, "valid_price_count": 22 }, { "label": "$1M and up", "active": 75, "cut": 24, "cut_pct": 32.0, "median_cdom": 77, "cut_pct_denominator": 75, "cdom_n": 75, "valid_price_count": 75 } ], "pending_cut_count": 4, "pending_cut_pct": 25.0, "pending_valid_price_count": 16, "pending_missing_price_count": 0, "pending_unchanged_count": 12, "pending_raised_count": 0, "pending_not_below_original_count": 12, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 16, "pending_dom_n": 16, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 3.8, "pending_median_cdom": 90.0, "denominators": { "cut_pct": 105, "cut_last30_pct": 105, "relisted_pct": 105, "fresh_held_pct": 105, "stale_uncut_pct": 105, "over90_pct": 105, "dom_bucket_pct": 105, "pending_cut_pct": 16, "median_dom": 105, "median_cdom": 105, "median_cut_pct": 38, "median_cut_dollars": 38, "pending_median_cut_pct": 4, "pending_median_cdom": 16 }, "county_counts": { "Miami-Dade": 105 }, "tier": "c4", "series": [ { "date": "2026-09-07", "active": 105, "cut_pct": 36.2, "median_cdom": 79, "median_list_price": 1575000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "24.2% of Key Biscayne houses for sale are asking less than their original list price; 36.2% of condos. Small sample: 33 houses; read cautiously.", "Seller Blink Rate™ in Key Biscayne: 24.2% of houses list below original asking, against 37.6% across Miami-Dade County. Small sample: 33 houses; read cautiously.", "Buying in Key Biscayne? 8 of the 33 houses for sale are asking below their original price. Small sample: 33 houses; read cautiously." ], "lede": "KEY BISCAYNE, Fla., September 7, 2026 - 24.2% of the 33 single-family homes listed for sale in Key Biscayne (8 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. With 8 reduced listings, the group is too small to report a median reduction. Among the city's 105 condominium listings, 36.2% are asking below their original price, by a median 4.6%. Small sample: 33 houses; read cautiously.", "quotes": [ "\"24.2 percent of single-family homes for sale in Key Biscayne have a current asking price below their original list price. Small sample: 33 houses; read cautiously.\"", "\"Among active Key Biscayne houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 73 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 33 houses; read cautiously.\"", "\"6 Key Biscayne houses are under contract in this snapshot, 2 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Key Biscayne, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (24 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 33 houses for sale in Key Biscayne, between 30 and 39, so one listing moves the share by roughly 3.0 points. Read the percentages as a direction, not a decimal. Sample sizes: 33 houses, 105 condominiums, 6 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/key-biscayne/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-key-biscayne/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Key Biscayne versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 33 houses; read cautiously.", "alt": "Horizontal bar chart. Key Biscayne houses 24.2%, Miami-Dade County houses 37.6%; Key Biscayne condominiums 36.2%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026. Small sample: 33 houses; read cautiously.", "title": "Seller Blink Rate™: 24.2% of Key Biscayne houses for sale are asking below their original price, against 37.6% across Miami-Dade County. Small sample: 33 houses; read cautiously.", "visible_labels": [ "37.4%", "36.2%", "37.6%", "24.2%" ] }, { "caption": "Active Key Biscayne houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 42.4% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 33 houses; read cautiously.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 30.3%, 31-60 days 12.1%, 61-90 days 15.2%, 91-180 days 18.2%, 181+ days 24.2%. Condominiums: 0-30 days 31.4%, 31-60 days 13.3%, 61-90 days 11.4%, 91-180 days 27.6%, 181+ days 16.2%. Small sample: 33 houses; read cautiously.", "title": "42.4% of Key Biscayne houses for sale with a recorded cumulative-days value exceed 90 days; 43.8% of condos. Small sample: 33 houses; read cautiously.", "visible_labels": [ "30.3%", "31.4%", "12.1%", "13.3%", "15.2%", "11.4%", "18.2%", "27.6%", "24.2%", "16.2%", "42.4%" ] }, { "caption": "Share of active Key Biscayne houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 33 houses; read cautiously.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 0 listed, count only; $1M to $2M 0 listed, count only; $2M to $5M 5 listed, count only; $5M and up 17.9% (5 of 28). Small sample: 33 houses; read cautiously.", "title": "Share asking below original by current asking-price band, Key Biscayne houses. Small sample: 33 houses; read cautiously.", "visible_labels": [ "17.9%", "5", "28", "5", "0", "0", "0" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 160, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Miami-Dade", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Miami-Dade", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 33, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Key Biscayne houses 24.2%, Miami-Dade County houses 37.6%; Key Biscayne condominiums 36.2%, Miami-Dade County condominiums 37.4%.", "after": "Horizontal bar chart. Key Biscayne houses 24.2%, Miami-Dade County houses 37.6%; Key Biscayne condominiums 36.2%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026. Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Key Biscayne versus Miami-Dade County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Key Biscayne versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Key Biscayne houses are cutting 13.4 points less often than Miami-Dade County", "after": "Seller Blink Rate™: 24.2% of Key Biscayne houses for sale are asking below their original price, against 37.6% across Miami-Dade County. Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "37.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "36.2%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "37.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "24.2%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 30.3%, 31-60 days 12.1%, 61-90 days 15.2%, 91-180 days 18.2%, 181+ days 24.2%. Condominiums: 0-30 days 31.4%, 31-60 days 13.3%, 61-90 days 11.4%, 91-180 days 27.6%, 181+ days 16.2%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 30.3%, 31-60 days 12.1%, 61-90 days 15.2%, 91-180 days 18.2%, 181+ days 24.2%. Condominiums: 0-30 days 31.4%, 31-60 days 13.3%, 61-90 days 11.4%, 91-180 days 27.6%, 181+ days 16.2%. Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Key Biscayne listings by cumulative days on market, houses and condominiums, September 7, 2026. 42.4% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Key Biscayne houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 42.4% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "42.4% of Key Biscayne houses for sale have waited more than 90 days, counting every relisting", "after": "42.4% of Key Biscayne houses for sale with a recorded cumulative-days value exceed 90 days; 43.8% of condos. Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "30.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "42.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "31.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "12.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "13.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "15.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "11.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "18.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "27.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "24.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "16.2%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M too few to read of 0; $1M to $2M too few to read of 0; $2M to $5M too few to read of 5; $5M and up 17.9% of 28.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 0 listed, count only; $1M to $2M 0 listed, count only; $2M to $5M 5 listed, count only; $5M and up 17.9% (5 of 28). Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Key Biscayne houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Key Biscayne houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Price cuts by price band, Key Biscayne houses", "after": "Share asking below original by current asking-price band, Key Biscayne houses. Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "17.9%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "28", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "24.2% of Key Biscayne houses for sale have cut their asking price, 36.2% of condos", "after": "24.2% of Key Biscayne houses for sale are asking less than their original list price; 36.2% of condos. Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Key Biscayne sellers hold firmer than the rest of Miami-Dade County as 42.4% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Key Biscayne: 24.2% of houses list below original asking, against 37.6% across Miami-Dade County. Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Key Biscayne? One in four houses have already come down once, by a median $925K", "after": "Buying in Key Biscayne? 8 of the 33 houses for sale are asking below their original price. Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "KEY BISCAYNE, Fla., September 7, 2026 - 24.2% of the 33 single-family homes listed for sale in Key Biscayne have reduced their asking price at least once, by a median 7.1% (about $925K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 105 condominium listings, 36.2% have cut, by a median 4.6%.", "after": "KEY BISCAYNE, Fla., September 7, 2026 - 24.2% of the 33 single-family homes listed for sale in Key Biscayne (8 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. With 8 reduced listings, the group is too small to report a median reduction. Among the city's 105 condominium listings, 36.2% are asking below their original price, by a median 4.6%. Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Key Biscayne and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 33 houses, 105 condominiums, 6 houses under contract. Small sample: 33 houses for sale in Key Biscayne, between 30 and 39, so one listing moves the share by roughly 3.0 points. Read the percentages as a direction, not a decimal. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-key-biscayne/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Key Biscayne, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (24 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 33 houses for sale in Key Biscayne, between 30 and 39, so one listing moves the share by roughly 3.0 points. Read the percentages as a direction, not a decimal. Sample sizes: 33 houses, 105 condominiums, 6 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/key-biscayne/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-key-biscayne/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"24.2 percent of single-family homes for sale in Key Biscayne have reduced their asking price at least once, by a median $925K.\"", "after": "\"24.2 percent of single-family homes for sale in Key Biscayne have a current asking price below their original list price. Small sample: 33 houses; read cautiously.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Key Biscayne house for sale has been waiting 73 days, not the 73 the current listing shows.\"", "after": "\"Among active Key Biscayne houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 73 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 33 houses; read cautiously.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Key Biscayne houses now under contract, 66.7 percent never reduced their asking price; the rest cut by a median 8.4 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"6 Key Biscayne houses are under contract in this snapshot, 2 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "70a84431e3b452dfa94599f84070f68e2607758468e49d30bae4e85ef00c3a7e", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nKey Biscayne price cuts and true days on market\nHEADLINE OPTIONS\n24.2% of Key Biscayne houses for sale have cut their asking price, 36.2% of condos\nKey Biscayne sellers hold firmer than the rest of Miami-Dade County as 42.4% of houses pass 90 days on\nthe market\nBuying in Key Biscayne? One in four houses have already come down once, by a median $925K\nLEDE\nKEY BISCAYNE, Fla., September 7, 2026 - 24.2% of the 33 single-family homes listed for sale in Key Biscayne\nhave reduced their asking price at least once, by a median 7.1% (about $925K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Among the city's 105 condominium listings, 36.2% have cut, by a\nmedian 4.6%.\nNUT GRAF\nThe figures point to a market where 33.3% of houses reached a contract only after a price cut: of the 6 Key\nBiscayne houses now under contract, 33.3% reduced before going under contract, with a median cut of 8.4%\nand a median 168 days to contract. Across Miami-Dade County the price-cut share is 37.6% for houses and\n37.4% for condominiums, so Key Biscayne houses are cutting 13.4 points less often than the county. Counting\nevery relisting, the median Key Biscayne house for sale has been on the market 73 days, against 73 on its\ncurrent listing; 6.1% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nKey Biscayne\n33\nShare with at\nleast one price\nreduction,\nhouses\n24.2% (8 of 33)\nMedian\nreduction\nfrom original\nasking, houses\n7.1% (about $925K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings, Key\nBiscayne\n105\nShare with at\nleast one price\nreduction,\ncondominiums\n36.2% (38 of 105)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n73 days (73 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n42.4% (14 of 33)\nHouses under\ncontract that\nreduced first\n33.3% of 6\nMiami-Dade\nCounty price-\ncut share,\nhouses /\ncondominiums\n37.6% / 37.4%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking $2M\nand up; peer\ncut share\n34.0%)\nMiami Shores, Southwest Ranches, Lighthouse Point, Coral Gables, North Palm Beach, Miami Beach, Pinecrest, Palm \nQUOTABLE DATA POINTS\n\"24.2 percent of single-family homes for sale in Key Biscayne have reduced their asking price at least once,\nby a median $925K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Key Biscayne house for sale has been waiting 73 days, not the 73 the\ncurrent listing shows.\"\n\"Of the Key Biscayne houses now under contract, 66.7 percent never reduced their asking price; the rest\ncut by a median 8.4 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Key Biscayne versus Miami-Dade County, houses and condominiums, September\n7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Key Biscayne listings by cumulative days on market, houses and condominiums, September 7, 2026. 42.4% of houses have passed\n90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Key Biscayne houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Key Biscayne and Miami-Dade County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 33 houses, 105 condominiums, 6 houses\nunder contract. Small sample: 33 houses for sale in Key Biscayne, between 30 and 39, so one listing moves the share by roughly 3.0\npoints. Read the percentages as a direction, not a decimal. No estimate or model is applied; every figure is a count or a median of\nMLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-key-biscayne/ . Conditions read: How the\nread works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier\n(houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share\nat least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than\nsimilar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is\nused instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's\nlistings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or\naccuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing\nOpportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "a6964d3c95914916b51abd17d0244c1506d2cb5f41ca541de15bdf55670b723a", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nKey Biscayne asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/key-biscayne/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n24.2% of Key Biscayne houses for sale are asking less than their original list price; 36.2% of condos. Small\nsample: 33 houses; read cautiously.\nSeller Blink Rate™ in Key Biscayne: 24.2% of houses list below original asking, against 37.6% across Miami-\nDade County. Small sample: 33 houses; read cautiously.\nBuying in Key Biscayne? 8 of the 33 houses for sale are asking below their original price. Small sample: 33\nhouses; read cautiously.\nLEDE\nKEY BISCAYNE, Fla., September 7, 2026 - 24.2% of the 33 single-family homes listed for sale in Key Biscayne\n(8 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. With 8 reduced listings, the group is too small to report a\nmedian reduction. Among the city's 105 condominium listings, 36.2% are asking below their original price, by a\nmedian 4.6%. Small sample: 33 houses; read cautiously.\nNUT GRAF\nFor active Key Biscayne houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are\nboth 73 days (from 33 and 33 listings with a value in each field). Equal medians describe the recorded fields\nonly; they do not establish anything about individual listing histories. 6.1% of all active houses have both fields\nrecorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a\nrelisting event. Small sample: 33 houses; read cautiously. 6 Key Biscayne houses are under contract (Pending or\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nActive Under Contract), 2 of them with a recorded asking price below original; fewer than 30, so no percentage\nis reported. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the\nshares asking below original are 37.6% for houses and 37.4% for condominiums; Key Biscayne houses are 13.4\npoints below the county share.\nFACT BOX\nActive single-family listings, Key Biscayne\n33\nSeptember 7, 2026\nShare asking below original list price,\nhouses\n24.2% (8 of 33)\nSeptember 7, 2026\nPrice pairs recorded / missing; unchanged /\nabove original, houses\n33 / 0; 24 / 1\nSeptember 7, 2026\nMedian reduction among the 8 reduced\nhouses\nnot reported (fewer than 10 reduced listings)\nSeptember 7, 2026\nActive condominium listings, Key Biscayne\n105\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n36.2% (38 of 105)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n73 / 73 days (from 33 / 33 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90 days\n42.4% (14 of 33 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count only; fewer\nthan 30)\n6, 2 asking below original\nSeptember 7, 2026\nMiami-Dade County share asking below\noriginal, houses / condominiums\n37.6% / 37.4%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nHouses: Between the comparison thresholds;\nCondominiums: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking $2M and\nup; peer share 34%)\nMiami Shores, Southwest Ranches, Lighthouse Point,\nCoral Gables, North Palm Beach, Miami Beach,\nPinecrest, Palm Beach\nSeptember 7, 2026\nSmall active sample — interpretation\ncaution\nSmall sample: 33 houses; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"24.2 percent of single-family homes for sale in Key Biscayne have a current asking price below their\noriginal list price. Small sample: 33 houses; read cautiously.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"Among active Key Biscayne houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket\nvalues are both 73 days. These are MLS-recorded fields, not an independently reconstructed listing history.\nSmall sample: 33 houses; read cautiously.\"\n\"6 Key Biscayne houses are under contract in this snapshot, 2 of them with a recorded asking price below\noriginal; the group is too small to report a percentage. These asking-price fields do not disclose the agreed\ncontract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Key Biscayne versus Miami-Dade\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 33\nhouses; read cautiously.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nChart data (aggregate): Horizontal bar chart. Key Biscayne houses 24.2%, Miami-Dade County houses 37.6%;\nKey Biscayne condominiums 36.2%, Miami-Dade County condominiums 37.4%. Share of active listings asking\nbelow their original list price, September 7, 2026. Small sample: 33 houses; read cautiously.\nActive Key Biscayne houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 42.4% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate. Small sample: 33 houses; read cautiously.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 30.3%, 31-60\ndays 12.1%, 61-90 days 15.2%, 91-180 days 18.2%, 181+ days 24.2%. Condominiums: 0-30 days 31.4%,\n31-60 days 13.3%, 61-90 days 11.4%, 91-180 days 27.6%, 181+ days 16.2%. Small sample: 33 houses; read\ncautiously.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Key Biscayne houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with\n10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 33 houses; read\ncautiously.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 0 listed, count only; $500K to $1M 0 listed, count only; $1M to $2M 0 listed, count\nonly; $2M to $5M 5 listed, count only; $5M and up 17.9% (5 of 28). Small sample: 33 houses; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Key Biscayne,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (24 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 33 houses\nfor sale in Key Biscayne, between 30 and 39, so one listing moves the share by roughly 3.0 points. Read the percentages as a\ndirection, not a decimal. Sample sizes: 33 houses, 105 condominiums, 6 houses under contract. Geography is the MLS City field, not\na verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is\nPBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not\nseller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the\nsame current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share\nat least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That\ncomplement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or\nmore points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the\nbaseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or\na forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-\nlevel MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS\npull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a\nretained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/key-biscayne/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-key-biscayne/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "9bd11c5876e012a34ba6da4f5fe487fd9b5f9be5aa0e736c7794e44c67fd0258", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - KEY BISCAYNE PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 24.2% of Key Biscayne houses for sale are asking less than their original list price; 36.2% of condos. Small sample: 33 houses; read cautiously.\n2. Seller Blink Rate™ in Key Biscayne: 24.2% of houses list below original asking, against 37.6% across Miami-Dade County. Small sample: 33 houses; read cautiously.\n3. Buying in Key Biscayne? 8 of the 33 houses for sale are asking below their original price. Small sample: 33 houses; read cautiously.\n\nLEDE\nKEY BISCAYNE, Fla., September 7, 2026 - 24.2% of the 33 single-family homes listed for sale in Key Biscayne (8 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. With 8 reduced listings, the group is too small to report a median reduction. Among the city's 105 condominium listings, 36.2% are asking below their original price, by a median 4.6%. Small sample: 33 houses; read cautiously.\n\nNUT GRAF\nFor active Key Biscayne houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 73 days (from 33 and 33 listings with a value in each field). Equal medians describe the recorded fields only; they do not establish anything about individual listing histories. 6.1% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Small sample: 33 houses; read cautiously. 6 Key Biscayne houses are under contract (Pending or Active Under Contract), 2 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.6% for houses and 37.4% for condominiums; Key Biscayne houses are 13.4 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Key Biscayne: 33 [September 7, 2026]\n- Share asking below original list price, houses: 24.2% (8 of 33) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 33 / 0; 24 / 1 [September 7, 2026]\n- Median reduction among the 8 reduced houses: not reported (fewer than 10 reduced listings) [September 7, 2026]\n- Active condominium listings, Key Biscayne: 105 [September 7, 2026]\n- Share asking below original list price, condominiums: 36.2% (38 of 105) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 73 / 73 days (from 33 / 33 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 42.4% (14 of 33 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 6, 2 asking below original [September 7, 2026]\n- Miami-Dade County share asking below original, houses / condominiums: 37.6% / 37.4% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking $2M and up; peer share 34%): Miami Shores, Southwest Ranches, Lighthouse Point, Coral Gables, North Palm Beach, Miami Beach, Pinecrest, Palm Beach [September 7, 2026]\n- Small active sample — interpretation caution: Small sample: 33 houses; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"24.2 percent of single-family homes for sale in Key Biscayne have a current asking price below their original list price. Small sample: 33 houses; read cautiously.\"\n- \"Among active Key Biscayne houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 73 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 33 houses; read cautiously.\"\n- \"6 Key Biscayne houses are under contract in this snapshot, 2 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- key-biscayne-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Key Biscayne versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 33 houses; read cautiously.\n Alt text: Horizontal bar chart. Key Biscayne houses 24.2%, Miami-Dade County houses 37.6%; Key Biscayne condominiums 36.2%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026. Small sample: 33 houses; read cautiously.\n- key-biscayne-true-days-on-market-r1-2026-09-07.png\n Caption: Active Key Biscayne houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 42.4% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 33 houses; read cautiously.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 30.3%, 31-60 days 12.1%, 61-90 days 15.2%, 91-180 days 18.2%, 181+ days 24.2%. Condominiums: 0-30 days 31.4%, 31-60 days 13.3%, 61-90 days 11.4%, 91-180 days 27.6%, 181+ days 16.2%. Small sample: 33 houses; read cautiously.\n- key-biscayne-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Key Biscayne houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 33 houses; read cautiously.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 0 listed, count only; $1M to $2M 0 listed, count only; $2M to $5M 5 listed, count only; $5M and up 17.9% (5 of 28). Small sample: 33 houses; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Key Biscayne, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (24 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 33 houses for sale in Key Biscayne, between 30 and 39, so one listing moves the share by roughly 3.0 points. Read the percentages as a direction, not a decimal. Sample sizes: 33 houses, 105 condominiums, 6 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/key-biscayne/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-key-biscayne/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-1245a0228a92103fe7c7" }, { "slug": "key-biscayne", "city": "Key Biscayne", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "active": 105, "with_fee": 103, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 105, "cut_count": 38, "cut_pct": 36.2, "median_cut_pct": 4.6, "median_cut_dollars": 87500 }, "outliers_dropped": 4, "n": 99, "median": 1708, "p10": 944, "p25": 1269, "p75": 2494, "p90": 3213, "min": 380, "max": 7393, "median_sqft": 1.1, "n_sqft": 98, "median_pct_price": 1.32, "median_list_price": 1525000, "median_year_built": 1974, "median_sqft_area": 1538, "over_1000": 88, "over_1000_pct": 88.9, "under_500": 4, "under_500_pct": 4.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 88, "over_hi_pct": 88.9, "under_lo": 4, "under_lo_pct": 4.0, "types": { "Condominium": { "count": 89, "pct": 89.9 }, "Townhouse": { "count": 6, "pct": 6.1 }, "StockCooperative": { "count": 4, "pct": 4.0 } }, "regime": { "COA": { "count": 92, "pct": 92.9 }, "HOA": { "count": 4, "pct": 4.0 }, "not_recorded": { "count": 3, "pct": 3.0 } }, "villa_median": null, "townhouse_median": 1136, "cadence": { "Monthly": { "count": 66, "pct": 66.7 }, "Quarterly": { "count": 33, "pct": 33.3 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 4, "pct": 4.0 }, { "label": "$500 to $750", "count": 5, "pct": 5.1 }, { "label": "$750 to $1,000", "count": 2, "pct": 2.0 }, { "label": "$1,000 to $1,500", "count": 27, "pct": 27.3 }, { "label": "$1,500 to $2,000", "count": 24, "pct": 24.2 }, { "label": "$2,000 and up", "count": 37, "pct": 37.4 } ], "decades": [ { "label": "1950s", "n": 1, "median": 990, "median_sqft": 1.13 }, { "label": "1960s", "n": 20, "median": 1200, "median_sqft": 1.0 }, { "label": "1970s", "n": 44, "median": 1568, "median_sqft": 1.03 }, { "label": "1980s", "n": 10, "median": 2044, "median_sqft": 1.25 }, { "label": "1990s", "n": 10, "median": 2626, "median_sqft": 1.05 }, { "label": "2000s", "n": 8, "median": 1513, "median_sqft": 0.59 }, { "label": "2010s", "n": 6, "median": 3330, "median_sqft": 1.67 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 7, "median": 487, "median_pct_price": 1.46 }, { "label": "$500K to $1M", "n": 22, "median": 1236, "median_pct_price": 1.88 }, { "label": "$1M and up", "n": 70, "median": 2106, "median_pct_price": 1.1 } ], "pre1995": { "n": 76, "median": 1497 }, "post2005": { "n": 6, "median": 3330 }, "includes": [ { "key": "Trash", "label": "Trash", "count": 61, "pct": 68.5 }, { "key": "CommonAreas", "label": "Common areas", "count": 60, "pct": 67.4 }, { "key": "Water", "label": "Water", "count": 60, "pct": 67.4 }, { "key": "Pools", "label": "Pool", "count": 52, "pct": 58.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 48, "pct": 53.9 }, { "key": "Sewer", "label": "Sewer", "count": 43, "pct": 48.3 }, { "key": "Security", "label": "Security", "count": 43, "pct": 48.3 }, { "key": "CableTv", "label": "Cable TV", "count": 36, "pct": 40.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 34, "pct": 38.2 }, { "key": "Insurance", "label": "Building insurance", "count": 25, "pct": 28.1 }, { "key": "Internet", "label": "Internet", "count": 21, "pct": 23.6 }, { "key": "HotWater", "label": "Hot water", "count": 19, "pct": 21.3 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 15, "pct": 16.9 }, { "key": "PestControl", "label": "Pest control", "count": 14, "pct": 15.7 } ], "includes_n": 89, "flags": { "sa_mentioned": { "count": 7, "pct": 7.1 }, "sa_none_or_paid": { "count": 5, "pct": 5.1 }, "sa_pending": { "count": 1, "pct": 1.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 1, "pct": 1.0 }, "milestone": { "count": 1, "pct": 1.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 99 }, "developments": [ { "name": "Key Colony", "master": null, "n": 8, "anecdotal": true, "median": 2160, "median_sqft": 1.24, "year_built": 1980, "median_list_price": 1599950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Commodore Club South Cond", "master": null, "n": 7, "anecdotal": true, "median": 1298, "median_sqft": 1.03, "year_built": 1974, "median_list_price": 1395000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oceana Key Biscayne", "master": null, "n": 6, "anecdotal": true, "median": 3330, "median_sqft": 1.67, "year_built": 2014, "median_list_price": 4299500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Towers of Key Biscayne Co", "master": null, "n": 5, "anecdotal": true, "median": 1911, "median_sqft": 1.36, "year_built": 1972, "median_list_price": 1350000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-06", "median": 1733, "p25": 1298, "p75": 2573, "n": 91, "median_sqft": 1.1, "sa_pending_pct": 1.1 }, { "date": "2026-09-07", "median": 1708, "p25": 1269, "p75": 2494, "n": 99, "median_sqft": 1.1, "sa_pending_pct": 1.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Key Biscayne condo for sale carries a $1,708-a-month association fee, 113% above the South Florida median", "88.9% of Key Biscayne condos on the market ask $1,000 or more a month in fees; 4% stay under $500", "Key Biscayne condo fees run $1,269 to $2,494 a month for the middle half of listings" ], "lede": "KEY BISCAYNE, Fla., September 7, 2026 - The median monthly association fee across the 99 condominiums listed for sale in Key Biscayne is $1,708, with half of the listings between $1,269 and $2,494 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 113% above the five-county South Florida median of $800, and ranks Key Biscayne 8 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Key Biscayne carries a monthly association fee of $1,708, 113% above the five-county South Florida median of $800.\"", "\"88.9 percent of Key Biscayne condos on the market ask $1,000 or more a month in association fees; only 4 percent stay under $500.\"", "\"On the median Key Biscayne condo, a year of association fees equals 1.32 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Key Biscayne permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-key-biscayne/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Key Biscayne against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Key Biscayne median $1,708 a month, South Florida median $800; Key Biscayne ranks 8 of 69 cities.", "title": "Key Biscayne condo fees sit 113% above the South Florida median" }, { "caption": "Share of active Key Biscayne condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 4% (4 listings); $500 to $750 5.1% (5 listings); $750 to $1,000 2% (2 listings); $1,000 to $1,500 27.3% (27 listings); $1,500 to $2,000 24.2% (24 listings); $2,000 and up 37.4% (37 listings).", "title": "37.4% of Key Biscayne condos for sale carry a fee of $2,000 and up a month" }, { "caption": "Median monthly-equivalent association fee for active Key Biscayne condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1950s too few (1 listings); 1960s $1,200 (20 listings); 1970s $1,568 (44 listings); 1980s $2,044 (10 listings); 1990s $2,626 (10 listings); 2000s too few (8 listings); 2010s too few (6 listings).", "title": "Key Biscayne condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 105 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 105, "with_fee": 103, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 103, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 2, "n": 99, "retained_n": 99, "outliers_dropped": 4, "trim_applied": true, "cuts": { "active": 105, "cut_count": 38, "cut_pct": 36.2, "median_cut_pct": 4.6, "median_cut_dollars": 87500, "valid_price_count": 105, "missing_price_count": 0, "unchanged_count": 65, "raised_count": 2, "not_below_original_count": 67, "cut_pct_denominator": 105, "cut_sample_ok": true, "median_cut_n": 38 }, "trim_bounds": { "p1": 350.6, "p99": 9232.460000000008 }, "retained_small_sample": false, "retained_below_30": false, "median": 1708, "p10": 944, "p25": 1269, "p75": 2494, "p90": 3213, "min": 380, "max": 7393, "median_sqft": 1.1, "n_sqft": 98, "median_pct_price": 1.32, "n_pct_price": 99, "median_list_price": 1525000, "median_year_built": 1974, "median_sqft_area": 1538, "over_1000": 88, "over_1000_pct": 88.9, "under_500": 4, "under_500_pct": 4.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 88, "over_hi_pct": 88.9, "under_lo": 4, "under_lo_pct": 4.0, "types": { "Condominium": { "count": 89, "pct": 89.9 }, "Townhouse": { "count": 6, "pct": 6.1 }, "StockCooperative": { "count": 4, "pct": 4.0 } }, "regime": { "COA": { "count": 92, "pct": 92.9 }, "HOA": { "count": 4, "pct": 4.0 }, "not_recorded": { "count": 3, "pct": 3.0 } }, "villa_median": null, "townhouse_median": 1136, "cadence": { "Monthly": { "count": 66, "pct": 66.7 }, "Quarterly": { "count": 33, "pct": 33.3 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 4, "pct": 4.0 }, { "label": "$500 to $750", "count": 5, "pct": 5.1 }, { "label": "$750 to $1,000", "count": 2, "pct": 2.0 }, { "label": "$1,000 to $1,500", "count": 27, "pct": 27.3 }, { "label": "$1,500 to $2,000", "count": 24, "pct": 24.2 }, { "label": "$2,000 and up", "count": 37, "pct": 37.4 } ], "decades": [ { "label": "1950s", "n": 1, "median": 990, "median_sqft": 1.13 }, { "label": "1960s", "n": 20, "median": 1200, "median_sqft": 1.0 }, { "label": "1970s", "n": 44, "median": 1568, "median_sqft": 1.03 }, { "label": "1980s", "n": 10, "median": 2044, "median_sqft": 1.25 }, { "label": "1990s", "n": 10, "median": 2626, "median_sqft": 1.05 }, { "label": "2000s", "n": 8, "median": 1513, "median_sqft": 0.59 }, { "label": "2010s", "n": 6, "median": 3330, "median_sqft": 1.67 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 7, "median": 487, "median_pct_price": 1.46 }, { "label": "$500K to $1M", "n": 22, "median": 1236, "median_pct_price": 1.88 }, { "label": "$1M and up", "n": 70, "median": 2106, "median_pct_price": 1.1 } ], "pre1995": { "n": 76, "median": 1497 }, "post2005": { "n": 6, "median": 3330 }, "includes": [ { "key": "Trash", "label": "Trash", "count": 61, "pct": 68.5 }, { "key": "CommonAreas", "label": "Common areas", "count": 60, "pct": 67.4 }, { "key": "Water", "label": "Water", "count": 60, "pct": 67.4 }, { "key": "Pools", "label": "Pool", "count": 52, "pct": 58.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 48, "pct": 53.9 }, { "key": "Sewer", "label": "Sewer", "count": 43, "pct": 48.3 }, { "key": "Security", "label": "Security", "count": 43, "pct": 48.3 }, { "key": "CableTv", "label": "Cable TV", "count": 36, "pct": 40.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 34, "pct": 38.2 }, { "key": "Insurance", "label": "Building insurance", "count": 25, "pct": 28.1 }, { "key": "Internet", "label": "Internet", "count": 21, "pct": 23.6 }, { "key": "HotWater", "label": "Hot water", "count": 19, "pct": 21.3 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 15, "pct": 16.9 }, { "key": "PestControl", "label": "Pest control", "count": 14, "pct": 15.7 } ], "includes_n": 89, "flags": { "sa_mentioned": { "count": 7, "pct": 7.1 }, "sa_none_or_paid": { "count": 5, "pct": 5.1 }, "sa_pending": { "count": 1, "pct": 1.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 1, "pct": 1.0 }, "milestone": { "count": 1, "pct": 1.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 99 }, "denominators": { "fee_percentages": 99, "fee_medians_percentiles": 99, "median_sqft": 98, "median_pct_price": 99, "includes_pct": 89, "flags_pct": 99, "cut_pct": 105 }, "developments": [ { "name": "Key Colony", "master": null, "n": 8, "anecdotal": true, "median": 2160, "median_sqft": 1.24, "year_built": 1980, "median_list_price": 1599950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Commodore Club South Cond", "master": null, "n": 7, "anecdotal": true, "median": 1298, "median_sqft": 1.03, "year_built": 1974, "median_list_price": 1395000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oceana Key Biscayne", "master": null, "n": 6, "anecdotal": true, "median": 3330, "median_sqft": 1.67, "year_built": 2014, "median_list_price": 4299500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Towers of Key Biscayne Co", "master": null, "n": 5, "anecdotal": true, "median": 1911, "median_sqft": 1.36, "year_built": 1972, "median_list_price": 1350000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 1708, "p25": 1269, "p75": 2494, "n": 99, "median_sqft": 1.1, "sa_pending_pct": 1.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Key Biscayne condo monthly association fees have a median of $1,708 in the retained usable-fee sample of 99 listings, 113% above the five-county median", "In Key Biscayne's retained usable-fee sample (99 listings after exclusions and percentile trimming), 88.9% have monthly-equivalent fees of $1,000 or more and 4% are below $500", "Key Biscayne's retained usable-fee sample (n=99): reported monthly-equivalent association fees range from $1,269 to $2,494 at the 25th to 75th percentiles" ], "lede": "KEY BISCAYNE, Fla., September 7, 2026 - Among 99 active condominium listings in Key Biscayne retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,708, with the middle half between $1,269 and $2,494, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 105 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 113% above the separately trimmed five-county median of $800 and ranks 8th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Key Biscayne's retained usable-fee sample (n=99), after exclusions and percentile trimming, is $1,708, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Key Biscayne condos in the retained usable-fee sample (n=99) after exclusions and percentile trimming, 88.9 percent have listed monthly-equivalent fees of $1,000 or more and 4 percent are below $500.\"", "\"Among 99 retained listings with a current asking price of at least $20,000 in Key Biscayne's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 1.32 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Key Biscayne, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (103 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 99 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 105 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/key-biscayne/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-key-biscayne/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Key Biscayne and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Key Biscayne retained-sample median $1,708 a month (n=99); five-county median $800 (n=22,695, region-level trim).", "title": "Key Biscayne condos, retained usable-fee sample (n=99): median $1,708/month, 113% above the five-county median of $800", "visible_labels": [ "$1,708", "99", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 99 active Key Biscayne condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 4% (4 listings); $500 to $750 5.1% (5 listings); $750 to $1,000 2% (2 listings); $1,000 to $1,500 27.3% (27 listings); $1,500 to $2,000 24.2% (24 listings); $2,000 and up 37.4% (37 listings).", "title": "37.4% of Key Biscayne's retained usable-fee sample (99 listings) falls in the $2,000 and up monthly band", "visible_labels": [ "0%", "0", "4%", "4", "5.1%", "5", "2%", "2", "27.3%", "27", "24.2%", "24", "37.4%", "37" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Key Biscayne condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1950s count only (1 listings); 1960s $1,200 (20 listings); 1970s $1,568 (44 listings); 1980s $2,044 (10 listings); 1990s $2,626 (10 listings); 2000s count only (8 listings); 2010s count only (6 listings).", "title": "Key Biscayne condo fees by recorded decade built, retained usable-fee sample (n=99)", "visible_labels": [ "1", "$1,200", "20", "$1,568", "44", "$2,044", "10", "$2,626", "10", "8", "6" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 98, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 350.6, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 9232.460000000008, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Key Biscayne median $1,708 a month, South Florida median $800; Key Biscayne ranks 8 of 69 cities.", "after": "Dot strip chart in five county lanes. Key Biscayne retained-sample median $1,708 a month (n=99); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Key Biscayne against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Key Biscayne and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Key Biscayne condo fees sit 113% above the South Florida median", "after": "Key Biscayne condos, retained usable-fee sample (n=99): median $1,708/month, 113% above the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$1,708", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "99", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 4% (4 listings); $500 to $750 5.1% (5 listings); $750 to $1,000 2% (2 listings); $1,000 to $1,500 27.3% (27 listings); $1,500 to $2,000 24.2% (24 listings); $2,000 and up 37.4% (37 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 4% (4 listings); $500 to $750 5.1% (5 listings); $750 to $1,000 2% (2 listings); $1,000 to $1,500 27.3% (27 listings); $1,500 to $2,000 24.2% (24 listings); $2,000 and up 37.4% (37 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Key Biscayne condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 99 active Key Biscayne condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "37.4% of Key Biscayne condos for sale carry a fee of $2,000 and up a month", "after": "37.4% of Key Biscayne's retained usable-fee sample (99 listings) falls in the $2,000 and up monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "24.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "24", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "37.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "37", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "5.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "27.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1950s too few (1 listings); 1960s $1,200 (20 listings); 1970s $1,568 (44 listings); 1980s $2,044 (10 listings); 1990s $2,626 (10 listings); 2000s too few (8 listings); 2010s too few (6 listings).", "after": "Column chart of median fee by recorded decade built: 1950s count only (1 listings); 1960s $1,200 (20 listings); 1970s $1,568 (44 listings); 1980s $2,044 (10 listings); 1990s $2,626 (10 listings); 2000s count only (8 listings); 2010s count only (6 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Key Biscayne condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Key Biscayne condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Key Biscayne condo fees by decade the building was completed", "after": "Key Biscayne condo fees by recorded decade built, retained usable-fee sample (n=99)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$1,200", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$1,568", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "44", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "$2,044", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "$2,626", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Key Biscayne condo for sale carries a $1,708-a-month association fee, 113% above the South Florida median", "after": "Key Biscayne condo monthly association fees have a median of $1,708 in the retained usable-fee sample of 99 listings, 113% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "88.9% of Key Biscayne condos on the market ask $1,000 or more a month in fees; 4% stay under $500", "after": "In Key Biscayne's retained usable-fee sample (99 listings after exclusions and percentile trimming), 88.9% have monthly-equivalent fees of $1,000 or more and 4% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Key Biscayne condo fees run $1,269 to $2,494 a month for the middle half of listings", "after": "Key Biscayne's retained usable-fee sample (n=99): reported monthly-equivalent association fees range from $1,269 to $2,494 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "KEY BISCAYNE, Fla., September 7, 2026 - The median monthly association fee across the 99 condominiums listed for sale in Key Biscayne is $1,708, with half of the listings between $1,269 and $2,494 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 113% above the five-county South Florida median of $800, and ranks Key Biscayne 8 of 69 cities.", "after": "KEY BISCAYNE, Fla., September 7, 2026 - Among 99 active condominium listings in Key Biscayne retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,708, with the middle half between $1,269 and $2,494, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 105 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 113% above the separately trimmed five-county median of $800 and ranks 8th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Key Biscayne permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-key-biscayne/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Key Biscayne, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (103 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 99 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 105 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/key-biscayne/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-key-biscayne/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Key Biscayne carries a monthly association fee of $1,708, 113% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Key Biscayne's retained usable-fee sample (n=99), after exclusions and percentile trimming, is $1,708, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"88.9 percent of Key Biscayne condos on the market ask $1,000 or more a month in association fees; only 4 percent stay under $500.\"", "after": "\"Among Key Biscayne condos in the retained usable-fee sample (n=99) after exclusions and percentile trimming, 88.9 percent have listed monthly-equivalent fees of $1,000 or more and 4 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Key Biscayne condo, a year of association fees equals 1.32 percent of the asking price.\"", "after": "\"Among 99 retained listings with a current asking price of at least $20,000 in Key Biscayne's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 1.32 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "33291a90e4f49f94ffe3a0cfe53008de55354e3a9f5dbd6ea20ef994641198ac", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nKey Biscayne condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Key Biscayne condo for sale carries a $1,708-a-month association fee, 113% above the South\nFlorida median\n88.9% of Key Biscayne condos on the market ask $1,000 or more a month in fees; 4% stay under $500\nKey Biscayne condo fees run $1,269 to $2,494 a month for the middle half of listings\nLEDE\nKEY BISCAYNE, Fla., September 7, 2026 - The median monthly association fee across the 99 condominiums\nlisted for sale in Key Biscayne is $1,708, with half of the listings between $1,269 and $2,494 a month,\naccording to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 113% above the five-\ncounty South Florida median of $800, and ranks Key Biscayne 8 of 69 cities.\nNUT GRAF\nPer square foot, the median Key Biscayne condo fee is $1.10 a month on a median unit of 1,538 square feet; at\nthe median asking price of $1.52M, a year of fees equals 1.32% of the price. 88.9% of listings ask $1,000 or\nmore a month and 4% under $500. 0% of listings report two association layers (a master and a sub-\nassociation); 33.3% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 7.1% of listings, describe one as pending or payable by the buyer on 1%, and\nmention a mandatory club or membership on 1%.\nFACT BOX\nActive condominium listings, Key Biscayne\n105 (99 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$1,708\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$1,269 to $2,494\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.10 (median unit 1,538 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n1.32% (asking $1.52M)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n88.9% / 4%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n33.3%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n7.1% / 1%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n1%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Key Biscayne ranks 8 of 69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Key Biscayne carries a monthly association fee of $1,708,\n113% above the five-county South Florida median of $800.\"\n\"88.9 percent of Key Biscayne condos on the market ask $1,000 or more a month in association fees; only\n4 percent stay under $500.\"\n\"On the median Key Biscayne condo, a year of association fees equals 1.32 percent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Key Biscayne against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Key Biscayne condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS\nvia PBP Real Estate.\nMedian monthly-equivalent association fee for active Key Biscayne condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Key Biscayne permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-key-biscayne/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity\nor accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing\nOpportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "537a2012a8ca1df8acb7202feed0a94934f4474002f2dc3e8996e04304b4ef90", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nKey Biscayne condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/key-biscayne/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nKey Biscayne condo monthly association fees have a median of $1,708 in the retained usable-fee sample of\n99 listings, 113% above the five-county median\nIn Key Biscayne's retained usable-fee sample (99 listings after exclusions and percentile trimming), 88.9%\nhave monthly-equivalent fees of $1,000 or more and 4% are below $500\nKey Biscayne's retained usable-fee sample (n=99): reported monthly-equivalent association fees range from\n$1,269 to $2,494 at the 25th to 75th percentiles\nLEDE\nKEY BISCAYNE, Fla., September 7, 2026 - Among 99 active condominium listings in Key Biscayne retained\nafter excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its\n99th percentile, the median monthly association fee is $1,708, with the middle half between $1,269 and\n$2,494, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n105 active condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 113% above the separately trimmed five-county median\nof $800 and ranks 8th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Key Biscayne condo fee is $1.10 a month (98\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n1.32% of the listing's current asking price across 99 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 88.9% of the retained sample have fees of $1,000 or more a\nmonth and 4% are below $500. 0% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 33.3% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 7.1% of the retained sample, describe one as pending or payable by\nthe buyer on 1%, and mention a mandatory club or membership on 1%; 99 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association.\nFACT BOX\nActive condominium listings, Key Biscayne (before\nexclusions and trimming)\n105\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n103 / 99 (4 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$1,708\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$1,269 to $2,494\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.10 (98 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n1.32% (99 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n88.9% (88) / 4% (4) of 99\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n33.3%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n7.1% / 1%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n1%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Key Biscayne ranks 8th\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Key Biscayne's retained usable-fee sample (n=99), after\nexclusions and percentile trimming, is $1,708, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Key Biscayne condos in the retained usable-fee sample (n=99) after exclusions and percentile\ntrimming, 88.9 percent have listed monthly-equivalent fees of $1,000 or more and 4 percent are below\n$500.\"\n\"Among 99 retained listings with a current asking price of at least $20,000 in Key Biscayne's usable-fee\nsample after exclusions and percentile trimming, a year of reported association fees equals a median 1.32\npercent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Key Biscayne and\nthe published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference\nuses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Key Biscayne retained-sample median $1,708 a\nmonth (n=99); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 99 active Key Biscayne condominium listings retained after unusable-fee exclusions\nand city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 4% (4 listings); $500 to $750 5.1% (5 listings); $750 to $1,000 2% (2 listings); $1,000 to\n$1,500 27.3% (27 listings); $1,500 to $2,000 24.2% (24 listings); $2,000 and up 37.4% (37 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Key Biscayne condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1950s count only (1 listings);\n1960s $1,200 (20 listings); 1970s $1,568 (44 listings); 1980s $2,044 (10 listings); 1990s $2,626 (10 listings);\n2000s count only (8 listings); 2010s count only (6 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Key Biscayne, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (103 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 99 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 105 active listings. Region and county comparisons are trimmed separately within their own samples\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\n(the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is\nnot a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet;\nannual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-\nlisting ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10\nlistings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples\nwith fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least\n30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-\ndollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written\npublic remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse,\nvilla or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal\ndescription is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums\nare reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical\nclassifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the\nMLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its\nindividual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may\nrequest the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records)\nfrom info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained\nlater same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files;\noriginal edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/key-\nbiscayne/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-key-\nbiscayne/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "01e25cdf9b616ba12920de5668fbfce86e557d1bc5f7f2b2378a1f1ab732f542", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - KEY BISCAYNE CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Key Biscayne condo monthly association fees have a median of $1,708 in the retained usable-fee sample of 99 listings, 113% above the five-county median\n2. In Key Biscayne's retained usable-fee sample (99 listings after exclusions and percentile trimming), 88.9% have monthly-equivalent fees of $1,000 or more and 4% are below $500\n3. Key Biscayne's retained usable-fee sample (n=99): reported monthly-equivalent association fees range from $1,269 to $2,494 at the 25th to 75th percentiles\n\nLEDE\nKEY BISCAYNE, Fla., September 7, 2026 - Among 99 active condominium listings in Key Biscayne retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,708, with the middle half between $1,269 and $2,494, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 105 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 113% above the separately trimmed five-county median of $800 and ranks 8th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Key Biscayne condo fee is $1.10 a month (98 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.32% of the listing's current asking price across 99 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 88.9% of the retained sample have fees of $1,000 or more a month and 4% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 33.3% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 7.1% of the retained sample, describe one as pending or payable by the buyer on 1%, and mention a mandatory club or membership on 1%; 99 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association.\n\nFACT BOX (exact figures)\n- Active condominium listings, Key Biscayne (before exclusions and trimming): 105 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 103 / 99 (4 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $1,708 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $1,269 to $2,494 [September 7, 2026]\n- Median fee per square foot per month: $1.10 (98 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 1.32% (99 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 88.9% (88) / 4% (4) of 99 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 33.3% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 7.1% / 1% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 1% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Key Biscayne ranks 8th among 69 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Key Biscayne's retained usable-fee sample (n=99), after exclusions and percentile trimming, is $1,708, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Key Biscayne condos in the retained usable-fee sample (n=99) after exclusions and percentile trimming, 88.9 percent have listed monthly-equivalent fees of $1,000 or more and 4 percent are below $500.\"\n- \"Among 99 retained listings with a current asking price of at least $20,000 in Key Biscayne's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 1.32 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- key-biscayne-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Key Biscayne and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Key Biscayne retained-sample median $1,708 a month (n=99); five-county median $800 (n=22,695, region-level trim).\n- key-biscayne-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 99 active Key Biscayne condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 4% (4 listings); $500 to $750 5.1% (5 listings); $750 to $1,000 2% (2 listings); $1,000 to $1,500 27.3% (27 listings); $1,500 to $2,000 24.2% (24 listings); $2,000 and up 37.4% (37 listings).\n- key-biscayne-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Key Biscayne condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1950s count only (1 listings); 1960s $1,200 (20 listings); 1970s $1,568 (44 listings); 1980s $2,044 (10 listings); 1990s $2,626 (10 listings); 2000s count only (8 listings); 2010s count only (6 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Key Biscayne, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (103 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 99 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 105 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/key-biscayne/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-key-biscayne/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "lake-park", "city": "Lake Park", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "segments": { "houses": { "active": 8, "sample_ok": false, "small_sample": false, "pending": 9, "median_list_price": 649999.5, "cut_count": 2, "cut_pct": 25.0, "raised_count": 0, "median_cut_pct": 7.2, "median_cut_dollars": 49500.5, "cut_last30": 2, "cut_last30_pct": 25.0, "cut_last7": 0, "median_dom": 0.0, "median_cdom": 0.0, "relisted_count": 0, "relisted_pct": 0.0, "over90": 0, "over90_pct": 0.0, "over180": 0, "fresh_held": 5, "fresh_held_pct": 62.5, "stale_uncut": 0, "stale_uncut_pct": 0.0, "dom_buckets": [ { "label": "0-30", "count": 7, "pct": 87.5 }, { "label": "31-60", "count": 0, "pct": 0.0 }, { "label": "61-90", "count": 1, "pct": 12.5 }, { "label": "91-180", "count": 0, "pct": 0.0 }, { "label": "181+", "count": 0, "pct": 0.0 } ], "bands": [ { "label": "Under $500K", "active": 2, "cut": 0, "cut_pct": 0.0, "median_cdom": 0.0 }, { "label": "$500K to $1M", "active": 6, "cut": 2, "cut_pct": 33.3, "median_cdom": 7.5 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 5, "pending_cut_pct": 55.6, "pending_median_cut_pct": 4.6, "pending_median_cdom": 16, "series": [] }, "condos": { "active": 49, "sample_ok": true, "small_sample": false, "pending": 11, "median_list_price": 1450000.0, "cut_count": 25, "cut_pct": 51.0, "raised_count": 1, "median_cut_pct": 8.3, "median_cut_dollars": 100000.0, "cut_last30": 8, "cut_last30_pct": 16.3, "cut_last7": 3, "median_dom": 77, "median_cdom": 79, "relisted_count": 5, "relisted_pct": 10.2, "over90": 24, "over90_pct": 49.0, "over180": 8, "fresh_held": 14, "fresh_held_pct": 28.6, "stale_uncut": 6, "stale_uncut_pct": 12.2, "dom_buckets": [ { "label": "0-30", "count": 13, "pct": 26.5 }, { "label": "31-60", "count": 4, "pct": 8.2 }, { "label": "61-90", "count": 8, "pct": 16.3 }, { "label": "91-180", "count": 16, "pct": 32.7 }, { "label": "181+", "count": 8, "pct": 16.3 } ], "bands": [ { "label": "Under $250K", "active": 6, "cut": 2, "cut_pct": 33.3, "median_cdom": 35.5 }, { "label": "$250K to $500K", "active": 7, "cut": 5, "cut_pct": 71.4, "median_cdom": 175 }, { "label": "$500K to $1M", "active": 1, "cut": 1, "cut_pct": 100.0, "median_cdom": 156 }, { "label": "$1M and up", "active": 35, "cut": 17, "cut_pct": 48.6, "median_cdom": 79 } ], "pending_cut_count": 4, "pending_cut_pct": 36.4, "pending_median_cut_pct": 18.4, "pending_median_cdom": 136, "tier": "c4", "series": [ { "date": "2026-09-05", "active": 48, "cut_pct": 52.1, "median_cdom": 87.5, "median_list_price": 1472500.0 }, { "date": "2026-09-06", "active": 49, "cut_pct": 51.0, "median_cdom": 79, "median_list_price": 1450000.0 }, { "date": "2026-09-07", "active": 49, "cut_pct": 51.0, "median_cdom": 79, "median_list_price": 1450000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "51.0% of Lake Park condominiums for sale have cut their asking price", "Lake Park sellers blink faster than the rest of Palm Beach County as 49.0% of condominiums pass 90 days on the market", "Buying in Lake Park? Half condominiums have already come down once, by a median $100K" ], "lede": "LAKE PARK, Fla., September 7, 2026 - 51.0% of the 49 condominiums listed for sale in Lake Park have reduced their asking price at least once, by a median 8.3% (about $100K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 8 for sale, too few to report percentages (floor 30).", "quotes": [ "\"51.0 percent of condominiums for sale in Lake Park have reduced their asking price at least once, by a median $100K.\"", "\"Counting every relisting, the median Lake Park condominium for sale has been waiting 79 days, not the 77 the current listing shows.\"", "\"Of the Lake Park condominiums now under contract, 63.6 percent never reduced their asking price; the rest cut by a median 18.4 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Lake Park and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 49 condominiums, 8 houses, 11 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-lake-park/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Lake Park versus Palm Beach County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Lake Park condominiums 51.0%, Palm Beach County condominiums 44.6%. Houses: 8 for sale, too few to report.", "title": "Lake Park condominiums are cutting 6.4 points more often than Palm Beach County" }, { "caption": "Active Lake Park listings by cumulative days on market, condominiums, September 7, 2026. 49.0% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 26.5%, 31-60 days 8.2%, 61-90 days 16.3%, 91-180 days 32.7%, 181+ days 16.3%.", "title": "49.0% of Lake Park condominiums for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Lake Park condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K too few to read of 6; $250K to $500K too few to read of 7; $500K to $1M too few to read of 1; $1M and up 48.6% of 35.", "title": "$1M and up Lake Park condominiums have cut most often: 48.6% of 35" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 77 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 8, "sample_ok": false, "small_sample": false, "pending": 9, "median_list_price": 649999.5, "cut_count": 2, "cut_pct": 25.0, "raised_count": 0, "valid_price_count": 8, "missing_price_count": 0, "unchanged_count": 6, "not_below_original_count": 6, "cut_sample_ok": false, "cut_small_sample": true, "median_cut_pct": 7.2, "median_cut_dollars": 49500.5, "cut_last30": 2, "cut_last30_pct": 25.0, "cut_last7": 0, "median_dom": 0.0, "median_cdom": 0.0, "dom_n": 8, "cdom_n": 8, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 8, "relisted_count": 0, "relisted_pct": 0.0, "over90": 0, "over90_pct": 0.0, "over180": 0, "fresh_held": 5, "fresh_held_pct": 62.5, "fresh_held_missing_cdom_count": 0, "stale_uncut": 0, "stale_uncut_pct": 0.0, "dom_buckets": [ { "label": "0-30", "count": 7, "pct": 87.5 }, { "label": "31-60", "count": 0, "pct": 0.0 }, { "label": "61-90", "count": 1, "pct": 12.5 }, { "label": "91-180", "count": 0, "pct": 0.0 }, { "label": "181+", "count": 0, "pct": 0.0 } ], "bands": [ { "label": "Under $500K", "active": 2, "cut": 0, "cut_pct": 0.0, "median_cdom": 0.0, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 }, { "label": "$500K to $1M", "active": 6, "cut": 2, "cut_pct": 33.3, "median_cdom": 7.5, "cut_pct_denominator": 6, "cdom_n": 6, "valid_price_count": 6 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 5, "pending_cut_pct": 55.6, "pending_valid_price_count": 9, "pending_missing_price_count": 0, "pending_unchanged_count": 4, "pending_raised_count": 0, "pending_not_below_original_count": 4, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 9, "pending_dom_n": 9, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 4.6, "pending_median_cdom": 16, "denominators": { "cut_pct": 8, "cut_last30_pct": 8, "relisted_pct": 8, "fresh_held_pct": 8, "stale_uncut_pct": 8, "over90_pct": 8, "dom_bucket_pct": 8, "pending_cut_pct": 9, "median_dom": 8, "median_cdom": 8, "median_cut_pct": 2, "median_cut_dollars": 2, "pending_median_cut_pct": 5, "pending_median_cdom": 9 }, "county_counts": { "Palm Beach": 8 }, "series": [] }, "condos": { "active": 49, "sample_ok": true, "small_sample": false, "pending": 11, "median_list_price": 1450000.0, "cut_count": 25, "cut_pct": 51.0, "raised_count": 1, "valid_price_count": 49, "missing_price_count": 0, "unchanged_count": 23, "not_below_original_count": 24, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 8.3, "median_cut_dollars": 100000.0, "cut_last30": 8, "cut_last30_pct": 16.3, "cut_last7": 3, "median_dom": 77, "median_cdom": 79, "dom_n": 49, "cdom_n": 49, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 49, "relisted_count": 5, "relisted_pct": 10.2, "over90": 24, "over90_pct": 49.0, "over180": 8, "fresh_held": 14, "fresh_held_pct": 28.6, "fresh_held_missing_cdom_count": 0, "stale_uncut": 6, "stale_uncut_pct": 12.2, "dom_buckets": [ { "label": "0-30", "count": 13, "pct": 26.5 }, { "label": "31-60", "count": 4, "pct": 8.2 }, { "label": "61-90", "count": 8, "pct": 16.3 }, { "label": "91-180", "count": 16, "pct": 32.7 }, { "label": "181+", "count": 8, "pct": 16.3 } ], "bands": [ { "label": "Under $250K", "active": 6, "cut": 2, "cut_pct": 33.3, "median_cdom": 35.5, "cut_pct_denominator": 6, "cdom_n": 6, "valid_price_count": 6 }, { "label": "$250K to $500K", "active": 7, "cut": 5, "cut_pct": 71.4, "median_cdom": 175, "cut_pct_denominator": 7, "cdom_n": 7, "valid_price_count": 7 }, { "label": "$500K to $1M", "active": 1, "cut": 1, "cut_pct": 100.0, "median_cdom": 156, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$1M and up", "active": 35, "cut": 17, "cut_pct": 48.6, "median_cdom": 79, "cut_pct_denominator": 35, "cdom_n": 35, "valid_price_count": 35 } ], "pending_cut_count": 4, "pending_cut_pct": 36.4, "pending_valid_price_count": 11, "pending_missing_price_count": 0, "pending_unchanged_count": 7, "pending_raised_count": 0, "pending_not_below_original_count": 7, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 11, "pending_dom_n": 11, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 18.4, "pending_median_cdom": 136, "denominators": { "cut_pct": 49, "cut_last30_pct": 49, "relisted_pct": 49, "fresh_held_pct": 49, "stale_uncut_pct": 49, "over90_pct": 49, "dom_bucket_pct": 49, "pending_cut_pct": 11, "median_dom": 49, "median_cdom": 49, "median_cut_pct": 25, "median_cut_dollars": 25, "pending_median_cut_pct": 4, "pending_median_cdom": 11 }, "county_counts": { "Palm Beach": 49 }, "tier": "c4", "series": [ { "date": "2026-09-07", "active": 49, "cut_pct": 51.0, "median_cdom": 79, "median_list_price": 1450000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "51% of Lake Park condominiums for sale are asking less than their original list price", "Seller Blink Rate™ in Lake Park: 51% of condominiums list below original asking, against 44.6% across Palm Beach County", "Buying in Lake Park? 25 of the 49 condominiums for sale are asking below their original price, by a median $100K" ], "lede": "LAKE PARK, Fla., September 7, 2026 - 51% of the 49 condominiums listed for sale in Lake Park (25 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 25 reduced listings, the median reduction is 8.3% (about $100K). Houses: 8 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"51 percent of condominiums for sale in Lake Park have a current asking price below their original list price; among those 25 reduced listings the median reduction is $100K.\"", "\"Among active Lake Park condominiums, the median recorded CumulativeDaysOnMarket value is 79 days and the median recorded DaysOnMarket value is 77 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"11 Lake Park condominiums are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lake Park, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (23 unchanged, 1 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 49 condominiums, 8 houses, 11 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lake-park/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-lake-park/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Lake Park versus Palm Beach County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Lake Park condominiums 51%, Palm Beach County condominiums 44.6%. Houses: 8 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 51% of Lake Park condominiums for sale are asking below their original price, against 44.6% across Palm Beach County", "visible_labels": [ "44.6%", "51%" ] }, { "caption": "Active Lake Park condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 49% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 26.5%, 31-60 days 8.2%, 61-90 days 16.3%, 91-180 days 32.7%, 181+ days 16.3%.", "title": "49% of Lake Park condominiums for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "26.5%", "8.2%", "16.3%", "32.7%", "16.3%", "49%" ] }, { "caption": "Share of active Lake Park condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 6 listed, count only; $250K to $500K 7 listed, count only; $500K to $1M 1 listed, count only; $1M and up 48.6% (17 of 35).", "title": "$1M and up Lake Park condominiums show the highest share asking below original: 48.6% of 35", "visible_labels": [ "48.6%", "17", "35", "1", "7", "6" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 77, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Palm Beach", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Palm Beach", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 8, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Lake Park condominiums 51.0%, Palm Beach County condominiums 44.6%. Houses: 8 for sale, too few to report.", "after": "Horizontal bar chart. Lake Park condominiums 51%, Palm Beach County condominiums 44.6%. Houses: 8 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Lake Park versus Palm Beach County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Lake Park versus Palm Beach County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Lake Park condominiums are cutting 6.4 points more often than Palm Beach County", "after": "Seller Blink Rate™: 51% of Lake Park condominiums for sale are asking below their original price, against 44.6% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "44.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "51%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 26.5%, 31-60 days 8.2%, 61-90 days 16.3%, 91-180 days 32.7%, 181+ days 16.3%.", "after": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 26.5%, 31-60 days 8.2%, 61-90 days 16.3%, 91-180 days 32.7%, 181+ days 16.3%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Lake Park listings by cumulative days on market, condominiums, September 7, 2026. 49.0% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Lake Park condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 49% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "49.0% of Lake Park condominiums for sale have waited more than 90 days, counting every relisting", "after": "49% of Lake Park condominiums for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "26.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "8.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "16.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "32.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "16.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "49%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K too few to read of 6; $250K to $500K too few to read of 7; $500K to $1M too few to read of 1; $1M and up 48.6% of 35.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 6 listed, count only; $250K to $500K 7 listed, count only; $500K to $1M 1 listed, count only; $1M and up 48.6% (17 of 35).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Lake Park condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Lake Park condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$1M and up Lake Park condominiums have cut most often: 48.6% of 35", "after": "$1M and up Lake Park condominiums show the highest share asking below original: 48.6% of 35", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "48.6%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "17", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "35", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "51.0% of Lake Park condominiums for sale have cut their asking price", "after": "51% of Lake Park condominiums for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Lake Park sellers blink faster than the rest of Palm Beach County as 49.0% of condominiums pass 90 days on the market", "after": "Seller Blink Rate™ in Lake Park: 51% of condominiums list below original asking, against 44.6% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Lake Park? Half condominiums have already come down once, by a median $100K", "after": "Buying in Lake Park? 25 of the 49 condominiums for sale are asking below their original price, by a median $100K", "before_present": true, "after_present": true }, { "field": "lede", "before": "LAKE PARK, Fla., September 7, 2026 - 51.0% of the 49 condominiums listed for sale in Lake Park have reduced their asking price at least once, by a median 8.3% (about $100K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 8 for sale, too few to report percentages (floor 30).", "after": "LAKE PARK, Fla., September 7, 2026 - 51% of the 49 condominiums listed for sale in Lake Park (25 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 25 reduced listings, the median reduction is 8.3% (about $100K). Houses: 8 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Lake Park and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 49 condominiums, 8 houses, 11 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-lake-park/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lake Park, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (23 unchanged, 1 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 49 condominiums, 8 houses, 11 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lake-park/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-lake-park/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"51.0 percent of condominiums for sale in Lake Park have reduced their asking price at least once, by a median $100K.\"", "after": "\"51 percent of condominiums for sale in Lake Park have a current asking price below their original list price; among those 25 reduced listings the median reduction is $100K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Lake Park condominium for sale has been waiting 79 days, not the 77 the current listing shows.\"", "after": "\"Among active Lake Park condominiums, the median recorded CumulativeDaysOnMarket value is 79 days and the median recorded DaysOnMarket value is 77 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Lake Park condominiums now under contract, 63.6 percent never reduced their asking price; the rest cut by a median 18.4 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"11 Lake Park condominiums are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "aa387178c46865d69eee95e08035f31ccf9851d2058a2124458493e6df0df590", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nLake Park price cuts and true days on market\nHEADLINE OPTIONS\n51.0% of Lake Park condominiums for sale have cut their asking price\nLake Park sellers blink faster than the rest of Palm Beach County as 49.0% of condominiums pass 90 days\non the market\nBuying in Lake Park? Half condominiums have already come down once, by a median $100K\nLEDE\nLAKE PARK, Fla., September 7, 2026 - 51.0% of the 49 condominiums listed for sale in Lake Park have reduced\ntheir asking price at least once, by a median 8.3% (about $100K), according to a daily analysis of BeachesMLS\nlisting data by PBP Real Estate. Houses: 8 for sale, too few to report percentages (floor 30).\nNUT GRAF\nThe figures point to a market where 36.4% of condominiums reached a contract only after a price cut: of the\n11 Lake Park condominiums now under contract, 36.4% reduced before going under contract, with a median\ncut of 18.4% and a median 136 days to contract. Across Palm Beach County the price-cut share is 44.6% for\ncondominiums and 43.4% for houses, so Lake Park condominiums are cutting 6.4 points more often than the\ncounty. Counting every relisting, the median Lake Park condominium for sale has been on the market 79 days,\nagainst 77 on its current listing; 10.2% of active condominiums have been withdrawn and relisted at least\nonce.\nFACT BOX\nActive\ncondominium\nlistings, Lake\nPark\n49\nShare with at\nleast one price\nreduction,\ncondominiums\n51.0% (25 of 49)\nMedian\nreduction from\noriginal asking,\ncondominiums\n8.3% (about $100K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nActive single-\nfamily listings,\nLake Park\n8 (below the 30-listing floor; percentages not reported)\nMedian\ncumulative days\non market,\ncondominiums\n79 days (77 on current listing)\nCondominiums\non market more\nthan 90 days,\ncumulative\n49.0% (24 of 49)\nCondominiums\nunder contract\nthat reduced\nfirst\n36.4% of 11\nPalm Beach\nCounty price-\ncut share,\ncondominiums /\nhouses\n44.6% / 43.4%\nConditions read\n(PBP rule,\ndisclosed in\nmethod)\nCondominiums: Cutting faster than similar-priced cities\nPeer group,\ncondominiums\n(median asking\n$600K and up;\npeer cut share\n38.1%)\nCoral Gables, Riviera Beach, Hillsboro Beach, Sunny Isles Beach, Singer Island, Surfside, Highland Beach, Bay Harbor\nQUOTABLE DATA POINTS\n\"51.0 percent of condominiums for sale in Lake Park have reduced their asking price at least once, by a\nmedian $100K.\"\n\"Counting every relisting, the median Lake Park condominium for sale has been waiting 79 days, not the\n77 the current listing shows.\"\n\"Of the Lake Park condominiums now under contract, 63.6 percent never reduced their asking price; the\nrest cut by a median 18.4 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nShare of active listings with at least one price reduction, Lake Park versus Palm Beach County, condominiums, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nActive Lake Park listings by cumulative days on market, condominiums, September 7, 2026. 49.0% of condominiums have passed 90\ndays. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nShare of active Lake Park condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Lake Park and Palm Beach County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 49 condominiums, 8 houses, 11 condominiums under\ncontract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is\na count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-lake-park/ .\nConditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price\nfalls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced\ncities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut.\nCutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four\ncities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets.\nA read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "c733c03074ff6fa22184e37d15a330f07bdc5fa4009fc55f9fa8cde5d53f52e7", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nLake Park asking-price reductions and recorded days\non market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/lake-park/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n51% of Lake Park condominiums for sale are asking less than their original list price\nSeller Blink Rate™ in Lake Park: 51% of condominiums list below original asking, against 44.6% across Palm\nBeach County\nBuying in Lake Park? 25 of the 49 condominiums for sale are asking below their original price, by a median\n$100K\nLEDE\nLAKE PARK, Fla., September 7, 2026 - 51% of the 49 condominiums listed for sale in Lake Park (25 listings)\nhave a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 25 reduced listings, the median reduction is\n8.3% (about $100K). Houses: 8 for sale, below the 30-listing floor, so no percentages are reported for them.\nNUT GRAF\nFor active Lake Park condominiums, the median recorded CumulativeDaysOnMarket value is 79 days and the\nmedian recorded DaysOnMarket value is 77 days, each calculated from non-missing values in that field (49 and\n49 listings). 10.2% of all active condominiums have both fields recorded and a cumulative value greater than\ntheir DaysOnMarket value; this comparison does not establish a relisting event. 11 Lake Park condominiums\nare under contract (Pending or Active Under Contract), 4 of them with a recorded asking price below original;\nfewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nprice. Across Palm Beach County the shares asking below original are 44.6% for condominiums and 43.4% for\nhouses; Lake Park condominiums are 6.4 points above the county share.\nFACT BOX\nActive condominium listings, Lake Park\n49\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n51% (25 of 49)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\ncondominiums\n49 / 0; 23 / 1\nSeptember 7, 2026\nMedian reduction among the 25\nreduced condominiums\n8.3% (about $100K)\nSeptember 7, 2026\nActive single-family listings, Lake Park\n8 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, condominiums\n79 / 77 days (from 49 / 49 recorded values)\nSeptember 7, 2026\nCondominiums with recorded\nCumulativeDaysOnMarket over 90 days\n49% (24 of 49 with a recorded value)\nSeptember 7, 2026\nCondominiums under contract (count\nonly; fewer than 30)\n11, 4 asking below original\nSeptember 7, 2026\nPalm Beach County share asking below\noriginal, condominiums / houses\n44.6% / 43.4%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nCondominiums: Higher below-original share than peers\nSeptember 7, 2026\nPeer group, condominiums (median\nasking $600K and up; peer share\n38.1%)\nCoral Gables, Riviera Beach, Hillsboro Beach, Sunny Isles\nBeach, Singer Island, Surfside, Highland Beach, Bay Harbor\nIslands, Palm Beach, Key Biscayne, Juno Beach, Bal\nHarbour, Coconut Grove\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"51 percent of condominiums for sale in Lake Park have a current asking price below their original list\nprice; among those 25 reduced listings the median reduction is $100K.\"\n\"Among active Lake Park condominiums, the median recorded CumulativeDaysOnMarket value is 79 days\nand the median recorded DaysOnMarket value is 77 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"11 Lake Park condominiums are under contract in this snapshot, 4 of them with a recorded asking price\nbelow original; the group is too small to report a percentage. These asking-price fields do not disclose the\nagreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Lake Park versus Palm Beach\nCounty, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Lake Park condominiums 51%, Palm Beach County condominiums\n44.6%. Houses: 8 for sale, count only. Share of active listings asking below their original list price, September 7,\n2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive Lake Park condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a\nrecorded value in that field; 49% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Condominiums: 0-30 days\n26.5%, 31-60 days 8.2%, 61-90 days 16.3%, 91-180 days 32.7%, 181+ days 16.3%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Lake Park condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands\nwith 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\ncondominiums: Under $250K 6 listed, count only; $250K to $500K 7 listed, count only; $500K to $1M 1\nlisted, count only; $1M and up 48.6% (17 of 35).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lake Park,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (23 unchanged, 1 above original, 0 without both prices among condominiums). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the\nfloor and appear as a count only. Sample sizes: 49 condominiums, 8 houses, 11 condominiums under contract. Geography is the MLS\nCity field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller\nBlink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded\nasking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published\ncity shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a\nbelow-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/lake-park/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-lake-park/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "76dbb16c47d39a62734dfc9a30908de17e0ff129e09fef1e9d94f96bd89a109f", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - LAKE PARK PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 51% of Lake Park condominiums for sale are asking less than their original list price\n2. Seller Blink Rate™ in Lake Park: 51% of condominiums list below original asking, against 44.6% across Palm Beach County\n3. Buying in Lake Park? 25 of the 49 condominiums for sale are asking below their original price, by a median $100K\n\nLEDE\nLAKE PARK, Fla., September 7, 2026 - 51% of the 49 condominiums listed for sale in Lake Park (25 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 25 reduced listings, the median reduction is 8.3% (about $100K). Houses: 8 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active Lake Park condominiums, the median recorded CumulativeDaysOnMarket value is 79 days and the median recorded DaysOnMarket value is 77 days, each calculated from non-missing values in that field (49 and 49 listings). 10.2% of all active condominiums have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 11 Lake Park condominiums are under contract (Pending or Active Under Contract), 4 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares asking below original are 44.6% for condominiums and 43.4% for houses; Lake Park condominiums are 6.4 points above the county share.\n\nFACT BOX (exact figures)\n- Active condominium listings, Lake Park: 49 [September 7, 2026]\n- Share asking below original list price, condominiums: 51% (25 of 49) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, condominiums: 49 / 0; 23 / 1 [September 7, 2026]\n- Median reduction among the 25 reduced condominiums: 8.3% (about $100K) [September 7, 2026]\n- Active single-family listings, Lake Park: 8 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, condominiums: 79 / 77 days (from 49 / 49 recorded values) [September 7, 2026]\n- Condominiums with recorded CumulativeDaysOnMarket over 90 days: 49% (24 of 49 with a recorded value) [September 7, 2026]\n- Condominiums under contract (count only; fewer than 30): 11, 4 asking below original [September 7, 2026]\n- Palm Beach County share asking below original, condominiums / houses: 44.6% / 43.4% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Condominiums: Higher below-original share than peers [September 7, 2026]\n- Peer group, condominiums (median asking $600K and up; peer share 38.1%): Coral Gables, Riviera Beach, Hillsboro Beach, Sunny Isles Beach, Singer Island, Surfside, Highland Beach, Bay Harbor Islands, Palm Beach, Key Biscayne, Juno Beach, Bal Harbour, Coconut Grove [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"51 percent of condominiums for sale in Lake Park have a current asking price below their original list price; among those 25 reduced listings the median reduction is $100K.\"\n- \"Among active Lake Park condominiums, the median recorded CumulativeDaysOnMarket value is 79 days and the median recorded DaysOnMarket value is 77 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"11 Lake Park condominiums are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- lake-park-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Lake Park versus Palm Beach County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Lake Park condominiums 51%, Palm Beach County condominiums 44.6%. Houses: 8 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- lake-park-true-days-on-market-r1-2026-09-07.png\n Caption: Active Lake Park condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 49% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Condominiums: 0-30 days 26.5%, 31-60 days 8.2%, 61-90 days 16.3%, 91-180 days 32.7%, 181+ days 16.3%.\n- lake-park-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Lake Park condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 6 listed, count only; $250K to $500K 7 listed, count only; $500K to $1M 1 listed, count only; $1M and up 48.6% (17 of 35).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lake Park, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (23 unchanged, 1 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 49 condominiums, 8 houses, 11 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lake-park/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-lake-park/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-920dee18f01c41a46783" }, { "slug": "lake-park", "city": "Lake Park", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 49, "with_fee": 49, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 49, "cut_count": 25, "cut_pct": 51.0, "median_cut_pct": 8.3, "median_cut_dollars": 100000 }, "outliers_dropped": 2, "n": 47, "median": 1701, "p10": 585, "p25": 727, "p75": 2038, "p90": 2561, "min": 548, "max": 3286, "median_sqft": 1.05, "n_sqft": 47, "median_pct_price": 1.47, "median_list_price": 1450000, "median_year_built": 2025, "median_sqft_area": 1516, "over_1000": 29, "over_1000_pct": 61.7, "under_500": 0, "under_500_pct": 0.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 29, "over_hi_pct": 61.7, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Condominium": { "count": 47, "pct": 100.0 } }, "regime": { "COA": { "count": 35, "pct": 74.5 }, "HOA": { "count": 7, "pct": 14.9 }, "not_recorded": { "count": 5, "pct": 10.6 } }, "villa_median": null, "townhouse_median": null, "cadence": { "Monthly": { "count": 30, "pct": 63.8 }, "Quarterly": { "count": 17, "pct": 36.2 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 0, "pct": 0.0 }, { "label": "$500 to $750", "count": 12, "pct": 25.5 }, { "label": "$750 to $1,000", "count": 6, "pct": 12.8 }, { "label": "$1,000 to $1,500", "count": 5, "pct": 10.6 }, { "label": "$1,500 to $2,000", "count": 11, "pct": 23.4 }, { "label": "$2,000 and up", "count": 13, "pct": 27.7 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 3, "median": 604, "median_sqft": 0.79 }, { "label": "1970s", "n": 6, "median": 998, "median_sqft": 0.76 }, { "label": "1980s", "n": 3, "median": 783, "median_sqft": 0.7 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 0, "median": null, "median_sqft": null }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 35, "median": 1775, "median_sqft": 1.13 } ], "bands": [ { "label": "Under $250K", "n": 5, "median": 604, "median_pct_price": 4.53 }, { "label": "$250K to $500K", "n": 7, "median": 980, "median_pct_price": 3.05 }, { "label": "$500K to $1M", "n": 1, "median": 1241, "median_pct_price": 1.52 }, { "label": "$1M and up", "n": 34, "median": 1778, "median_pct_price": 1.33 } ], "pre1995": { "n": 12, "median": 798 }, "post2005": { "n": 35, "median": 1775 }, "includes": [ { "key": "MaintenanceGrounds", "label": "Grounds", "count": 44, "pct": 93.6 }, { "key": "CommonAreas", "label": "Common areas", "count": 43, "pct": 91.5 }, { "key": "Insurance", "label": "Building insurance", "count": 41, "pct": 87.2 }, { "key": "Trash", "label": "Trash", "count": 39, "pct": 83.0 }, { "key": "Security", "label": "Security", "count": 35, "pct": 74.5 }, { "key": "CableTv", "label": "Cable TV", "count": 34, "pct": 72.3 }, { "key": "Water", "label": "Water", "count": 33, "pct": 70.2 }, { "key": "Sewer", "label": "Sewer", "count": 29, "pct": 61.7 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 28, "pct": 59.6 }, { "key": "Internet", "label": "Internet", "count": 25, "pct": 53.2 }, { "key": "PestControl", "label": "Pest control", "count": 24, "pct": 51.1 }, { "key": "Pools", "label": "Pool", "count": 20, "pct": 42.6 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 17, "pct": 36.2 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 14, "pct": 29.8 } ], "includes_n": 47, "flags": { "sa_mentioned": { "count": 1, "pct": 2.1 }, "sa_none_or_paid": { "count": 1, "pct": 2.1 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 1, "pct": 2.1 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 1, "pct": 2.1 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 46 }, "developments": [ { "name": "Nautilus 220", "master": null, "n": 34, "anecdotal": false, "median": 1778, "median_sqft": 1.13, "year_built": 2025, "median_list_price": 1695000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lake Harbour Towers South", "master": null, "n": 5, "anecdotal": true, "median": 1015, "median_sqft": 0.75, "year_built": 1973, "median_list_price": 399000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-06", "median": 1701, "p25": 727, "p75": 2038, "n": 47, "median_sqft": 1.05, "sa_pending_pct": 0.0 }, { "date": "2026-09-07", "median": 1701, "p25": 727, "p75": 2038, "n": 47, "median_sqft": 1.05, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Lake Park condo for sale carries a $1,701-a-month association fee, 113% above the South Florida median", "61.7% of Lake Park condos on the market ask $1,000 or more a month in fees; 0% stay under $500", "Lake Park condos built since 2005 carry fees 122% higher than buildings from before 1995" ], "lede": "LAKE PARK, Fla., September 7, 2026 - The median monthly association fee across the 47 condominiums listed for sale in Lake Park is $1,701, with half of the listings between $727 and $2,038 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 113% above the five-county South Florida median of $800, and ranks Lake Park 9 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Lake Park carries a monthly association fee of $1,701, 113% above the five-county South Florida median of $800.\"", "\"61.7 percent of Lake Park condos on the market ask $1,000 or more a month in association fees; only 0 percent stay under $500.\"", "\"In Lake Park, a condo completed since 2005 carries a median fee of $1,775 a month, against $798 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Lake Park permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-lake-park/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Lake Park against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Lake Park median $1,701 a month, South Florida median $800; Lake Park ranks 9 of 69 cities.", "title": "Lake Park condo fees sit 113% above the South Florida median" }, { "caption": "Share of active Lake Park condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 25.5% (12 listings); $750 to $1,000 12.8% (6 listings); $1,000 to $1,500 10.6% (5 listings); $1,500 to $2,000 23.4% (11 listings); $2,000 and up 27.7% (13 listings).", "title": "27.7% of Lake Park condos for sale carry a fee of $2,000 and up a month" }, { "caption": "Median monthly-equivalent association fee for active Lake Park condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s too few (3 listings); 1970s too few (6 listings); 1980s too few (3 listings); 2020s $1,775 (35 listings).", "title": "Lake Park condos built since 2005 ask 122% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 49 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 49, "with_fee": 49, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 49, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 47, "retained_n": 47, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 49, "cut_count": 25, "cut_pct": 51.0, "median_cut_pct": 8.3, "median_cut_dollars": 100000, "valid_price_count": 49, "missing_price_count": 0, "unchanged_count": 23, "raised_count": 1, "not_below_original_count": 24, "cut_pct_denominator": 49, "cut_sample_ok": true, "median_cut_n": 25 }, "trim_bounds": { "p1": 523.0544, "p99": 3482.720000000001 }, "retained_small_sample": false, "retained_below_30": false, "median": 1701, "p10": 585, "p25": 727, "p75": 2038, "p90": 2561, "min": 548, "max": 3286, "median_sqft": 1.05, "n_sqft": 47, "median_pct_price": 1.47, "n_pct_price": 47, "median_list_price": 1450000, "median_year_built": 2025, "median_sqft_area": 1516, "over_1000": 29, "over_1000_pct": 61.7, "under_500": 0, "under_500_pct": 0.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 29, "over_hi_pct": 61.7, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Condominium": { "count": 47, "pct": 100.0 } }, "regime": { "COA": { "count": 35, "pct": 74.5 }, "HOA": { "count": 7, "pct": 14.9 }, "not_recorded": { "count": 5, "pct": 10.6 } }, "villa_median": null, "townhouse_median": null, "cadence": { "Monthly": { "count": 30, "pct": 63.8 }, "Quarterly": { "count": 17, "pct": 36.2 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 0, "pct": 0.0 }, { "label": "$500 to $750", "count": 12, "pct": 25.5 }, { "label": "$750 to $1,000", "count": 6, "pct": 12.8 }, { "label": "$1,000 to $1,500", "count": 5, "pct": 10.6 }, { "label": "$1,500 to $2,000", "count": 11, "pct": 23.4 }, { "label": "$2,000 and up", "count": 13, "pct": 27.7 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 3, "median": 604, "median_sqft": 0.79 }, { "label": "1970s", "n": 6, "median": 998, "median_sqft": 0.76 }, { "label": "1980s", "n": 3, "median": 783, "median_sqft": 0.7 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 0, "median": null, "median_sqft": null }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 35, "median": 1775, "median_sqft": 1.13 } ], "bands": [ { "label": "Under $250K", "n": 5, "median": 604, "median_pct_price": 4.53 }, { "label": "$250K to $500K", "n": 7, "median": 980, "median_pct_price": 3.05 }, { "label": "$500K to $1M", "n": 1, "median": 1241, "median_pct_price": 1.52 }, { "label": "$1M and up", "n": 34, "median": 1778, "median_pct_price": 1.33 } ], "pre1995": { "n": 12, "median": 798 }, "post2005": { "n": 35, "median": 1775 }, "includes": [ { "key": "MaintenanceGrounds", "label": "Grounds", "count": 44, "pct": 93.6 }, { "key": "CommonAreas", "label": "Common areas", "count": 43, "pct": 91.5 }, { "key": "Insurance", "label": "Building insurance", "count": 41, "pct": 87.2 }, { "key": "Trash", "label": "Trash", "count": 39, "pct": 83.0 }, { "key": "Security", "label": "Security", "count": 35, "pct": 74.5 }, { "key": "CableTv", "label": "Cable TV", "count": 34, "pct": 72.3 }, { "key": "Water", "label": "Water", "count": 33, "pct": 70.2 }, { "key": "Sewer", "label": "Sewer", "count": 29, "pct": 61.7 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 28, "pct": 59.6 }, { "key": "Internet", "label": "Internet", "count": 25, "pct": 53.2 }, { "key": "PestControl", "label": "Pest control", "count": 24, "pct": 51.1 }, { "key": "Pools", "label": "Pool", "count": 20, "pct": 42.6 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 17, "pct": 36.2 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 14, "pct": 29.8 } ], "includes_n": 47, "flags": { "sa_mentioned": { "count": 1, "pct": 2.1 }, "sa_none_or_paid": { "count": 1, "pct": 2.1 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 1, "pct": 2.1 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 1, "pct": 2.1 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 46 }, "denominators": { "fee_percentages": 47, "fee_medians_percentiles": 47, "median_sqft": 47, "median_pct_price": 47, "includes_pct": 47, "flags_pct": 47, "cut_pct": 49 }, "developments": [ { "name": "Nautilus 220", "master": null, "n": 34, "anecdotal": false, "median": 1778, "median_sqft": 1.13, "year_built": 2025, "median_list_price": 1695000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lake Harbour Towers South", "master": null, "n": 5, "anecdotal": true, "median": 1015, "median_sqft": 0.75, "year_built": 1973, "median_list_price": 399000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 1701, "p25": 727, "p75": 2038, "n": 47, "median_sqft": 1.05, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Lake Park condo monthly association fees have a median of $1,701 in the retained usable-fee sample of 47 listings, 113% above the five-county median", "In Lake Park's retained usable-fee sample (47 listings after exclusions and percentile trimming), 61.7% have monthly-equivalent fees of $1,000 or more and 0% are below $500", "Lake Park condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=35) vs pre-1995 (n=12), monthly median 122% higher. Small subgroup: pre-1995; read cautiously." ], "lede": "LAKE PARK, Fla., September 7, 2026 - Among 47 active condominium listings in Lake Park retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,701, with the middle half between $727 and $2,038, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 49 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 113% above the separately trimmed five-county median of $800 and ranks 9th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Lake Park's retained usable-fee sample (n=47), after exclusions and percentile trimming, is $1,701, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Lake Park condos in the retained usable-fee sample (n=47) after exclusions and percentile trimming, 61.7 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500.\"", "\"Among the retained usable-fee listings in Lake Park with a recorded construction year, the median monthly-equivalent fee is $1,775 for a recorded year built of 2005 or later (35 listings) and $798 for those built before 1995 (12 listings). Small subgroup: pre-1995 n=12; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Lake Park, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (49 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 47 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 49 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lake-park/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lake-park/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lake Park and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Lake Park retained-sample median $1,701 a month (n=47); five-county median $800 (n=22,695, region-level trim).", "title": "Lake Park condos, retained usable-fee sample (n=47): median $1,701/month, 113% above the five-county median of $800", "visible_labels": [ "$1,701", "47", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 47 active Lake Park condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 25.5% (12 listings); $750 to $1,000 12.8% (6 listings); $1,000 to $1,500 10.6% (5 listings); $1,500 to $2,000 23.4% (11 listings); $2,000 and up 27.7% (13 listings).", "title": "27.7% of Lake Park's retained usable-fee sample (47 listings) falls in the $2,000 and up monthly band", "visible_labels": [ "0%", "0", "0%", "0", "25.5%", "12", "12.8%", "6", "10.6%", "5", "23.4%", "11", "27.7%", "13" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Lake Park condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=35; pre-1995 n=12. Small subgroup: pre-1995 n=12; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1960s count only (3 listings); 1970s count only (6 listings); 1980s count only (3 listings); 2020s $1,775 (35 listings). Recorded year built 2005 or later $1,775 (35 listings); before 1995 $798 (12 listings). Small subgroup: pre-1995 n=12; read cautiously.", "title": "Lake Park condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=35) vs pre-1995 (n=12), monthly median 122% higher. Small subgroup: pre-1995; read cautiously.", "visible_labels": [ "3", "6", "3", "$1,775", "35", "$1,775", "35", "$798", "12" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 523.0544, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 3482.720000000001, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Lake Park median $1,701 a month, South Florida median $800; Lake Park ranks 9 of 69 cities.", "after": "Dot strip chart in five county lanes. Lake Park retained-sample median $1,701 a month (n=47); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Lake Park against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lake Park and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Lake Park condo fees sit 113% above the South Florida median", "after": "Lake Park condos, retained usable-fee sample (n=47): median $1,701/month, 113% above the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$1,701", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "47", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 25.5% (12 listings); $750 to $1,000 12.8% (6 listings); $1,000 to $1,500 10.6% (5 listings); $1,500 to $2,000 23.4% (11 listings); $2,000 and up 27.7% (13 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 25.5% (12 listings); $750 to $1,000 12.8% (6 listings); $1,000 to $1,500 10.6% (5 listings); $1,500 to $2,000 23.4% (11 listings); $2,000 and up 27.7% (13 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Lake Park condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 47 active Lake Park condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "27.7% of Lake Park condos for sale carry a fee of $2,000 and up a month", "after": "27.7% of Lake Park's retained usable-fee sample (47 listings) falls in the $2,000 and up monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "23.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "27.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "25.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "12.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "10.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s too few (3 listings); 1970s too few (6 listings); 1980s too few (3 listings); 2020s $1,775 (35 listings).", "after": "Column chart of median fee by recorded decade built: 1960s count only (3 listings); 1970s count only (6 listings); 1980s count only (3 listings); 2020s $1,775 (35 listings). Recorded year built 2005 or later $1,775 (35 listings); before 1995 $798 (12 listings). Small subgroup: pre-1995 n=12; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Lake Park condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Lake Park condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=35; pre-1995 n=12. Small subgroup: pre-1995 n=12; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Lake Park condos built since 2005 ask 122% more in fees than those built before 1995", "after": "Lake Park condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=35) vs pre-1995 (n=12), monthly median 122% higher. Small subgroup: pre-1995; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$1,775", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "35", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "$1,775", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "35", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "$798", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Lake Park condo for sale carries a $1,701-a-month association fee, 113% above the South Florida median", "after": "Lake Park condo monthly association fees have a median of $1,701 in the retained usable-fee sample of 47 listings, 113% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "61.7% of Lake Park condos on the market ask $1,000 or more a month in fees; 0% stay under $500", "after": "In Lake Park's retained usable-fee sample (47 listings after exclusions and percentile trimming), 61.7% have monthly-equivalent fees of $1,000 or more and 0% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Lake Park condos built since 2005 carry fees 122% higher than buildings from before 1995", "after": "Lake Park condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=35) vs pre-1995 (n=12), monthly median 122% higher. Small subgroup: pre-1995; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "LAKE PARK, Fla., September 7, 2026 - The median monthly association fee across the 47 condominiums listed for sale in Lake Park is $1,701, with half of the listings between $727 and $2,038 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 113% above the five-county South Florida median of $800, and ranks Lake Park 9 of 69 cities.", "after": "LAKE PARK, Fla., September 7, 2026 - Among 47 active condominium listings in Lake Park retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,701, with the middle half between $727 and $2,038, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 49 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 113% above the separately trimmed five-county median of $800 and ranks 9th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Lake Park permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-lake-park/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Lake Park, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (49 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 47 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 49 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lake-park/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lake-park/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Lake Park carries a monthly association fee of $1,701, 113% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Lake Park's retained usable-fee sample (n=47), after exclusions and percentile trimming, is $1,701, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"61.7 percent of Lake Park condos on the market ask $1,000 or more a month in association fees; only 0 percent stay under $500.\"", "after": "\"Among Lake Park condos in the retained usable-fee sample (n=47) after exclusions and percentile trimming, 61.7 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Lake Park, a condo completed since 2005 carries a median fee of $1,775 a month, against $798 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Lake Park with a recorded construction year, the median monthly-equivalent fee is $1,775 for a recorded year built of 2005 or later (35 listings) and $798 for those built before 1995 (12 listings). Small subgroup: pre-1995 n=12; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "5734e1f329ca92df4272d727414337303c5a34eb5533350b250d5bdccf6a87b8", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nLake Park condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Lake Park condo for sale carries a $1,701-a-month association fee, 113% above the South\nFlorida median\n61.7% of Lake Park condos on the market ask $1,000 or more a month in fees; 0% stay under $500\nLake Park condos built since 2005 carry fees 122% higher than buildings from before 1995\nLEDE\nLAKE PARK, Fla., September 7, 2026 - The median monthly association fee across the 47 condominiums listed\nfor sale in Lake Park is $1,701, with half of the listings between $727 and $2,038 a month, according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. That is 113% above the five-county South Florida\nmedian of $800, and ranks Lake Park 9 of 69 cities.\nNUT GRAF\nPer square foot, the median Lake Park condo fee is $1.05 a month on a median unit of 1,516 square feet; at\nthe median asking price of $1.45M, a year of fees equals 1.47% of the price. 61.7% of listings ask $1,000 or\nmore a month and 0% under $500. 0% of listings report two association layers (a master and a sub-\nassociation); 36.2% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 2.1% of listings, describe one as pending or payable by the buyer on 0%, and\nmention a mandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of\n$1,775 against $798 for those completed before 1995.\nFACT BOX\nActive condominium listings, Lake Park\n49 (47 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$1,701\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$727 to $2,038\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.05 (median unit 1,516 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n1.47% (asking $1.45M)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n61.7% / 0%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n36.2%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n2.1% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Lake Park ranks 9 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$1,775 (35 listings) / $798 (12 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Lake Park carries a monthly association fee of $1,701, 113%\nabove the five-county South Florida median of $800.\"\n\"61.7 percent of Lake Park condos on the market ask $1,000 or more a month in association fees; only 0\npercent stay under $500.\"\n\"In Lake Park, a condo completed since 2005 carries a median fee of $1,775 a month, against $798 for a\nbuilding completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Lake Park against every South Florida city with 30 or more active condo listings, grouped\nby county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Lake Park condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via\nPBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Lake Park condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Lake Park permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-lake-park/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "a337ad4719b012a7552b3a5a29dc1703ba1eebcf10c6448aaf0c4e7ecb36bb04", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nLake Park condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/lake-park/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nLake Park condo monthly association fees have a median of $1,701 in the retained usable-fee sample of 47\nlistings, 113% above the five-county median\nIn Lake Park's retained usable-fee sample (47 listings after exclusions and percentile trimming), 61.7% have\nmonthly-equivalent fees of $1,000 or more and 0% are below $500\nLake Park condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=35) vs pre-1995 (n=12),\nmonthly median 122% higher. Small subgroup: pre-1995; read cautiously.\nLEDE\nLAKE PARK, Fla., September 7, 2026 - Among 47 active condominium listings in Lake Park retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly association fee is $1,701, with the middle half between $727 and $2,038,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 49\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 113% above the separately trimmed five-county median\nof $800 and ranks 9th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Lake Park condo fee is $1.05 a month (47 retained\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nlistings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.47% of\nthe listing's current asking price across 47 retained listings with a current asking price of at least $20,000; this\nis the median of per-listing ratios. 61.7% of the retained sample have fees of $1,000 or more a month and 0%\nare below $500. 0% of the retained sample report two association layers (a master and a sub-association,\nsummed here); 36.2% are billed quarterly and shown as monthly equivalents. Agent-written public remarks\nmention a special assessment on 2.1% of the retained sample, describe one as pending or payable by the buyer\non 0%, and mention a mandatory club or membership on 0%; 46 retained listings carry remarks. These are\nkeyword classifications of free text, not verified facts about any association. Among retained listings with a\nrecorded construction year, the median monthly-equivalent fee is $1,775 for a recorded year built of 2005 or\nlater (35 listings) and $798 for those built before 1995 (12 listings); construction year is a recorded field and\nthis comparison does not explain why fees differ. Small subgroup: pre-1995 n=12; read cautiously.\nFACT BOX\nActive condominium listings, Lake Park (before\nexclusions and trimming)\n49\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n49 / 47 (2 trimmed; 0 fee without billing frequency\nexcluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$1,701\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$727 to $2,038\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.05 (47 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n1.47% (47 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n61.7% (29) / 0% (0) of 47\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly),\nretained sample\n36.2%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n2.1% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Lake Park ranks 9th among\n69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$1,775 (2005+ n=35) / $798 (pre-1995 n=12).\nSmall subgroup: pre-1995 n=12; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Lake Park's retained usable-fee sample (n=47), after\nexclusions and percentile trimming, is $1,701, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Lake Park condos in the retained usable-fee sample (n=47) after exclusions and percentile\ntrimming, 61.7 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Lake Park with a recorded construction year, the median\nmonthly-equivalent fee is $1,775 for a recorded year built of 2005 or later (35 listings) and $798 for those\nbuilt before 1995 (12 listings). Small subgroup: pre-1995 n=12; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lake Park and the\npublished comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses\na separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Lake Park retained-sample median $1,701 a month\n(n=47); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 47 active Lake Park condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 0% (0 listings); $500 to $750 25.5% (12 listings); $750 to $1,000 12.8% (6 listings);\n$1,000 to $1,500 10.6% (5 listings); $1,500 to $2,000 23.4% (11 listings); $2,000 and up 27.7% (13 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Lake Park condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=35;\npre-1995 n=12. Small subgroup: pre-1995 n=12; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s count only (3 listings);\n1970s count only (6 listings); 1980s count only (3 listings); 2020s $1,775 (35 listings). Recorded year built 2005\nor later $1,775 (35 listings); before 1995 $798 (12 listings). Small subgroup: pre-1995 n=12; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Lake Park, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (49 here). Fees below the 1st or above the 99th percentile are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nexcluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 47 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 49 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lake-park/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lake-park/; where published, it uses\na separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "1e9fd892312902be2a318ed0f01c47d071f3ab4738d50fb13471d2e1d1c6d871", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - LAKE PARK CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Lake Park condo monthly association fees have a median of $1,701 in the retained usable-fee sample of 47 listings, 113% above the five-county median\n2. In Lake Park's retained usable-fee sample (47 listings after exclusions and percentile trimming), 61.7% have monthly-equivalent fees of $1,000 or more and 0% are below $500\n3. Lake Park condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=35) vs pre-1995 (n=12), monthly median 122% higher. Small subgroup: pre-1995; read cautiously.\n\nLEDE\nLAKE PARK, Fla., September 7, 2026 - Among 47 active condominium listings in Lake Park retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,701, with the middle half between $727 and $2,038, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 49 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 113% above the separately trimmed five-county median of $800 and ranks 9th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Lake Park condo fee is $1.05 a month (47 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.47% of the listing's current asking price across 47 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 61.7% of the retained sample have fees of $1,000 or more a month and 0% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 36.2% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 2.1% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 46 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $1,775 for a recorded year built of 2005 or later (35 listings) and $798 for those built before 1995 (12 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: pre-1995 n=12; read cautiously.\n\nFACT BOX (exact figures)\n- Active condominium listings, Lake Park (before exclusions and trimming): 49 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 49 / 47 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $1,701 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $727 to $2,038 [September 7, 2026]\n- Median fee per square foot per month: $1.05 (47 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 1.47% (47 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 61.7% (29) / 0% (0) of 47 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 36.2% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 2.1% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Lake Park ranks 9th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $1,775 (2005+ n=35) / $798 (pre-1995 n=12). Small subgroup: pre-1995 n=12; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Lake Park's retained usable-fee sample (n=47), after exclusions and percentile trimming, is $1,701, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Lake Park condos in the retained usable-fee sample (n=47) after exclusions and percentile trimming, 61.7 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500.\"\n- \"Among the retained usable-fee listings in Lake Park with a recorded construction year, the median monthly-equivalent fee is $1,775 for a recorded year built of 2005 or later (35 listings) and $798 for those built before 1995 (12 listings). Small subgroup: pre-1995 n=12; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- lake-park-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lake Park and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Lake Park retained-sample median $1,701 a month (n=47); five-county median $800 (n=22,695, region-level trim).\n- lake-park-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 47 active Lake Park condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 25.5% (12 listings); $750 to $1,000 12.8% (6 listings); $1,000 to $1,500 10.6% (5 listings); $1,500 to $2,000 23.4% (11 listings); $2,000 and up 27.7% (13 listings).\n- lake-park-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Lake Park condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=35; pre-1995 n=12. Small subgroup: pre-1995 n=12; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1960s count only (3 listings); 1970s count only (6 listings); 1980s count only (3 listings); 2020s $1,775 (35 listings). Recorded year built 2005 or later $1,775 (35 listings); before 1995 $798 (12 listings). Small subgroup: pre-1995 n=12; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Lake Park, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (49 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 47 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 49 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lake-park/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lake-park/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "lake-worth-beach", "city": "Lake Worth Beach", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "segments": { "houses": { "active": 64, "sample_ok": true, "small_sample": false, "pending": 21, "median_list_price": 545000.0, "cut_count": 26, "cut_pct": 40.6, "raised_count": 4, "median_cut_pct": 5.0, "median_cut_dollars": 25500.0, "cut_last30": 16, "cut_last30_pct": 25.0, "cut_last7": 6, "median_dom": 56.0, "median_cdom": 59.0, "relisted_count": 6, "relisted_pct": 9.4, "over90": 24, "over90_pct": 37.5, "over180": 9, "fresh_held": 24, "fresh_held_pct": 37.5, "stale_uncut": 12, "stale_uncut_pct": 18.8, "dom_buckets": [ { "label": "0-30", "count": 21, "pct": 32.8 }, { "label": "31-60", "count": 12, "pct": 18.8 }, { "label": "61-90", "count": 7, "pct": 10.9 }, { "label": "91-180", "count": 15, "pct": 23.4 }, { "label": "181+", "count": 9, "pct": 14.1 } ], "bands": [ { "label": "Under $500K", "active": 25, "cut": 10, "cut_pct": 40.0, "median_cdom": 58 }, { "label": "$500K to $1M", "active": 33, "cut": 13, "cut_pct": 39.4, "median_cdom": 49 }, { "label": "$1M to $2M", "active": 4, "cut": 2, "cut_pct": 50.0, "median_cdom": 100.0 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$5M and up", "active": 2, "cut": 1, "cut_pct": 50.0, "median_cdom": 368.5 } ], "pending_cut_count": 9, "pending_cut_pct": 42.9, "pending_median_cut_pct": 4.5, "pending_median_cdom": 38, "tier": "h1", "series": [ { "date": "2026-09-05", "active": 63, "cut_pct": 41.3, "median_cdom": 58, "median_list_price": 550000.0 }, { "date": "2026-09-06", "active": 64, "cut_pct": 40.6, "median_cdom": 58.0, "median_list_price": 545000.0 }, { "date": "2026-09-07", "active": 64, "cut_pct": 40.6, "median_cdom": 59.0, "median_list_price": 545000.0 } ] }, "condos": { "active": 46, "sample_ok": true, "small_sample": false, "pending": 8, "median_list_price": 115000.0, "cut_count": 21, "cut_pct": 45.7, "raised_count": 0, "median_cut_pct": 9.7, "median_cut_dollars": 10000.0, "cut_last30": 9, "cut_last30_pct": 19.6, "cut_last7": 1, "median_dom": 53.0, "median_cdom": 92.5, "relisted_count": 10, "relisted_pct": 21.7, "over90": 23, "over90_pct": 50.0, "over180": 11, "fresh_held": 11, "fresh_held_pct": 23.9, "stale_uncut": 11, "stale_uncut_pct": 23.9, "dom_buckets": [ { "label": "0-30", "count": 12, "pct": 26.1 }, { "label": "31-60", "count": 6, "pct": 13.0 }, { "label": "61-90", "count": 5, "pct": 10.9 }, { "label": "91-180", "count": 12, "pct": 26.1 }, { "label": "181+", "count": 11, "pct": 23.9 } ], "bands": [ { "label": "Under $250K", "active": 41, "cut": 19, "cut_pct": 46.3, "median_cdom": 99 }, { "label": "$250K to $500K", "active": 3, "cut": 1, "cut_pct": 33.3, "median_cdom": 66 }, { "label": "$500K to $1M", "active": 2, "cut": 1, "cut_pct": 50.0, "median_cdom": 31.5 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 6, "pending_cut_pct": 75.0, "pending_median_cut_pct": 22.6, "pending_median_cdom": 139.0, "tier": "c1", "series": [ { "date": "2026-09-05", "active": 46, "cut_pct": 45.7, "median_cdom": 92.5, "median_list_price": 115000.0 }, { "date": "2026-09-06", "active": 46, "cut_pct": 45.7, "median_cdom": 92.5, "median_list_price": 115000.0 }, { "date": "2026-09-07", "active": 46, "cut_pct": 45.7, "median_cdom": 92.5, "median_list_price": 115000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "40.6% of Lake Worth Beach houses for sale have cut their asking price, 45.7% of condos", "Lake Worth Beach sellers hold firmer than the rest of Palm Beach County as 37.5% of houses pass 90 days on the market", "Buying in Lake Worth Beach? Two in five houses have already come down once, by a median $26K" ], "lede": "LAKE WORTH BEACH, Fla., September 7, 2026 - 40.6% of the 64 single-family homes listed for sale in Lake Worth Beach have reduced their asking price at least once, by a median 5.0% (about $26K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 46 condominium listings, 45.7% have cut, by a median 9.7%.", "quotes": [ "\"40.6 percent of single-family homes for sale in Lake Worth Beach have reduced their asking price at least once, by a median $26K.\"", "\"Counting every relisting, the median Lake Worth Beach house for sale has been waiting 59 days, not the 56 the current listing shows.\"", "\"Of the Lake Worth Beach houses now under contract, 57.1 percent never reduced their asking price; the rest cut by a median 4.5 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Lake Worth Beach and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 64 houses, 46 condominiums, 21 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-lake-worth-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Lake Worth Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Lake Worth Beach houses 40.6%, Palm Beach County houses 43.4%; Lake Worth Beach condominiums 45.7%, Palm Beach County condominiums 44.6%.", "title": "Lake Worth Beach houses are cutting 2.8 points less often than Palm Beach County" }, { "caption": "Active Lake Worth Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 37.5% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 32.8%, 31-60 days 18.8%, 61-90 days 10.9%, 91-180 days 23.4%, 181+ days 14.1%. Condominiums: 0-30 days 26.1%, 31-60 days 13.0%, 61-90 days 10.9%, 91-180 days 26.1%, 181+ days 23.9%.", "title": "37.5% of Lake Worth Beach houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Lake Worth Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 40.0% of 25; $500K to $1M 39.4% of 33; $1M to $2M too few to read of 4; $2M to $5M too few to read of 0; $5M and up too few to read of 2.", "title": "$500K to $1M Lake Worth Beach houses have cut most often: 39.4% of 33" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 140 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 65, "sample_ok": true, "small_sample": false, "pending": 21, "median_list_price": 550000.0, "cut_count": 26, "cut_pct": 40.0, "raised_count": 4, "valid_price_count": 65, "missing_price_count": 0, "unchanged_count": 35, "not_below_original_count": 39, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 5.0, "median_cut_dollars": 25500.0, "cut_last30": 16, "cut_last30_pct": 24.6, "cut_last7": 6, "median_dom": 54, "median_cdom": 58, "dom_n": 65, "cdom_n": 65, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 65, "relisted_count": 6, "relisted_pct": 9.2, "over90": 24, "over90_pct": 36.9, "over180": 9, "fresh_held": 25, "fresh_held_pct": 38.5, "fresh_held_missing_cdom_count": 0, "stale_uncut": 12, "stale_uncut_pct": 18.5, "dom_buckets": [ { "label": "0-30", "count": 22, "pct": 33.8 }, { "label": "31-60", "count": 12, "pct": 18.5 }, { "label": "61-90", "count": 7, "pct": 10.8 }, { "label": "91-180", "count": 15, "pct": 23.1 }, { "label": "181+", "count": 9, "pct": 13.8 } ], "bands": [ { "label": "Under $500K", "active": 25, "cut": 10, "cut_pct": 40.0, "median_cdom": 58, "cut_pct_denominator": 25, "cdom_n": 25, "valid_price_count": 25 }, { "label": "$500K to $1M", "active": 33, "cut": 13, "cut_pct": 39.4, "median_cdom": 49, "cut_pct_denominator": 33, "cdom_n": 33, "valid_price_count": 33 }, { "label": "$1M to $2M", "active": 4, "cut": 2, "cut_pct": 50.0, "median_cdom": 100.0, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 }, { "label": "$2M to $5M", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 0, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$5M and up", "active": 2, "cut": 1, "cut_pct": 50.0, "median_cdom": 368.5, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 } ], "pending_cut_count": 9, "pending_cut_pct": 42.9, "pending_valid_price_count": 21, "pending_missing_price_count": 0, "pending_unchanged_count": 12, "pending_raised_count": 0, "pending_not_below_original_count": 12, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 21, "pending_dom_n": 21, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 4.5, "pending_median_cdom": 38, "denominators": { "cut_pct": 65, "cut_last30_pct": 65, "relisted_pct": 65, "fresh_held_pct": 65, "stale_uncut_pct": 65, "over90_pct": 65, "dom_bucket_pct": 65, "pending_cut_pct": 21, "median_dom": 65, "median_cdom": 65, "median_cut_pct": 26, "median_cut_dollars": 26, "pending_median_cut_pct": 9, "pending_median_cdom": 21 }, "county_counts": { "Palm Beach": 65 }, "tier": "h1", "series": [ { "date": "2026-09-07", "active": 65, "cut_pct": 40.0, "median_cdom": 58, "median_list_price": 550000.0 } ] }, "condos": { "active": 46, "sample_ok": true, "small_sample": false, "pending": 8, "median_list_price": 115000.0, "cut_count": 21, "cut_pct": 45.7, "raised_count": 0, "valid_price_count": 46, "missing_price_count": 0, "unchanged_count": 25, "not_below_original_count": 25, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 9.7, "median_cut_dollars": 10000.0, "cut_last30": 9, "cut_last30_pct": 19.6, "cut_last7": 1, "median_dom": 53.0, "median_cdom": 92.5, "dom_n": 46, "cdom_n": 46, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 46, "relisted_count": 10, "relisted_pct": 21.7, "over90": 23, "over90_pct": 50.0, "over180": 11, "fresh_held": 11, "fresh_held_pct": 23.9, "fresh_held_missing_cdom_count": 0, "stale_uncut": 11, "stale_uncut_pct": 23.9, "dom_buckets": [ { "label": "0-30", "count": 12, "pct": 26.1 }, { "label": "31-60", "count": 6, "pct": 13.0 }, { "label": "61-90", "count": 5, "pct": 10.9 }, { "label": "91-180", "count": 12, "pct": 26.1 }, { "label": "181+", "count": 11, "pct": 23.9 } ], "bands": [ { "label": "Under $250K", "active": 41, "cut": 19, "cut_pct": 46.3, "median_cdom": 99, "cut_pct_denominator": 41, "cdom_n": 41, "valid_price_count": 41 }, { "label": "$250K to $500K", "active": 3, "cut": 1, "cut_pct": 33.3, "median_cdom": 66, "cut_pct_denominator": 3, "cdom_n": 3, "valid_price_count": 3 }, { "label": "$500K to $1M", "active": 2, "cut": 1, "cut_pct": 50.0, "median_cdom": 31.5, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 6, "pending_cut_pct": 75.0, "pending_valid_price_count": 8, "pending_missing_price_count": 0, "pending_unchanged_count": 2, "pending_raised_count": 0, "pending_not_below_original_count": 2, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 8, "pending_dom_n": 8, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 22.6, "pending_median_cdom": 139.0, "denominators": { "cut_pct": 46, "cut_last30_pct": 46, "relisted_pct": 46, "fresh_held_pct": 46, "stale_uncut_pct": 46, "over90_pct": 46, "dom_bucket_pct": 46, "pending_cut_pct": 8, "median_dom": 46, "median_cdom": 46, "median_cut_pct": 21, "median_cut_dollars": 21, "pending_median_cut_pct": 6, "pending_median_cdom": 8 }, "county_counts": { "Palm Beach": 46 }, "tier": "c1", "series": [ { "date": "2026-09-07", "active": 46, "cut_pct": 45.7, "median_cdom": 92.5, "median_list_price": 115000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "40% of Lake Worth Beach houses for sale are asking less than their original list price; 45.7% of condos", "Seller Blink Rate™ in Lake Worth Beach: 40% of houses list below original asking, against 43.4% across Palm Beach County", "Buying in Lake Worth Beach? 26 of the 65 houses for sale are asking below their original price, by a median $26K" ], "lede": "LAKE WORTH BEACH, Fla., September 7, 2026 - 40% of the 65 single-family homes listed for sale in Lake Worth Beach (26 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 26 reduced listings, the median reduction is 5% (about $26K). Among the city's 46 condominium listings, 45.7% are asking below their original price, by a median 9.7%.", "quotes": [ "\"40 percent of single-family homes for sale in Lake Worth Beach have a current asking price below their original list price; among those 26 reduced listings the median reduction is $26K.\"", "\"Among active Lake Worth Beach houses, the median recorded CumulativeDaysOnMarket value is 58 days and the median recorded DaysOnMarket value is 54 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"21 Lake Worth Beach houses are under contract in this snapshot, 9 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lake Worth Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (35 unchanged, 4 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 65 houses, 46 condominiums, 21 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lake-worth-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-lake-worth-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Lake Worth Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Lake Worth Beach houses 40%, Palm Beach County houses 43.4%; Lake Worth Beach condominiums 45.7%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 40% of Lake Worth Beach houses for sale are asking below their original price, against 43.4% across Palm Beach County", "visible_labels": [ "44.6%", "45.7%", "43.4%", "40%" ] }, { "caption": "Active Lake Worth Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 36.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 33.8%, 31-60 days 18.5%, 61-90 days 10.8%, 91-180 days 23.1%, 181+ days 13.8%. Condominiums: 0-30 days 26.1%, 31-60 days 13%, 61-90 days 10.9%, 91-180 days 26.1%, 181+ days 23.9%.", "title": "36.9% of Lake Worth Beach houses for sale with a recorded cumulative-days value exceed 90 days; 50% of condos", "visible_labels": [ "33.8%", "26.1%", "18.5%", "13%", "10.8%", "10.9%", "23.1%", "26.1%", "13.8%", "23.9%", "36.9%" ] }, { "caption": "Share of active Lake Worth Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 40% (10 of 25); $500K to $1M 39.4% (13 of 33); $1M to $2M 4 listed, count only; $2M to $5M 1 listed, count only; $5M and up 2 listed, count only.", "title": "$500K to $1M Lake Worth Beach houses show the highest share asking below original: 39.4% of 33", "visible_labels": [ "2", "1", "4", "39.4%", "13", "33", "40%", "10", "25" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Palm Beach", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.segments.houses.active", "before": 64, "after": 65, "before_present": true, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].active", "before": 0, "after": 1, "before_present": true, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct", "before": null, "after": 0.0, "before_present": true, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].median_cdom", "before": null, "after": 0, "before_present": true, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Palm Beach", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_last30_pct", "before": 25.0, "after": 24.6, "before_present": true, "after_present": true }, { "field": "city.segments.houses.cut_pct", "before": 40.6, "after": 40.0, "before_present": true, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_buckets[0].count", "before": 21, "after": 22, "before_present": true, "after_present": true }, { "field": "city.segments.houses.dom_buckets[0].pct", "before": 32.8, "after": 33.8, "before_present": true, "after_present": true }, { "field": "city.segments.houses.dom_buckets[1].pct", "before": 18.8, "after": 18.5, "before_present": true, "after_present": true }, { "field": "city.segments.houses.dom_buckets[2].pct", "before": 10.9, "after": 10.8, "before_present": true, "after_present": true }, { "field": "city.segments.houses.dom_buckets[3].pct", "before": 23.4, "after": 23.1, "before_present": true, "after_present": true }, { "field": "city.segments.houses.dom_buckets[4].pct", "before": 14.1, "after": 13.8, "before_present": true, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held", "before": 24, "after": 25, "before_present": true, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_pct", "before": 37.5, "after": 38.5, "before_present": true, "after_present": true }, { "field": "city.segments.houses.median_cdom", "before": 59.0, "after": 58, "before_present": true, "after_present": true }, { "field": "city.segments.houses.median_dom", "before": 56.0, "after": 54, "before_present": true, "after_present": true }, { "field": "city.segments.houses.median_list_price", "before": 545000.0, "after": 550000.0, "before_present": true, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.over90_pct", "before": 37.5, "after": 36.9, "before_present": true, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.relisted_pct", "before": 9.4, "after": 9.2, "before_present": true, "after_present": true }, { "field": "city.segments.houses.stale_uncut_pct", "before": 18.8, "after": 18.5, "before_present": true, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 65, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Lake Worth Beach houses 40.6%, Palm Beach County houses 43.4%; Lake Worth Beach condominiums 45.7%, Palm Beach County condominiums 44.6%.", "after": "Horizontal bar chart. Lake Worth Beach houses 40%, Palm Beach County houses 43.4%; Lake Worth Beach condominiums 45.7%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Lake Worth Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Lake Worth Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Lake Worth Beach houses are cutting 2.8 points less often than Palm Beach County", "after": "Seller Blink Rate™: 40% of Lake Worth Beach houses for sale are asking below their original price, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "44.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "45.7%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "40%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 32.8%, 31-60 days 18.8%, 61-90 days 10.9%, 91-180 days 23.4%, 181+ days 14.1%. Condominiums: 0-30 days 26.1%, 31-60 days 13.0%, 61-90 days 10.9%, 91-180 days 26.1%, 181+ days 23.9%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 33.8%, 31-60 days 18.5%, 61-90 days 10.8%, 91-180 days 23.1%, 181+ days 13.8%. Condominiums: 0-30 days 26.1%, 31-60 days 13%, 61-90 days 10.9%, 91-180 days 26.1%, 181+ days 23.9%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Lake Worth Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 37.5% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Lake Worth Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 36.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "37.5% of Lake Worth Beach houses for sale have waited more than 90 days, counting every relisting", "after": "36.9% of Lake Worth Beach houses for sale with a recorded cumulative-days value exceed 90 days; 50% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "33.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "36.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "26.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "18.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "13%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "10.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "10.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "23.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "26.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "13.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "23.9%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 40.0% of 25; $500K to $1M 39.4% of 33; $1M to $2M too few to read of 4; $2M to $5M too few to read of 0; $5M and up too few to read of 2.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 40% (10 of 25); $500K to $1M 39.4% (13 of 33); $1M to $2M 4 listed, count only; $2M to $5M 1 listed, count only; $5M and up 2 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Lake Worth Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Lake Worth Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Lake Worth Beach houses have cut most often: 39.4% of 33", "after": "$500K to $1M Lake Worth Beach houses show the highest share asking below original: 39.4% of 33", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "39.4%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "33", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "40%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "25", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "40.6% of Lake Worth Beach houses for sale have cut their asking price, 45.7% of condos", "after": "40% of Lake Worth Beach houses for sale are asking less than their original list price; 45.7% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Lake Worth Beach sellers hold firmer than the rest of Palm Beach County as 37.5% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Lake Worth Beach: 40% of houses list below original asking, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Lake Worth Beach? Two in five houses have already come down once, by a median $26K", "after": "Buying in Lake Worth Beach? 26 of the 65 houses for sale are asking below their original price, by a median $26K", "before_present": true, "after_present": true }, { "field": "lede", "before": "LAKE WORTH BEACH, Fla., September 7, 2026 - 40.6% of the 64 single-family homes listed for sale in Lake Worth Beach have reduced their asking price at least once, by a median 5.0% (about $26K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 46 condominium listings, 45.7% have cut, by a median 9.7%.", "after": "LAKE WORTH BEACH, Fla., September 7, 2026 - 40% of the 65 single-family homes listed for sale in Lake Worth Beach (26 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 26 reduced listings, the median reduction is 5% (about $26K). Among the city's 46 condominium listings, 45.7% are asking below their original price, by a median 9.7%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Lake Worth Beach and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 64 houses, 46 condominiums, 21 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-lake-worth-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lake Worth Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (35 unchanged, 4 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 65 houses, 46 condominiums, 21 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lake-worth-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-lake-worth-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"40.6 percent of single-family homes for sale in Lake Worth Beach have reduced their asking price at least once, by a median $26K.\"", "after": "\"40 percent of single-family homes for sale in Lake Worth Beach have a current asking price below their original list price; among those 26 reduced listings the median reduction is $26K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Lake Worth Beach house for sale has been waiting 59 days, not the 56 the current listing shows.\"", "after": "\"Among active Lake Worth Beach houses, the median recorded CumulativeDaysOnMarket value is 58 days and the median recorded DaysOnMarket value is 54 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Lake Worth Beach houses now under contract, 57.1 percent never reduced their asking price; the rest cut by a median 4.5 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"21 Lake Worth Beach houses are under contract in this snapshot, 9 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "b79d3377531c489ce20203c19e5449e8d35af8a6676a902ed1ff1ef9c55e4ab2", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nLake Worth Beach price cuts and true days on market\nHEADLINE OPTIONS\n40.6% of Lake Worth Beach houses for sale have cut their asking price, 45.7% of condos\nLake Worth Beach sellers hold firmer than the rest of Palm Beach County as 37.5% of houses pass 90 days\non the market\nBuying in Lake Worth Beach? Two in five houses have already come down once, by a median $26K\nLEDE\nLAKE WORTH BEACH, Fla., September 7, 2026 - 40.6% of the 64 single-family homes listed for sale in Lake\nWorth Beach have reduced their asking price at least once, by a median 5.0% (about $26K), according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. Among the city's 46 condominium listings, 45.7% have\ncut, by a median 9.7%.\nNUT GRAF\nThe figures point to a market where 42.9% of houses reached a contract only after a price cut: of the 21 Lake\nWorth Beach houses now under contract, 42.9% reduced before going under contract, with a median cut of\n4.5% and a median 38 days to contract. Across Palm Beach County the price-cut share is 43.4% for houses and\n44.6% for condominiums, so Lake Worth Beach houses are cutting 2.8 points less often than the county.\nCounting every relisting, the median Lake Worth Beach house for sale has been on the market 59 days, against\n56 on its current listing; 9.4% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nLake Worth\nBeach\n64\nShare with at\nleast one price\nreduction,\nhouses\n40.6% (26 of 64)\nMedian\nreduction\nfrom original\nasking, houses\n5.0% (about $26K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings, Lake\nWorth Beach\n46\nShare with at\nleast one price\nreduction,\ncondominiums\n45.7% (21 of 46)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n59 days (56 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n37.5% (24 of 64)\nHouses under\ncontract that\nreduced first\n42.9% of 21\nPalm Beach\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.4% / 44.6%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking under\n$600K; peer\ncut share\n40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida\nQUOTABLE DATA POINTS\n\"40.6 percent of single-family homes for sale in Lake Worth Beach have reduced their asking price at least\nonce, by a median $26K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Lake Worth Beach house for sale has been waiting 59 days, not the\n56 the current listing shows.\"\n\"Of the Lake Worth Beach houses now under contract, 57.1 percent never reduced their asking price; the\nrest cut by a median 4.5 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Lake Worth Beach versus Palm Beach County, houses and condominiums,\nSeptember 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Lake Worth Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 37.5% of houses have\npassed 90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Lake Worth Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30\nlistings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Lake Worth Beach and Palm Beach County\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit\nreflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days\non market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences;\ncondominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under\nContract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 64 houses, 46\ncondominiums, 21 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures\nrefresh every morning at https://www.pbprealestate.com/price-cuts-lake-worth-beach/ . Conditions read: How the read works: each\ncity is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and\ncondominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3\npoints under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced\ncities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and\nthe label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a\nforecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and\nmay not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "a9177645e50e739045452490d11f83784009b1daf454b8f5a70a05a58909c52c", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nLake Worth Beach asking-price reductions and\nrecorded days on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/lake-worth-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n40% of Lake Worth Beach houses for sale are asking less than their original list price; 45.7% of condos\nSeller Blink Rate™ in Lake Worth Beach: 40% of houses list below original asking, against 43.4% across Palm\nBeach County\nBuying in Lake Worth Beach? 26 of the 65 houses for sale are asking below their original price, by a median\n$26K\nLEDE\nLAKE WORTH BEACH, Fla., September 7, 2026 - 40% of the 65 single-family homes listed for sale in Lake\nWorth Beach (26 listings) have a current asking price below their original list price, according to PBP Real\nEstate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 26 reduced listings, the\nmedian reduction is 5% (about $26K). Among the city's 46 condominium listings, 45.7% are asking below their\noriginal price, by a median 9.7%.\nNUT GRAF\nFor active Lake Worth Beach houses, the median recorded CumulativeDaysOnMarket value is 58 days and the\nmedian recorded DaysOnMarket value is 54 days, each calculated from non-missing values in that field (65 and\n65 listings). 9.2% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. 21 Lake Worth Beach houses are\nunder contract (Pending or Active Under Contract), 9 of them with a recorded asking price below original;\nfewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nprice. Across Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for\ncondominiums; Lake Worth Beach houses are 3.4 points below the county share.\nFACT BOX\nActive single-family listings, Lake\nWorth Beach\n65\nSeptember 7, 2026\nShare asking below original list price,\nhouses\n40% (26 of 65)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original, houses\n65 / 0; 35 / 4\nSeptember 7, 2026\nMedian reduction among the 26\nreduced houses\n5% (about $26K)\nSeptember 7, 2026\nActive condominium listings, Lake\nWorth Beach\n46\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n45.7% (21 of 46)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n58 / 54 days (from 65 / 65 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90\ndays\n36.9% (24 of 65 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count only;\nfewer than 30)\n21, 9 asking below original\nSeptember 7, 2026\nPalm Beach County share asking\nbelow original, houses /\ncondominiums\n43.4% / 44.6%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed\nin method)\nHouses: Between the comparison thresholds;\nCondominiums: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking\nunder $600K; peer share 40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North\nLauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City,\nWest Park, Margate, Sunrise, Miami Gardens, Deerfield\nBeach, Lantana, Coconut Creek, Boynton Beach, Oakland\nPark\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"40 percent of single-family homes for sale in Lake Worth Beach have a current asking price below their\noriginal list price; among those 26 reduced listings the median reduction is $26K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"Among active Lake Worth Beach houses, the median recorded CumulativeDaysOnMarket value is 58 days\nand the median recorded DaysOnMarket value is 54 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"21 Lake Worth Beach houses are under contract in this snapshot, 9 of them with a recorded asking price\nbelow original; the group is too small to report a percentage. These asking-price fields do not disclose the\nagreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Lake Worth Beach versus Palm\nBeach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nChart data (aggregate): Horizontal bar chart. Lake Worth Beach houses 40%, Palm Beach County houses\n43.4%; Lake Worth Beach condominiums 45.7%, Palm Beach County condominiums 44.6%. Share of active\nlistings asking below their original list price, September 7, 2026.\nActive Lake Worth Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 36.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 33.8%, 31-60\ndays 18.5%, 61-90 days 10.8%, 91-180 days 23.1%, 181+ days 13.8%. Condominiums: 0-30 days 26.1%,\n31-60 days 13%, 61-90 days 10.9%, 91-180 days 26.1%, 181+ days 23.9%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Lake Worth Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands\nwith 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 40% (10 of 25); $500K to $1M 39.4% (13 of 33); $1M to $2M 4 listed, count only; $2M\nto $5M 1 listed, count only; $5M and up 2 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lake Worth Beach,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (35 unchanged, 4 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 65 houses,\n46 condominiums, 21 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lake-worth-beach/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-lake-worth-beach/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "8a50d004883e6d33926948a7bd22e4df77e4cdce5d8bba245ef4ae97f30aef1b", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - LAKE WORTH BEACH PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 40% of Lake Worth Beach houses for sale are asking less than their original list price; 45.7% of condos\n2. Seller Blink Rate™ in Lake Worth Beach: 40% of houses list below original asking, against 43.4% across Palm Beach County\n3. Buying in Lake Worth Beach? 26 of the 65 houses for sale are asking below their original price, by a median $26K\n\nLEDE\nLAKE WORTH BEACH, Fla., September 7, 2026 - 40% of the 65 single-family homes listed for sale in Lake Worth Beach (26 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 26 reduced listings, the median reduction is 5% (about $26K). Among the city's 46 condominium listings, 45.7% are asking below their original price, by a median 9.7%.\n\nNUT GRAF\nFor active Lake Worth Beach houses, the median recorded CumulativeDaysOnMarket value is 58 days and the median recorded DaysOnMarket value is 54 days, each calculated from non-missing values in that field (65 and 65 listings). 9.2% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 21 Lake Worth Beach houses are under contract (Pending or Active Under Contract), 9 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for condominiums; Lake Worth Beach houses are 3.4 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Lake Worth Beach: 65 [September 7, 2026]\n- Share asking below original list price, houses: 40% (26 of 65) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 65 / 0; 35 / 4 [September 7, 2026]\n- Median reduction among the 26 reduced houses: 5% (about $26K) [September 7, 2026]\n- Active condominium listings, Lake Worth Beach: 46 [September 7, 2026]\n- Share asking below original list price, condominiums: 45.7% (21 of 46) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 58 / 54 days (from 65 / 65 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 36.9% (24 of 65 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 21, 9 asking below original [September 7, 2026]\n- Palm Beach County share asking below original, houses / condominiums: 43.4% / 44.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking under $600K; peer share 40.7%): Tamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City, West Park, Margate, Sunrise, Miami Gardens, Deerfield Beach, Lantana, Coconut Creek, Boynton Beach, Oakland Park [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"40 percent of single-family homes for sale in Lake Worth Beach have a current asking price below their original list price; among those 26 reduced listings the median reduction is $26K.\"\n- \"Among active Lake Worth Beach houses, the median recorded CumulativeDaysOnMarket value is 58 days and the median recorded DaysOnMarket value is 54 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"21 Lake Worth Beach houses are under contract in this snapshot, 9 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- lake-worth-beach-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Lake Worth Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Lake Worth Beach houses 40%, Palm Beach County houses 43.4%; Lake Worth Beach condominiums 45.7%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.\n- lake-worth-beach-true-days-on-market-r1-2026-09-07.png\n Caption: Active Lake Worth Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 36.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 33.8%, 31-60 days 18.5%, 61-90 days 10.8%, 91-180 days 23.1%, 181+ days 13.8%. Condominiums: 0-30 days 26.1%, 31-60 days 13%, 61-90 days 10.9%, 91-180 days 26.1%, 181+ days 23.9%.\n- lake-worth-beach-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Lake Worth Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 40% (10 of 25); $500K to $1M 39.4% (13 of 33); $1M to $2M 4 listed, count only; $2M to $5M 1 listed, count only; $5M and up 2 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lake Worth Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (35 unchanged, 4 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 65 houses, 46 condominiums, 21 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lake-worth-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-lake-worth-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-920dee18f01c41a46783" }, { "slug": "lake-worth-beach", "city": "Lake Worth Beach", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 46, "with_fee": 46, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 46, "cut_count": 21, "cut_pct": 45.7, "median_cut_pct": 9.7, "median_cut_dollars": 10000 }, "outliers_dropped": 2, "n": 44, "median": 554, "p10": 306, "p25": 468, "p75": 685, "p90": 765, "min": 237, "max": 873, "median_sqft": 0.78, "n_sqft": 44, "median_pct_price": 5.77, "median_list_price": 112500, "median_year_built": 1976, "median_sqft_area": 744, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 14, "under_500_pct": 31.8, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 14, "under_lo_pct": 31.8, "types": { "Condominium": { "count": 44, "pct": 100.0 } }, "regime": { "COA": { "count": 43, "pct": 97.7 }, "not_recorded": { "count": 1, "pct": 2.3 } }, "villa_median": null, "townhouse_median": null, "cadence": { "Monthly": { "count": 42, "pct": 95.5 }, "Quarterly": { "count": 2, "pct": 4.5 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 1, "pct": 2.3 }, { "label": "$250 to $500", "count": 13, "pct": 29.5 }, { "label": "$500 to $750", "count": 24, "pct": 54.5 }, { "label": "$750 to $1,000", "count": 6, "pct": 13.6 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 9, "median": 546, "median_sqft": 0.73 }, { "label": "1970s", "n": 25, "median": 611, "median_sqft": 0.83 }, { "label": "1980s", "n": 7, "median": 514, "median_sqft": 0.7 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 3, "median": 454, "median_sqft": 0.67 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 40, "median": 554, "median_pct_price": 6.13 }, { "label": "$250K to $500K", "n": 3, "median": 454, "median_pct_price": 2.1 }, { "label": "$500K to $1M", "n": 1, "median": 873, "median_pct_price": 2.02 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 41, "median": 561 }, "post2005": { "n": 3, "median": 454 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 34, "pct": 79.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 32, "pct": 74.4 }, { "key": "Insurance", "label": "Building insurance", "count": 27, "pct": 62.8 }, { "key": "Trash", "label": "Trash", "count": 25, "pct": 58.1 }, { "key": "Water", "label": "Water", "count": 25, "pct": 58.1 }, { "key": "CableTv", "label": "Cable TV", "count": 23, "pct": 53.5 }, { "key": "Internet", "label": "Internet", "count": 21, "pct": 48.8 }, { "key": "Sewer", "label": "Sewer", "count": 20, "pct": 46.5 }, { "key": "Pools", "label": "Pool", "count": 19, "pct": 44.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 16, "pct": 37.2 }, { "key": "PestControl", "label": "Pest control", "count": 13, "pct": 30.2 }, { "key": "Security", "label": "Security", "count": 13, "pct": 30.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 11, "pct": 25.6 }, { "key": "Roof", "label": "Roof", "count": 11, "pct": 25.6 } ], "includes_n": 43, "flags": { "sa_mentioned": { "count": 3, "pct": 6.8 }, "sa_none_or_paid": { "count": 1, "pct": 2.3 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 1, "pct": 2.3 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 43 }, "developments": [ { "name": "Murry Hills Apt", "master": null, "n": 16, "anecdotal": false, "median": 587, "median_sqft": 0.84, "year_built": 1978, "median_list_price": 112450, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-06", "median": 554, "p25": 468, "p75": 685, "n": 44, "median_sqft": 0.78, "sa_pending_pct": 0.0 }, { "date": "2026-09-07", "median": 554, "p25": 468, "p75": 685, "n": 44, "median_sqft": 0.78, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Lake Worth Beach condo for sale carries a $554-a-month association fee, 31% below the South Florida median", "0% of Lake Worth Beach condos on the market ask $1,000 or more a month in fees; 31.8% stay under $500", "Lake Worth Beach condo fees run $468 to $685 a month for the middle half of listings" ], "lede": "LAKE WORTH BEACH, Fla., September 7, 2026 - The median monthly association fee across the 44 condominiums listed for sale in Lake Worth Beach is $554, with half of the listings between $468 and $685 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 31% below the five-county South Florida median of $800, and ranks Lake Worth Beach 57 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Lake Worth Beach carries a monthly association fee of $554, 31% below the five-county South Florida median of $800.\"", "\"0 percent of Lake Worth Beach condos on the market ask $1,000 or more a month in association fees; only 31.8 percent stay under $500.\"", "\"On the median Lake Worth Beach condo, a year of association fees equals 5.77 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Lake Worth Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-lake-worth-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Lake Worth Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Lake Worth Beach median $554 a month, South Florida median $800; Lake Worth Beach ranks 57 of 69 cities.", "title": "Lake Worth Beach condo fees sit 31% below the South Florida median" }, { "caption": "Share of active Lake Worth Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 2.3% (1 listings); $250 to $500 29.5% (13 listings); $500 to $750 54.5% (24 listings); $750 to $1,000 13.6% (6 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "54.5% of Lake Worth Beach condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Lake Worth Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s too few (9 listings); 1970s $611 (25 listings); 1980s too few (7 listings); 2000s too few (3 listings).", "title": "Lake Worth Beach condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 46 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 46, "with_fee": 46, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 46, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 44, "retained_n": 44, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 46, "cut_count": 21, "cut_pct": 45.7, "median_cut_pct": 9.7, "median_cut_dollars": 10000, "valid_price_count": 46, "missing_price_count": 0, "unchanged_count": 25, "raised_count": 0, "not_below_original_count": 25, "cut_pct_denominator": 46, "cut_sample_ok": true, "median_cut_n": 21 }, "trim_bounds": { "p1": 216.7175, "p99": 1165.5764999999985 }, "retained_small_sample": false, "retained_below_30": false, "median": 554, "p10": 306, "p25": 468, "p75": 685, "p90": 765, "min": 237, "max": 873, "median_sqft": 0.78, "n_sqft": 44, "median_pct_price": 5.77, "n_pct_price": 44, "median_list_price": 112500, "median_year_built": 1976, "median_sqft_area": 744, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 14, "under_500_pct": 31.8, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 14, "under_lo_pct": 31.8, "types": { "Condominium": { "count": 44, "pct": 100.0 } }, "regime": { "COA": { "count": 43, "pct": 97.7 }, "not_recorded": { "count": 1, "pct": 2.3 } }, "villa_median": null, "townhouse_median": null, "cadence": { "Monthly": { "count": 42, "pct": 95.5 }, "Quarterly": { "count": 2, "pct": 4.5 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 1, "pct": 2.3 }, { "label": "$250 to $500", "count": 13, "pct": 29.5 }, { "label": "$500 to $750", "count": 24, "pct": 54.5 }, { "label": "$750 to $1,000", "count": 6, "pct": 13.6 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 9, "median": 546, "median_sqft": 0.73 }, { "label": "1970s", "n": 25, "median": 611, "median_sqft": 0.83 }, { "label": "1980s", "n": 7, "median": 514, "median_sqft": 0.7 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 3, "median": 454, "median_sqft": 0.67 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 40, "median": 554, "median_pct_price": 6.13 }, { "label": "$250K to $500K", "n": 3, "median": 454, "median_pct_price": 2.1 }, { "label": "$500K to $1M", "n": 1, "median": 873, "median_pct_price": 2.02 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 41, "median": 561 }, "post2005": { "n": 3, "median": 454 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 34, "pct": 79.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 32, "pct": 74.4 }, { "key": "Insurance", "label": "Building insurance", "count": 27, "pct": 62.8 }, { "key": "Trash", "label": "Trash", "count": 25, "pct": 58.1 }, { "key": "Water", "label": "Water", "count": 25, "pct": 58.1 }, { "key": "CableTv", "label": "Cable TV", "count": 23, "pct": 53.5 }, { "key": "Internet", "label": "Internet", "count": 21, "pct": 48.8 }, { "key": "Sewer", "label": "Sewer", "count": 20, "pct": 46.5 }, { "key": "Pools", "label": "Pool", "count": 19, "pct": 44.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 16, "pct": 37.2 }, { "key": "PestControl", "label": "Pest control", "count": 13, "pct": 30.2 }, { "key": "Security", "label": "Security", "count": 13, "pct": 30.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 11, "pct": 25.6 }, { "key": "Roof", "label": "Roof", "count": 11, "pct": 25.6 } ], "includes_n": 43, "flags": { "sa_mentioned": { "count": 3, "pct": 6.8 }, "sa_none_or_paid": { "count": 1, "pct": 2.3 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 1, "pct": 2.3 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 43 }, "denominators": { "fee_percentages": 44, "fee_medians_percentiles": 44, "median_sqft": 44, "median_pct_price": 44, "includes_pct": 43, "flags_pct": 44, "cut_pct": 46 }, "developments": [ { "name": "Murry Hills Apt", "master": null, "n": 16, "anecdotal": false, "median": 587, "median_sqft": 0.84, "year_built": 1978, "median_list_price": 112450, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 554, "p25": 468, "p75": 685, "n": 44, "median_sqft": 0.78, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Lake Worth Beach condo monthly association fees have a median of $554 in the retained usable-fee sample of 44 listings, 31% below the five-county median", "In Lake Worth Beach's retained usable-fee sample (44 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 31.8% are below $500", "Lake Worth Beach's retained usable-fee sample (n=44): reported monthly-equivalent association fees range from $468 to $685 at the 25th to 75th percentiles" ], "lede": "LAKE WORTH BEACH, Fla., September 7, 2026 - Among 44 active condominium listings in Lake Worth Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $554, with the middle half between $468 and $685, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 46 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 31% below the separately trimmed five-county median of $800 and ranks 57th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Lake Worth Beach's retained usable-fee sample (n=44), after exclusions and percentile trimming, is $554, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Lake Worth Beach condos in the retained usable-fee sample (n=44) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 31.8 percent are below $500.\"", "\"Among 44 retained listings with a current asking price of at least $20,000 in Lake Worth Beach's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 5.77 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Lake Worth Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (46 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 44 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 46 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lake-worth-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lake-worth-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lake Worth Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Lake Worth Beach retained-sample median $554 a month (n=44); five-county median $800 (n=22,695, region-level trim).", "title": "Lake Worth Beach condos, retained usable-fee sample (n=44): median $554/month, 31% below the five-county median of $800", "visible_labels": [ "$554", "44", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 44 active Lake Worth Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 2.3% (1 listings); $250 to $500 29.5% (13 listings); $500 to $750 54.5% (24 listings); $750 to $1,000 13.6% (6 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "54.5% of Lake Worth Beach's retained usable-fee sample (44 listings) falls in the $500 to $750 monthly band", "visible_labels": [ "2.3%", "1", "29.5%", "13", "54.5%", "24", "13.6%", "6", "0%", "0", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Lake Worth Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1960s count only (9 listings); 1970s $611 (25 listings); 1980s count only (7 listings); 2000s count only (3 listings).", "title": "Lake Worth Beach condo fees by recorded decade built, retained usable-fee sample (n=44)", "visible_labels": [ "9", "$611", "25", "7", "3" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 216.7175, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1165.5764999999985, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Lake Worth Beach median $554 a month, South Florida median $800; Lake Worth Beach ranks 57 of 69 cities.", "after": "Dot strip chart in five county lanes. Lake Worth Beach retained-sample median $554 a month (n=44); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Lake Worth Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lake Worth Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Lake Worth Beach condo fees sit 31% below the South Florida median", "after": "Lake Worth Beach condos, retained usable-fee sample (n=44): median $554/month, 31% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$554", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "44", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 2.3% (1 listings); $250 to $500 29.5% (13 listings); $500 to $750 54.5% (24 listings); $750 to $1,000 13.6% (6 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 2.3% (1 listings); $250 to $500 29.5% (13 listings); $500 to $750 54.5% (24 listings); $750 to $1,000 13.6% (6 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Lake Worth Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 44 active Lake Worth Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "54.5% of Lake Worth Beach condos for sale carry a fee of $500 to $750 a month", "after": "54.5% of Lake Worth Beach's retained usable-fee sample (44 listings) falls in the $500 to $750 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "2.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "29.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "54.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "24", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "13.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s too few (9 listings); 1970s $611 (25 listings); 1980s too few (7 listings); 2000s too few (3 listings).", "after": "Column chart of median fee by recorded decade built: 1960s count only (9 listings); 1970s $611 (25 listings); 1980s count only (7 listings); 2000s count only (3 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Lake Worth Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Lake Worth Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Lake Worth Beach condo fees by decade the building was completed", "after": "Lake Worth Beach condo fees by recorded decade built, retained usable-fee sample (n=44)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$611", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "25", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Lake Worth Beach condo for sale carries a $554-a-month association fee, 31% below the South Florida median", "after": "Lake Worth Beach condo monthly association fees have a median of $554 in the retained usable-fee sample of 44 listings, 31% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "0% of Lake Worth Beach condos on the market ask $1,000 or more a month in fees; 31.8% stay under $500", "after": "In Lake Worth Beach's retained usable-fee sample (44 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 31.8% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Lake Worth Beach condo fees run $468 to $685 a month for the middle half of listings", "after": "Lake Worth Beach's retained usable-fee sample (n=44): reported monthly-equivalent association fees range from $468 to $685 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "LAKE WORTH BEACH, Fla., September 7, 2026 - The median monthly association fee across the 44 condominiums listed for sale in Lake Worth Beach is $554, with half of the listings between $468 and $685 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 31% below the five-county South Florida median of $800, and ranks Lake Worth Beach 57 of 69 cities.", "after": "LAKE WORTH BEACH, Fla., September 7, 2026 - Among 44 active condominium listings in Lake Worth Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $554, with the middle half between $468 and $685, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 46 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 31% below the separately trimmed five-county median of $800 and ranks 57th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Lake Worth Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-lake-worth-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Lake Worth Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (46 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 44 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 46 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lake-worth-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lake-worth-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Lake Worth Beach carries a monthly association fee of $554, 31% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Lake Worth Beach's retained usable-fee sample (n=44), after exclusions and percentile trimming, is $554, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"0 percent of Lake Worth Beach condos on the market ask $1,000 or more a month in association fees; only 31.8 percent stay under $500.\"", "after": "\"Among Lake Worth Beach condos in the retained usable-fee sample (n=44) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 31.8 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Lake Worth Beach condo, a year of association fees equals 5.77 percent of the asking price.\"", "after": "\"Among 44 retained listings with a current asking price of at least $20,000 in Lake Worth Beach's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 5.77 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "9e1ffa2194ba4ab33e3d0e650edbb62000d2c631be42e1934aa281ca93245a57", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nLake Worth Beach condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Lake Worth Beach condo for sale carries a $554-a-month association fee, 31% below the South\nFlorida median\n0% of Lake Worth Beach condos on the market ask $1,000 or more a month in fees; 31.8% stay under $500\nLake Worth Beach condo fees run $468 to $685 a month for the middle half of listings\nLEDE\nLAKE WORTH BEACH, Fla., September 7, 2026 - The median monthly association fee across the 44\ncondominiums listed for sale in Lake Worth Beach is $554, with half of the listings between $468 and $685 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 31% below the five-\ncounty South Florida median of $800, and ranks Lake Worth Beach 57 of 69 cities.\nNUT GRAF\nPer square foot, the median Lake Worth Beach condo fee is $0.78 a month on a median unit of 744 square\nfeet; at the median asking price of $112K, a year of fees equals 5.77% of the price. 0% of listings ask $1,000 or\nmore a month and 31.8% under $500. 0% of listings report two association layers (a master and a sub-\nassociation); 4.5% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention\na special assessment on 6.8% of listings, describe one as pending or payable by the buyer on 0%, and mention\na mandatory club or membership on 0%.\nFACT BOX\nActive condominium listings, Lake Worth Beach\n46 (44 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$554\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$468 to $685\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.78 (median unit 744 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n5.77% (asking $112K)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n0% / 31.8%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n4.5%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n6.8% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Lake Worth Beach ranks 57 of\n69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Lake Worth Beach carries a monthly association fee of $554,\n31% below the five-county South Florida median of $800.\"\n\"0 percent of Lake Worth Beach condos on the market ask $1,000 or more a month in association fees;\nonly 31.8 percent stay under $500.\"\n\"On the median Lake Worth Beach condo, a year of association fees equals 5.77 percent of the asking\nprice.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Lake Worth Beach against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Lake Worth Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nMedian monthly-equivalent association fee for active Lake Worth Beach condominiums by decade the building was completed,\nSeptember 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Lake Worth Beach permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-lake-worth-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "1707201d3a7b395c4c29bc64063bd70282fc50d3564426bac0cea02f5cbb6fa6", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nLake Worth Beach condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/lake-worth-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nLake Worth Beach condo monthly association fees have a median of $554 in the retained usable-fee sample\nof 44 listings, 31% below the five-county median\nIn Lake Worth Beach's retained usable-fee sample (44 listings after exclusions and percentile trimming), 0%\nhave monthly-equivalent fees of $1,000 or more and 31.8% are below $500\nLake Worth Beach's retained usable-fee sample (n=44): reported monthly-equivalent association fees range\nfrom $468 to $685 at the 25th to 75th percentiles\nLEDE\nLAKE WORTH BEACH, Fla., September 7, 2026 - Among 44 active condominium listings in Lake Worth Beach\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly association fee is $554, with the middle half between $468 and\n$685, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n46 active condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 31% below the separately trimmed five-county median\nof $800 and ranks 57th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Lake Worth Beach condo fee is $0.78 a month (44\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n5.77% of the listing's current asking price across 44 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a\nmonth and 31.8% are below $500. 0% of the retained sample report two association layers (a master and a\nsub-association, summed here); 4.5% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 6.8% of the retained sample, describe one as pending or\npayable by the buyer on 0%, and mention a mandatory club or membership on 0%; 43 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association.\nFACT BOX\nActive condominium listings, Lake Worth Beach\n(before exclusions and trimming)\n46\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n46 / 44 (2 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$554\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$468 to $685\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.78 (44 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n5.77% (44 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n0% (0) / 31.8% (14) of 44\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n4.5%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n6.8% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Lake Worth Beach ranks\n57th among 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Lake Worth Beach's retained usable-fee sample (n=44),\nafter exclusions and percentile trimming, is $554, compared with $800 in the separately trimmed five-\ncounty sample.\"\n\"Among Lake Worth Beach condos in the retained usable-fee sample (n=44) after exclusions and percentile\ntrimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 31.8 percent are below\n$500.\"\n\"Among 44 retained listings with a current asking price of at least $20,000 in Lake Worth Beach's usable-\nfee sample after exclusions and percentile trimming, a year of reported association fees equals a median\n5.77 percent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lake Worth\nBeach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Lake Worth Beach retained-sample median $554 a\nmonth (n=44); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 44 active Lake Worth Beach condominium listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 2.3% (1\nlistings); $250 to $500 29.5% (13 listings); $500 to $750 54.5% (24 listings); $750 to $1,000 13.6% (6 listings);\n$1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Lake Worth Beach condominiums in the retained\nusable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s count only (9 listings);\n1970s $611 (25 listings); 1980s count only (7 listings); 2000s count only (3 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Lake Worth Beach, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (46 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 44 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 46 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a\nverified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings\nthrough the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate\nsource table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lake-worth-beach/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lake-worth-beach/;\nwhere published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS\nlisting data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "a6a021bb7d28ee12e8d0edd97904348b83ec1e2ada4e0e234c8233937615d04c", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - LAKE WORTH BEACH CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Lake Worth Beach condo monthly association fees have a median of $554 in the retained usable-fee sample of 44 listings, 31% below the five-county median\n2. In Lake Worth Beach's retained usable-fee sample (44 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 31.8% are below $500\n3. Lake Worth Beach's retained usable-fee sample (n=44): reported monthly-equivalent association fees range from $468 to $685 at the 25th to 75th percentiles\n\nLEDE\nLAKE WORTH BEACH, Fla., September 7, 2026 - Among 44 active condominium listings in Lake Worth Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $554, with the middle half between $468 and $685, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 46 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 31% below the separately trimmed five-county median of $800 and ranks 57th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Lake Worth Beach condo fee is $0.78 a month (44 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 5.77% of the listing's current asking price across 44 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a month and 31.8% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 4.5% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 6.8% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 43 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association.\n\nFACT BOX (exact figures)\n- Active condominium listings, Lake Worth Beach (before exclusions and trimming): 46 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 46 / 44 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $554 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $468 to $685 [September 7, 2026]\n- Median fee per square foot per month: $0.78 (44 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 5.77% (44 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 0% (0) / 31.8% (14) of 44 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 4.5% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 6.8% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Lake Worth Beach ranks 57th among 69 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Lake Worth Beach's retained usable-fee sample (n=44), after exclusions and percentile trimming, is $554, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Lake Worth Beach condos in the retained usable-fee sample (n=44) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 31.8 percent are below $500.\"\n- \"Among 44 retained listings with a current asking price of at least $20,000 in Lake Worth Beach's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 5.77 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- lake-worth-beach-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lake Worth Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Lake Worth Beach retained-sample median $554 a month (n=44); five-county median $800 (n=22,695, region-level trim).\n- lake-worth-beach-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 44 active Lake Worth Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 2.3% (1 listings); $250 to $500 29.5% (13 listings); $500 to $750 54.5% (24 listings); $750 to $1,000 13.6% (6 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\n- lake-worth-beach-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Lake Worth Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1960s count only (9 listings); 1970s $611 (25 listings); 1980s count only (7 listings); 2000s count only (3 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Lake Worth Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (46 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 44 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 46 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lake-worth-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lake-worth-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "lantana", "city": "Lantana", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "segments": { "houses": { "active": 30, "sample_ok": true, "small_sample": true, "pending": 4, "median_list_price": 570250.0, "cut_count": 8, "cut_pct": 26.7, "raised_count": 2, "median_cut_pct": 5.8, "median_cut_dollars": 25000.0, "cut_last30": 6, "cut_last30_pct": 20.0, "cut_last7": 1, "median_dom": 27.5, "median_cdom": 34.0, "relisted_count": 2, "relisted_pct": 6.7, "over90": 10, "over90_pct": 33.3, "over180": 4, "fresh_held": 14, "fresh_held_pct": 46.7, "stale_uncut": 8, "stale_uncut_pct": 26.7, "dom_buckets": [ { "label": "0-30", "count": 14, "pct": 46.7 }, { "label": "31-60", "count": 5, "pct": 16.7 }, { "label": "61-90", "count": 1, "pct": 3.3 }, { "label": "91-180", "count": 6, "pct": 20.0 }, { "label": "181+", "count": 4, "pct": 13.3 } ], "bands": [ { "label": "Under $500K", "active": 12, "cut": 5, "cut_pct": 41.7, "median_cdom": 26.5 }, { "label": "$500K to $1M", "active": 10, "cut": 2, "cut_pct": 20.0, "median_cdom": 17.0 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$2M to $5M", "active": 2, "cut": 1, "cut_pct": 50.0, "median_cdom": 77.0 }, { "label": "$5M and up", "active": 6, "cut": 0, "cut_pct": 0.0, "median_cdom": 132.0 } ], "pending_cut_count": 2, "pending_cut_pct": 50.0, "pending_median_cut_pct": 4.4, "pending_median_cdom": 28.5, "tier": "h1", "series": [ { "date": "2026-09-07", "active": 30, "cut_pct": 26.7, "median_cdom": 34.0, "median_list_price": 570250.0 } ] }, "condos": { "active": 38, "sample_ok": true, "small_sample": true, "pending": 10, "median_list_price": 281250.0, "cut_count": 13, "cut_pct": 34.2, "raised_count": 0, "median_cut_pct": 3.8, "median_cut_dollars": 15000.0, "cut_last30": 3, "cut_last30_pct": 7.9, "cut_last7": 0, "median_dom": 94.5, "median_cdom": 94.5, "relisted_count": 2, "relisted_pct": 5.3, "over90": 20, "over90_pct": 52.6, "over180": 9, "fresh_held": 16, "fresh_held_pct": 42.1, "stale_uncut": 9, "stale_uncut_pct": 23.7, "dom_buckets": [ { "label": "0-30", "count": 14, "pct": 36.8 }, { "label": "31-60", "count": 4, "pct": 10.5 }, { "label": "61-90", "count": 0, "pct": 0.0 }, { "label": "91-180", "count": 11, "pct": 28.9 }, { "label": "181+", "count": 9, "pct": 23.7 } ], "bands": [ { "label": "Under $250K", "active": 16, "cut": 5, "cut_pct": 31.2, "median_cdom": 144.5 }, { "label": "$250K to $500K", "active": 17, "cut": 6, "cut_pct": 35.3, "median_cdom": 94 }, { "label": "$500K to $1M", "active": 4, "cut": 1, "cut_pct": 25.0, "median_cdom": 20.0 }, { "label": "$1M and up", "active": 1, "cut": 1, "cut_pct": 100.0, "median_cdom": 533 } ], "pending_cut_count": 3, "pending_cut_pct": 30.0, "pending_median_cut_pct": 18.4, "pending_median_cdom": 55.5, "tier": "c2", "series": [ { "date": "2026-09-06", "active": 37, "cut_pct": 32.4, "median_cdom": 94, "median_list_price": 275000.0 }, { "date": "2026-09-07", "active": 38, "cut_pct": 34.2, "median_cdom": 94.5, "median_list_price": 281250.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "26.7% of Lantana houses for sale have cut their asking price, 34.2% of condos", "Lantana sellers hold firmer than the rest of Palm Beach County as 33.3% of houses pass 90 days on the market", "Buying in Lantana? One in four houses have already come down once, by a median $25K" ], "lede": "LANTANA, Fla., September 7, 2026 - 26.7% of the 30 single-family homes listed for sale in Lantana have reduced their asking price at least once, by a median 5.8% (about $25K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 38 condominium listings, 34.2% have cut, by a median 3.8%.", "quotes": [ "\"26.7 percent of single-family homes for sale in Lantana have reduced their asking price at least once, by a median $25K.\"", "\"Counting every relisting, the median Lantana house for sale has been waiting 34 days, not the 28 the current listing shows.\"", "\"Of the Lantana houses now under contract, 50.0 percent never reduced their asking price; the rest cut by a median 4.4 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Lantana and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 30 houses, 38 condominiums, 4 houses under contract. Small sample: 30 houses, 38 condominiums for sale in Lantana, between 30 and 39, so one listing moves the share by roughly 3.3 points. Read the percentages as a direction, not a decimal. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-lantana/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Lantana versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Lantana houses 26.7%, Palm Beach County houses 43.4%; Lantana condominiums 34.2%, Palm Beach County condominiums 44.6%.", "title": "Lantana houses are cutting 16.7 points less often than Palm Beach County" }, { "caption": "Active Lantana listings by cumulative days on market, houses and condominiums, September 7, 2026. 33.3% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 46.7%, 31-60 days 16.7%, 61-90 days 3.3%, 91-180 days 20.0%, 181+ days 13.3%. Condominiums: 0-30 days 36.8%, 31-60 days 10.5%, 61-90 days 0.0%, 91-180 days 28.9%, 181+ days 23.7%.", "title": "33.3% of Lantana houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Lantana houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 41.7% of 12; $500K to $1M 20.0% of 10; $1M to $2M too few to read of 0; $2M to $5M too few to read of 2; $5M and up too few to read of 6.", "title": "Price cuts by price band, Lantana houses" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 82 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 30, "sample_ok": true, "small_sample": true, "pending": 4, "median_list_price": 570250.0, "cut_count": 8, "cut_pct": 26.7, "raised_count": 2, "valid_price_count": 30, "missing_price_count": 0, "unchanged_count": 20, "not_below_original_count": 22, "cut_sample_ok": false, "cut_small_sample": true, "median_cut_pct": 5.8, "median_cut_dollars": 25000.0, "cut_last30": 6, "cut_last30_pct": 20.0, "cut_last7": 1, "median_dom": 27.5, "median_cdom": 34.0, "dom_n": 30, "cdom_n": 30, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 30, "relisted_count": 2, "relisted_pct": 6.7, "over90": 10, "over90_pct": 33.3, "over180": 4, "fresh_held": 14, "fresh_held_pct": 46.7, "fresh_held_missing_cdom_count": 0, "stale_uncut": 8, "stale_uncut_pct": 26.7, "dom_buckets": [ { "label": "0-30", "count": 14, "pct": 46.7 }, { "label": "31-60", "count": 5, "pct": 16.7 }, { "label": "61-90", "count": 1, "pct": 3.3 }, { "label": "91-180", "count": 6, "pct": 20.0 }, { "label": "181+", "count": 4, "pct": 13.3 } ], "bands": [ { "label": "Under $500K", "active": 12, "cut": 5, "cut_pct": 41.7, "median_cdom": 26.5, "cut_pct_denominator": 12, "cdom_n": 12, "valid_price_count": 12 }, { "label": "$500K to $1M", "active": 10, "cut": 2, "cut_pct": 20.0, "median_cdom": 17.0, "cut_pct_denominator": 10, "cdom_n": 10, "valid_price_count": 10 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$2M to $5M", "active": 2, "cut": 1, "cut_pct": 50.0, "median_cdom": 77.0, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 }, { "label": "$5M and up", "active": 6, "cut": 0, "cut_pct": 0.0, "median_cdom": 132.0, "cut_pct_denominator": 6, "cdom_n": 6, "valid_price_count": 6 } ], "pending_cut_count": 2, "pending_cut_pct": 50.0, "pending_valid_price_count": 4, "pending_missing_price_count": 0, "pending_unchanged_count": 2, "pending_raised_count": 0, "pending_not_below_original_count": 2, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 4, "pending_dom_n": 4, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 4.4, "pending_median_cdom": 28.5, "denominators": { "cut_pct": 30, "cut_last30_pct": 30, "relisted_pct": 30, "fresh_held_pct": 30, "stale_uncut_pct": 30, "over90_pct": 30, "dom_bucket_pct": 30, "pending_cut_pct": 4, "median_dom": 30, "median_cdom": 30, "median_cut_pct": 8, "median_cut_dollars": 8, "pending_median_cut_pct": 2, "pending_median_cdom": 4 }, "county_counts": { "Palm Beach": 30 }, "tier": "h1", "series": [ { "date": "2026-09-07", "active": 30, "cut_pct": 26.7, "median_cdom": 34.0, "median_list_price": 570250.0 } ] }, "condos": { "active": 38, "sample_ok": true, "small_sample": true, "pending": 10, "median_list_price": 281250.0, "cut_count": 13, "cut_pct": 34.2, "raised_count": 0, "valid_price_count": 38, "missing_price_count": 0, "unchanged_count": 25, "not_below_original_count": 25, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 3.8, "median_cut_dollars": 15000.0, "cut_last30": 3, "cut_last30_pct": 7.9, "cut_last7": 0, "median_dom": 94.5, "median_cdom": 94.5, "dom_n": 38, "cdom_n": 38, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 38, "relisted_count": 2, "relisted_pct": 5.3, "over90": 20, "over90_pct": 52.6, "over180": 9, "fresh_held": 16, "fresh_held_pct": 42.1, "fresh_held_missing_cdom_count": 0, "stale_uncut": 9, "stale_uncut_pct": 23.7, "dom_buckets": [ { "label": "0-30", "count": 14, "pct": 36.8 }, { "label": "31-60", "count": 4, "pct": 10.5 }, { "label": "61-90", "count": 0, "pct": 0.0 }, { "label": "91-180", "count": 11, "pct": 28.9 }, { "label": "181+", "count": 9, "pct": 23.7 } ], "bands": [ { "label": "Under $250K", "active": 16, "cut": 5, "cut_pct": 31.2, "median_cdom": 144.5, "cut_pct_denominator": 16, "cdom_n": 16, "valid_price_count": 16 }, { "label": "$250K to $500K", "active": 17, "cut": 6, "cut_pct": 35.3, "median_cdom": 94, "cut_pct_denominator": 17, "cdom_n": 17, "valid_price_count": 17 }, { "label": "$500K to $1M", "active": 4, "cut": 1, "cut_pct": 25.0, "median_cdom": 20.0, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 }, { "label": "$1M and up", "active": 1, "cut": 1, "cut_pct": 100.0, "median_cdom": 533, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 } ], "pending_cut_count": 3, "pending_cut_pct": 30.0, "pending_valid_price_count": 10, "pending_missing_price_count": 0, "pending_unchanged_count": 7, "pending_raised_count": 0, "pending_not_below_original_count": 7, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 10, "pending_dom_n": 10, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 18.4, "pending_median_cdom": 55.5, "denominators": { "cut_pct": 38, "cut_last30_pct": 38, "relisted_pct": 38, "fresh_held_pct": 38, "stale_uncut_pct": 38, "over90_pct": 38, "dom_bucket_pct": 38, "pending_cut_pct": 10, "median_dom": 38, "median_cdom": 38, "median_cut_pct": 13, "median_cut_dollars": 13, "pending_median_cut_pct": 3, "pending_median_cdom": 10 }, "county_counts": { "Palm Beach": 38 }, "tier": "c2", "series": [ { "date": "2026-09-07", "active": 38, "cut_pct": 34.2, "median_cdom": 94.5, "median_list_price": 281250.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "26.7% of Lantana houses for sale are asking less than their original list price; 34.2% of condos. Small sample: 30 houses; 38 condominiums; read cautiously.", "Seller Blink Rate™ in Lantana: 26.7% of houses list below original asking, against 43.4% across Palm Beach County. Small sample: 30 houses; read cautiously.", "Buying in Lantana? 8 of the 30 houses for sale are asking below their original price. Small sample: 30 houses; read cautiously." ], "lede": "LANTANA, Fla., September 7, 2026 - 26.7% of the 30 single-family homes listed for sale in Lantana (8 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. With 8 reduced listings, the group is too small to report a median reduction. Among the city's 38 condominium listings, 34.2% are asking below their original price, by a median 3.8%. Small sample: 30 houses; 38 condominiums; read cautiously.", "quotes": [ "\"26.7 percent of single-family homes for sale in Lantana have a current asking price below their original list price. Small sample: 30 houses; read cautiously.\"", "\"Among active Lantana houses, the median recorded CumulativeDaysOnMarket value is 34 days and the median recorded DaysOnMarket value is 28 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 30 houses; read cautiously.\"", "\"4 Lantana houses are under contract in this snapshot, 2 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lantana, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (20 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 30 houses, 38 condominiums for sale in Lantana, between 30 and 39, so one listing moves the share by roughly 3.3 points. Read the percentages as a direction, not a decimal. Sample sizes: 30 houses, 38 condominiums, 4 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lantana/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-lantana/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Lantana versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 30 houses; 38 condominiums; read cautiously.", "alt": "Horizontal bar chart. Lantana houses 26.7%, Palm Beach County houses 43.4%; Lantana condominiums 34.2%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026. Small sample: 30 houses; 38 condominiums; read cautiously.", "title": "Seller Blink Rate™: 26.7% of Lantana houses for sale are asking below their original price, against 43.4% across Palm Beach County. Small sample: 30 houses; 38 condominiums; read cautiously.", "visible_labels": [ "44.6%", "34.2%", "43.4%", "26.7%" ] }, { "caption": "Active Lantana houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 33.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 30 houses; 38 condominiums; read cautiously.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 46.7%, 31-60 days 16.7%, 61-90 days 3.3%, 91-180 days 20%, 181+ days 13.3%. Condominiums: 0-30 days 36.8%, 31-60 days 10.5%, 61-90 days 0%, 91-180 days 28.9%, 181+ days 23.7%. Small sample: 30 houses; 38 condominiums; read cautiously.", "title": "33.3% of Lantana houses for sale with a recorded cumulative-days value exceed 90 days; 52.6% of condos. Small sample: 30 houses; 38 condominiums; read cautiously.", "visible_labels": [ "46.7%", "36.8%", "16.7%", "10.5%", "3.3%", "0%", "20%", "28.9%", "13.3%", "23.7%", "33.3%" ] }, { "caption": "Share of active Lantana houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 30 houses; read cautiously.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 41.7% (5 of 12); $500K to $1M 20% (2 of 10); $1M to $2M 0 listed, count only; $2M to $5M 2 listed, count only; $5M and up 6 listed, count only. Small sample: 30 houses; read cautiously.", "title": "Share asking below original by current asking-price band, Lantana houses. Small sample: 30 houses; read cautiously.", "visible_labels": [ "6", "2", "0", "20%", "2", "10", "41.7%", "5", "12" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Palm Beach", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Palm Beach", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 30, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Lantana houses 26.7%, Palm Beach County houses 43.4%; Lantana condominiums 34.2%, Palm Beach County condominiums 44.6%.", "after": "Horizontal bar chart. Lantana houses 26.7%, Palm Beach County houses 43.4%; Lantana condominiums 34.2%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026. Small sample: 30 houses; 38 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Lantana versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Lantana versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 30 houses; 38 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Lantana houses are cutting 16.7 points less often than Palm Beach County", "after": "Seller Blink Rate™: 26.7% of Lantana houses for sale are asking below their original price, against 43.4% across Palm Beach County. Small sample: 30 houses; 38 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "44.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "34.2%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "26.7%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 46.7%, 31-60 days 16.7%, 61-90 days 3.3%, 91-180 days 20.0%, 181+ days 13.3%. Condominiums: 0-30 days 36.8%, 31-60 days 10.5%, 61-90 days 0.0%, 91-180 days 28.9%, 181+ days 23.7%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 46.7%, 31-60 days 16.7%, 61-90 days 3.3%, 91-180 days 20%, 181+ days 13.3%. Condominiums: 0-30 days 36.8%, 31-60 days 10.5%, 61-90 days 0%, 91-180 days 28.9%, 181+ days 23.7%. Small sample: 30 houses; 38 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Lantana listings by cumulative days on market, houses and condominiums, September 7, 2026. 33.3% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Lantana houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 33.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 30 houses; 38 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "33.3% of Lantana houses for sale have waited more than 90 days, counting every relisting", "after": "33.3% of Lantana houses for sale with a recorded cumulative-days value exceed 90 days; 52.6% of condos. Small sample: 30 houses; 38 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "46.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "33.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "36.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "16.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "10.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "3.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "20%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "28.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "13.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "23.7%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 41.7% of 12; $500K to $1M 20.0% of 10; $1M to $2M too few to read of 0; $2M to $5M too few to read of 2; $5M and up too few to read of 6.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 41.7% (5 of 12); $500K to $1M 20% (2 of 10); $1M to $2M 0 listed, count only; $2M to $5M 2 listed, count only; $5M and up 6 listed, count only. Small sample: 30 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Lantana houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Lantana houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 30 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Price cuts by price band, Lantana houses", "after": "Share asking below original by current asking-price band, Lantana houses. Small sample: 30 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "20%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "41.7%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "26.7% of Lantana houses for sale have cut their asking price, 34.2% of condos", "after": "26.7% of Lantana houses for sale are asking less than their original list price; 34.2% of condos. Small sample: 30 houses; 38 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Lantana sellers hold firmer than the rest of Palm Beach County as 33.3% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Lantana: 26.7% of houses list below original asking, against 43.4% across Palm Beach County. Small sample: 30 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Lantana? One in four houses have already come down once, by a median $25K", "after": "Buying in Lantana? 8 of the 30 houses for sale are asking below their original price. Small sample: 30 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "LANTANA, Fla., September 7, 2026 - 26.7% of the 30 single-family homes listed for sale in Lantana have reduced their asking price at least once, by a median 5.8% (about $25K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 38 condominium listings, 34.2% have cut, by a median 3.8%.", "after": "LANTANA, Fla., September 7, 2026 - 26.7% of the 30 single-family homes listed for sale in Lantana (8 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. With 8 reduced listings, the group is too small to report a median reduction. Among the city's 38 condominium listings, 34.2% are asking below their original price, by a median 3.8%. Small sample: 30 houses; 38 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Lantana and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 30 houses, 38 condominiums, 4 houses under contract. Small sample: 30 houses, 38 condominiums for sale in Lantana, between 30 and 39, so one listing moves the share by roughly 3.3 points. Read the percentages as a direction, not a decimal. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-lantana/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lantana, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (20 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 30 houses, 38 condominiums for sale in Lantana, between 30 and 39, so one listing moves the share by roughly 3.3 points. Read the percentages as a direction, not a decimal. Sample sizes: 30 houses, 38 condominiums, 4 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lantana/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-lantana/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"26.7 percent of single-family homes for sale in Lantana have reduced their asking price at least once, by a median $25K.\"", "after": "\"26.7 percent of single-family homes for sale in Lantana have a current asking price below their original list price. Small sample: 30 houses; read cautiously.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Lantana house for sale has been waiting 34 days, not the 28 the current listing shows.\"", "after": "\"Among active Lantana houses, the median recorded CumulativeDaysOnMarket value is 34 days and the median recorded DaysOnMarket value is 28 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 30 houses; read cautiously.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Lantana houses now under contract, 50.0 percent never reduced their asking price; the rest cut by a median 4.4 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"4 Lantana houses are under contract in this snapshot, 2 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "7026ae0fe293d8b705afd44d399f92b97b7d22f9d1968391675a80a31a878549", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nLantana price cuts and true days on market\nHEADLINE OPTIONS\n26.7% of Lantana houses for sale have cut their asking price, 34.2% of condos\nLantana sellers hold firmer than the rest of Palm Beach County as 33.3% of houses pass 90 days on the\nmarket\nBuying in Lantana? One in four houses have already come down once, by a median $25K\nLEDE\nLANTANA, Fla., September 7, 2026 - 26.7% of the 30 single-family homes listed for sale in Lantana have\nreduced their asking price at least once, by a median 5.8% (about $25K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Among the city's 38 condominium listings, 34.2% have cut, by a\nmedian 3.8%.\nNUT GRAF\nThe figures point to a market where 50.0% of houses reached a contract only after a price cut: of the 4 Lantana\nhouses now under contract, 50.0% reduced before going under contract, with a median cut of 4.4% and a\nmedian 28 days to contract. Across Palm Beach County the price-cut share is 43.4% for houses and 44.6% for\ncondominiums, so Lantana houses are cutting 16.7 points less often than the county. Counting every relisting,\nthe median Lantana house for sale has been on the market 34 days, against 28 on its current listing; 6.7% of\nactive houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nLantana\n30\nShare with at\nleast one price\nreduction,\nhouses\n26.7% (8 of 30)\nMedian\nreduction\nfrom original\nasking, houses\n5.8% (about $25K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings,\nLantana\n38\nShare with at\nleast one price\nreduction,\ncondominiums\n34.2% (13 of 38)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n34 days (28 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n33.3% (10 of 30)\nHouses under\ncontract that\nreduced first\n50.0% of 4\nPalm Beach\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.4% / 44.6%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Firmer than similar-priced cities\nPeer group,\nhouses\n(median\nasking under\n$600K; peer\ncut share\n40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida\nQUOTABLE DATA POINTS\n\"26.7 percent of single-family homes for sale in Lantana have reduced their asking price at least once, by a\nmedian $25K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Lantana house for sale has been waiting 34 days, not the 28 the\ncurrent listing shows.\"\n\"Of the Lantana houses now under contract, 50.0 percent never reduced their asking price; the rest cut by\na median 4.4 percent before a buyer committed. Contract prices are not known until the sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Lantana versus Palm Beach County, houses and condominiums, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Lantana listings by cumulative days on market, houses and condominiums, September 7, 2026. 33.3% of houses have passed 90\ndays. Source: BeachesMLS via PBP Real Estate.\nShare of active Lantana houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked;\nunder 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Lantana and Palm Beach County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 30 houses, 38 condominiums, 4 houses under contract.\nSmall sample: 30 houses, 38 condominiums for sale in Lantana, between 30 and 39, so one listing moves the share by roughly 3.3\npoints. Read the percentages as a direction, not a decimal. No estimate or model is applied; every figure is a count or a median of\nMLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-lantana/ . Conditions read: How the read\nworks: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses\nand condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least\n3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced\ncities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and\nthe label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a\nforecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and\nmay not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "66aaa74d35b9b094fd21a42bd267e7fea3adeeabe1d4deb84a515b0c3b5b098e", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nLantana asking-price reductions and recorded days on\nmarket\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/lantana/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n26.7% of Lantana houses for sale are asking less than their original list price; 34.2% of condos. Small sample:\n30 houses; 38 condominiums; read cautiously.\nSeller Blink Rate™ in Lantana: 26.7% of houses list below original asking, against 43.4% across Palm Beach\nCounty. Small sample: 30 houses; read cautiously.\nBuying in Lantana? 8 of the 30 houses for sale are asking below their original price. Small sample: 30\nhouses; read cautiously.\nLEDE\nLANTANA, Fla., September 7, 2026 - 26.7% of the 30 single-family homes listed for sale in Lantana (8 listings)\nhave a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. With 8 reduced listings, the group is too small to report a\nmedian reduction. Among the city's 38 condominium listings, 34.2% are asking below their original price, by a\nmedian 3.8%. Small sample: 30 houses; 38 condominiums; read cautiously.\nNUT GRAF\nFor active Lantana houses, the median recorded CumulativeDaysOnMarket value is 34 days and the median\nrecorded DaysOnMarket value is 28 days, each calculated from non-missing values in that field (30 and 30\nlistings). 6.7% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Small sample: 30 houses; read\ncautiously. 4 Lantana houses are under contract (Pending or Active Under Contract), 2 of them with a recorded\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nasking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not\ndisclose the agreed contract price. Across Palm Beach County the shares asking below original are 43.4% for\nhouses and 44.6% for condominiums; Lantana houses are 16.7 points below the county share.\nFACT BOX\nActive single-family listings, Lantana\n30\nSeptember 7, 2026\nShare asking below original list price,\nhouses\n26.7% (8 of 30)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original, houses\n30 / 0; 20 / 2\nSeptember 7, 2026\nMedian reduction among the 8\nreduced houses\nnot reported (fewer than 10 reduced listings)\nSeptember 7, 2026\nActive condominium listings,\nLantana\n38\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n34.2% (13 of 38)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n34 / 28 days (from 30 / 30 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90\ndays\n33.3% (10 of 30 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count only;\nfewer than 30)\n4, 2 asking below original\nSeptember 7, 2026\nPalm Beach County share asking\nbelow original, houses /\ncondominiums\n43.4% / 44.6%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed\nin method)\nHouses: Between the comparison thresholds; Condominiums:\nLower below-original share than peers\nSeptember 7, 2026\nPeer group, houses (median asking\nunder $600K; peer share 40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North\nLauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City,\nWest Park, Margate, Sunrise, Lake Worth Beach, Miami\nGardens, Deerfield Beach, Coconut Creek, Boynton Beach,\nOakland Park\nSeptember 7, 2026\nSmall active sample — interpretation\ncaution\nSmall sample: 30 houses; 38 condominiums; read cautiously.\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"26.7 percent of single-family homes for sale in Lantana have a current asking price below their original list\nprice. Small sample: 30 houses; read cautiously.\"\n\"Among active Lantana houses, the median recorded CumulativeDaysOnMarket value is 34 days and the\nmedian recorded DaysOnMarket value is 28 days. These are MLS-recorded fields, not an independently\nreconstructed listing history. Small sample: 30 houses; read cautiously.\"\n\"4 Lantana houses are under contract in this snapshot, 2 of them with a recorded asking price below\noriginal; the group is too small to report a percentage. These asking-price fields do not disclose the agreed\ncontract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Lantana versus Palm Beach County,\nhouses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 30 houses;\n38 condominiums; read cautiously.\nChart data (aggregate): Horizontal bar chart. Lantana houses 26.7%, Palm Beach County houses 43.4%;\nLantana condominiums 34.2%, Palm Beach County condominiums 44.6%. Share of active listings asking below\ntheir original list price, September 7, 2026. Small sample: 30 houses; 38 condominiums; read cautiously.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Lantana houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings\nwith a recorded value in that field; 33.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate. Small sample: 30 houses; 38 condominiums; read cautiously.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 46.7%, 31-60\ndays 16.7%, 61-90 days 3.3%, 91-180 days 20%, 181+ days 13.3%. Condominiums: 0-30 days 36.8%, 31-60\ndays 10.5%, 61-90 days 0%, 91-180 days 28.9%, 181+ days 23.7%. Small sample: 30 houses; 38\ncondominiums; read cautiously.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Lantana houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to\n29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 30 houses; read cautiously.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 41.7% (5 of 12); $500K to $1M 20% (2 of 10); $1M to $2M 0 listed, count only; $2M to\n$5M 2 listed, count only; $5M and up 6 listed, count only. Small sample: 30 houses; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lantana, permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (20 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 30 houses,\n38 condominiums for sale in Lantana, between 30 and 39, so one listing moves the share by roughly 3.3 points. Read the\npercentages as a direction, not a decimal. Sample sizes: 30 houses, 38 condominiums, 4 houses under contract. Geography is the\nMLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller\nBlink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded\nasking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published\ncity shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a\nbelow-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/lantana/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-lantana/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "d7e7332b0ba9ecbaa3d36da91d45e76f28f5f38dcb08864601383babfe159c7c", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - LANTANA PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 26.7% of Lantana houses for sale are asking less than their original list price; 34.2% of condos. Small sample: 30 houses; 38 condominiums; read cautiously.\n2. Seller Blink Rate™ in Lantana: 26.7% of houses list below original asking, against 43.4% across Palm Beach County. Small sample: 30 houses; read cautiously.\n3. Buying in Lantana? 8 of the 30 houses for sale are asking below their original price. Small sample: 30 houses; read cautiously.\n\nLEDE\nLANTANA, Fla., September 7, 2026 - 26.7% of the 30 single-family homes listed for sale in Lantana (8 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. With 8 reduced listings, the group is too small to report a median reduction. Among the city's 38 condominium listings, 34.2% are asking below their original price, by a median 3.8%. Small sample: 30 houses; 38 condominiums; read cautiously.\n\nNUT GRAF\nFor active Lantana houses, the median recorded CumulativeDaysOnMarket value is 34 days and the median recorded DaysOnMarket value is 28 days, each calculated from non-missing values in that field (30 and 30 listings). 6.7% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Small sample: 30 houses; read cautiously. 4 Lantana houses are under contract (Pending or Active Under Contract), 2 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for condominiums; Lantana houses are 16.7 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Lantana: 30 [September 7, 2026]\n- Share asking below original list price, houses: 26.7% (8 of 30) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 30 / 0; 20 / 2 [September 7, 2026]\n- Median reduction among the 8 reduced houses: not reported (fewer than 10 reduced listings) [September 7, 2026]\n- Active condominium listings, Lantana: 38 [September 7, 2026]\n- Share asking below original list price, condominiums: 34.2% (13 of 38) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 34 / 28 days (from 30 / 30 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 33.3% (10 of 30 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 4, 2 asking below original [September 7, 2026]\n- Palm Beach County share asking below original, houses / condominiums: 43.4% / 44.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Lower below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking under $600K; peer share 40.7%): Tamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City, West Park, Margate, Sunrise, Lake Worth Beach, Miami Gardens, Deerfield Beach, Coconut Creek, Boynton Beach, Oakland Park [September 7, 2026]\n- Small active sample — interpretation caution: Small sample: 30 houses; 38 condominiums; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"26.7 percent of single-family homes for sale in Lantana have a current asking price below their original list price. Small sample: 30 houses; read cautiously.\"\n- \"Among active Lantana houses, the median recorded CumulativeDaysOnMarket value is 34 days and the median recorded DaysOnMarket value is 28 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 30 houses; read cautiously.\"\n- \"4 Lantana houses are under contract in this snapshot, 2 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- lantana-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Lantana versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 30 houses; 38 condominiums; read cautiously.\n Alt text: Horizontal bar chart. Lantana houses 26.7%, Palm Beach County houses 43.4%; Lantana condominiums 34.2%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026. Small sample: 30 houses; 38 condominiums; read cautiously.\n- lantana-true-days-on-market-r1-2026-09-07.png\n Caption: Active Lantana houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 33.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 30 houses; 38 condominiums; read cautiously.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 46.7%, 31-60 days 16.7%, 61-90 days 3.3%, 91-180 days 20%, 181+ days 13.3%. Condominiums: 0-30 days 36.8%, 31-60 days 10.5%, 61-90 days 0%, 91-180 days 28.9%, 181+ days 23.7%. Small sample: 30 houses; 38 condominiums; read cautiously.\n- lantana-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Lantana houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 30 houses; read cautiously.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 41.7% (5 of 12); $500K to $1M 20% (2 of 10); $1M to $2M 0 listed, count only; $2M to $5M 2 listed, count only; $5M and up 6 listed, count only. Small sample: 30 houses; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lantana, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (20 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 30 houses, 38 condominiums for sale in Lantana, between 30 and 39, so one listing moves the share by roughly 3.3 points. Read the percentages as a direction, not a decimal. Sample sizes: 30 houses, 38 condominiums, 4 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lantana/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-lantana/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-920dee18f01c41a46783" }, { "slug": "lantana", "city": "Lantana", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 38, "with_fee": 36, "no_cadence": 1, "sample_ok": true, "cuts": { "active": 38, "cut_count": 13, "cut_pct": 34.2, "median_cut_pct": 3.8, "median_cut_dollars": 15000 }, "outliers_dropped": 2, "n": 34, "median": 713, "p10": 520, "p25": 585, "p75": 998, "p90": 1207, "min": 366, "max": 1497, "median_sqft": 0.83, "n_sqft": 34, "median_pct_price": 3.58, "median_list_price": 281250, "median_year_built": 1980, "median_sqft_area": 938, "over_1000": 9, "over_1000_pct": 26.5, "under_500": 2, "under_500_pct": 5.9, "hi_thr": 1000, "lo_thr": 500, "over_hi": 9, "over_hi_pct": 26.5, "under_lo": 2, "under_lo_pct": 5.9, "types": { "Condominium": { "count": 33, "pct": 97.1 }, "Townhouse": { "count": 1, "pct": 2.9 } }, "regime": { "COA": { "count": 30, "pct": 88.2 }, "not_recorded": { "count": 4, "pct": 11.8 } }, "villa_median": null, "townhouse_median": 848, "cadence": { "Monthly": { "count": 33, "pct": 97.1 }, "Quarterly": { "count": 1, "pct": 2.9 } }, "stacked": { "count": 4, "pct": 11.8, "median_total": 1158, "median_master": 416 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 2, "pct": 5.9 }, { "label": "$500 to $750", "count": 18, "pct": 52.9 }, { "label": "$750 to $1,000", "count": 5, "pct": 14.7 }, { "label": "$1,000 to $1,500", "count": 9, "pct": 26.5 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 4, "median": 854, "median_sqft": 1.01 }, { "label": "1970s", "n": 12, "median": 585, "median_sqft": 0.83 }, { "label": "1980s", "n": 9, "median": 697, "median_sqft": 0.68 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 9, "median": 1137, "median_sqft": 0.94 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 14, "median": 627, "median_pct_price": 3.83 }, { "label": "$250K to $500K", "n": 17, "median": 884, "median_pct_price": 3.74 }, { "label": "$500K to $1M", "n": 3, "median": 848, "median_pct_price": 1.96 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 25, "median": 688 }, "post2005": { "n": 9, "median": 1137 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 29, "pct": 87.9 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 27, "pct": 81.8 }, { "key": "Water", "label": "Water", "count": 27, "pct": 81.8 }, { "key": "Trash", "label": "Trash", "count": 24, "pct": 72.7 }, { "key": "Insurance", "label": "Building insurance", "count": 22, "pct": 66.7 }, { "key": "Sewer", "label": "Sewer", "count": 22, "pct": 66.7 }, { "key": "CableTv", "label": "Cable TV", "count": 12, "pct": 36.4 }, { "key": "Security", "label": "Security", "count": 11, "pct": 33.3 }, { "key": "Pools", "label": "Pool", "count": 11, "pct": 33.3 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 10, "pct": 30.3 }, { "key": "PestControl", "label": "Pest control", "count": 8, "pct": 24.2 }, { "key": "Internet", "label": "Internet", "count": 8, "pct": 24.2 }, { "key": "Roof", "label": "Roof", "count": 8, "pct": 24.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 6, "pct": 18.2 } ], "includes_n": 33, "flags": { "sa_mentioned": { "count": 3, "pct": 8.8 }, "sa_none_or_paid": { "count": 2, "pct": 5.9 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 1, "pct": 2.9 }, "remarks_n": 34 }, "developments": [ { "name": "Croton Harbor", "master": null, "n": 5, "anecdotal": true, "median": 585, "median_sqft": 0.83, "year_built": 1974, "median_list_price": 275000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hidden Harbour of the Palm Beaches Cond Decl Filed", "master": null, "n": 5, "anecdotal": true, "median": 712, "median_sqft": 0.69, "year_built": 1981, "median_list_price": 210000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-06", "median": 712, "p25": 585, "p75": 1036, "n": 33, "median_sqft": 0.83, "sa_pending_pct": 0.0 }, { "date": "2026-09-07", "median": 713, "p25": 585, "p75": 998, "n": 34, "median_sqft": 0.83, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Lantana condo for sale carries a $713-a-month association fee, 11% below the South Florida median", "26.5% of Lantana condos on the market ask $1,000 or more a month in fees; 5.9% stay under $500", "Lantana condo fees run $585 to $998 a month for the middle half of listings" ], "lede": "LANTANA, Fla., September 7, 2026 - The median monthly association fee across the 34 condominiums listed for sale in Lantana is $713, with half of the listings between $585 and $998 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 11% below the five-county South Florida median of $800, and ranks Lantana 37 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Lantana carries a monthly association fee of $713, 11% below the five-county South Florida median of $800.\"", "\"26.5 percent of Lantana condos on the market ask $1,000 or more a month in association fees; only 5.9 percent stay under $500.\"", "\"On the median Lantana condo, a year of association fees equals 3.58 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Lantana permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (1 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-lantana/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Lantana against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Lantana median $713 a month, South Florida median $800; Lantana ranks 37 of 69 cities.", "title": "Lantana condo fees sit 11% below the South Florida median" }, { "caption": "Share of active Lantana condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 5.9% (2 listings); $500 to $750 52.9% (18 listings); $750 to $1,000 14.7% (5 listings); $1,000 to $1,500 26.5% (9 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "52.9% of Lantana condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Lantana condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s too few (4 listings); 1970s $585 (12 listings); 1980s too few (9 listings); 2000s too few (9 listings).", "title": "Lantana condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 38 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 38, "with_fee": 36, "no_cadence": 1, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 36, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 2, "n": 34, "retained_n": 34, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 38, "cut_count": 13, "cut_pct": 34.2, "median_cut_pct": 3.8, "median_cut_dollars": 15000, "valid_price_count": 38, "missing_price_count": 0, "unchanged_count": 25, "raised_count": 0, "not_below_original_count": 25, "cut_pct_denominator": 38, "cut_sample_ok": true, "median_cut_n": 13 }, "trim_bounds": { "p1": 355.6, "p99": 1879.758999999999 }, "retained_small_sample": true, "retained_below_30": false, "median": 713, "p10": 520, "p25": 585, "p75": 998, "p90": 1207, "min": 366, "max": 1497, "median_sqft": 0.83, "n_sqft": 34, "median_pct_price": 3.58, "n_pct_price": 34, "median_list_price": 281250, "median_year_built": 1980, "median_sqft_area": 938, "over_1000": 9, "over_1000_pct": 26.5, "under_500": 2, "under_500_pct": 5.9, "hi_thr": 1000, "lo_thr": 500, "over_hi": 9, "over_hi_pct": 26.5, "under_lo": 2, "under_lo_pct": 5.9, "types": { "Condominium": { "count": 33, "pct": 97.1 }, "Townhouse": { "count": 1, "pct": 2.9 } }, "regime": { "COA": { "count": 30, "pct": 88.2 }, "not_recorded": { "count": 4, "pct": 11.8 } }, "villa_median": null, "townhouse_median": 848, "cadence": { "Monthly": { "count": 33, "pct": 97.1 }, "Quarterly": { "count": 1, "pct": 2.9 } }, "stacked": { "count": 4, "pct": 11.8, "median_total": 1158, "median_master": 416 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 2, "pct": 5.9 }, { "label": "$500 to $750", "count": 18, "pct": 52.9 }, { "label": "$750 to $1,000", "count": 5, "pct": 14.7 }, { "label": "$1,000 to $1,500", "count": 9, "pct": 26.5 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 4, "median": 854, "median_sqft": 1.01 }, { "label": "1970s", "n": 12, "median": 585, "median_sqft": 0.83 }, { "label": "1980s", "n": 9, "median": 697, "median_sqft": 0.68 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 9, "median": 1137, "median_sqft": 0.94 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 14, "median": 627, "median_pct_price": 3.83 }, { "label": "$250K to $500K", "n": 17, "median": 884, "median_pct_price": 3.74 }, { "label": "$500K to $1M", "n": 3, "median": 848, "median_pct_price": 1.96 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 25, "median": 688 }, "post2005": { "n": 9, "median": 1137 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 29, "pct": 87.9 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 27, "pct": 81.8 }, { "key": "Water", "label": "Water", "count": 27, "pct": 81.8 }, { "key": "Trash", "label": "Trash", "count": 24, "pct": 72.7 }, { "key": "Insurance", "label": "Building insurance", "count": 22, "pct": 66.7 }, { "key": "Sewer", "label": "Sewer", "count": 22, "pct": 66.7 }, { "key": "CableTv", "label": "Cable TV", "count": 12, "pct": 36.4 }, { "key": "Security", "label": "Security", "count": 11, "pct": 33.3 }, { "key": "Pools", "label": "Pool", "count": 11, "pct": 33.3 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 10, "pct": 30.3 }, { "key": "PestControl", "label": "Pest control", "count": 8, "pct": 24.2 }, { "key": "Internet", "label": "Internet", "count": 8, "pct": 24.2 }, { "key": "Roof", "label": "Roof", "count": 8, "pct": 24.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 6, "pct": 18.2 } ], "includes_n": 33, "flags": { "sa_mentioned": { "count": 3, "pct": 8.8 }, "sa_none_or_paid": { "count": 2, "pct": 5.9 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 1, "pct": 2.9 }, "remarks_n": 34 }, "denominators": { "fee_percentages": 34, "fee_medians_percentiles": 34, "median_sqft": 34, "median_pct_price": 34, "includes_pct": 33, "flags_pct": 34, "cut_pct": 38 }, "developments": [ { "name": "Croton Harbor", "master": null, "n": 5, "anecdotal": true, "median": 585, "median_sqft": 0.83, "year_built": 1974, "median_list_price": 275000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hidden Harbour of the Palm Beaches Cond Decl Filed", "master": null, "n": 5, "anecdotal": true, "median": 712, "median_sqft": 0.69, "year_built": 1981, "median_list_price": 210000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 713, "p25": 585, "p75": 998, "n": 34, "median_sqft": 0.83, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Lantana condo monthly association fees have a median of $713 in the retained usable-fee sample of 34 listings, 11% below the five-county median. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.", "In Lantana's retained usable-fee sample (34 listings after exclusions and percentile trimming), 26.5% have monthly-equivalent fees of $1,000 or more and 5.9% are below $500. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.", "Lantana's retained usable-fee sample (n=34): reported monthly-equivalent association fees range from $585 to $998 at the 25th to 75th percentiles. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures." ], "lede": "LANTANA, Fla., September 7, 2026 - Among 34 active condominium listings in Lantana retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $713, with the middle half between $585 and $998, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 38 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 11% below the separately trimmed five-county median of $800 and ranks 37th among 69 published city medians. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.", "quotes": [ "\"The median monthly-equivalent association fee in Lantana's retained usable-fee sample (n=34), after exclusions and percentile trimming, is $713, compared with $800 in the separately trimmed five-county sample. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.\"", "\"Among Lantana condos in the retained usable-fee sample (n=34) after exclusions and percentile trimming, 26.5 percent have listed monthly-equivalent fees of $1,000 or more and 5.9 percent are below $500. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.\"", "\"Among 34 retained listings with a current asking price of at least $20,000 in Lantana's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.58 percent of the current asking price (median of per-listing ratios). Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Lantana, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (36 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 34 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 38 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lantana/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lantana/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lantana and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.", "alt": "Dot strip chart in five county lanes. Lantana retained-sample median $713 a month (n=34); five-county median $800 (n=22,695, region-level trim). Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.", "title": "Lantana condos, retained usable-fee sample (n=34): median $713/month, 11% below the five-county median of $800. Small sample: 36 valid before trim; 34 retained.", "visible_labels": [ "$713", "34", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 34 active Lantana condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 5.9% (2 listings); $500 to $750 52.9% (18 listings); $750 to $1,000 14.7% (5 listings); $1,000 to $1,500 26.5% (9 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings). Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.", "title": "52.9% of Lantana's retained usable-fee sample (34 listings) falls in the $500 to $750 monthly band. Small sample: 36 valid before trim; 34 retained.", "visible_labels": [ "0%", "0", "5.9%", "2", "52.9%", "18", "14.7%", "5", "26.5%", "9", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Lantana condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.", "alt": "Column chart of median fee by recorded decade built: 1960s count only (4 listings); 1970s $585 (12 listings); 1980s count only (9 listings); 2000s count only (9 listings). Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.", "title": "Lantana condo fees by recorded decade built, retained usable-fee sample (n=34). Small sample: 36 valid before trim; 34 retained.", "visible_labels": [ "4", "$585", "12", "9", "9" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 355.6, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1879.758999999999, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Lantana median $713 a month, South Florida median $800; Lantana ranks 37 of 69 cities.", "after": "Dot strip chart in five county lanes. Lantana retained-sample median $713 a month (n=34); five-county median $800 (n=22,695, region-level trim). Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Lantana against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lantana and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Lantana condo fees sit 11% below the South Florida median", "after": "Lantana condos, retained usable-fee sample (n=34): median $713/month, 11% below the five-county median of $800. Small sample: 36 valid before trim; 34 retained.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$713", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "34", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 5.9% (2 listings); $500 to $750 52.9% (18 listings); $750 to $1,000 14.7% (5 listings); $1,000 to $1,500 26.5% (9 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 5.9% (2 listings); $500 to $750 52.9% (18 listings); $750 to $1,000 14.7% (5 listings); $1,000 to $1,500 26.5% (9 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings). Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Lantana condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 34 active Lantana condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "52.9% of Lantana condos for sale carry a fee of $500 to $750 a month", "after": "52.9% of Lantana's retained usable-fee sample (34 listings) falls in the $500 to $750 monthly band. Small sample: 36 valid before trim; 34 retained.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "5.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "52.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "18", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "14.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "26.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s too few (4 listings); 1970s $585 (12 listings); 1980s too few (9 listings); 2000s too few (9 listings).", "after": "Column chart of median fee by recorded decade built: 1960s count only (4 listings); 1970s $585 (12 listings); 1980s count only (9 listings); 2000s count only (9 listings). Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Lantana condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Lantana condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Lantana condo fees by decade the building was completed", "after": "Lantana condo fees by recorded decade built, retained usable-fee sample (n=34). Small sample: 36 valid before trim; 34 retained.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$585", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Lantana condo for sale carries a $713-a-month association fee, 11% below the South Florida median", "after": "Lantana condo monthly association fees have a median of $713 in the retained usable-fee sample of 34 listings, 11% below the five-county median. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "26.5% of Lantana condos on the market ask $1,000 or more a month in fees; 5.9% stay under $500", "after": "In Lantana's retained usable-fee sample (34 listings after exclusions and percentile trimming), 26.5% have monthly-equivalent fees of $1,000 or more and 5.9% are below $500. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Lantana condo fees run $585 to $998 a month for the middle half of listings", "after": "Lantana's retained usable-fee sample (n=34): reported monthly-equivalent association fees range from $585 to $998 at the 25th to 75th percentiles. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "lede", "before": "LANTANA, Fla., September 7, 2026 - The median monthly association fee across the 34 condominiums listed for sale in Lantana is $713, with half of the listings between $585 and $998 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 11% below the five-county South Florida median of $800, and ranks Lantana 37 of 69 cities.", "after": "LANTANA, Fla., September 7, 2026 - Among 34 active condominium listings in Lantana retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $713, with the middle half between $585 and $998, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 38 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 11% below the separately trimmed five-county median of $800 and ranks 37th among 69 published city medians. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Lantana permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (1 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-lantana/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Lantana, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (36 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 34 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 38 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lantana/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lantana/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Lantana carries a monthly association fee of $713, 11% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Lantana's retained usable-fee sample (n=34), after exclusions and percentile trimming, is $713, compared with $800 in the separately trimmed five-county sample. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"26.5 percent of Lantana condos on the market ask $1,000 or more a month in association fees; only 5.9 percent stay under $500.\"", "after": "\"Among Lantana condos in the retained usable-fee sample (n=34) after exclusions and percentile trimming, 26.5 percent have listed monthly-equivalent fees of $1,000 or more and 5.9 percent are below $500. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Lantana condo, a year of association fees equals 3.58 percent of the asking price.\"", "after": "\"Among 34 retained listings with a current asking price of at least $20,000 in Lantana's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.58 percent of the current asking price (median of per-listing ratios). Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "718e9b31f47f02e5d3f68fd5709f958aa4ef811ed655087da769381d93c077bb", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nLantana condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Lantana condo for sale carries a $713-a-month association fee, 11% below the South Florida\nmedian\n26.5% of Lantana condos on the market ask $1,000 or more a month in fees; 5.9% stay under $500\nLantana condo fees run $585 to $998 a month for the middle half of listings\nLEDE\nLANTANA, Fla., September 7, 2026 - The median monthly association fee across the 34 condominiums listed\nfor sale in Lantana is $713, with half of the listings between $585 and $998 a month, according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. That is 11% below the five-county South Florida\nmedian of $800, and ranks Lantana 37 of 69 cities.\nNUT GRAF\nPer square foot, the median Lantana condo fee is $0.83 a month on a median unit of 938 square feet; at the\nmedian asking price of $281K, a year of fees equals 3.58% of the price. 26.5% of listings ask $1,000 or more a\nmonth and 5.9% under $500. 11.8% of listings report two association layers (a master and a sub-association);\n2.9% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 8.8% of listings, describe one as pending or payable by the buyer on 0%, and mention a\nmandatory club or membership on 0%.\nFACT BOX\nActive condominium listings, Lantana\n38 (34 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$713\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$585 to $998\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.83 (median unit 938 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n3.58% (asking $281K)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n26.5% / 5.9%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n11.8% (4)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n2.9%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n8.8% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Lantana ranks 37 of 69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Lantana carries a monthly association fee of $713, 11% below\nthe five-county South Florida median of $800.\"\n\"26.5 percent of Lantana condos on the market ask $1,000 or more a month in association fees; only 5.9\npercent stay under $500.\"\n\"On the median Lantana condo, a year of association fees equals 3.58 percent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Lantana against every South Florida city with 30 or more active condo listings, grouped by\ncounty, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Lantana condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via\nPBP Real Estate.\nMedian monthly-equivalent association fee for active Lantana condominiums by decade the building was completed, September 7, 2026.\nDecades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Lantana permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (1 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-lantana/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "5ca6895096836c27764531b8e734eff850f26f255353a7b37078416347fbf6e0", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nLantana condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/lantana/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nLantana condo monthly association fees have a median of $713 in the retained usable-fee sample of 34\nlistings, 11% below the five-county median. Small sample: 36 valid before trimming; 34 retained. A few\nlistings can materially change these figures.\nIn Lantana's retained usable-fee sample (34 listings after exclusions and percentile trimming), 26.5% have\nmonthly-equivalent fees of $1,000 or more and 5.9% are below $500. Small sample: 36 valid before\ntrimming; 34 retained. A few listings can materially change these figures.\nLantana's retained usable-fee sample (n=34): reported monthly-equivalent association fees range from $585\nto $998 at the 25th to 75th percentiles. Small sample: 36 valid before trimming; 34 retained. A few listings\ncan materially change these figures.\nLEDE\nLANTANA, Fla., September 7, 2026 - Among 34 active condominium listings in Lantana retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly association fee is $713, with the middle half between $585 and $998,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 38\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 11% below the separately trimmed five-county median\nof $800 and ranks 37th among 69 published city medians. Small sample: 36 valid before trimming; 34 retained.\nA few listings can materially change these figures.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Lantana condo fee is $0.83 a month (34 retained\nlistings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.58% of\nthe listing's current asking price across 34 retained listings with a current asking price of at least $20,000; this\nis the median of per-listing ratios. 26.5% of the retained sample have fees of $1,000 or more a month and 5.9%\nare below $500. 11.8% of the retained sample report two association layers (a master and a sub-association,\nsummed here); 2.9% are billed quarterly and shown as monthly equivalents. Agent-written public remarks\nmention a special assessment on 8.8% of the retained sample, describe one as pending or payable by the buyer\non 0%, and mention a mandatory club or membership on 0%; 34 retained listings carry remarks. These are\nkeyword classifications of free text, not verified facts about any association. Small sample: 36 valid before\ntrimming; 34 retained. A few listings can materially change these figures.\nFACT BOX\nActive condominium listings, Lantana (before\nexclusions and trimming)\n38\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n36 / 34 (2 trimmed; 1 fee without billing frequency\nexcluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$713\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$585 to $998\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.83 (34 retained listings with recorded living area\nof at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n3.58% (34 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more\na month / below $500\n26.5% (9) / 5.9% (2) of 34\nSeptember 7, 2026\nTwo association layers reported (master +\nsub), retained sample\n11.8% (4)\nSeptember 7, 2026\nBilled quarterly (converted to monthly),\nretained sample\n2.9%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n8.8% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Lantana ranks 37th among\n69 published city medians\nSeptember 7, 2026\nSmall retained fee sample — interpretation\ncaution\nSmall sample: 36 valid before trimming; 34 retained.\nA few listings can materially change these figures.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Lantana's retained usable-fee sample (n=34), after\nexclusions and percentile trimming, is $713, compared with $800 in the separately trimmed five-county\nsample. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these\nfigures.\"\n\"Among Lantana condos in the retained usable-fee sample (n=34) after exclusions and percentile trimming,\n26.5 percent have listed monthly-equivalent fees of $1,000 or more and 5.9 percent are below $500. Small\nsample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.\"\n\"Among 34 retained listings with a current asking price of at least $20,000 in Lantana's usable-fee sample\nafter exclusions and percentile trimming, a year of reported association fees equals a median 3.58 percent\nof the current asking price (median of per-listing ratios). Small sample: 36 valid before trimming; 34\nretained. A few listings can materially change these figures.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lantana and the\npublished comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses\na separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 36 valid\nbefore trimming; 34 retained. A few listings can materially change these figures.\nChart data (aggregate): Dot strip chart in five county lanes. Lantana retained-sample median $713 a month\n(n=34); five-county median $800 (n=22,695, region-level trim). Small sample: 36 valid before trimming; 34\nretained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 34 active Lantana condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 5.9% (2 listings); $500 to $750 52.9% (18 listings); $750 to $1,000 14.7% (5 listings);\n$1,000 to $1,500 26.5% (9 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings). Small\nsample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Lantana condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 36 valid before\ntrimming; 34 retained. A few listings can materially change these figures.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s count only (4 listings);\n1970s $585 (12 listings); 1980s count only (9 listings); 2000s count only (9 listings). Small sample: 36 valid\nbefore trimming; 34 retained. A few listings can materially change these figures.\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Lantana, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (36 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 34 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nnot all 38 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lantana/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lantana/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "a982bea21fd60b2e7fb5be9c37b944eaec9460de4f927a60f4e230071d638645", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - LANTANA CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Lantana condo monthly association fees have a median of $713 in the retained usable-fee sample of 34 listings, 11% below the five-county median. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.\n2. In Lantana's retained usable-fee sample (34 listings after exclusions and percentile trimming), 26.5% have monthly-equivalent fees of $1,000 or more and 5.9% are below $500. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.\n3. Lantana's retained usable-fee sample (n=34): reported monthly-equivalent association fees range from $585 to $998 at the 25th to 75th percentiles. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.\n\nLEDE\nLANTANA, Fla., September 7, 2026 - Among 34 active condominium listings in Lantana retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $713, with the middle half between $585 and $998, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 38 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 11% below the separately trimmed five-county median of $800 and ranks 37th among 69 published city medians. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Lantana condo fee is $0.83 a month (34 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.58% of the listing's current asking price across 34 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 26.5% of the retained sample have fees of $1,000 or more a month and 5.9% are below $500. 11.8% of the retained sample report two association layers (a master and a sub-association, summed here); 2.9% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 8.8% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 34 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.\n\nFACT BOX (exact figures)\n- Active condominium listings, Lantana (before exclusions and trimming): 38 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 36 / 34 (2 trimmed; 1 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $713 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $585 to $998 [September 7, 2026]\n- Median fee per square foot per month: $0.83 (34 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 3.58% (34 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 26.5% (9) / 5.9% (2) of 34 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 11.8% (4) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 2.9% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 8.8% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Lantana ranks 37th among 69 published city medians [September 7, 2026]\n- Small retained fee sample — interpretation caution: Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Lantana's retained usable-fee sample (n=34), after exclusions and percentile trimming, is $713, compared with $800 in the separately trimmed five-county sample. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.\"\n- \"Among Lantana condos in the retained usable-fee sample (n=34) after exclusions and percentile trimming, 26.5 percent have listed monthly-equivalent fees of $1,000 or more and 5.9 percent are below $500. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.\"\n- \"Among 34 retained listings with a current asking price of at least $20,000 in Lantana's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.58 percent of the current asking price (median of per-listing ratios). Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- lantana-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lantana and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.\n Alt text: Dot strip chart in five county lanes. Lantana retained-sample median $713 a month (n=34); five-county median $800 (n=22,695, region-level trim). Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.\n- lantana-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 34 active Lantana condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 5.9% (2 listings); $500 to $750 52.9% (18 listings); $750 to $1,000 14.7% (5 listings); $1,000 to $1,500 26.5% (9 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings). Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.\n- lantana-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Lantana condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.\n Alt text: Column chart of median fee by recorded decade built: 1960s count only (4 listings); 1970s $585 (12 listings); 1980s count only (9 listings); 2000s count only (9 listings). Small sample: 36 valid before trimming; 34 retained. A few listings can materially change these figures.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Lantana, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (36 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 34 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 38 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lantana/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lantana/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "lauderdale-by-the-sea", "city": "Lauderdale By The Sea", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 25, "sample_ok": false, "small_sample": false, "pending": 2, "median_list_price": 1365000.0, "cut_count": 12, "cut_pct": 48.0, "raised_count": 1, "median_cut_pct": 7.2, "median_cut_dollars": 90000.0, "cut_last30": 5, "cut_last30_pct": 20.0, "cut_last7": 0, "median_dom": 84, "median_cdom": 118, "relisted_count": 3, "relisted_pct": 12.0, "over90": 13, "over90_pct": 52.0, "over180": 8, "fresh_held": 8, "fresh_held_pct": 32.0, "stale_uncut": 3, "stale_uncut_pct": 12.0, "dom_buckets": [ { "label": "0-30", "count": 8, "pct": 32.0 }, { "label": "31-60", "count": 1, "pct": 4.0 }, { "label": "61-90", "count": 3, "pct": 12.0 }, { "label": "91-180", "count": 5, "pct": 20.0 }, { "label": "181+", "count": 8, "pct": 32.0 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 2, "cut": 2, "cut_pct": 100.0, "median_cdom": 677.5 }, { "label": "$1M to $2M", "active": 12, "cut": 6, "cut_pct": 50.0, "median_cdom": 98.0 }, { "label": "$2M to $5M", "active": 5, "cut": 2, "cut_pct": 40.0, "median_cdom": 84 }, { "label": "$5M and up", "active": 6, "cut": 2, "cut_pct": 33.3, "median_cdom": 80.5 } ], "pending_cut_count": 2, "pending_cut_pct": 100.0, "pending_median_cut_pct": 6.0, "pending_median_cdom": 186.5, "series": [] }, "condos": { "active": 86, "sample_ok": true, "small_sample": false, "pending": 14, "median_list_price": 521500.0, "cut_count": 36, "cut_pct": 41.9, "raised_count": 4, "median_cut_pct": 5.4, "median_cut_dollars": 26500.5, "cut_last30": 12, "cut_last30_pct": 14.0, "cut_last7": 4, "median_dom": 84.0, "median_cdom": 99.5, "relisted_count": 7, "relisted_pct": 8.1, "over90": 44, "over90_pct": 51.2, "over180": 21, "fresh_held": 28, "fresh_held_pct": 32.6, "stale_uncut": 16, "stale_uncut_pct": 18.6, "dom_buckets": [ { "label": "0-30", "count": 22, "pct": 25.6 }, { "label": "31-60", "count": 11, "pct": 12.8 }, { "label": "61-90", "count": 9, "pct": 10.5 }, { "label": "91-180", "count": 23, "pct": 26.7 }, { "label": "181+", "count": 21, "pct": 24.4 } ], "bands": [ { "label": "Under $250K", "active": 7, "cut": 2, "cut_pct": 28.6, "median_cdom": 71 }, { "label": "$250K to $500K", "active": 33, "cut": 15, "cut_pct": 45.5, "median_cdom": 114 }, { "label": "$500K to $1M", "active": 30, "cut": 13, "cut_pct": 43.3, "median_cdom": 97.0 }, { "label": "$1M and up", "active": 16, "cut": 6, "cut_pct": 37.5, "median_cdom": 88.5 } ], "pending_cut_count": 7, "pending_cut_pct": 50.0, "pending_median_cut_pct": 5.7, "pending_median_cdom": 72.5, "tier": "c3", "series": [ { "date": "2026-09-05", "active": 79, "cut_pct": 41.8, "median_cdom": 91, "median_list_price": 500000.0 }, { "date": "2026-09-06", "active": 78, "cut_pct": 42.3, "median_cdom": 109.5, "median_list_price": 499500.0 }, { "date": "2026-09-07", "active": 86, "cut_pct": 41.9, "median_cdom": 99.5, "median_list_price": 521500.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "41.9% of Lauderdale By The Sea condominiums for sale have cut their asking price", "Lauderdale By The Sea sellers hold firmer than the rest of Broward County as 51.2% of condominiums pass 90 days on the market", "Buying in Lauderdale By The Sea? Two in five condominiums have already come down once, by a median $27K" ], "lede": "LAUDERDALE BY THE SEA, Fla., September 7, 2026 - 41.9% of the 86 condominiums listed for sale in Lauderdale By The Sea have reduced their asking price at least once, by a median 5.4% (about $27K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 25 for sale, too few to report percentages (floor 30).", "quotes": [ "\"41.9 percent of condominiums for sale in Lauderdale By The Sea have reduced their asking price at least once, by a median $27K.\"", "\"Counting every relisting, the median Lauderdale By The Sea condominium for sale has been waiting 100 days, not the 84 the current listing shows.\"", "\"Of the Lauderdale By The Sea condominiums now under contract, 50.0 percent never reduced their asking price; the rest cut by a median 5.7 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Lauderdale By The Sea and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 86 condominiums, 25 houses, 14 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-lauderdale-by-the-sea/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Lauderdale By The Sea versus Broward County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Lauderdale By The Sea condominiums 41.9%, Broward County condominiums 45.0%. Houses: 25 for sale, too few to report.", "title": "Lauderdale By The Sea condominiums are cutting 3.1 points less often than Broward County" }, { "caption": "Active Lauderdale By The Sea listings by cumulative days on market, condominiums, September 7, 2026. 51.2% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 25.6%, 31-60 days 12.8%, 61-90 days 10.5%, 91-180 days 26.7%, 181+ days 24.4%.", "title": "51.2% of Lauderdale By The Sea condominiums for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Lauderdale By The Sea condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K too few to read of 7; $250K to $500K 45.5% of 33; $500K to $1M 43.3% of 30; $1M and up 37.5% of 16.", "title": "$250K to $500K Lauderdale By The Sea condominiums have cut most often: 45.5% of 33" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 127 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 25, "sample_ok": false, "small_sample": false, "pending": 2, "median_list_price": 1365000.0, "cut_count": 12, "cut_pct": 48.0, "raised_count": 1, "valid_price_count": 25, "missing_price_count": 0, "unchanged_count": 12, "not_below_original_count": 13, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 7.2, "median_cut_dollars": 90000.0, "cut_last30": 5, "cut_last30_pct": 20.0, "cut_last7": 0, "median_dom": 84, "median_cdom": 118, "dom_n": 25, "cdom_n": 25, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 25, "relisted_count": 3, "relisted_pct": 12.0, "over90": 13, "over90_pct": 52.0, "over180": 8, "fresh_held": 8, "fresh_held_pct": 32.0, "fresh_held_missing_cdom_count": 0, "stale_uncut": 3, "stale_uncut_pct": 12.0, "dom_buckets": [ { "label": "0-30", "count": 8, "pct": 32.0 }, { "label": "31-60", "count": 1, "pct": 4.0 }, { "label": "61-90", "count": 3, "pct": 12.0 }, { "label": "91-180", "count": 5, "pct": 20.0 }, { "label": "181+", "count": 8, "pct": 32.0 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 2, "cut": 2, "cut_pct": 100.0, "median_cdom": 677.5, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 }, { "label": "$1M to $2M", "active": 12, "cut": 6, "cut_pct": 50.0, "median_cdom": 98.0, "cut_pct_denominator": 12, "cdom_n": 12, "valid_price_count": 12 }, { "label": "$2M to $5M", "active": 5, "cut": 2, "cut_pct": 40.0, "median_cdom": 84, "cut_pct_denominator": 5, "cdom_n": 5, "valid_price_count": 5 }, { "label": "$5M and up", "active": 6, "cut": 2, "cut_pct": 33.3, "median_cdom": 80.5, "cut_pct_denominator": 6, "cdom_n": 6, "valid_price_count": 6 } ], "pending_cut_count": 2, "pending_cut_pct": 100.0, "pending_valid_price_count": 2, "pending_missing_price_count": 0, "pending_unchanged_count": 0, "pending_raised_count": 0, "pending_not_below_original_count": 0, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 2, "pending_dom_n": 2, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 6.0, "pending_median_cdom": 186.5, "denominators": { "cut_pct": 25, "cut_last30_pct": 25, "relisted_pct": 25, "fresh_held_pct": 25, "stale_uncut_pct": 25, "over90_pct": 25, "dom_bucket_pct": 25, "pending_cut_pct": 2, "median_dom": 25, "median_cdom": 25, "median_cut_pct": 12, "median_cut_dollars": 12, "pending_median_cut_pct": 2, "pending_median_cdom": 2 }, "county_counts": { "Broward": 25 }, "series": [] }, "condos": { "active": 86, "sample_ok": true, "small_sample": false, "pending": 14, "median_list_price": 521500.0, "cut_count": 36, "cut_pct": 41.9, "raised_count": 4, "valid_price_count": 86, "missing_price_count": 0, "unchanged_count": 46, "not_below_original_count": 50, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 5.4, "median_cut_dollars": 26500.5, "cut_last30": 12, "cut_last30_pct": 14.0, "cut_last7": 4, "median_dom": 84.0, "median_cdom": 99.5, "dom_n": 86, "cdom_n": 86, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 86, "relisted_count": 7, "relisted_pct": 8.1, "over90": 44, "over90_pct": 51.2, "over180": 21, "fresh_held": 28, "fresh_held_pct": 32.6, "fresh_held_missing_cdom_count": 0, "stale_uncut": 16, "stale_uncut_pct": 18.6, "dom_buckets": [ { "label": "0-30", "count": 22, "pct": 25.6 }, { "label": "31-60", "count": 11, "pct": 12.8 }, { "label": "61-90", "count": 9, "pct": 10.5 }, { "label": "91-180", "count": 23, "pct": 26.7 }, { "label": "181+", "count": 21, "pct": 24.4 } ], "bands": [ { "label": "Under $250K", "active": 7, "cut": 2, "cut_pct": 28.6, "median_cdom": 71, "cut_pct_denominator": 7, "cdom_n": 7, "valid_price_count": 7 }, { "label": "$250K to $500K", "active": 33, "cut": 15, "cut_pct": 45.5, "median_cdom": 114, "cut_pct_denominator": 33, "cdom_n": 33, "valid_price_count": 33 }, { "label": "$500K to $1M", "active": 30, "cut": 13, "cut_pct": 43.3, "median_cdom": 97.0, "cut_pct_denominator": 30, "cdom_n": 30, "valid_price_count": 30 }, { "label": "$1M and up", "active": 16, "cut": 6, "cut_pct": 37.5, "median_cdom": 88.5, "cut_pct_denominator": 16, "cdom_n": 16, "valid_price_count": 16 } ], "pending_cut_count": 7, "pending_cut_pct": 50.0, "pending_valid_price_count": 14, "pending_missing_price_count": 0, "pending_unchanged_count": 7, "pending_raised_count": 0, "pending_not_below_original_count": 7, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 14, "pending_dom_n": 14, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 5.7, "pending_median_cdom": 72.5, "denominators": { "cut_pct": 86, "cut_last30_pct": 86, "relisted_pct": 86, "fresh_held_pct": 86, "stale_uncut_pct": 86, "over90_pct": 86, "dom_bucket_pct": 86, "pending_cut_pct": 14, "median_dom": 86, "median_cdom": 86, "median_cut_pct": 36, "median_cut_dollars": 36, "pending_median_cut_pct": 7, "pending_median_cdom": 14 }, "county_counts": { "Broward": 86 }, "tier": "c3", "series": [ { "date": "2026-09-07", "active": 86, "cut_pct": 41.9, "median_cdom": 99.5, "median_list_price": 521500.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "41.9% of Lauderdale By The Sea condominiums for sale are asking less than their original list price", "Seller Blink Rate™ in Lauderdale By The Sea: 41.9% of condominiums list below original asking, against 45% across Broward County", "Buying in Lauderdale By The Sea? 36 of the 86 condominiums for sale are asking below their original price, by a median $27K" ], "lede": "LAUDERDALE BY THE SEA, Fla., September 7, 2026 - 41.9% of the 86 condominiums listed for sale in Lauderdale By The Sea (36 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 36 reduced listings, the median reduction is 5.4% (about $27K). Houses: 25 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"41.9 percent of condominiums for sale in Lauderdale By The Sea have a current asking price below their original list price; among those 36 reduced listings the median reduction is $27K.\"", "\"Among active Lauderdale By The Sea condominiums, the median recorded CumulativeDaysOnMarket value is 100 days and the median recorded DaysOnMarket value is 84 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"14 Lauderdale By The Sea condominiums are under contract in this snapshot, 7 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lauderdale By The Sea, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (46 unchanged, 4 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 86 condominiums, 25 houses, 14 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lauderdale-by-the-sea/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-lauderdale-by-the-sea/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Lauderdale By The Sea versus Broward County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Lauderdale By The Sea condominiums 41.9%, Broward County condominiums 45%. Houses: 25 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 41.9% of Lauderdale By The Sea condominiums for sale are asking below their original price, against 45% across Broward County", "visible_labels": [ "45%", "41.9%" ] }, { "caption": "Active Lauderdale By The Sea condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 51.2% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 25.6%, 31-60 days 12.8%, 61-90 days 10.5%, 91-180 days 26.7%, 181+ days 24.4%.", "title": "51.2% of Lauderdale By The Sea condominiums for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "25.6%", "12.8%", "10.5%", "26.7%", "24.4%", "51.2%" ] }, { "caption": "Share of active Lauderdale By The Sea condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 7 listed, count only; $250K to $500K 45.5% (15 of 33); $500K to $1M 43.3% (13 of 30); $1M and up 37.5% (6 of 16).", "title": "$250K to $500K Lauderdale By The Sea condominiums show the highest share asking below original: 45.5% of 33", "visible_labels": [ "37.5%", "6", "16", "43.3%", "13", "30", "45.5%", "15", "33", "7" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 127, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 25, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Lauderdale By The Sea condominiums 41.9%, Broward County condominiums 45.0%. Houses: 25 for sale, too few to report.", "after": "Horizontal bar chart. Lauderdale By The Sea condominiums 41.9%, Broward County condominiums 45%. Houses: 25 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Lauderdale By The Sea versus Broward County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Lauderdale By The Sea versus Broward County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Lauderdale By The Sea condominiums are cutting 3.1 points less often than Broward County", "after": "Seller Blink Rate™: 41.9% of Lauderdale By The Sea condominiums for sale are asking below their original price, against 45% across Broward County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "41.9%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 25.6%, 31-60 days 12.8%, 61-90 days 10.5%, 91-180 days 26.7%, 181+ days 24.4%.", "after": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 25.6%, 31-60 days 12.8%, 61-90 days 10.5%, 91-180 days 26.7%, 181+ days 24.4%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Lauderdale By The Sea listings by cumulative days on market, condominiums, September 7, 2026. 51.2% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Lauderdale By The Sea condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 51.2% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "51.2% of Lauderdale By The Sea condominiums for sale have waited more than 90 days, counting every relisting", "after": "51.2% of Lauderdale By The Sea condominiums for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "25.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "12.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "10.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "26.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "24.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "51.2%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K too few to read of 7; $250K to $500K 45.5% of 33; $500K to $1M 43.3% of 30; $1M and up 37.5% of 16.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 7 listed, count only; $250K to $500K 45.5% (15 of 33); $500K to $1M 43.3% (13 of 30); $1M and up 37.5% (6 of 16).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Lauderdale By The Sea condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Lauderdale By The Sea condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$250K to $500K Lauderdale By The Sea condominiums have cut most often: 45.5% of 33", "after": "$250K to $500K Lauderdale By The Sea condominiums show the highest share asking below original: 45.5% of 33", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "37.5%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "30", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "45.5%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "33", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "41.9% of Lauderdale By The Sea condominiums for sale have cut their asking price", "after": "41.9% of Lauderdale By The Sea condominiums for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Lauderdale By The Sea sellers hold firmer than the rest of Broward County as 51.2% of condominiums pass 90 days on the market", "after": "Seller Blink Rate™ in Lauderdale By The Sea: 41.9% of condominiums list below original asking, against 45% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Lauderdale By The Sea? Two in five condominiums have already come down once, by a median $27K", "after": "Buying in Lauderdale By The Sea? 36 of the 86 condominiums for sale are asking below their original price, by a median $27K", "before_present": true, "after_present": true }, { "field": "lede", "before": "LAUDERDALE BY THE SEA, Fla., September 7, 2026 - 41.9% of the 86 condominiums listed for sale in Lauderdale By The Sea have reduced their asking price at least once, by a median 5.4% (about $27K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 25 for sale, too few to report percentages (floor 30).", "after": "LAUDERDALE BY THE SEA, Fla., September 7, 2026 - 41.9% of the 86 condominiums listed for sale in Lauderdale By The Sea (36 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 36 reduced listings, the median reduction is 5.4% (about $27K). Houses: 25 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Lauderdale By The Sea and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 86 condominiums, 25 houses, 14 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-lauderdale-by-the-sea/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lauderdale By The Sea, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (46 unchanged, 4 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 86 condominiums, 25 houses, 14 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lauderdale-by-the-sea/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-lauderdale-by-the-sea/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"41.9 percent of condominiums for sale in Lauderdale By The Sea have reduced their asking price at least once, by a median $27K.\"", "after": "\"41.9 percent of condominiums for sale in Lauderdale By The Sea have a current asking price below their original list price; among those 36 reduced listings the median reduction is $27K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Lauderdale By The Sea condominium for sale has been waiting 100 days, not the 84 the current listing shows.\"", "after": "\"Among active Lauderdale By The Sea condominiums, the median recorded CumulativeDaysOnMarket value is 100 days and the median recorded DaysOnMarket value is 84 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Lauderdale By The Sea condominiums now under contract, 50.0 percent never reduced their asking price; the rest cut by a median 5.7 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"14 Lauderdale By The Sea condominiums are under contract in this snapshot, 7 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "16d7b455c232ec4858be46d50377c928175feb37bc308123c8bb311eca0d2883", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nLauderdale By The Sea price cuts and true days on\nmarket\nHEADLINE OPTIONS\n41.9% of Lauderdale By The Sea condominiums for sale have cut their asking price\nLauderdale By The Sea sellers hold firmer than the rest of Broward County as 51.2% of condominiums pass\n90 days on the market\nBuying in Lauderdale By The Sea? Two in five condominiums have already come down once, by a median\n$27K\nLEDE\nLAUDERDALE BY THE SEA, Fla., September 7, 2026 - 41.9% of the 86 condominiums listed for sale in\nLauderdale By The Sea have reduced their asking price at least once, by a median 5.4% (about $27K), according\nto a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 25 for sale, too few to report\npercentages (floor 30).\nNUT GRAF\nThe figures point to a market where 50.0% of condominiums reached a contract only after a price cut: of the\n14 Lauderdale By The Sea condominiums now under contract, 50.0% reduced before going under contract,\nwith a median cut of 5.7% and a median 72 days to contract. Across Broward County the price-cut share is\n45.0% for condominiums and 43.3% for houses, so Lauderdale By The Sea condominiums are cutting 3.1\npoints less often than the county. Counting every relisting, the median Lauderdale By The Sea condominium\nfor sale has been on the market 100 days, against 84 on its current listing; 8.1% of active condominiums have\nbeen withdrawn and relisted at least once.\nFACT BOX\nActive\ncondominium\nlistings,\nLauderdale By\nThe Sea\n86\nShare with at\nleast one price\nreduction,\ncondominiums\n41.9% (36 of 86)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nMedian\nreduction from\noriginal asking,\ncondominiums\n5.4% (about $27K)\nActive single-\nfamily listings,\nLauderdale By\nThe Sea\n25 (below the 30-listing floor; percentages not reported)\nMedian\ncumulative days\non market,\ncondominiums\n100 days (84 on current listing)\nCondominiums\non market more\nthan 90 days,\ncumulative\n51.2% (44 of 86)\nCondominiums\nunder contract\nthat reduced\nfirst\n50.0% of 14\nBroward\nCounty price-\ncut share,\ncondominiums /\nhouses\n45.0% / 43.3%\nConditions read\n(PBP rule,\ndisclosed in\nmethod)\nCondominiums: Cutting at peer pace\nPeer group,\ncondominiums\n(median asking\n$350K to\n$600K; peer\ncut share\n41.0%)\nNorth Miami Beach, Hollywood, North Palm Beach, Tequesta, South Palm Beach, Jensen Beach, North Bay Village, D\nQUOTABLE DATA POINTS\n\"41.9 percent of condominiums for sale in Lauderdale By The Sea have reduced their asking price at least\nonce, by a median $27K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Lauderdale By The Sea condominium for sale has been waiting 100\ndays, not the 84 the current listing shows.\"\n\"Of the Lauderdale By The Sea condominiums now under contract, 50.0 percent never reduced their\nasking price; the rest cut by a median 5.7 percent before a buyer committed. Contract prices are not\nknown until the sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Lauderdale By The Sea versus Broward County, condominiums, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Lauderdale By The Sea listings by cumulative days on market, condominiums, September 7, 2026. 51.2% of condominiums have\npassed 90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Lauderdale By The Sea condominiums with a price reduction by original asking price band, September 7, 2026. Bands\nunder 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Lauderdale By The Sea and Broward County\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit\nreflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\non market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences;\ncondominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under\nContract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 86 condominiums, 25\nhouses, 14 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate\nor model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-lauderdale-by-the-sea/ . Conditions read: How the read works: each city is compared with its\npeer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer\nfigure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at\nleast 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting\nat peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is\nrelative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "790689f6da3958d548a2db92e333a7d93845ef0a214c47f94393eae19488105f", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nLauderdale By The Sea asking-price reductions and\nrecorded days on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/lauderdale-\nby-the-sea/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n41.9% of Lauderdale By The Sea condominiums for sale are asking less than their original list price\nSeller Blink Rate™ in Lauderdale By The Sea: 41.9% of condominiums list below original asking, against 45%\nacross Broward County\nBuying in Lauderdale By The Sea? 36 of the 86 condominiums for sale are asking below their original price,\nby a median $27K\nLEDE\nLAUDERDALE BY THE SEA, Fla., September 7, 2026 - 41.9% of the 86 condominiums listed for sale in\nLauderdale By The Sea (36 listings) have a current asking price below their original list price, according to PBP\nReal Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 36 reduced listings,\nthe median reduction is 5.4% (about $27K). Houses: 25 for sale, below the 30-listing floor, so no percentages\nare reported for them.\nNUT GRAF\nFor active Lauderdale By The Sea condominiums, the median recorded CumulativeDaysOnMarket value is 100\ndays and the median recorded DaysOnMarket value is 84 days, each calculated from non-missing values in that\nfield (86 and 86 listings). 8.1% of all active condominiums have both fields recorded and a cumulative value\ngreater than their DaysOnMarket value; this comparison does not establish a relisting event. 14 Lauderdale By\nThe Sea condominiums are under contract (Pending or Active Under Contract), 7 of them with a recorded\nasking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\ndisclose the agreed contract price. Across Broward County the shares asking below original are 45% for\ncondominiums and 43.3% for houses; Lauderdale By The Sea condominiums are 3.1 points below the county\nshare.\nFACT BOX\nActive condominium listings,\nLauderdale By The Sea\n86\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n41.9% (36 of 86)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\ncondominiums\n86 / 0; 46 / 4\nSeptember 7, 2026\nMedian reduction among the 36\nreduced condominiums\n5.4% (about $27K)\nSeptember 7, 2026\nActive single-family listings, Lauderdale\nBy The Sea\n25 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, condominiums\n100 / 84 days (from 86 / 86 recorded values)\nSeptember 7, 2026\nCondominiums with recorded\nCumulativeDaysOnMarket over 90\ndays\n51.2% (44 of 86 with a recorded value)\nSeptember 7, 2026\nCondominiums under contract (count\nonly; fewer than 30)\n14, 7 asking below original\nSeptember 7, 2026\nBroward County share asking below\noriginal, condominiums / houses\n45% / 43.3%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nCondominiums: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, condominiums (median\nasking $350K to $600K; peer share\n41%)\nNorth Miami Beach, Hollywood, North Palm Beach,\nTequesta, South Palm Beach, Jensen Beach, North Bay\nVillage, Doral, Wellington, Aventura, Fort Lauderdale,\nMiami, Hutchinson Island, Miami Beach, Jupiter\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"41.9 percent of condominiums for sale in Lauderdale By The Sea have a current asking price below their\noriginal list price; among those 36 reduced listings the median reduction is $27K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"Among active Lauderdale By The Sea condominiums, the median recorded CumulativeDaysOnMarket\nvalue is 100 days and the median recorded DaysOnMarket value is 84 days. These are MLS-recorded\nfields, not an independently reconstructed listing history.\"\n\"14 Lauderdale By The Sea condominiums are under contract in this snapshot, 7 of them with a recorded\nasking price below original; the group is too small to report a percentage. These asking-price fields do not\ndisclose the agreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Lauderdale By The Sea versus\nBroward County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nChart data (aggregate): Horizontal bar chart. Lauderdale By The Sea condominiums 41.9%, Broward County\ncondominiums 45%. Houses: 25 for sale, count only. Share of active listings asking below their original list\nprice, September 7, 2026.\nActive Lauderdale By The Sea condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings\nwith a recorded value in that field; 51.2% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Condominiums: 0-30 days\n25.6%, 31-60 days 12.8%, 61-90 days 10.5%, 91-180 days 26.7%, 181+ days 24.4%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Lauderdale By The Sea condominiums asking below their original list price, by current asking-price band, September 7,\n2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\ncondominiums: Under $250K 7 listed, count only; $250K to $500K 45.5% (15 of 33); $500K to $1M 43.3%\n(13 of 30); $1M and up 37.5% (6 of 16).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lauderdale By The\nSea, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC\n(data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it\ndoes not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that\nsnapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be\nunchanged, raised or missing a price (46 unchanged, 4 above original, 0 without both prices among condominiums). The median\nreduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings\nare reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each\nmedian over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded\nCumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or\nhow often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nasking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands\nunder 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the\nshared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype\n(townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment\nwhen the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified\nas condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining\nSingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-\ncontract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39\nis marked small. Houses are below the floor and appear as a count only. Sample sizes: 86 condominiums, 25 houses, 14\ncondominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings\nwhose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below\ntheir original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works:\nthe peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums\nseparately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract\nlistings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is\nnot a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's\nthresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings\nrequire caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table\nbehind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lauderdale-by-the-sea/\n2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-lauderdale-by-\nthe-sea/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "9d6ef7b05f1d347cdfd31a86e17e90bf11e2bd36e2529a536c7033bf8aa20197", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - LAUDERDALE BY THE SEA PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 41.9% of Lauderdale By The Sea condominiums for sale are asking less than their original list price\n2. Seller Blink Rate™ in Lauderdale By The Sea: 41.9% of condominiums list below original asking, against 45% across Broward County\n3. Buying in Lauderdale By The Sea? 36 of the 86 condominiums for sale are asking below their original price, by a median $27K\n\nLEDE\nLAUDERDALE BY THE SEA, Fla., September 7, 2026 - 41.9% of the 86 condominiums listed for sale in Lauderdale By The Sea (36 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 36 reduced listings, the median reduction is 5.4% (about $27K). Houses: 25 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active Lauderdale By The Sea condominiums, the median recorded CumulativeDaysOnMarket value is 100 days and the median recorded DaysOnMarket value is 84 days, each calculated from non-missing values in that field (86 and 86 listings). 8.1% of all active condominiums have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 14 Lauderdale By The Sea condominiums are under contract (Pending or Active Under Contract), 7 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 45% for condominiums and 43.3% for houses; Lauderdale By The Sea condominiums are 3.1 points below the county share.\n\nFACT BOX (exact figures)\n- Active condominium listings, Lauderdale By The Sea: 86 [September 7, 2026]\n- Share asking below original list price, condominiums: 41.9% (36 of 86) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, condominiums: 86 / 0; 46 / 4 [September 7, 2026]\n- Median reduction among the 36 reduced condominiums: 5.4% (about $27K) [September 7, 2026]\n- Active single-family listings, Lauderdale By The Sea: 25 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, condominiums: 100 / 84 days (from 86 / 86 recorded values) [September 7, 2026]\n- Condominiums with recorded CumulativeDaysOnMarket over 90 days: 51.2% (44 of 86 with a recorded value) [September 7, 2026]\n- Condominiums under contract (count only; fewer than 30): 14, 7 asking below original [September 7, 2026]\n- Broward County share asking below original, condominiums / houses: 45% / 43.3% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, condominiums (median asking $350K to $600K; peer share 41%): North Miami Beach, Hollywood, North Palm Beach, Tequesta, South Palm Beach, Jensen Beach, North Bay Village, Doral, Wellington, Aventura, Fort Lauderdale, Miami, Hutchinson Island, Miami Beach, Jupiter [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"41.9 percent of condominiums for sale in Lauderdale By The Sea have a current asking price below their original list price; among those 36 reduced listings the median reduction is $27K.\"\n- \"Among active Lauderdale By The Sea condominiums, the median recorded CumulativeDaysOnMarket value is 100 days and the median recorded DaysOnMarket value is 84 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"14 Lauderdale By The Sea condominiums are under contract in this snapshot, 7 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- lauderdale-by-the-sea-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Lauderdale By The Sea versus Broward County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Lauderdale By The Sea condominiums 41.9%, Broward County condominiums 45%. Houses: 25 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- lauderdale-by-the-sea-true-days-on-market-r1-2026-09-07.png\n Caption: Active Lauderdale By The Sea condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 51.2% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Condominiums: 0-30 days 25.6%, 31-60 days 12.8%, 61-90 days 10.5%, 91-180 days 26.7%, 181+ days 24.4%.\n- lauderdale-by-the-sea-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Lauderdale By The Sea condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 7 listed, count only; $250K to $500K 45.5% (15 of 33); $500K to $1M 43.3% (13 of 30); $1M and up 37.5% (6 of 16).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lauderdale By The Sea, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (46 unchanged, 4 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 86 condominiums, 25 houses, 14 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lauderdale-by-the-sea/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-lauderdale-by-the-sea/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "lauderdale-by-the-sea", "city": "Lauderdale By The Sea", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 86, "with_fee": 86, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 86, "cut_count": 36, "cut_pct": 41.9, "median_cut_pct": 5.4, "median_cut_dollars": 26500 }, "outliers_dropped": 2, "n": 84, "median": 1125, "p10": 523, "p25": 739, "p75": 1531, "p90": 2119, "min": 395, "max": 4785, "median_sqft": 0.96, "n_sqft": 83, "median_pct_price": 2.34, "median_list_price": 511500, "median_year_built": 1972, "median_sqft_area": 1160, "over_1000": 48, "over_1000_pct": 57.1, "under_500": 5, "under_500_pct": 6.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 48, "over_hi_pct": 57.1, "under_lo": 5, "under_lo_pct": 6.0, "types": { "Condominium": { "count": 76, "pct": 90.5 }, "Townhouse": { "count": 4, "pct": 4.8 }, "StockCooperative": { "count": 2, "pct": 2.4 }, "SingleFamilyResidence": { "count": 1, "pct": 1.2 }, "Villa": { "count": 1, "pct": 1.2 } }, "regime": { "COA": { "count": 82, "pct": 97.6 }, "not_recorded": { "count": 2, "pct": 2.4 } }, "villa_median": 1500, "townhouse_median": 861, "cadence": { "Monthly": { "count": 63, "pct": 75.0 }, "Quarterly": { "count": 21, "pct": 25.0 } }, "stacked": { "count": 1, "pct": 1.2, "median_total": 2737, "median_master": 1538 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 5, "pct": 6.0 }, { "label": "$500 to $750", "count": 18, "pct": 21.4 }, { "label": "$750 to $1,000", "count": 13, "pct": 15.5 }, { "label": "$1,000 to $1,500", "count": 23, "pct": 27.4 }, { "label": "$1,500 to $2,000", "count": 15, "pct": 17.9 }, { "label": "$2,000 and up", "count": 10, "pct": 11.9 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 24, "median": 740, "median_sqft": 0.84 }, { "label": "1970s", "n": 36, "median": 1137, "median_sqft": 0.95 }, { "label": "1980s", "n": 10, "median": 1888, "median_sqft": 0.96 }, { "label": "1990s", "n": 3, "median": 2761, "median_sqft": 0.92 }, { "label": "2000s", "n": 8, "median": 1842, "median_sqft": 1.14 }, { "label": "2010s", "n": 2, "median": 1965, "median_sqft": 1.12 }, { "label": "2020s", "n": 1, "median": 1500, "median_sqft": 0.5 } ], "bands": [ { "label": "Under $250K", "n": 7, "median": 734, "median_pct_price": 4.19 }, { "label": "$250K to $500K", "n": 33, "median": 850, "median_pct_price": 2.5 }, { "label": "$500K to $1M", "n": 29, "median": 1238, "median_pct_price": 2.28 }, { "label": "$1M and up", "n": 15, "median": 2150, "median_pct_price": 1.84 } ], "pre1995": { "n": 72, "median": 1080 }, "post2005": { "n": 8, "median": 2150 }, "includes": [ { "key": "Trash", "label": "Trash", "count": 71, "pct": 85.5 }, { "key": "Water", "label": "Water", "count": 67, "pct": 80.7 }, { "key": "CommonAreas", "label": "Common areas", "count": 66, "pct": 79.5 }, { "key": "Sewer", "label": "Sewer", "count": 66, "pct": 79.5 }, { "key": "Pools", "label": "Pool", "count": 65, "pct": 78.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 63, "pct": 75.9 }, { "key": "Insurance", "label": "Building insurance", "count": 59, "pct": 71.1 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 46, "pct": 55.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 44, "pct": 53.0 }, { "key": "Roof", "label": "Roof", "count": 41, "pct": 49.4 }, { "key": "PestControl", "label": "Pest control", "count": 30, "pct": 36.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 29, "pct": 34.9 }, { "key": "Security", "label": "Security", "count": 29, "pct": 34.9 }, { "key": "CableTv", "label": "Cable TV", "count": 27, "pct": 32.5 } ], "includes_n": 83, "flags": { "sa_mentioned": { "count": 18, "pct": 21.4 }, "sa_none_or_paid": { "count": 16, "pct": 19.0 }, "sa_pending": { "count": 1, "pct": 1.2 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 7, "pct": 8.3 }, "reserves": { "count": 1, "pct": 1.2 }, "land_lease": { "count": 4, "pct": 4.8 }, "remarks_n": 84 }, "developments": [ { "name": "Gardens By the Sea South", "master": null, "n": 8, "anecdotal": true, "median": 694, "median_sqft": 0.81, "year_built": 1974, "median_list_price": 370450, "sa_mentioned": 5, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "North Leisure Gardens Con", "master": null, "n": 6, "anecdotal": true, "median": 592, "median_sqft": 0.71, "year_built": 1968, "median_list_price": 316500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Place", "master": null, "n": 5, "anecdotal": true, "median": 964, "median_sqft": 1.08, "year_built": 1969, "median_list_price": 459000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Royal Coast", "master": null, "n": 5, "anecdotal": true, "median": 1512, "median_sqft": 1.31, "year_built": 1971, "median_list_price": 558000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-06", "median": 1144, "p25": 740, "p75": 1588, "n": 76, "median_sqft": 0.98, "sa_pending_pct": 1.3 }, { "date": "2026-09-07", "median": 1125, "p25": 739, "p75": 1531, "n": 84, "median_sqft": 0.96, "sa_pending_pct": 1.2 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Lauderdale By The Sea condo for sale carries a $1,125-a-month association fee, 41% above the South Florida median", "57.1% of Lauderdale By The Sea condos on the market ask $1,000 or more a month in fees; 6% stay under $500", "Lauderdale By The Sea condo fees run $739 to $1,531 a month for the middle half of listings" ], "lede": "LAUDERDALE BY THE SEA, Fla., September 7, 2026 - The median monthly association fee across the 84 condominiums listed for sale in Lauderdale By The Sea is $1,125, with half of the listings between $739 and $1,531 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 41% above the five-county South Florida median of $800, and ranks Lauderdale By The Sea 20 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Lauderdale By The Sea carries a monthly association fee of $1,125, 41% above the five-county South Florida median of $800.\"", "\"57.1 percent of Lauderdale By The Sea condos on the market ask $1,000 or more a month in association fees; only 6 percent stay under $500.\"", "\"On the median Lauderdale By The Sea condo, a year of association fees equals 2.34 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Lauderdale By The Sea permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-lauderdale-by-the-sea/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Lauderdale By The Sea against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Lauderdale By The Sea median $1,125 a month, South Florida median $800; Lauderdale By The Sea ranks 20 of 69 cities.", "title": "Lauderdale By The Sea condo fees sit 41% above the South Florida median" }, { "caption": "Share of active Lauderdale By The Sea condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 6% (5 listings); $500 to $750 21.4% (18 listings); $750 to $1,000 15.5% (13 listings); $1,000 to $1,500 27.4% (23 listings); $1,500 to $2,000 17.9% (15 listings); $2,000 and up 11.9% (10 listings).", "title": "27.4% of Lauderdale By The Sea condos for sale carry a fee of $1,000 to $1,500 a month" }, { "caption": "Median monthly-equivalent association fee for active Lauderdale By The Sea condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s $740 (24 listings); 1970s $1,137 (36 listings); 1980s $1,888 (10 listings); 1990s too few (3 listings); 2000s too few (8 listings); 2010s too few (2 listings); 2020s too few (1 listings).", "title": "Lauderdale By The Sea condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 86 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 86, "with_fee": 86, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 86, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 84, "retained_n": 84, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 86, "cut_count": 36, "cut_pct": 41.9, "median_cut_pct": 5.4, "median_cut_dollars": 26500, "valid_price_count": 86, "missing_price_count": 0, "unchanged_count": 46, "raised_count": 4, "not_below_original_count": 50, "cut_pct_denominator": 86, "cut_sample_ok": true, "median_cut_n": 36 }, "trim_bounds": { "p1": 377.0, "p99": 5250.843500000017 }, "retained_small_sample": false, "retained_below_30": false, "median": 1125, "p10": 523, "p25": 739, "p75": 1531, "p90": 2119, "min": 395, "max": 4785, "median_sqft": 0.96, "n_sqft": 83, "median_pct_price": 2.34, "n_pct_price": 84, "median_list_price": 511500, "median_year_built": 1972, "median_sqft_area": 1160, "over_1000": 48, "over_1000_pct": 57.1, "under_500": 5, "under_500_pct": 6.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 48, "over_hi_pct": 57.1, "under_lo": 5, "under_lo_pct": 6.0, "types": { "Condominium": { "count": 76, "pct": 90.5 }, "Townhouse": { "count": 4, "pct": 4.8 }, "StockCooperative": { "count": 2, "pct": 2.4 }, "SingleFamilyResidence": { "count": 1, "pct": 1.2 }, "Villa": { "count": 1, "pct": 1.2 } }, "regime": { "COA": { "count": 82, "pct": 97.6 }, "not_recorded": { "count": 2, "pct": 2.4 } }, "villa_median": 1500, "townhouse_median": 861, "cadence": { "Monthly": { "count": 63, "pct": 75.0 }, "Quarterly": { "count": 21, "pct": 25.0 } }, "stacked": { "count": 1, "pct": 1.2, "median_total": 2737, "median_master": 1538 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 5, "pct": 6.0 }, { "label": "$500 to $750", "count": 18, "pct": 21.4 }, { "label": "$750 to $1,000", "count": 13, "pct": 15.5 }, { "label": "$1,000 to $1,500", "count": 23, "pct": 27.4 }, { "label": "$1,500 to $2,000", "count": 15, "pct": 17.9 }, { "label": "$2,000 and up", "count": 10, "pct": 11.9 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 24, "median": 740, "median_sqft": 0.84 }, { "label": "1970s", "n": 36, "median": 1137, "median_sqft": 0.95 }, { "label": "1980s", "n": 10, "median": 1888, "median_sqft": 0.96 }, { "label": "1990s", "n": 3, "median": 2761, "median_sqft": 0.92 }, { "label": "2000s", "n": 8, "median": 1842, "median_sqft": 1.14 }, { "label": "2010s", "n": 2, "median": 1965, "median_sqft": 1.12 }, { "label": "2020s", "n": 1, "median": 1500, "median_sqft": 0.5 } ], "bands": [ { "label": "Under $250K", "n": 7, "median": 734, "median_pct_price": 4.19 }, { "label": "$250K to $500K", "n": 33, "median": 850, "median_pct_price": 2.5 }, { "label": "$500K to $1M", "n": 29, "median": 1238, "median_pct_price": 2.28 }, { "label": "$1M and up", "n": 15, "median": 2150, "median_pct_price": 1.84 } ], "pre1995": { "n": 72, "median": 1080 }, "post2005": { "n": 8, "median": 2150 }, "includes": [ { "key": "Trash", "label": "Trash", "count": 71, "pct": 85.5 }, { "key": "Water", "label": "Water", "count": 67, "pct": 80.7 }, { "key": "CommonAreas", "label": "Common areas", "count": 66, "pct": 79.5 }, { "key": "Sewer", "label": "Sewer", "count": 66, "pct": 79.5 }, { "key": "Pools", "label": "Pool", "count": 65, "pct": 78.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 63, "pct": 75.9 }, { "key": "Insurance", "label": "Building insurance", "count": 59, "pct": 71.1 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 46, "pct": 55.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 44, "pct": 53.0 }, { "key": "Roof", "label": "Roof", "count": 41, "pct": 49.4 }, { "key": "PestControl", "label": "Pest control", "count": 30, "pct": 36.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 29, "pct": 34.9 }, { "key": "Security", "label": "Security", "count": 29, "pct": 34.9 }, { "key": "CableTv", "label": "Cable TV", "count": 27, "pct": 32.5 } ], "includes_n": 83, "flags": { "sa_mentioned": { "count": 18, "pct": 21.4 }, "sa_none_or_paid": { "count": 16, "pct": 19.0 }, "sa_pending": { "count": 1, "pct": 1.2 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 7, "pct": 8.3 }, "reserves": { "count": 1, "pct": 1.2 }, "land_lease": { "count": 4, "pct": 4.8 }, "remarks_n": 84 }, "denominators": { "fee_percentages": 84, "fee_medians_percentiles": 84, "median_sqft": 83, "median_pct_price": 84, "includes_pct": 83, "flags_pct": 84, "cut_pct": 86 }, "developments": [ { "name": "Gardens By the Sea South", "master": null, "n": 8, "anecdotal": true, "median": 694, "median_sqft": 0.81, "year_built": 1974, "median_list_price": 370450, "sa_mentioned": 5, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "North Leisure Gardens Con", "master": null, "n": 6, "anecdotal": true, "median": 592, "median_sqft": 0.71, "year_built": 1968, "median_list_price": 316500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Place", "master": null, "n": 5, "anecdotal": true, "median": 964, "median_sqft": 1.08, "year_built": 1969, "median_list_price": 459000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Royal Coast", "master": null, "n": 5, "anecdotal": true, "median": 1512, "median_sqft": 1.31, "year_built": 1971, "median_list_price": 558000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 1125, "p25": 739, "p75": 1531, "n": 84, "median_sqft": 0.96, "sa_pending_pct": 1.2 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Lauderdale By The Sea condo monthly association fees have a median of $1,125 in the retained usable-fee sample of 84 listings, 41% above the five-county median", "In Lauderdale By The Sea's retained usable-fee sample (84 listings after exclusions and percentile trimming), 57.1% have monthly-equivalent fees of $1,000 or more and 6% are below $500", "Lauderdale By The Sea's retained usable-fee sample (n=84): reported monthly-equivalent association fees range from $739 to $1,531 at the 25th to 75th percentiles" ], "lede": "LAUDERDALE BY THE SEA, Fla., September 7, 2026 - Among 84 active condominium listings in Lauderdale By The Sea retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,125, with the middle half between $739 and $1,531, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 86 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 41% above the separately trimmed five-county median of $800 and ranks 20th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Lauderdale By The Sea's retained usable-fee sample (n=84), after exclusions and percentile trimming, is $1,125, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Lauderdale By The Sea condos in the retained usable-fee sample (n=84) after exclusions and percentile trimming, 57.1 percent have listed monthly-equivalent fees of $1,000 or more and 6 percent are below $500.\"", "\"Among 84 retained listings with a current asking price of at least $20,000 in Lauderdale By The Sea's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.34 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Lauderdale By The Sea, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (86 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 84 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 86 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lauderdale-by-the-sea/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lauderdale-by-the-sea/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lauderdale By The Sea and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Lauderdale By The Sea retained-sample median $1,125 a month (n=84); five-county median $800 (n=22,695, region-level trim).", "title": "Lauderdale By The Sea condos, retained usable-fee sample (n=84): median $1,125/month, 41% above the five-county median of $800", "visible_labels": [ "$1,125", "84", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 84 active Lauderdale By The Sea condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 6% (5 listings); $500 to $750 21.4% (18 listings); $750 to $1,000 15.5% (13 listings); $1,000 to $1,500 27.4% (23 listings); $1,500 to $2,000 17.9% (15 listings); $2,000 and up 11.9% (10 listings).", "title": "27.4% of Lauderdale By The Sea's retained usable-fee sample (84 listings) falls in the $1,000 to $1,500 monthly band", "visible_labels": [ "0%", "0", "6%", "5", "21.4%", "18", "15.5%", "13", "27.4%", "23", "17.9%", "15", "11.9%", "10" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Lauderdale By The Sea condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1960s $740 (24 listings); 1970s $1,137 (36 listings); 1980s $1,888 (10 listings); 1990s count only (3 listings); 2000s count only (8 listings); 2010s count only (2 listings); 2020s count only (1 listings).", "title": "Lauderdale By The Sea condo fees by recorded decade built, retained usable-fee sample (n=84)", "visible_labels": [ "$740", "24", "$1,137", "36", "$1,888", "10", "3", "8", "2", "1" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 83, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 83, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 377.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 5250.843500000017, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Lauderdale By The Sea median $1,125 a month, South Florida median $800; Lauderdale By The Sea ranks 20 of 69 cities.", "after": "Dot strip chart in five county lanes. Lauderdale By The Sea retained-sample median $1,125 a month (n=84); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Lauderdale By The Sea against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lauderdale By The Sea and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Lauderdale By The Sea condo fees sit 41% above the South Florida median", "after": "Lauderdale By The Sea condos, retained usable-fee sample (n=84): median $1,125/month, 41% above the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$1,125", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "84", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 6% (5 listings); $500 to $750 21.4% (18 listings); $750 to $1,000 15.5% (13 listings); $1,000 to $1,500 27.4% (23 listings); $1,500 to $2,000 17.9% (15 listings); $2,000 and up 11.9% (10 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 6% (5 listings); $500 to $750 21.4% (18 listings); $750 to $1,000 15.5% (13 listings); $1,000 to $1,500 27.4% (23 listings); $1,500 to $2,000 17.9% (15 listings); $2,000 and up 11.9% (10 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Lauderdale By The Sea condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 84 active Lauderdale By The Sea condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "27.4% of Lauderdale By The Sea condos for sale carry a fee of $1,000 to $1,500 a month", "after": "27.4% of Lauderdale By The Sea's retained usable-fee sample (84 listings) falls in the $1,000 to $1,500 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "17.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "11.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "21.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "18", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "15.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "27.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "23", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s $740 (24 listings); 1970s $1,137 (36 listings); 1980s $1,888 (10 listings); 1990s too few (3 listings); 2000s too few (8 listings); 2010s too few (2 listings); 2020s too few (1 listings).", "after": "Column chart of median fee by recorded decade built: 1960s $740 (24 listings); 1970s $1,137 (36 listings); 1980s $1,888 (10 listings); 1990s count only (3 listings); 2000s count only (8 listings); 2010s count only (2 listings); 2020s count only (1 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Lauderdale By The Sea condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Lauderdale By The Sea condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Lauderdale By The Sea condo fees by decade the building was completed", "after": "Lauderdale By The Sea condo fees by recorded decade built, retained usable-fee sample (n=84)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$740", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "24", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$1,137", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "36", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$1,888", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Lauderdale By The Sea condo for sale carries a $1,125-a-month association fee, 41% above the South Florida median", "after": "Lauderdale By The Sea condo monthly association fees have a median of $1,125 in the retained usable-fee sample of 84 listings, 41% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "57.1% of Lauderdale By The Sea condos on the market ask $1,000 or more a month in fees; 6% stay under $500", "after": "In Lauderdale By The Sea's retained usable-fee sample (84 listings after exclusions and percentile trimming), 57.1% have monthly-equivalent fees of $1,000 or more and 6% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Lauderdale By The Sea condo fees run $739 to $1,531 a month for the middle half of listings", "after": "Lauderdale By The Sea's retained usable-fee sample (n=84): reported monthly-equivalent association fees range from $739 to $1,531 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "LAUDERDALE BY THE SEA, Fla., September 7, 2026 - The median monthly association fee across the 84 condominiums listed for sale in Lauderdale By The Sea is $1,125, with half of the listings between $739 and $1,531 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 41% above the five-county South Florida median of $800, and ranks Lauderdale By The Sea 20 of 69 cities.", "after": "LAUDERDALE BY THE SEA, Fla., September 7, 2026 - Among 84 active condominium listings in Lauderdale By The Sea retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,125, with the middle half between $739 and $1,531, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 86 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 41% above the separately trimmed five-county median of $800 and ranks 20th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Lauderdale By The Sea permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-lauderdale-by-the-sea/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Lauderdale By The Sea, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (86 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 84 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 86 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lauderdale-by-the-sea/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lauderdale-by-the-sea/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Lauderdale By The Sea carries a monthly association fee of $1,125, 41% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Lauderdale By The Sea's retained usable-fee sample (n=84), after exclusions and percentile trimming, is $1,125, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"57.1 percent of Lauderdale By The Sea condos on the market ask $1,000 or more a month in association fees; only 6 percent stay under $500.\"", "after": "\"Among Lauderdale By The Sea condos in the retained usable-fee sample (n=84) after exclusions and percentile trimming, 57.1 percent have listed monthly-equivalent fees of $1,000 or more and 6 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Lauderdale By The Sea condo, a year of association fees equals 2.34 percent of the asking price.\"", "after": "\"Among 84 retained listings with a current asking price of at least $20,000 in Lauderdale By The Sea's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.34 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "4bf0e12110a22c0d7501166c833aeef4f532a3c4b11f3a5a7ab34ea194504503", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nLauderdale By The Sea condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Lauderdale By The Sea condo for sale carries a $1,125-a-month association fee, 41% above the\nSouth Florida median\n57.1% of Lauderdale By The Sea condos on the market ask $1,000 or more a month in fees; 6% stay under\n$500\nLauderdale By The Sea condo fees run $739 to $1,531 a month for the middle half of listings\nLEDE\nLAUDERDALE BY THE SEA, Fla., September 7, 2026 - The median monthly association fee across the 84\ncondominiums listed for sale in Lauderdale By The Sea is $1,125, with half of the listings between $739 and\n$1,531 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 41%\nabove the five-county South Florida median of $800, and ranks Lauderdale By The Sea 20 of 69 cities.\nNUT GRAF\nPer square foot, the median Lauderdale By The Sea condo fee is $0.96 a month on a median unit of 1,160\nsquare feet; at the median asking price of $512K, a year of fees equals 2.34% of the price. 57.1% of listings ask\n$1,000 or more a month and 6% under $500. 1.2% of listings report two association layers (a master and a\nsub-association); 25% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 21.4% of listings, describe one as pending or payable by the buyer on 1.2%,\nand mention a mandatory club or membership on 0%.\nFACT BOX\nActive condominium listings, Lauderdale By The Sea\n86 (84 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$1,125\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$739 to $1,531\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.96 (median unit 1,160 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n2.34% (asking $512K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n57.1% / 6%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n1.2% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n25%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n21.4% / 1.2%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Lauderdale By The Sea ranks 20\nof 69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Lauderdale By The Sea carries a monthly association fee of\n$1,125, 41% above the five-county South Florida median of $800.\"\n\"57.1 percent of Lauderdale By The Sea condos on the market ask $1,000 or more a month in association\nfees; only 6 percent stay under $500.\"\n\"On the median Lauderdale By The Sea condo, a year of association fees equals 2.34 percent of the asking\nprice.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Lauderdale By The Sea against every South Florida city with 30 or more active condo\nlistings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Lauderdale By The Sea condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Lauderdale By The Sea condominiums by decade the building was completed,\nSeptember 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Lauderdale By The Sea permitted for internet display in PBP\nReal Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026.\nFees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-lauderdale-by-the-sea/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "b68a6cc4231916b5c6026ccaf0cbd9254cb18dcb3f2df841156ee7a83600b19d", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nLauderdale By The Sea condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/lauderdale-\nby-the-sea/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nLauderdale By The Sea condo monthly association fees have a median of $1,125 in the retained usable-fee\nsample of 84 listings, 41% above the five-county median\nIn Lauderdale By The Sea's retained usable-fee sample (84 listings after exclusions and percentile trimming),\n57.1% have monthly-equivalent fees of $1,000 or more and 6% are below $500\nLauderdale By The Sea's retained usable-fee sample (n=84): reported monthly-equivalent association fees\nrange from $739 to $1,531 at the 25th to 75th percentiles\nLEDE\nLAUDERDALE BY THE SEA, Fla., September 7, 2026 - Among 84 active condominium listings in Lauderdale By\nThe Sea retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's\n1st or above its 99th percentile, the median monthly association fee is $1,125, with the middle half between\n$739 and $1,531, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026.\nThere are 86 active condominium listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 41% above the separately trimmed five-county\nmedian of $800 and ranks 20th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Lauderdale By The Sea condo fee is $0.96 a month\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\n(83 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a\nmedian 2.34% of the listing's current asking price across 84 retained listings with a current asking price of at\nleast $20,000; this is the median of per-listing ratios. 57.1% of the retained sample have fees of $1,000 or\nmore a month and 6% are below $500. 1.2% of the retained sample report two association layers (a master and\na sub-association, summed here); 25% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 21.4% of the retained sample, describe one as pending or\npayable by the buyer on 1.2%, and mention a mandatory club or membership on 0%; 84 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association.\nFACT BOX\nActive condominium listings, Lauderdale By The\nSea (before exclusions and trimming)\n86\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n86 / 84 (2 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$1,125\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$739 to $1,531\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.96 (83 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n2.34% (84 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n57.1% (48) / 6% (5) of 84\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n1.2% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n25%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n21.4% / 1.2%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Lauderdale By The Sea\nranks 20th among 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Lauderdale By The Sea's retained usable-fee sample\n(n=84), after exclusions and percentile trimming, is $1,125, compared with $800 in the separately trimmed\nfive-county sample.\"\n\"Among Lauderdale By The Sea condos in the retained usable-fee sample (n=84) after exclusions and\npercentile trimming, 57.1 percent have listed monthly-equivalent fees of $1,000 or more and 6 percent are\nbelow $500.\"\n\"Among 84 retained listings with a current asking price of at least $20,000 in Lauderdale By The Sea's\nusable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a\nmedian 2.34 percent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lauderdale By\nThe Sea and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-\ncounty reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a\nvalid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Lauderdale By The Sea retained-sample median\n$1,125 a month (n=84); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 84 active Lauderdale By The Sea condominium listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 6% (5 listings); $500 to $750 21.4% (18 listings); $750 to $1,000 15.5% (13 listings);\n$1,000 to $1,500 27.4% (23 listings); $1,500 to $2,000 17.9% (15 listings); $2,000 and up 11.9% (10 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Lauderdale By The Sea condominiums in the retained\nusable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s $740 (24 listings); 1970s\n$1,137 (36 listings); 1980s $1,888 (10 listings); 1990s count only (3 listings); 2000s count only (8 listings);\n2010s count only (2 listings); 2020s count only (1 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Lauderdale By The Sea, permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (86 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 84 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 86 active listings. Region and county comparisons are trimmed separately within their own samples (the\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nfive-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a\nverified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings\nthrough the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate\nsource table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lauderdale-by-the-sea/\n2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lauderdale-by-\nthe-sea/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "ab4ce0bdd05aa09e78146eda4409bbb83715c6ff66118f439ad313da549f8293", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - LAUDERDALE BY THE SEA CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Lauderdale By The Sea condo monthly association fees have a median of $1,125 in the retained usable-fee sample of 84 listings, 41% above the five-county median\n2. In Lauderdale By The Sea's retained usable-fee sample (84 listings after exclusions and percentile trimming), 57.1% have monthly-equivalent fees of $1,000 or more and 6% are below $500\n3. Lauderdale By The Sea's retained usable-fee sample (n=84): reported monthly-equivalent association fees range from $739 to $1,531 at the 25th to 75th percentiles\n\nLEDE\nLAUDERDALE BY THE SEA, Fla., September 7, 2026 - Among 84 active condominium listings in Lauderdale By The Sea retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,125, with the middle half between $739 and $1,531, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 86 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 41% above the separately trimmed five-county median of $800 and ranks 20th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Lauderdale By The Sea condo fee is $0.96 a month (83 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.34% of the listing's current asking price across 84 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 57.1% of the retained sample have fees of $1,000 or more a month and 6% are below $500. 1.2% of the retained sample report two association layers (a master and a sub-association, summed here); 25% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 21.4% of the retained sample, describe one as pending or payable by the buyer on 1.2%, and mention a mandatory club or membership on 0%; 84 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association.\n\nFACT BOX (exact figures)\n- Active condominium listings, Lauderdale By The Sea (before exclusions and trimming): 86 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 86 / 84 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $1,125 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $739 to $1,531 [September 7, 2026]\n- Median fee per square foot per month: $0.96 (83 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 2.34% (84 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 57.1% (48) / 6% (5) of 84 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 1.2% (1) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 25% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 21.4% / 1.2% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Lauderdale By The Sea ranks 20th among 69 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Lauderdale By The Sea's retained usable-fee sample (n=84), after exclusions and percentile trimming, is $1,125, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Lauderdale By The Sea condos in the retained usable-fee sample (n=84) after exclusions and percentile trimming, 57.1 percent have listed monthly-equivalent fees of $1,000 or more and 6 percent are below $500.\"\n- \"Among 84 retained listings with a current asking price of at least $20,000 in Lauderdale By The Sea's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.34 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- lauderdale-by-the-sea-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lauderdale By The Sea and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Lauderdale By The Sea retained-sample median $1,125 a month (n=84); five-county median $800 (n=22,695, region-level trim).\n- lauderdale-by-the-sea-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 84 active Lauderdale By The Sea condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 6% (5 listings); $500 to $750 21.4% (18 listings); $750 to $1,000 15.5% (13 listings); $1,000 to $1,500 27.4% (23 listings); $1,500 to $2,000 17.9% (15 listings); $2,000 and up 11.9% (10 listings).\n- lauderdale-by-the-sea-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Lauderdale By The Sea condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1960s $740 (24 listings); 1970s $1,137 (36 listings); 1980s $1,888 (10 listings); 1990s count only (3 listings); 2000s count only (8 listings); 2010s count only (2 listings); 2020s count only (1 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Lauderdale By The Sea, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (86 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 84 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 86 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lauderdale-by-the-sea/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lauderdale-by-the-sea/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "lauderdale-lakes", "city": "Lauderdale Lakes", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 33, "sample_ok": true, "small_sample": true, "pending": 16, "median_list_price": 449900.0, "cut_count": 13, "cut_pct": 39.4, "raised_count": 1, "median_cut_pct": 3.4, "median_cut_dollars": 16000.0, "cut_last30": 9, "cut_last30_pct": 27.3, "cut_last7": 4, "median_dom": 31, "median_cdom": 34, "relisted_count": 1, "relisted_pct": 3.0, "over90": 11, "over90_pct": 33.3, "over180": 6, "fresh_held": 16, "fresh_held_pct": 48.5, "stale_uncut": 4, "stale_uncut_pct": 12.1, "dom_buckets": [ { "label": "0-30", "count": 15, "pct": 45.5 }, { "label": "31-60", "count": 7, "pct": 21.2 }, { "label": "61-90", "count": 0, "pct": 0.0 }, { "label": "91-180", "count": 5, "pct": 15.2 }, { "label": "181+", "count": 6, "pct": 18.2 } ], "bands": [ { "label": "Under $500K", "active": 27, "cut": 10, "cut_pct": 37.0, "median_cdom": 34 }, { "label": "$500K to $1M", "active": 6, "cut": 3, "cut_pct": 50.0, "median_cdom": 57.0 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 8, "pending_cut_pct": 50.0, "pending_median_cut_pct": 5.2, "pending_median_cdom": 29.0, "tier": "h1", "series": [ { "date": "2026-09-06", "active": 33, "cut_pct": 39.4, "median_cdom": 34, "median_list_price": 449900.0 }, { "date": "2026-09-07", "active": 33, "cut_pct": 39.4, "median_cdom": 34, "median_list_price": 449900.0 } ] }, "condos": { "active": 268, "sample_ok": true, "small_sample": false, "pending": 24, "median_list_price": 109950.0, "cut_count": 102, "cut_pct": 38.1, "raised_count": 9, "median_cut_pct": 10.0, "median_cut_dollars": 11000.0, "cut_last30": 24, "cut_last30_pct": 9.0, "cut_last7": 4, "median_dom": 119.0, "median_cdom": 139.5, "relisted_count": 24, "relisted_pct": 9.0, "over90": 164, "over90_pct": 61.2, "over180": 97, "fresh_held": 72, "fresh_held_pct": 26.9, "stale_uncut": 80, "stale_uncut_pct": 29.9, "dom_buckets": [ { "label": "0-30", "count": 53, "pct": 19.8 }, { "label": "31-60", "count": 28, "pct": 10.4 }, { "label": "61-90", "count": 23, "pct": 8.6 }, { "label": "91-180", "count": 67, "pct": 25.0 }, { "label": "181+", "count": 97, "pct": 36.2 } ], "bands": [ { "label": "Under $250K", "active": 267, "cut": 102, "cut_pct": 38.2, "median_cdom": 139 }, { "label": "$250K to $500K", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 201 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 16, "pending_cut_pct": 66.7, "pending_median_cut_pct": 18.3, "pending_median_cdom": 141.0, "tier": "c1", "series": [ { "date": "2026-09-05", "active": 264, "cut_pct": 38.6, "median_cdom": 140.5, "median_list_price": 109450.0 }, { "date": "2026-09-06", "active": 264, "cut_pct": 38.3, "median_cdom": 140.0, "median_list_price": 109000.0 }, { "date": "2026-09-07", "active": 268, "cut_pct": 38.1, "median_cdom": 139.5, "median_list_price": 109950.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "39.4% of Lauderdale Lakes houses for sale have cut their asking price, 38.1% of condos", "Lauderdale Lakes sellers hold firmer than the rest of Broward County as 33.3% of houses pass 90 days on the market", "Buying in Lauderdale Lakes? Two in five houses have already come down once, by a median $16K" ], "lede": "LAUDERDALE LAKES, Fla., September 7, 2026 - 39.4% of the 33 single-family homes listed for sale in Lauderdale Lakes have reduced their asking price at least once, by a median 3.4% (about $16K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 268 condominium listings, 38.1% have cut, by a median 10.0%.", "quotes": [ "\"39.4 percent of single-family homes for sale in Lauderdale Lakes have reduced their asking price at least once, by a median $16K.\"", "\"Counting every relisting, the median Lauderdale Lakes house for sale has been waiting 34 days, not the 31 the current listing shows.\"", "\"Of the Lauderdale Lakes houses now under contract, 50.0 percent never reduced their asking price; the rest cut by a median 5.2 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Lauderdale Lakes and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 33 houses, 268 condominiums, 16 houses under contract. Small sample: 33 houses for sale in Lauderdale Lakes, between 30 and 39, so one listing moves the share by roughly 3.0 points. Read the percentages as a direction, not a decimal. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-lauderdale-lakes/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Lauderdale Lakes versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Lauderdale Lakes houses 39.4%, Broward County houses 43.3%; Lauderdale Lakes condominiums 38.1%, Broward County condominiums 45.0%.", "title": "Lauderdale Lakes houses are cutting 3.9 points less often than Broward County" }, { "caption": "Active Lauderdale Lakes listings by cumulative days on market, houses and condominiums, September 7, 2026. 33.3% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 45.5%, 31-60 days 21.2%, 61-90 days 0.0%, 91-180 days 15.2%, 181+ days 18.2%. Condominiums: 0-30 days 19.8%, 31-60 days 10.4%, 61-90 days 8.6%, 91-180 days 25.0%, 181+ days 36.2%.", "title": "33.3% of Lauderdale Lakes houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Lauderdale Lakes houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 37.0% of 27; $500K to $1M too few to read of 6; $1M to $2M too few to read of 0; $2M to $5M too few to read of 0; $5M and up too few to read of 0.", "title": "Price cuts by price band, Lauderdale Lakes houses" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 341 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 33, "sample_ok": true, "small_sample": true, "pending": 16, "median_list_price": 449900.0, "cut_count": 13, "cut_pct": 39.4, "raised_count": 1, "valid_price_count": 33, "missing_price_count": 0, "unchanged_count": 19, "not_below_original_count": 20, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 3.4, "median_cut_dollars": 16000.0, "cut_last30": 9, "cut_last30_pct": 27.3, "cut_last7": 4, "median_dom": 31, "median_cdom": 34, "dom_n": 33, "cdom_n": 33, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 33, "relisted_count": 1, "relisted_pct": 3.0, "over90": 11, "over90_pct": 33.3, "over180": 6, "fresh_held": 16, "fresh_held_pct": 48.5, "fresh_held_missing_cdom_count": 0, "stale_uncut": 4, "stale_uncut_pct": 12.1, "dom_buckets": [ { "label": "0-30", "count": 15, "pct": 45.5 }, { "label": "31-60", "count": 7, "pct": 21.2 }, { "label": "61-90", "count": 0, "pct": 0.0 }, { "label": "91-180", "count": 5, "pct": 15.2 }, { "label": "181+", "count": 6, "pct": 18.2 } ], "bands": [ { "label": "Under $500K", "active": 27, "cut": 10, "cut_pct": 37.0, "median_cdom": 34, "cut_pct_denominator": 27, "cdom_n": 27, "valid_price_count": 27 }, { "label": "$500K to $1M", "active": 6, "cut": 3, "cut_pct": 50.0, "median_cdom": 57.0, "cut_pct_denominator": 6, "cdom_n": 6, "valid_price_count": 6 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 8, "pending_cut_pct": 50.0, "pending_valid_price_count": 16, "pending_missing_price_count": 0, "pending_unchanged_count": 7, "pending_raised_count": 1, "pending_not_below_original_count": 8, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 16, "pending_dom_n": 16, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 5.2, "pending_median_cdom": 29.0, "denominators": { "cut_pct": 33, "cut_last30_pct": 33, "relisted_pct": 33, "fresh_held_pct": 33, "stale_uncut_pct": 33, "over90_pct": 33, "dom_bucket_pct": 33, "pending_cut_pct": 16, "median_dom": 33, "median_cdom": 33, "median_cut_pct": 13, "median_cut_dollars": 13, "pending_median_cut_pct": 8, "pending_median_cdom": 16 }, "county_counts": { "Broward": 33 }, "tier": "h1", "series": [ { "date": "2026-09-07", "active": 33, "cut_pct": 39.4, "median_cdom": 34, "median_list_price": 449900.0 } ] }, "condos": { "active": 268, "sample_ok": true, "small_sample": false, "pending": 24, "median_list_price": 109950.0, "cut_count": 102, "cut_pct": 38.1, "raised_count": 9, "valid_price_count": 268, "missing_price_count": 0, "unchanged_count": 157, "not_below_original_count": 166, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 10.0, "median_cut_dollars": 11000.0, "cut_last30": 24, "cut_last30_pct": 9.0, "cut_last7": 4, "median_dom": 119.0, "median_cdom": 139.5, "dom_n": 268, "cdom_n": 268, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 268, "relisted_count": 24, "relisted_pct": 9.0, "over90": 164, "over90_pct": 61.2, "over180": 97, "fresh_held": 72, "fresh_held_pct": 26.9, "fresh_held_missing_cdom_count": 0, "stale_uncut": 80, "stale_uncut_pct": 29.9, "dom_buckets": [ { "label": "0-30", "count": 53, "pct": 19.8 }, { "label": "31-60", "count": 28, "pct": 10.4 }, { "label": "61-90", "count": 23, "pct": 8.6 }, { "label": "91-180", "count": 67, "pct": 25.0 }, { "label": "181+", "count": 97, "pct": 36.2 } ], "bands": [ { "label": "Under $250K", "active": 267, "cut": 102, "cut_pct": 38.2, "median_cdom": 139, "cut_pct_denominator": 267, "cdom_n": 267, "valid_price_count": 267 }, { "label": "$250K to $500K", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 201, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 16, "pending_cut_pct": 66.7, "pending_valid_price_count": 24, "pending_missing_price_count": 0, "pending_unchanged_count": 8, "pending_raised_count": 0, "pending_not_below_original_count": 8, "pending_sample_ok": false, "pending_cut_sample_ok": true, "pending_cdom_n": 24, "pending_dom_n": 24, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 18.3, "pending_median_cdom": 141.0, "denominators": { "cut_pct": 268, "cut_last30_pct": 268, "relisted_pct": 268, "fresh_held_pct": 268, "stale_uncut_pct": 268, "over90_pct": 268, "dom_bucket_pct": 268, "pending_cut_pct": 24, "median_dom": 268, "median_cdom": 268, "median_cut_pct": 102, "median_cut_dollars": 102, "pending_median_cut_pct": 16, "pending_median_cdom": 24 }, "county_counts": { "Broward": 268 }, "tier": "c1", "series": [ { "date": "2026-09-07", "active": 268, "cut_pct": 38.1, "median_cdom": 139.5, "median_list_price": 109950.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "39.4% of Lauderdale Lakes houses for sale are asking less than their original list price; 38.1% of condos. Small sample: 33 houses; read cautiously.", "Seller Blink Rate™ in Lauderdale Lakes: 39.4% of houses list below original asking, against 43.3% across Broward County. Small sample: 33 houses; read cautiously.", "Buying in Lauderdale Lakes? 13 of the 33 houses for sale are asking below their original price, by a median $16K. Small sample: 33 houses; read cautiously." ], "lede": "LAUDERDALE LAKES, Fla., September 7, 2026 - 39.4% of the 33 single-family homes listed for sale in Lauderdale Lakes (13 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 13 reduced listings, the median reduction is 3.4% (about $16K). Among the city's 268 condominium listings, 38.1% are asking below their original price, by a median 10%. Small sample: 33 houses; read cautiously.", "quotes": [ "\"39.4 percent of single-family homes for sale in Lauderdale Lakes have a current asking price below their original list price; among those 13 reduced listings the median reduction is $16K. Small sample: 33 houses; read cautiously.\"", "\"Among active Lauderdale Lakes houses, the median recorded CumulativeDaysOnMarket value is 34 days and the median recorded DaysOnMarket value is 31 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 33 houses; read cautiously.\"", "\"16 Lauderdale Lakes houses are under contract in this snapshot, 8 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lauderdale Lakes, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (19 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 33 houses for sale in Lauderdale Lakes, between 30 and 39, so one listing moves the share by roughly 3.0 points. Read the percentages as a direction, not a decimal. Sample sizes: 33 houses, 268 condominiums, 16 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lauderdale-lakes/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-lauderdale-lakes/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Lauderdale Lakes versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 33 houses; read cautiously.", "alt": "Horizontal bar chart. Lauderdale Lakes houses 39.4%, Broward County houses 43.3%; Lauderdale Lakes condominiums 38.1%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026. Small sample: 33 houses; read cautiously.", "title": "Seller Blink Rate™: 39.4% of Lauderdale Lakes houses for sale are asking below their original price, against 43.3% across Broward County. Small sample: 33 houses; read cautiously.", "visible_labels": [ "45%", "38.1%", "43.3%", "39.4%" ] }, { "caption": "Active Lauderdale Lakes houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 33.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 33 houses; read cautiously.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 45.5%, 31-60 days 21.2%, 61-90 days 0%, 91-180 days 15.2%, 181+ days 18.2%. Condominiums: 0-30 days 19.8%, 31-60 days 10.4%, 61-90 days 8.6%, 91-180 days 25%, 181+ days 36.2%. Small sample: 33 houses; read cautiously.", "title": "33.3% of Lauderdale Lakes houses for sale with a recorded cumulative-days value exceed 90 days; 61.2% of condos. Small sample: 33 houses; read cautiously.", "visible_labels": [ "45.5%", "19.8%", "21.2%", "10.4%", "0%", "8.6%", "15.2%", "25%", "18.2%", "36.2%", "33.3%" ] }, { "caption": "Share of active Lauderdale Lakes houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 33 houses; read cautiously.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 37% (10 of 27); $500K to $1M 6 listed, count only; $1M to $2M 0 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only. Small sample: 33 houses; read cautiously.", "title": "Share asking below original by current asking-price band, Lauderdale Lakes houses. Small sample: 33 houses; read cautiously.", "visible_labels": [ "0", "0", "0", "6", "37%", "10", "27" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 341, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 267, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 267, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 267, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 268, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 268, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 268, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 268, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 268, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 268, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 268, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 102, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 102, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 268, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 268, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 268, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 268, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 268, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 166, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 268, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 157, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 268, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 33, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Lauderdale Lakes houses 39.4%, Broward County houses 43.3%; Lauderdale Lakes condominiums 38.1%, Broward County condominiums 45.0%.", "after": "Horizontal bar chart. Lauderdale Lakes houses 39.4%, Broward County houses 43.3%; Lauderdale Lakes condominiums 38.1%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026. Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Lauderdale Lakes versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Lauderdale Lakes versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Lauderdale Lakes houses are cutting 3.9 points less often than Broward County", "after": "Seller Blink Rate™: 39.4% of Lauderdale Lakes houses for sale are asking below their original price, against 43.3% across Broward County. Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "38.1%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "39.4%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 45.5%, 31-60 days 21.2%, 61-90 days 0.0%, 91-180 days 15.2%, 181+ days 18.2%. Condominiums: 0-30 days 19.8%, 31-60 days 10.4%, 61-90 days 8.6%, 91-180 days 25.0%, 181+ days 36.2%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 45.5%, 31-60 days 21.2%, 61-90 days 0%, 91-180 days 15.2%, 181+ days 18.2%. Condominiums: 0-30 days 19.8%, 31-60 days 10.4%, 61-90 days 8.6%, 91-180 days 25%, 181+ days 36.2%. Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Lauderdale Lakes listings by cumulative days on market, houses and condominiums, September 7, 2026. 33.3% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Lauderdale Lakes houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 33.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "33.3% of Lauderdale Lakes houses for sale have waited more than 90 days, counting every relisting", "after": "33.3% of Lauderdale Lakes houses for sale with a recorded cumulative-days value exceed 90 days; 61.2% of condos. Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "45.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "33.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "19.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "21.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "10.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "8.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "15.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "25%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "18.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "36.2%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 37.0% of 27; $500K to $1M too few to read of 6; $1M to $2M too few to read of 0; $2M to $5M too few to read of 0; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 37% (10 of 27); $500K to $1M 6 listed, count only; $1M to $2M 0 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only. Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Lauderdale Lakes houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Lauderdale Lakes houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Price cuts by price band, Lauderdale Lakes houses", "after": "Share asking below original by current asking-price band, Lauderdale Lakes houses. Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "37%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "39.4% of Lauderdale Lakes houses for sale have cut their asking price, 38.1% of condos", "after": "39.4% of Lauderdale Lakes houses for sale are asking less than their original list price; 38.1% of condos. Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Lauderdale Lakes sellers hold firmer than the rest of Broward County as 33.3% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Lauderdale Lakes: 39.4% of houses list below original asking, against 43.3% across Broward County. Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Lauderdale Lakes? Two in five houses have already come down once, by a median $16K", "after": "Buying in Lauderdale Lakes? 13 of the 33 houses for sale are asking below their original price, by a median $16K. Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "LAUDERDALE LAKES, Fla., September 7, 2026 - 39.4% of the 33 single-family homes listed for sale in Lauderdale Lakes have reduced their asking price at least once, by a median 3.4% (about $16K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 268 condominium listings, 38.1% have cut, by a median 10.0%.", "after": "LAUDERDALE LAKES, Fla., September 7, 2026 - 39.4% of the 33 single-family homes listed for sale in Lauderdale Lakes (13 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 13 reduced listings, the median reduction is 3.4% (about $16K). Among the city's 268 condominium listings, 38.1% are asking below their original price, by a median 10%. Small sample: 33 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Lauderdale Lakes and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 33 houses, 268 condominiums, 16 houses under contract. Small sample: 33 houses for sale in Lauderdale Lakes, between 30 and 39, so one listing moves the share by roughly 3.0 points. Read the percentages as a direction, not a decimal. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-lauderdale-lakes/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lauderdale Lakes, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (19 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 33 houses for sale in Lauderdale Lakes, between 30 and 39, so one listing moves the share by roughly 3.0 points. Read the percentages as a direction, not a decimal. Sample sizes: 33 houses, 268 condominiums, 16 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lauderdale-lakes/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-lauderdale-lakes/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"39.4 percent of single-family homes for sale in Lauderdale Lakes have reduced their asking price at least once, by a median $16K.\"", "after": "\"39.4 percent of single-family homes for sale in Lauderdale Lakes have a current asking price below their original list price; among those 13 reduced listings the median reduction is $16K. Small sample: 33 houses; read cautiously.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Lauderdale Lakes house for sale has been waiting 34 days, not the 31 the current listing shows.\"", "after": "\"Among active Lauderdale Lakes houses, the median recorded CumulativeDaysOnMarket value is 34 days and the median recorded DaysOnMarket value is 31 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 33 houses; read cautiously.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Lauderdale Lakes houses now under contract, 50.0 percent never reduced their asking price; the rest cut by a median 5.2 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"16 Lauderdale Lakes houses are under contract in this snapshot, 8 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "0fc3ac73cb69704d0bd43f770e84144c51bec0096a279a8aa6b7cabf38f5bd89", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nLauderdale Lakes price cuts and true days on market\nHEADLINE OPTIONS\n39.4% of Lauderdale Lakes houses for sale have cut their asking price, 38.1% of condos\nLauderdale Lakes sellers hold firmer than the rest of Broward County as 33.3% of houses pass 90 days on\nthe market\nBuying in Lauderdale Lakes? Two in five houses have already come down once, by a median $16K\nLEDE\nLAUDERDALE LAKES, Fla., September 7, 2026 - 39.4% of the 33 single-family homes listed for sale in\nLauderdale Lakes have reduced their asking price at least once, by a median 3.4% (about $16K), according to a\ndaily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 268 condominium listings,\n38.1% have cut, by a median 10.0%.\nNUT GRAF\nThe figures point to a market where 50.0% of houses reached a contract only after a price cut: of the 16\nLauderdale Lakes houses now under contract, 50.0% reduced before going under contract, with a median cut\nof 5.2% and a median 29 days to contract. Across Broward County the price-cut share is 43.3% for houses and\n45.0% for condominiums, so Lauderdale Lakes houses are cutting 3.9 points less often than the county.\nCounting every relisting, the median Lauderdale Lakes house for sale has been on the market 34 days, against\n31 on its current listing; 3.0% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nLauderdale\nLakes\n33\nShare with at\nleast one price\nreduction,\nhouses\n39.4% (13 of 33)\nMedian\nreduction\nfrom original\nasking, houses\n3.4% (about $16K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings,\nLauderdale\nLakes\n268\nShare with at\nleast one price\nreduction,\ncondominiums\n38.1% (102 of 268)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n34 days (31 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n33.3% (11 of 33)\nHouses under\ncontract that\nreduced first\n50.0% of 16\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking under\n$600K; peer\ncut share\n40.7%)\nTamarac, Fort Pierce, Riviera Beach, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City, West Park, M\nQUOTABLE DATA POINTS\n\"39.4 percent of single-family homes for sale in Lauderdale Lakes have reduced their asking price at least\nonce, by a median $16K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Lauderdale Lakes house for sale has been waiting 34 days, not the 31\nthe current listing shows.\"\n\"Of the Lauderdale Lakes houses now under contract, 50.0 percent never reduced their asking price; the\nrest cut by a median 5.2 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Lauderdale Lakes versus Broward County, houses and condominiums,\nSeptember 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Lauderdale Lakes listings by cumulative days on market, houses and condominiums, September 7, 2026. 33.3% of houses have\npassed 90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Lauderdale Lakes houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Lauderdale Lakes and Broward County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 33 houses, 268 condominiums, 16 houses\nunder contract. Small sample: 33 houses for sale in Lauderdale Lakes, between 30 and 39, so one listing moves the share by roughly\n3.0 points. Read the percentages as a direction, not a decimal. No estimate or model is applied; every figure is a count or a median of\nMLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-lauderdale-lakes/ . Conditions read: How\nthe read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier\n(houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share\nat least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than\nsimilar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is\nused instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's\nlistings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or\naccuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing\nOpportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "16ac73ced51262809229cda56424d2344d27f871e793ac8a76bc758f03902c00", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nLauderdale Lakes asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/lauderdale-\nlakes/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n39.4% of Lauderdale Lakes houses for sale are asking less than their original list price; 38.1% of condos.\nSmall sample: 33 houses; read cautiously.\nSeller Blink Rate™ in Lauderdale Lakes: 39.4% of houses list below original asking, against 43.3% across\nBroward County. Small sample: 33 houses; read cautiously.\nBuying in Lauderdale Lakes? 13 of the 33 houses for sale are asking below their original price, by a median\n$16K. Small sample: 33 houses; read cautiously.\nLEDE\nLAUDERDALE LAKES, Fla., September 7, 2026 - 39.4% of the 33 single-family homes listed for sale in\nLauderdale Lakes (13 listings) have a current asking price below their original list price, according to PBP Real\nEstate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 13 reduced listings, the\nmedian reduction is 3.4% (about $16K). Among the city's 268 condominium listings, 38.1% are asking below\ntheir original price, by a median 10%. Small sample: 33 houses; read cautiously.\nNUT GRAF\nFor active Lauderdale Lakes houses, the median recorded CumulativeDaysOnMarket value is 34 days and the\nmedian recorded DaysOnMarket value is 31 days, each calculated from non-missing values in that field (33 and\n33 listings). 3% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Small sample: 33 houses; read\ncautiously. 16 Lauderdale Lakes houses are under contract (Pending or Active Under Contract), 8 of them with\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\na recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields\ndo not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3%\nfor houses and 45% for condominiums; Lauderdale Lakes houses are 3.9 points below the county share.\nFACT BOX\nActive single-family listings,\nLauderdale Lakes\n33\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n39.4% (13 of 33)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original, houses\n33 / 0; 19 / 1\nSeptember 7, 2026\nMedian reduction among the 13\nreduced houses\n3.4% (about $16K)\nSeptember 7, 2026\nActive condominium listings,\nLauderdale Lakes\n268\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n38.1% (102 of 268)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n34 / 31 days (from 33 / 33 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90\ndays\n33.3% (11 of 33 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count only;\nfewer than 30)\n16, 8 asking below original\nSeptember 7, 2026\nBroward County share asking below\noriginal, houses / condominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed\nin method)\nHouses: Between the comparison thresholds; Condominiums:\nBetween the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking\nunder $600K; peer share 40.7%)\nTamarac, Fort Pierce, Riviera Beach, North Lauderdale,\nLauderhill, Port St Lucie, Greenacres, Florida City, West Park,\nMargate, Sunrise, Lake Worth Beach, Miami Gardens,\nDeerfield Beach, Lantana, Coconut Creek, Boynton Beach,\nOakland Park\nSeptember 7, 2026\nSmall active sample — interpretation\ncaution\nSmall sample: 33 houses; read cautiously.\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"39.4 percent of single-family homes for sale in Lauderdale Lakes have a current asking price below their\noriginal list price; among those 13 reduced listings the median reduction is $16K. Small sample: 33 houses;\nread cautiously.\"\n\"Among active Lauderdale Lakes houses, the median recorded CumulativeDaysOnMarket value is 34 days\nand the median recorded DaysOnMarket value is 31 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history. Small sample: 33 houses; read cautiously.\"\n\"16 Lauderdale Lakes houses are under contract in this snapshot, 8 of them with a recorded asking price\nbelow original; the group is too small to report a percentage. These asking-price fields do not disclose the\nagreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Lauderdale Lakes versus Broward\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 33\nhouses; read cautiously.\nChart data (aggregate): Horizontal bar chart. Lauderdale Lakes houses 39.4%, Broward County houses 43.3%;\nLauderdale Lakes condominiums 38.1%, Broward County condominiums 45%. Share of active listings asking\nbelow their original list price, September 7, 2026. Small sample: 33 houses; read cautiously.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Lauderdale Lakes houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 33.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate. Small sample: 33 houses; read cautiously.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 45.5%, 31-60\ndays 21.2%, 61-90 days 0%, 91-180 days 15.2%, 181+ days 18.2%. Condominiums: 0-30 days 19.8%, 31-60\ndays 10.4%, 61-90 days 8.6%, 91-180 days 25%, 181+ days 36.2%. Small sample: 33 houses; read cautiously.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Lauderdale Lakes houses asking below their original list price, by current asking-price band, September 7, 2026. Bands\nwith 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 33 houses; read\ncautiously.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 37% (10 of 27); $500K to $1M 6 listed, count only; $1M to $2M 0 listed, count only;\n$2M to $5M 0 listed, count only; $5M and up 0 listed, count only. Small sample: 33 houses; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lauderdale Lakes,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (19 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 33 houses\nfor sale in Lauderdale Lakes, between 30 and 39, so one listing moves the share by roughly 3.0 points. Read the percentages as a\ndirection, not a decimal. Sample sizes: 33 houses, 268 condominiums, 16 houses under contract. Geography is the MLS City field,\nnot a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is\nPBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not\nseller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the\nsame current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share\nat least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That\ncomplement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or\nmore points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the\nbaseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or\na forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-\nlevel MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS\npull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a\nretained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/lauderdale-lakes/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-lauderdale-lakes/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "fc307c62063307ff48c1ba492d28e36fcc950cb560d5a5d95bcbb0a96875f884", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - LAUDERDALE LAKES PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 39.4% of Lauderdale Lakes houses for sale are asking less than their original list price; 38.1% of condos. Small sample: 33 houses; read cautiously.\n2. Seller Blink Rate™ in Lauderdale Lakes: 39.4% of houses list below original asking, against 43.3% across Broward County. Small sample: 33 houses; read cautiously.\n3. Buying in Lauderdale Lakes? 13 of the 33 houses for sale are asking below their original price, by a median $16K. Small sample: 33 houses; read cautiously.\n\nLEDE\nLAUDERDALE LAKES, Fla., September 7, 2026 - 39.4% of the 33 single-family homes listed for sale in Lauderdale Lakes (13 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 13 reduced listings, the median reduction is 3.4% (about $16K). Among the city's 268 condominium listings, 38.1% are asking below their original price, by a median 10%. Small sample: 33 houses; read cautiously.\n\nNUT GRAF\nFor active Lauderdale Lakes houses, the median recorded CumulativeDaysOnMarket value is 34 days and the median recorded DaysOnMarket value is 31 days, each calculated from non-missing values in that field (33 and 33 listings). 3% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Small sample: 33 houses; read cautiously. 16 Lauderdale Lakes houses are under contract (Pending or Active Under Contract), 8 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; Lauderdale Lakes houses are 3.9 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Lauderdale Lakes: 33 [September 7, 2026]\n- Share asking below original list price, houses: 39.4% (13 of 33) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 33 / 0; 19 / 1 [September 7, 2026]\n- Median reduction among the 13 reduced houses: 3.4% (about $16K) [September 7, 2026]\n- Active condominium listings, Lauderdale Lakes: 268 [September 7, 2026]\n- Share asking below original list price, condominiums: 38.1% (102 of 268) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 34 / 31 days (from 33 / 33 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 33.3% (11 of 33 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 16, 8 asking below original [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking under $600K; peer share 40.7%): Tamarac, Fort Pierce, Riviera Beach, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City, West Park, Margate, Sunrise, Lake Worth Beach, Miami Gardens, Deerfield Beach, Lantana, Coconut Creek, Boynton Beach, Oakland Park [September 7, 2026]\n- Small active sample — interpretation caution: Small sample: 33 houses; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"39.4 percent of single-family homes for sale in Lauderdale Lakes have a current asking price below their original list price; among those 13 reduced listings the median reduction is $16K. Small sample: 33 houses; read cautiously.\"\n- \"Among active Lauderdale Lakes houses, the median recorded CumulativeDaysOnMarket value is 34 days and the median recorded DaysOnMarket value is 31 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 33 houses; read cautiously.\"\n- \"16 Lauderdale Lakes houses are under contract in this snapshot, 8 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- lauderdale-lakes-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Lauderdale Lakes versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 33 houses; read cautiously.\n Alt text: Horizontal bar chart. Lauderdale Lakes houses 39.4%, Broward County houses 43.3%; Lauderdale Lakes condominiums 38.1%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026. Small sample: 33 houses; read cautiously.\n- lauderdale-lakes-true-days-on-market-r1-2026-09-07.png\n Caption: Active Lauderdale Lakes houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 33.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 33 houses; read cautiously.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 45.5%, 31-60 days 21.2%, 61-90 days 0%, 91-180 days 15.2%, 181+ days 18.2%. Condominiums: 0-30 days 19.8%, 31-60 days 10.4%, 61-90 days 8.6%, 91-180 days 25%, 181+ days 36.2%. Small sample: 33 houses; read cautiously.\n- lauderdale-lakes-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Lauderdale Lakes houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 33 houses; read cautiously.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 37% (10 of 27); $500K to $1M 6 listed, count only; $1M to $2M 0 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only. Small sample: 33 houses; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lauderdale Lakes, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (19 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 33 houses for sale in Lauderdale Lakes, between 30 and 39, so one listing moves the share by roughly 3.0 points. Read the percentages as a direction, not a decimal. Sample sizes: 33 houses, 268 condominiums, 16 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lauderdale-lakes/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-lauderdale-lakes/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "lauderdale-lakes", "city": "Lauderdale Lakes", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 268, "with_fee": 267, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 268, "cut_count": 102, "cut_pct": 38.1, "median_cut_pct": 10.0, "median_cut_dollars": 11000 }, "outliers_dropped": 5, "n": 262, "median": 524, "p10": 390, "p25": 440, "p75": 600, "p90": 666, "min": 300, "max": 892, "median_sqft": 0.59, "n_sqft": 260, "median_pct_price": 5.67, "median_list_price": 109950, "median_year_built": 1974, "median_sqft_area": 944, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 110, "under_500_pct": 42.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 110, "under_lo_pct": 42.0, "types": { "Condominium": { "count": 259, "pct": 98.9 }, "Townhouse": { "count": 3, "pct": 1.1 } }, "regime": { "COA": { "count": 262, "pct": 100.0 } }, "villa_median": null, "townhouse_median": 512, "cadence": { "Monthly": { "count": 262, "pct": 100.0 } }, "stacked": { "count": 5, "pct": 1.9, "median_total": 635, "median_master": 125 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 110, "pct": 42.0 }, { "label": "$500 to $750", "count": 146, "pct": 55.7 }, { "label": "$750 to $1,000", "count": 6, "pct": 2.3 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 7, "median": 355, "median_sqft": 0.52 }, { "label": "1970s", "n": 216, "median": 523, "median_sqft": 0.58 }, { "label": "1980s", "n": 39, "median": 575, "median_sqft": 0.65 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 0, "median": null, "median_sqft": null }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 261, "median": 525, "median_pct_price": 5.68 }, { "label": "$250K to $500K", "n": 1, "median": 512, "median_pct_price": 2.41 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 262, "median": 524 }, "post2005": { "n": 0, "median": null }, "includes": [ { "key": "Water", "label": "Water", "count": 186, "pct": 75.6 }, { "key": "Trash", "label": "Trash", "count": 180, "pct": 73.2 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 160, "pct": 65.0 }, { "key": "Sewer", "label": "Sewer", "count": 155, "pct": 63.0 }, { "key": "CommonAreas", "label": "Common areas", "count": 150, "pct": 61.0 }, { "key": "Pools", "label": "Pool", "count": 128, "pct": 52.0 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 120, "pct": 48.8 }, { "key": "Insurance", "label": "Building insurance", "count": 109, "pct": 44.3 }, { "key": "Roof", "label": "Roof", "count": 92, "pct": 37.4 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 82, "pct": 33.3 }, { "key": "PestControl", "label": "Pest control", "count": 74, "pct": 30.1 }, { "key": "CableTv", "label": "Cable TV", "count": 57, "pct": 23.2 }, { "key": "Internet", "label": "Internet", "count": 48, "pct": 19.5 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 47, "pct": 19.1 } ], "includes_n": 246, "flags": { "sa_mentioned": { "count": 22, "pct": 8.4 }, "sa_none_or_paid": { "count": 12, "pct": 4.6 }, "sa_pending": { "count": 6, "pct": 2.3 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 24, "pct": 9.2 }, "reserves": { "count": 1, "pct": 0.4 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 259 }, "developments": [ { "name": "Cypress Chase", "master": null, "n": 42, "anecdotal": false, "median": 542, "median_sqft": 0.62, "year_built": 1976, "median_list_price": 99500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Somerset", "master": null, "n": 16, "anecdotal": false, "median": 406, "median_sqft": 0.52, "year_built": 1974, "median_list_price": 84950, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Somerset at Lauderdale Lakes", "master": "Lauderdale La", "n": 15, "anecdotal": false, "median": 635, "median_sqft": 0.63, "year_built": 1979, "median_list_price": 100000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cypress Chase North 4 Con", "master": null, "n": 12, "anecdotal": false, "median": 630, "median_sqft": 0.74, "year_built": 1981, "median_list_price": 117500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 4, "regime": "COA", "villas": 0 }, { "name": "Sunset Hills I Condominiu", "master": null, "n": 9, "anecdotal": true, "median": 476, "median_sqft": 0.43, "year_built": 1980, "median_list_price": 120000, "sa_mentioned": 5, "sa_pending": 2, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Topaz South", "master": null, "n": 9, "anecdotal": true, "median": 457, "median_sqft": 0.49, "year_built": 1974, "median_list_price": 106000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Garnet", "master": null, "n": 7, "anecdotal": true, "median": 585, "median_sqft": 0.54, "year_built": 1973, "median_list_price": 158900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Hawaiian Gardens", "master": null, "n": 7, "anecdotal": true, "median": 586, "median_sqft": 0.72, "year_built": 1971, "median_list_price": 95000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bristol Court", "master": null, "n": 6, "anecdotal": true, "median": 350, "median_sqft": 0.51, "year_built": 1970, "median_list_price": 181500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Town Square", "master": null, "n": 6, "anecdotal": true, "median": 424, "median_sqft": 0.41, "year_built": 1974, "median_list_price": 129000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Emerald", "master": null, "n": 5, "anecdotal": true, "median": 601, "median_sqft": 0.55, "year_built": 1972, "median_list_price": 110000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Somerset No Seven", "master": null, "n": 5, "anecdotal": true, "median": 395, "median_sqft": 0.53, "year_built": 1974, "median_list_price": 119000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Lauderdale La", "n": 10, "median": 592, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 526, "p25": 438, "p75": 600, "n": 258, "median_sqft": 0.59, "sa_pending_pct": 2.3 }, { "date": "2026-09-07", "median": 524, "p25": 440, "p75": 600, "n": 262, "median_sqft": 0.59, "sa_pending_pct": 2.3 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Lauderdale Lakes condo for sale carries a $524-a-month association fee, 34% below the South Florida median", "0% of Lauderdale Lakes condos on the market ask $1,000 or more a month in fees; 42% stay under $500", "Lauderdale Lakes condo fees run $440 to $600 a month for the middle half of listings" ], "lede": "LAUDERDALE LAKES, Fla., September 7, 2026 - The median monthly association fee across the 262 condominiums listed for sale in Lauderdale Lakes is $524, with half of the listings between $440 and $600 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 34% below the five-county South Florida median of $800, and ranks Lauderdale Lakes 60 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Lauderdale Lakes carries a monthly association fee of $524, 34% below the five-county South Florida median of $800.\"", "\"0 percent of Lauderdale Lakes condos on the market ask $1,000 or more a month in association fees; only 42 percent stay under $500.\"", "\"On the median Lauderdale Lakes condo, a year of association fees equals 5.67 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Lauderdale Lakes permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (5 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-lauderdale-lakes/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Lauderdale Lakes against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Lauderdale Lakes median $524 a month, South Florida median $800; Lauderdale Lakes ranks 60 of 69 cities.", "title": "Lauderdale Lakes condo fees sit 34% below the South Florida median" }, { "caption": "Share of active Lauderdale Lakes condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 42% (110 listings); $500 to $750 55.7% (146 listings); $750 to $1,000 2.3% (6 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "55.7% of Lauderdale Lakes condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Lauderdale Lakes condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s too few (7 listings); 1970s $523 (216 listings); 1980s $575 (39 listings).", "title": "Lauderdale Lakes condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 268 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 268, "with_fee": 267, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 267, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 1, "n": 262, "retained_n": 262, "outliers_dropped": 5, "trim_applied": true, "cuts": { "active": 268, "cut_count": 102, "cut_pct": 38.1, "median_cut_pct": 10.0, "median_cut_dollars": 11000, "valid_price_count": 268, "missing_price_count": 0, "unchanged_count": 157, "raised_count": 9, "not_below_original_count": 166, "cut_pct_denominator": 268, "cut_sample_ok": true, "median_cut_n": 102 }, "trim_bounds": { "p1": 296.26, "p99": 892.0 }, "retained_small_sample": false, "retained_below_30": false, "median": 524, "p10": 390, "p25": 440, "p75": 600, "p90": 666, "min": 300, "max": 892, "median_sqft": 0.59, "n_sqft": 260, "median_pct_price": 5.67, "n_pct_price": 262, "median_list_price": 109950, "median_year_built": 1974, "median_sqft_area": 944, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 110, "under_500_pct": 42.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 110, "under_lo_pct": 42.0, "types": { "Condominium": { "count": 259, "pct": 98.9 }, "Townhouse": { "count": 3, "pct": 1.1 } }, "regime": { "COA": { "count": 262, "pct": 100.0 } }, "villa_median": null, "townhouse_median": 512, "cadence": { "Monthly": { "count": 262, "pct": 100.0 } }, "stacked": { "count": 5, "pct": 1.9, "median_total": 635, "median_master": 125 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 110, "pct": 42.0 }, { "label": "$500 to $750", "count": 146, "pct": 55.7 }, { "label": "$750 to $1,000", "count": 6, "pct": 2.3 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 7, "median": 355, "median_sqft": 0.52 }, { "label": "1970s", "n": 216, "median": 523, "median_sqft": 0.58 }, { "label": "1980s", "n": 39, "median": 575, "median_sqft": 0.65 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 0, "median": null, "median_sqft": null }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 261, "median": 525, "median_pct_price": 5.68 }, { "label": "$250K to $500K", "n": 1, "median": 512, "median_pct_price": 2.41 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 262, "median": 524 }, "post2005": { "n": 0, "median": null }, "includes": [ { "key": "Water", "label": "Water", "count": 186, "pct": 75.6 }, { "key": "Trash", "label": "Trash", "count": 180, "pct": 73.2 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 160, "pct": 65.0 }, { "key": "Sewer", "label": "Sewer", "count": 155, "pct": 63.0 }, { "key": "CommonAreas", "label": "Common areas", "count": 150, "pct": 61.0 }, { "key": "Pools", "label": "Pool", "count": 128, "pct": 52.0 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 120, "pct": 48.8 }, { "key": "Insurance", "label": "Building insurance", "count": 109, "pct": 44.3 }, { "key": "Roof", "label": "Roof", "count": 92, "pct": 37.4 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 82, "pct": 33.3 }, { "key": "PestControl", "label": "Pest control", "count": 74, "pct": 30.1 }, { "key": "CableTv", "label": "Cable TV", "count": 57, "pct": 23.2 }, { "key": "Internet", "label": "Internet", "count": 48, "pct": 19.5 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 47, "pct": 19.1 } ], "includes_n": 246, "flags": { "sa_mentioned": { "count": 22, "pct": 8.4 }, "sa_none_or_paid": { "count": 12, "pct": 4.6 }, "sa_pending": { "count": 6, "pct": 2.3 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 24, "pct": 9.2 }, "reserves": { "count": 1, "pct": 0.4 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 259 }, "denominators": { "fee_percentages": 262, "fee_medians_percentiles": 262, "median_sqft": 260, "median_pct_price": 262, "includes_pct": 246, "flags_pct": 262, "cut_pct": 268 }, "developments": [ { "name": "Cypress Chase", "master": null, "n": 42, "anecdotal": false, "median": 542, "median_sqft": 0.62, "year_built": 1976, "median_list_price": 99500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Somerset", "master": null, "n": 16, "anecdotal": false, "median": 406, "median_sqft": 0.52, "year_built": 1974, "median_list_price": 84950, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Somerset at Lauderdale Lakes", "master": "Lauderdale La", "n": 15, "anecdotal": false, "median": 635, "median_sqft": 0.63, "year_built": 1979, "median_list_price": 100000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cypress Chase North 4 Con", "master": null, "n": 12, "anecdotal": false, "median": 630, "median_sqft": 0.74, "year_built": 1981, "median_list_price": 117500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 4, "regime": "COA", "villas": 0 }, { "name": "Sunset Hills I Condominiu", "master": null, "n": 9, "anecdotal": true, "median": 476, "median_sqft": 0.43, "year_built": 1980, "median_list_price": 120000, "sa_mentioned": 5, "sa_pending": 2, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Topaz South", "master": null, "n": 9, "anecdotal": true, "median": 457, "median_sqft": 0.49, "year_built": 1974, "median_list_price": 106000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Garnet", "master": null, "n": 7, "anecdotal": true, "median": 585, "median_sqft": 0.54, "year_built": 1973, "median_list_price": 158900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Hawaiian Gardens", "master": null, "n": 7, "anecdotal": true, "median": 586, "median_sqft": 0.72, "year_built": 1971, "median_list_price": 95000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bristol Court", "master": null, "n": 6, "anecdotal": true, "median": 350, "median_sqft": 0.51, "year_built": 1970, "median_list_price": 181500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Town Square", "master": null, "n": 6, "anecdotal": true, "median": 424, "median_sqft": 0.41, "year_built": 1974, "median_list_price": 129000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Emerald", "master": null, "n": 5, "anecdotal": true, "median": 601, "median_sqft": 0.55, "year_built": 1972, "median_list_price": 110000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Somerset No Seven", "master": null, "n": 5, "anecdotal": true, "median": 395, "median_sqft": 0.53, "year_built": 1974, "median_list_price": 119000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Lauderdale La", "n": 10, "median": 592, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 524, "p25": 440, "p75": 600, "n": 262, "median_sqft": 0.59, "sa_pending_pct": 2.3 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Lauderdale Lakes condo monthly association fees have a median of $524 in the retained usable-fee sample of 262 listings, 34% below the five-county median", "In Lauderdale Lakes's retained usable-fee sample (262 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 42% are below $500", "Lauderdale Lakes's retained usable-fee sample (n=262): reported monthly-equivalent association fees range from $440 to $600 at the 25th to 75th percentiles" ], "lede": "LAUDERDALE LAKES, Fla., September 7, 2026 - Among 262 active condominium listings in Lauderdale Lakes retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $524, with the middle half between $440 and $600, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 268 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 34% below the separately trimmed five-county median of $800 and ranks 60th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Lauderdale Lakes's retained usable-fee sample (n=262), after exclusions and percentile trimming, is $524, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Lauderdale Lakes condos in the retained usable-fee sample (n=262) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 42 percent are below $500.\"", "\"Among 262 retained listings with a current asking price of at least $20,000 in Lauderdale Lakes's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 5.67 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Lauderdale Lakes, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (267 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (5 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 262 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 268 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lauderdale-lakes/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lauderdale-lakes/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lauderdale Lakes and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Lauderdale Lakes retained-sample median $524 a month (n=262); five-county median $800 (n=22,695, region-level trim).", "title": "Lauderdale Lakes condos, retained usable-fee sample (n=262): median $524/month, 34% below the five-county median of $800", "visible_labels": [ "$524", "262", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 262 active Lauderdale Lakes condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 42% (110 listings); $500 to $750 55.7% (146 listings); $750 to $1,000 2.3% (6 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "55.7% of Lauderdale Lakes's retained usable-fee sample (262 listings) falls in the $500 to $750 monthly band", "visible_labels": [ "0%", "0", "42%", "110", "55.7%", "146", "2.3%", "6", "0%", "0", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Lauderdale Lakes condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1960s count only (7 listings); 1970s $523 (216 listings); 1980s $575 (39 listings).", "title": "Lauderdale Lakes condo fees by recorded decade built, retained usable-fee sample (n=262)", "visible_labels": [ "7", "$523", "216", "$575", "39" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 268, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 268, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 102, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 166, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 157, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 268, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 268, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 262, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 262, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 262, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 246, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 262, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 260, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 267, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 262, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 262, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 296.26, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 892.0, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Lauderdale Lakes median $524 a month, South Florida median $800; Lauderdale Lakes ranks 60 of 69 cities.", "after": "Dot strip chart in five county lanes. Lauderdale Lakes retained-sample median $524 a month (n=262); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Lauderdale Lakes against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lauderdale Lakes and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Lauderdale Lakes condo fees sit 34% below the South Florida median", "after": "Lauderdale Lakes condos, retained usable-fee sample (n=262): median $524/month, 34% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$524", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "262", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 42% (110 listings); $500 to $750 55.7% (146 listings); $750 to $1,000 2.3% (6 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 42% (110 listings); $500 to $750 55.7% (146 listings); $750 to $1,000 2.3% (6 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Lauderdale Lakes condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 262 active Lauderdale Lakes condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "55.7% of Lauderdale Lakes condos for sale carry a fee of $500 to $750 a month", "after": "55.7% of Lauderdale Lakes's retained usable-fee sample (262 listings) falls in the $500 to $750 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "42%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "110", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "55.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "146", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "2.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s too few (7 listings); 1970s $523 (216 listings); 1980s $575 (39 listings).", "after": "Column chart of median fee by recorded decade built: 1960s count only (7 listings); 1970s $523 (216 listings); 1980s $575 (39 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Lauderdale Lakes condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Lauderdale Lakes condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Lauderdale Lakes condo fees by decade the building was completed", "after": "Lauderdale Lakes condo fees by recorded decade built, retained usable-fee sample (n=262)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$523", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "216", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$575", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "39", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Lauderdale Lakes condo for sale carries a $524-a-month association fee, 34% below the South Florida median", "after": "Lauderdale Lakes condo monthly association fees have a median of $524 in the retained usable-fee sample of 262 listings, 34% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "0% of Lauderdale Lakes condos on the market ask $1,000 or more a month in fees; 42% stay under $500", "after": "In Lauderdale Lakes's retained usable-fee sample (262 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 42% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Lauderdale Lakes condo fees run $440 to $600 a month for the middle half of listings", "after": "Lauderdale Lakes's retained usable-fee sample (n=262): reported monthly-equivalent association fees range from $440 to $600 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "LAUDERDALE LAKES, Fla., September 7, 2026 - The median monthly association fee across the 262 condominiums listed for sale in Lauderdale Lakes is $524, with half of the listings between $440 and $600 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 34% below the five-county South Florida median of $800, and ranks Lauderdale Lakes 60 of 69 cities.", "after": "LAUDERDALE LAKES, Fla., September 7, 2026 - Among 262 active condominium listings in Lauderdale Lakes retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $524, with the middle half between $440 and $600, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 268 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 34% below the separately trimmed five-county median of $800 and ranks 60th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Lauderdale Lakes permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (5 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-lauderdale-lakes/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Lauderdale Lakes, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (267 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (5 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 262 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 268 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lauderdale-lakes/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lauderdale-lakes/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Lauderdale Lakes carries a monthly association fee of $524, 34% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Lauderdale Lakes's retained usable-fee sample (n=262), after exclusions and percentile trimming, is $524, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"0 percent of Lauderdale Lakes condos on the market ask $1,000 or more a month in association fees; only 42 percent stay under $500.\"", "after": "\"Among Lauderdale Lakes condos in the retained usable-fee sample (n=262) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 42 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Lauderdale Lakes condo, a year of association fees equals 5.67 percent of the asking price.\"", "after": "\"Among 262 retained listings with a current asking price of at least $20,000 in Lauderdale Lakes's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 5.67 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "8be82490b85069d74825f3e06a9de20873716c4a02802e6e209927349f4718cd", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nLauderdale Lakes condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Lauderdale Lakes condo for sale carries a $524-a-month association fee, 34% below the South\nFlorida median\n0% of Lauderdale Lakes condos on the market ask $1,000 or more a month in fees; 42% stay under $500\nLauderdale Lakes condo fees run $440 to $600 a month for the middle half of listings\nLEDE\nLAUDERDALE LAKES, Fla., September 7, 2026 - The median monthly association fee across the 262\ncondominiums listed for sale in Lauderdale Lakes is $524, with half of the listings between $440 and $600 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 34% below the five-\ncounty South Florida median of $800, and ranks Lauderdale Lakes 60 of 69 cities.\nNUT GRAF\nPer square foot, the median Lauderdale Lakes condo fee is $0.59 a month on a median unit of 944 square feet;\nat the median asking price of $110K, a year of fees equals 5.67% of the price. 0% of listings ask $1,000 or\nmore a month and 42% under $500. 1.9% of listings report two association layers (a master and a sub-\nassociation); 0% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a\nspecial assessment on 8.4% of listings, describe one as pending or payable by the buyer on 2.3%, and mention\na mandatory club or membership on 0%.\nFACT BOX\nActive condominium listings, Lauderdale Lakes\n268 (262 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$524\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$440 to $600\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.59 (median unit 944 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n5.67% (asking $110K)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n0% / 42%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n1.9% (5)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n8.4% / 2.3%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Lauderdale Lakes ranks 60 of 69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Lauderdale Lakes carries a monthly association fee of $524,\n34% below the five-county South Florida median of $800.\"\n\"0 percent of Lauderdale Lakes condos on the market ask $1,000 or more a month in association fees; only\n42 percent stay under $500.\"\n\"On the median Lauderdale Lakes condo, a year of association fees equals 5.67 percent of the asking\nprice.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Lauderdale Lakes against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Lauderdale Lakes condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nMedian monthly-equivalent association fee for active Lauderdale Lakes condominiums by decade the building was completed, September\n7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Lauderdale Lakes permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (5 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-lauderdale-lakes/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "1bb1f68ee7f503e9cfb5e5d9b8b204a180ec8db5eb0880e062c97bcd95ca4524", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nLauderdale Lakes condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/lauderdale-\nlakes/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nLauderdale Lakes condo monthly association fees have a median of $524 in the retained usable-fee sample\nof 262 listings, 34% below the five-county median\nIn Lauderdale Lakes's retained usable-fee sample (262 listings after exclusions and percentile trimming), 0%\nhave monthly-equivalent fees of $1,000 or more and 42% are below $500\nLauderdale Lakes's retained usable-fee sample (n=262): reported monthly-equivalent association fees range\nfrom $440 to $600 at the 25th to 75th percentiles\nLEDE\nLAUDERDALE LAKES, Fla., September 7, 2026 - Among 262 active condominium listings in Lauderdale Lakes\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly association fee is $524, with the middle half between $440 and\n$600, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n268 active condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 34% below the separately trimmed five-county median\nof $800 and ranks 60th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Lauderdale Lakes condo fee is $0.59 a month (260\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n5.67% of the listing's current asking price across 262 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a\nmonth and 42% are below $500. 1.9% of the retained sample report two association layers (a master and a\nsub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 8.4% of the retained sample, describe one as pending or\npayable by the buyer on 2.3%, and mention a mandatory club or membership on 0%; 259 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association.\nFACT BOX\nActive condominium listings, Lauderdale Lakes\n(before exclusions and trimming)\n268\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n267 / 262 (5 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$524\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$440 to $600\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.59 (260 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n5.67% (262 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n0% (0) / 42% (110) of 262\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n1.9% (5)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n8.4% / 2.3%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Lauderdale Lakes ranks\n60th among 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Lauderdale Lakes's retained usable-fee sample (n=262),\nafter exclusions and percentile trimming, is $524, compared with $800 in the separately trimmed five-\ncounty sample.\"\n\"Among Lauderdale Lakes condos in the retained usable-fee sample (n=262) after exclusions and percentile\ntrimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 42 percent are below\n$500.\"\n\"Among 262 retained listings with a current asking price of at least $20,000 in Lauderdale Lakes's usable-\nfee sample after exclusions and percentile trimming, a year of reported association fees equals a median\n5.67 percent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lauderdale Lakes\nand the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Lauderdale Lakes retained-sample median $524 a\nmonth (n=262); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 262 active Lauderdale Lakes condominium listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 42% (110 listings); $500 to $750 55.7% (146 listings); $750 to $1,000 2.3% (6 listings);\n$1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Lauderdale Lakes condominiums in the retained usable-\nfee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s count only (7 listings);\n1970s $523 (216 listings); 1980s $575 (39 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Lauderdale Lakes, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (267 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (5 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 262 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 268 active listings. Region and county comparisons are trimmed separately within their own samples\n(the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nnot a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet;\nannual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-\nlisting ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10\nlistings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples\nwith fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least\n30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-\ndollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written\npublic remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse,\nvilla or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal\ndescription is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums\nare reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical\nclassifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the\nMLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its\nindividual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may\nrequest the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records)\nfrom info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained\nlater same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files;\noriginal edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/\nlauderdale-lakes/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-\nfees-lauderdale-lakes/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "5471049422fe5dffe44bd9982916eb6b5c32ed4a4df50364b0f6f92ba23ceca8", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - LAUDERDALE LAKES CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Lauderdale Lakes condo monthly association fees have a median of $524 in the retained usable-fee sample of 262 listings, 34% below the five-county median\n2. In Lauderdale Lakes's retained usable-fee sample (262 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 42% are below $500\n3. Lauderdale Lakes's retained usable-fee sample (n=262): reported monthly-equivalent association fees range from $440 to $600 at the 25th to 75th percentiles\n\nLEDE\nLAUDERDALE LAKES, Fla., September 7, 2026 - Among 262 active condominium listings in Lauderdale Lakes retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $524, with the middle half between $440 and $600, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 268 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 34% below the separately trimmed five-county median of $800 and ranks 60th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Lauderdale Lakes condo fee is $0.59 a month (260 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 5.67% of the listing's current asking price across 262 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a month and 42% are below $500. 1.9% of the retained sample report two association layers (a master and a sub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 8.4% of the retained sample, describe one as pending or payable by the buyer on 2.3%, and mention a mandatory club or membership on 0%; 259 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association.\n\nFACT BOX (exact figures)\n- Active condominium listings, Lauderdale Lakes (before exclusions and trimming): 268 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 267 / 262 (5 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $524 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $440 to $600 [September 7, 2026]\n- Median fee per square foot per month: $0.59 (260 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 5.67% (262 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 0% (0) / 42% (110) of 262 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 1.9% (5) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 0% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 8.4% / 2.3% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Lauderdale Lakes ranks 60th among 69 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Lauderdale Lakes's retained usable-fee sample (n=262), after exclusions and percentile trimming, is $524, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Lauderdale Lakes condos in the retained usable-fee sample (n=262) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 42 percent are below $500.\"\n- \"Among 262 retained listings with a current asking price of at least $20,000 in Lauderdale Lakes's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 5.67 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- lauderdale-lakes-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lauderdale Lakes and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Lauderdale Lakes retained-sample median $524 a month (n=262); five-county median $800 (n=22,695, region-level trim).\n- lauderdale-lakes-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 262 active Lauderdale Lakes condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 42% (110 listings); $500 to $750 55.7% (146 listings); $750 to $1,000 2.3% (6 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\n- lauderdale-lakes-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Lauderdale Lakes condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1960s count only (7 listings); 1970s $523 (216 listings); 1980s $575 (39 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Lauderdale Lakes, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (267 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (5 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 262 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 268 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lauderdale-lakes/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lauderdale-lakes/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "lauderhill", "city": "Lauderhill", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 69, "sample_ok": true, "small_sample": false, "pending": 41, "median_list_price": 452500.0, "cut_count": 32, "cut_pct": 46.4, "raised_count": 5, "median_cut_pct": 3.9, "median_cut_dollars": 20000.0, "cut_last30": 17, "cut_last30_pct": 24.6, "cut_last7": 3, "median_dom": 56, "median_cdom": 57, "relisted_count": 2, "relisted_pct": 2.9, "over90": 27, "over90_pct": 39.1, "over180": 12, "fresh_held": 23, "fresh_held_pct": 33.3, "stale_uncut": 12, "stale_uncut_pct": 17.4, "dom_buckets": [ { "label": "0-30", "count": 21, "pct": 30.4 }, { "label": "31-60", "count": 15, "pct": 21.7 }, { "label": "61-90", "count": 6, "pct": 8.7 }, { "label": "91-180", "count": 15, "pct": 21.7 }, { "label": "181+", "count": 12, "pct": 17.4 } ], "bands": [ { "label": "Under $500K", "active": 50, "cut": 24, "cut_pct": 48.0, "median_cdom": 80.0 }, { "label": "$500K to $1M", "active": 18, "cut": 8, "cut_pct": 44.4, "median_cdom": 37.5 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$2M to $5M", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 23 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 14, "pending_cut_pct": 34.1, "pending_median_cut_pct": 10.4, "pending_median_cdom": 30, "tier": "h1", "series": [ { "date": "2026-09-05", "active": 70, "cut_pct": 45.7, "median_cdom": 56.0, "median_list_price": 451250.0 }, { "date": "2026-09-06", "active": 70, "cut_pct": 45.7, "median_cdom": 56.5, "median_list_price": 451250.0 }, { "date": "2026-09-07", "active": 69, "cut_pct": 46.4, "median_cdom": 57, "median_list_price": 452500.0 } ] }, "condos": { "active": 461, "sample_ok": true, "small_sample": false, "pending": 57, "median_list_price": 129900.0, "cut_count": 182, "cut_pct": 39.5, "raised_count": 23, "median_cut_pct": 8.9, "median_cut_dollars": 11050.0, "cut_last30": 55, "cut_last30_pct": 11.9, "cut_last7": 17, "median_dom": 96, "median_cdom": 111, "relisted_count": 34, "relisted_pct": 7.4, "over90": 254, "over90_pct": 55.1, "over180": 150, "fresh_held": 125, "fresh_held_pct": 27.1, "stale_uncut": 123, "stale_uncut_pct": 26.7, "dom_buckets": [ { "label": "0-30", "count": 108, "pct": 23.4 }, { "label": "31-60", "count": 48, "pct": 10.4 }, { "label": "61-90", "count": 51, "pct": 11.1 }, { "label": "91-180", "count": 104, "pct": 22.6 }, { "label": "181+", "count": 150, "pct": 32.5 } ], "bands": [ { "label": "Under $250K", "active": 439, "cut": 173, "cut_pct": 39.4, "median_cdom": 110 }, { "label": "$250K to $500K", "active": 22, "cut": 9, "cut_pct": 40.9, "median_cdom": 132.0 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 33, "pending_cut_pct": 57.9, "pending_median_cut_pct": 8.5, "pending_median_cdom": 93, "tier": "c1", "series": [ { "date": "2026-09-05", "active": 449, "cut_pct": 38.3, "median_cdom": 113, "median_list_price": 129000.0 }, { "date": "2026-09-06", "active": 450, "cut_pct": 38.2, "median_cdom": 112.0, "median_list_price": 129000.0 }, { "date": "2026-09-07", "active": 461, "cut_pct": 39.5, "median_cdom": 111, "median_list_price": 129900.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "46.4% of Lauderhill houses for sale have cut their asking price, 39.5% of condos", "Lauderhill sellers blink faster than the rest of Broward County as 39.1% of houses pass 90 days on the market", "Buying in Lauderhill? Half houses have already come down once, by a median $20K" ], "lede": "LAUDERHILL, Fla., September 7, 2026 - 46.4% of the 69 single-family homes listed for sale in Lauderhill have reduced their asking price at least once, by a median 3.9% (about $20K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 461 condominium listings, 39.5% have cut, by a median 8.9%.", "quotes": [ "\"46.4 percent of single-family homes for sale in Lauderhill have reduced their asking price at least once, by a median $20K.\"", "\"Counting every relisting, the median Lauderhill house for sale has been waiting 57 days, not the 56 the current listing shows.\"", "\"Of the Lauderhill houses now under contract, 65.9 percent never reduced their asking price; the rest cut by a median 10.4 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Lauderhill and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 69 houses, 461 condominiums, 41 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-lauderhill/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Lauderhill versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Lauderhill houses 46.4%, Broward County houses 43.3%; Lauderhill condominiums 39.5%, Broward County condominiums 45.0%.", "title": "Lauderhill houses are cutting 3.1 points more often than Broward County" }, { "caption": "Active Lauderhill listings by cumulative days on market, houses and condominiums, September 7, 2026. 39.1% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 30.4%, 31-60 days 21.7%, 61-90 days 8.7%, 91-180 days 21.7%, 181+ days 17.4%. Condominiums: 0-30 days 23.4%, 31-60 days 10.4%, 61-90 days 11.1%, 91-180 days 22.6%, 181+ days 32.5%.", "title": "39.1% of Lauderhill houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Lauderhill houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 48.0% of 50; $500K to $1M 44.4% of 18; $1M to $2M too few to read of 0; $2M to $5M too few to read of 1; $5M and up too few to read of 0.", "title": "Under $500K Lauderhill houses have cut most often: 48.0% of 50" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 628 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 69, "sample_ok": true, "small_sample": false, "pending": 41, "median_list_price": 452500.0, "cut_count": 32, "cut_pct": 46.4, "raised_count": 5, "valid_price_count": 69, "missing_price_count": 0, "unchanged_count": 32, "not_below_original_count": 37, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 3.9, "median_cut_dollars": 20000.0, "cut_last30": 17, "cut_last30_pct": 24.6, "cut_last7": 3, "median_dom": 56, "median_cdom": 57, "dom_n": 69, "cdom_n": 69, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 69, "relisted_count": 2, "relisted_pct": 2.9, "over90": 27, "over90_pct": 39.1, "over180": 12, "fresh_held": 23, "fresh_held_pct": 33.3, "fresh_held_missing_cdom_count": 0, "stale_uncut": 12, "stale_uncut_pct": 17.4, "dom_buckets": [ { "label": "0-30", "count": 21, "pct": 30.4 }, { "label": "31-60", "count": 15, "pct": 21.7 }, { "label": "61-90", "count": 6, "pct": 8.7 }, { "label": "91-180", "count": 15, "pct": 21.7 }, { "label": "181+", "count": 12, "pct": 17.4 } ], "bands": [ { "label": "Under $500K", "active": 50, "cut": 24, "cut_pct": 48.0, "median_cdom": 80.0, "cut_pct_denominator": 50, "cdom_n": 50, "valid_price_count": 50 }, { "label": "$500K to $1M", "active": 18, "cut": 8, "cut_pct": 44.4, "median_cdom": 37.5, "cut_pct_denominator": 18, "cdom_n": 18, "valid_price_count": 18 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$2M to $5M", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 23, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 14, "pending_cut_pct": 34.1, "pending_valid_price_count": 41, "pending_missing_price_count": 0, "pending_unchanged_count": 26, "pending_raised_count": 1, "pending_not_below_original_count": 27, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 41, "pending_dom_n": 41, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 10.4, "pending_median_cdom": 30, "denominators": { "cut_pct": 69, "cut_last30_pct": 69, "relisted_pct": 69, "fresh_held_pct": 69, "stale_uncut_pct": 69, "over90_pct": 69, "dom_bucket_pct": 69, "pending_cut_pct": 41, "median_dom": 69, "median_cdom": 69, "median_cut_pct": 32, "median_cut_dollars": 32, "pending_median_cut_pct": 14, "pending_median_cdom": 41 }, "county_counts": { "Broward": 69 }, "tier": "h1", "series": [ { "date": "2026-09-07", "active": 69, "cut_pct": 46.4, "median_cdom": 57, "median_list_price": 452500.0 } ] }, "condos": { "active": 461, "sample_ok": true, "small_sample": false, "pending": 57, "median_list_price": 129900.0, "cut_count": 182, "cut_pct": 39.5, "raised_count": 23, "valid_price_count": 461, "missing_price_count": 0, "unchanged_count": 256, "not_below_original_count": 279, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 8.9, "median_cut_dollars": 11050.0, "cut_last30": 55, "cut_last30_pct": 11.9, "cut_last7": 17, "median_dom": 96, "median_cdom": 111, "dom_n": 461, "cdom_n": 461, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 461, "relisted_count": 34, "relisted_pct": 7.4, "over90": 254, "over90_pct": 55.1, "over180": 150, "fresh_held": 125, "fresh_held_pct": 27.1, "fresh_held_missing_cdom_count": 0, "stale_uncut": 123, "stale_uncut_pct": 26.7, "dom_buckets": [ { "label": "0-30", "count": 108, "pct": 23.4 }, { "label": "31-60", "count": 48, "pct": 10.4 }, { "label": "61-90", "count": 51, "pct": 11.1 }, { "label": "91-180", "count": 104, "pct": 22.6 }, { "label": "181+", "count": 150, "pct": 32.5 } ], "bands": [ { "label": "Under $250K", "active": 439, "cut": 173, "cut_pct": 39.4, "median_cdom": 110, "cut_pct_denominator": 439, "cdom_n": 439, "valid_price_count": 439 }, { "label": "$250K to $500K", "active": 22, "cut": 9, "cut_pct": 40.9, "median_cdom": 132.0, "cut_pct_denominator": 22, "cdom_n": 22, "valid_price_count": 22 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 33, "pending_cut_pct": 57.9, "pending_valid_price_count": 57, "pending_missing_price_count": 0, "pending_unchanged_count": 22, "pending_raised_count": 2, "pending_not_below_original_count": 24, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 57, "pending_dom_n": 57, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 8.5, "pending_median_cdom": 93, "denominators": { "cut_pct": 461, "cut_last30_pct": 461, "relisted_pct": 461, "fresh_held_pct": 461, "stale_uncut_pct": 461, "over90_pct": 461, "dom_bucket_pct": 461, "pending_cut_pct": 57, "median_dom": 461, "median_cdom": 461, "median_cut_pct": 182, "median_cut_dollars": 182, "pending_median_cut_pct": 33, "pending_median_cdom": 57 }, "county_counts": { "Broward": 461 }, "tier": "c1", "series": [ { "date": "2026-09-07", "active": 461, "cut_pct": 39.5, "median_cdom": 111, "median_list_price": 129900.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "46.4% of Lauderhill houses for sale are asking less than their original list price; 39.5% of condos", "Seller Blink Rate™ in Lauderhill: 46.4% of houses list below original asking, against 43.3% across Broward County", "Buying in Lauderhill? 32 of the 69 houses for sale are asking below their original price, by a median $20K" ], "lede": "LAUDERHILL, Fla., September 7, 2026 - 46.4% of the 69 single-family homes listed for sale in Lauderhill (32 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 32 reduced listings, the median reduction is 3.9% (about $20K). Among the city's 461 condominium listings, 39.5% are asking below their original price, by a median 8.9%.", "quotes": [ "\"46.4 percent of single-family homes for sale in Lauderhill have a current asking price below their original list price; among those 32 reduced listings the median reduction is $20K.\"", "\"Among active Lauderhill houses, the median recorded CumulativeDaysOnMarket value is 57 days and the median recorded DaysOnMarket value is 56 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 34.1 percent of the 41 Lauderhill houses under contract had a recorded asking price below their original list price; the median reduction among that group was 10.4 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lauderhill, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (32 unchanged, 5 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 69 houses, 461 condominiums, 41 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lauderhill/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-lauderhill/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Lauderhill versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Lauderhill houses 46.4%, Broward County houses 43.3%; Lauderhill condominiums 39.5%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 46.4% of Lauderhill houses for sale are asking below their original price, against 43.3% across Broward County", "visible_labels": [ "45%", "39.5%", "43.3%", "46.4%" ] }, { "caption": "Active Lauderhill houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 39.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 30.4%, 31-60 days 21.7%, 61-90 days 8.7%, 91-180 days 21.7%, 181+ days 17.4%. Condominiums: 0-30 days 23.4%, 31-60 days 10.4%, 61-90 days 11.1%, 91-180 days 22.6%, 181+ days 32.5%.", "title": "39.1% of Lauderhill houses for sale with a recorded cumulative-days value exceed 90 days; 55.1% of condos", "visible_labels": [ "30.4%", "23.4%", "21.7%", "10.4%", "8.7%", "11.1%", "21.7%", "22.6%", "17.4%", "32.5%", "39.1%" ] }, { "caption": "Share of active Lauderhill houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 48% (24 of 50); $500K to $1M 44.4% (8 of 18); $1M to $2M 0 listed, count only; $2M to $5M 1 listed, count only; $5M and up 0 listed, count only.", "title": "Under $500K Lauderhill houses show the highest share asking below original: 48% of 50", "visible_labels": [ "0", "1", "0", "44.4%", "8", "18", "48%", "24", "50" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 628, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 439, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 439, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 439, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 461, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 461, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 461, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 461, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 461, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 461, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 461, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 182, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 182, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 461, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 461, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 461, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 461, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 461, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 279, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 461, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 256, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 461, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 69, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Lauderhill houses 46.4%, Broward County houses 43.3%; Lauderhill condominiums 39.5%, Broward County condominiums 45.0%.", "after": "Horizontal bar chart. Lauderhill houses 46.4%, Broward County houses 43.3%; Lauderhill condominiums 39.5%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Lauderhill versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Lauderhill versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Lauderhill houses are cutting 3.1 points more often than Broward County", "after": "Seller Blink Rate™: 46.4% of Lauderhill houses for sale are asking below their original price, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "39.5%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "46.4%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 30.4%, 31-60 days 21.7%, 61-90 days 8.7%, 91-180 days 21.7%, 181+ days 17.4%. Condominiums: 0-30 days 23.4%, 31-60 days 10.4%, 61-90 days 11.1%, 91-180 days 22.6%, 181+ days 32.5%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 30.4%, 31-60 days 21.7%, 61-90 days 8.7%, 91-180 days 21.7%, 181+ days 17.4%. Condominiums: 0-30 days 23.4%, 31-60 days 10.4%, 61-90 days 11.1%, 91-180 days 22.6%, 181+ days 32.5%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Lauderhill listings by cumulative days on market, houses and condominiums, September 7, 2026. 39.1% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Lauderhill houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 39.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "39.1% of Lauderhill houses for sale have waited more than 90 days, counting every relisting", "after": "39.1% of Lauderhill houses for sale with a recorded cumulative-days value exceed 90 days; 55.1% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "30.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "39.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "23.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "21.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "10.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "8.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "11.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "21.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "22.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "17.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "32.5%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 48.0% of 50; $500K to $1M 44.4% of 18; $1M to $2M too few to read of 0; $2M to $5M too few to read of 1; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 48% (24 of 50); $500K to $1M 44.4% (8 of 18); $1M to $2M 0 listed, count only; $2M to $5M 1 listed, count only; $5M and up 0 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Lauderhill houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Lauderhill houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Under $500K Lauderhill houses have cut most often: 48.0% of 50", "after": "Under $500K Lauderhill houses show the highest share asking below original: 48% of 50", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "44.4%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "18", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "48%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "24", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "50", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "46.4% of Lauderhill houses for sale have cut their asking price, 39.5% of condos", "after": "46.4% of Lauderhill houses for sale are asking less than their original list price; 39.5% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Lauderhill sellers blink faster than the rest of Broward County as 39.1% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Lauderhill: 46.4% of houses list below original asking, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Lauderhill? Half houses have already come down once, by a median $20K", "after": "Buying in Lauderhill? 32 of the 69 houses for sale are asking below their original price, by a median $20K", "before_present": true, "after_present": true }, { "field": "lede", "before": "LAUDERHILL, Fla., September 7, 2026 - 46.4% of the 69 single-family homes listed for sale in Lauderhill have reduced their asking price at least once, by a median 3.9% (about $20K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 461 condominium listings, 39.5% have cut, by a median 8.9%.", "after": "LAUDERHILL, Fla., September 7, 2026 - 46.4% of the 69 single-family homes listed for sale in Lauderhill (32 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 32 reduced listings, the median reduction is 3.9% (about $20K). Among the city's 461 condominium listings, 39.5% are asking below their original price, by a median 8.9%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Lauderhill and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 69 houses, 461 condominiums, 41 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-lauderhill/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lauderhill, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (32 unchanged, 5 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 69 houses, 461 condominiums, 41 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lauderhill/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-lauderhill/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"46.4 percent of single-family homes for sale in Lauderhill have reduced their asking price at least once, by a median $20K.\"", "after": "\"46.4 percent of single-family homes for sale in Lauderhill have a current asking price below their original list price; among those 32 reduced listings the median reduction is $20K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Lauderhill house for sale has been waiting 57 days, not the 56 the current listing shows.\"", "after": "\"Among active Lauderhill houses, the median recorded CumulativeDaysOnMarket value is 57 days and the median recorded DaysOnMarket value is 56 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Lauderhill houses now under contract, 65.9 percent never reduced their asking price; the rest cut by a median 10.4 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 34.1 percent of the 41 Lauderhill houses under contract had a recorded asking price below their original list price; the median reduction among that group was 10.4 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "053982ac5577578ac76804e316829495bca0543dbd2ef48120d360d42d3093d8", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nLauderhill price cuts and true days on market\nHEADLINE OPTIONS\n46.4% of Lauderhill houses for sale have cut their asking price, 39.5% of condos\nLauderhill sellers blink faster than the rest of Broward County as 39.1% of houses pass 90 days on the\nmarket\nBuying in Lauderhill? Half houses have already come down once, by a median $20K\nLEDE\nLAUDERHILL, Fla., September 7, 2026 - 46.4% of the 69 single-family homes listed for sale in Lauderhill have\nreduced their asking price at least once, by a median 3.9% (about $20K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Among the city's 461 condominium listings, 39.5% have cut, by a\nmedian 8.9%.\nNUT GRAF\nThe figures point to a market where 34.1% of houses reached a contract only after a price cut: of the 41\nLauderhill houses now under contract, 34.1% reduced before going under contract, with a median cut of 10.4%\nand a median 30 days to contract. Across Broward County the price-cut share is 43.3% for houses and 45.0%\nfor condominiums, so Lauderhill houses are cutting 3.1 points more often than the county. Counting every\nrelisting, the median Lauderhill house for sale has been on the market 57 days, against 56 on its current listing;\n2.9% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nLauderhill\n69\nShare with at\nleast one price\nreduction,\nhouses\n46.4% (32 of 69)\nMedian\nreduction\nfrom original\nasking, houses\n3.9% (about $20K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings,\nLauderhill\n461\nShare with at\nleast one price\nreduction,\ncondominiums\n39.5% (182 of 461)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n57 days (56 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n39.1% (27 of 69)\nHouses under\ncontract that\nreduced first\n34.1% of 41\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting faster than similar-priced cities; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking under\n$600K; peer\ncut share\n40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Port St Lucie, Greenacres, Florida City, West\nQUOTABLE DATA POINTS\n\"46.4 percent of single-family homes for sale in Lauderhill have reduced their asking price at least once, by\na median $20K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Lauderhill house for sale has been waiting 57 days, not the 56 the\ncurrent listing shows.\"\n\"Of the Lauderhill houses now under contract, 65.9 percent never reduced their asking price; the rest cut\nby a median 10.4 percent before a buyer committed. Contract prices are not known until the sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Lauderhill versus Broward County, houses and condominiums, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Lauderhill listings by cumulative days on market, houses and condominiums, September 7, 2026. 39.1% of houses have passed 90\ndays. Source: BeachesMLS via PBP Real Estate.\nShare of active Lauderhill houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Lauderhill and Broward County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 69 houses, 461 condominiums, 41 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-lauderhill/ . Conditions read: How the read works: each city is compared with its peer group, the\nSouth Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "8f0cc72da6d41cbf50aa8a9e56d04a4379d694ac28ea49360797a10de4bcda4a", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nLauderhill asking-price reductions and recorded days\non market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/lauderhill/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n46.4% of Lauderhill houses for sale are asking less than their original list price; 39.5% of condos\nSeller Blink Rate™ in Lauderhill: 46.4% of houses list below original asking, against 43.3% across Broward\nCounty\nBuying in Lauderhill? 32 of the 69 houses for sale are asking below their original price, by a median $20K\nLEDE\nLAUDERHILL, Fla., September 7, 2026 - 46.4% of the 69 single-family homes listed for sale in Lauderhill (32\nlistings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 32 reduced listings, the median reduction is\n3.9% (about $20K). Among the city's 461 condominium listings, 39.5% are asking below their original price, by\na median 8.9%.\nNUT GRAF\nFor active Lauderhill houses, the median recorded CumulativeDaysOnMarket value is 57 days and the median\nrecorded DaysOnMarket value is 56 days, each calculated from non-missing values in that field (69 and 69\nlistings). 2.9% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 41 Lauderhill houses under\ncontract (Pending or Active Under Contract), 14 (34.1%) have a recorded asking price below their original list\nprice; the median reduction among that group is 10.4%. The remainder are not recorded as below their original\nlist price, which is not a price history. These asking-price fields do not disclose the agreed contract price.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nAcross Broward County the shares asking below original are 43.3% for houses and 45% for condominiums;\nLauderhill houses are 3.1 points above the county share.\nFACT BOX\nActive single-family listings,\nLauderhill\n69\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n46.4% (32 of 69)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original, houses\n69 / 0; 32 / 5\nSeptember 7, 2026\nMedian reduction among the 32\nreduced houses\n3.9% (about $20K)\nSeptember 7, 2026\nActive condominium listings,\nLauderhill\n461\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n39.5% (182 of 461)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n57 / 56 days (from 69 / 69 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90\ndays\n39.1% (27 of 69 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking below\noriginal list price\n34.1% (14 of 41)\nSeptember 7, 2026\nBroward County share asking below\noriginal, houses / condominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed\nin method)\nHouses: Higher below-original share than peers;\nCondominiums: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking\nunder $600K; peer share 40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North\nLauderdale, Port St Lucie, Greenacres, Florida City, West Park,\nMargate, Sunrise, Lake Worth Beach, Miami Gardens,\nDeerfield Beach, Lantana, Coconut Creek, Boynton Beach,\nOakland Park\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"46.4 percent of single-family homes for sale in Lauderhill have a current asking price below their original\nlist price; among those 32 reduced listings the median reduction is $20K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"Among active Lauderhill houses, the median recorded CumulativeDaysOnMarket value is 57 days and the\nmedian recorded DaysOnMarket value is 56 days. These are MLS-recorded fields, not an independently\nreconstructed listing history.\"\n\"At the snapshot, 34.1 percent of the 41 Lauderhill houses under contract had a recorded asking price\nbelow their original list price; the median reduction among that group was 10.4 percent. The remainder\nwere not recorded as below their original list price, which is not a price history. Agreed contract prices are\nnot inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Lauderhill versus Broward County,\nhouses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nChart data (aggregate): Horizontal bar chart. Lauderhill houses 46.4%, Broward County houses 43.3%;\nLauderhill condominiums 39.5%, Broward County condominiums 45%. Share of active listings asking below\ntheir original list price, September 7, 2026.\nActive Lauderhill houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings\nwith a recorded value in that field; 39.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 30.4%, 31-60\ndays 21.7%, 61-90 days 8.7%, 91-180 days 21.7%, 181+ days 17.4%. Condominiums: 0-30 days 23.4%, 31-60\ndays 10.4%, 61-90 days 11.1%, 91-180 days 22.6%, 181+ days 32.5%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Lauderhill houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to\n29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 48% (24 of 50); $500K to $1M 44.4% (8 of 18); $1M to $2M 0 listed, count only; $2M\nto $5M 1 listed, count only; $5M and up 0 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lauderhill,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (32 unchanged, 5 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 69 houses,\n461 condominiums, 41 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lauderhill/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-lauderhill/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "41cab61551c9bd199f0e90a0c6ac756797bb2450188398f8e2eff322a21a2f5e", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - LAUDERHILL PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 46.4% of Lauderhill houses for sale are asking less than their original list price; 39.5% of condos\n2. Seller Blink Rate™ in Lauderhill: 46.4% of houses list below original asking, against 43.3% across Broward County\n3. Buying in Lauderhill? 32 of the 69 houses for sale are asking below their original price, by a median $20K\n\nLEDE\nLAUDERHILL, Fla., September 7, 2026 - 46.4% of the 69 single-family homes listed for sale in Lauderhill (32 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 32 reduced listings, the median reduction is 3.9% (about $20K). Among the city's 461 condominium listings, 39.5% are asking below their original price, by a median 8.9%.\n\nNUT GRAF\nFor active Lauderhill houses, the median recorded CumulativeDaysOnMarket value is 57 days and the median recorded DaysOnMarket value is 56 days, each calculated from non-missing values in that field (69 and 69 listings). 2.9% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 41 Lauderhill houses under contract (Pending or Active Under Contract), 14 (34.1%) have a recorded asking price below their original list price; the median reduction among that group is 10.4%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; Lauderhill houses are 3.1 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Lauderhill: 69 [September 7, 2026]\n- Share asking below original list price, houses: 46.4% (32 of 69) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 69 / 0; 32 / 5 [September 7, 2026]\n- Median reduction among the 32 reduced houses: 3.9% (about $20K) [September 7, 2026]\n- Active condominium listings, Lauderhill: 461 [September 7, 2026]\n- Share asking below original list price, condominiums: 39.5% (182 of 461) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 57 / 56 days (from 69 / 69 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 39.1% (27 of 69 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 34.1% (14 of 41) [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Higher below-original share than peers; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking under $600K; peer share 40.7%): Tamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Port St Lucie, Greenacres, Florida City, West Park, Margate, Sunrise, Lake Worth Beach, Miami Gardens, Deerfield Beach, Lantana, Coconut Creek, Boynton Beach, Oakland Park [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"46.4 percent of single-family homes for sale in Lauderhill have a current asking price below their original list price; among those 32 reduced listings the median reduction is $20K.\"\n- \"Among active Lauderhill houses, the median recorded CumulativeDaysOnMarket value is 57 days and the median recorded DaysOnMarket value is 56 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 34.1 percent of the 41 Lauderhill houses under contract had a recorded asking price below their original list price; the median reduction among that group was 10.4 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- lauderhill-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Lauderhill versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Lauderhill houses 46.4%, Broward County houses 43.3%; Lauderhill condominiums 39.5%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.\n- lauderhill-true-days-on-market-r1-2026-09-07.png\n Caption: Active Lauderhill houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 39.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 30.4%, 31-60 days 21.7%, 61-90 days 8.7%, 91-180 days 21.7%, 181+ days 17.4%. Condominiums: 0-30 days 23.4%, 31-60 days 10.4%, 61-90 days 11.1%, 91-180 days 22.6%, 181+ days 32.5%.\n- lauderhill-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Lauderhill houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 48% (24 of 50); $500K to $1M 44.4% (8 of 18); $1M to $2M 0 listed, count only; $2M to $5M 1 listed, count only; $5M and up 0 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lauderhill, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (32 unchanged, 5 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 69 houses, 461 condominiums, 41 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lauderhill/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-lauderhill/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "lauderhill", "city": "Lauderhill", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 461, "with_fee": 458, "no_cadence": 1, "sample_ok": true, "cuts": { "active": 461, "cut_count": 182, "cut_pct": 39.5, "median_cut_pct": 8.9, "median_cut_dollars": 11050 }, "outliers_dropped": 10, "n": 448, "median": 633, "p10": 373, "p25": 450, "p75": 774, "p90": 935, "min": 255, "max": 1301, "median_sqft": 0.59, "n_sqft": 444, "median_pct_price": 5.61, "median_list_price": 130000, "median_year_built": 1974, "median_sqft_area": 1000, "over_1000": 31, "over_1000_pct": 6.9, "under_500": 148, "under_500_pct": 33.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 31, "over_hi_pct": 6.9, "under_lo": 148, "under_lo_pct": 33.0, "types": { "Condominium": { "count": 435, "pct": 97.1 }, "Townhouse": { "count": 11, "pct": 2.5 }, "Villa": { "count": 2, "pct": 0.4 } }, "regime": { "COA": { "count": 441, "pct": 98.4 }, "not_recorded": { "count": 5, "pct": 1.1 }, "HOA": { "count": 2, "pct": 0.4 } }, "villa_median": 487, "townhouse_median": 410, "cadence": { "Monthly": { "count": 402, "pct": 89.7 }, "Quarterly": { "count": 46, "pct": 10.3 } }, "stacked": { "count": 1, "pct": 0.2, "median_total": 537, "median_master": 28 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 148, "pct": 33.0 }, { "label": "$500 to $750", "count": 168, "pct": 37.5 }, { "label": "$750 to $1,000", "count": 101, "pct": 22.5 }, { "label": "$1,000 to $1,500", "count": 31, "pct": 6.9 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 28, "median": 404, "median_sqft": 0.52 }, { "label": "1970s", "n": 351, "median": 628, "median_sqft": 0.59 }, { "label": "1980s", "n": 65, "median": 793, "median_sqft": 0.63 }, { "label": "1990s", "n": 3, "median": 519, "median_sqft": 0.61 }, { "label": "2000s", "n": 1, "median": 494, "median_sqft": 0.24 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 426, "median": 633, "median_pct_price": 5.78 }, { "label": "$250K to $500K", "n": 22, "median": 625, "median_pct_price": 2.46 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 444, "median": 634 }, "post2005": { "n": 1, "median": 494 }, "includes": [ { "key": "Water", "label": "Water", "count": 277, "pct": 67.7 }, { "key": "Trash", "label": "Trash", "count": 254, "pct": 62.1 }, { "key": "CommonAreas", "label": "Common areas", "count": 247, "pct": 60.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 244, "pct": 59.7 }, { "key": "Sewer", "label": "Sewer", "count": 224, "pct": 54.8 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 193, "pct": 47.2 }, { "key": "Pools", "label": "Pool", "count": 179, "pct": 43.8 }, { "key": "Insurance", "label": "Building insurance", "count": 167, "pct": 40.8 }, { "key": "Roof", "label": "Roof", "count": 135, "pct": 33.0 }, { "key": "CableTv", "label": "Cable TV", "count": 121, "pct": 29.6 }, { "key": "Security", "label": "Security", "count": 116, "pct": 28.4 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 113, "pct": 27.6 }, { "key": "PestControl", "label": "Pest control", "count": 104, "pct": 25.4 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 75, "pct": 18.3 } ], "includes_n": 409, "flags": { "sa_mentioned": { "count": 42, "pct": 9.4 }, "sa_none_or_paid": { "count": 31, "pct": 6.9 }, "sa_pending": { "count": 5, "pct": 1.1 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 1, "pct": 0.2 }, "milestone": { "count": 26, "pct": 5.8 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 1, "pct": 0.2 }, "remarks_n": 438 }, "developments": [ { "name": "18Th Hole at Inverrary Co", "master": "Inverrary", "n": 24, "anecdotal": false, "median": 1153, "median_sqft": 0.91, "year_built": 1980, "median_list_price": 152200, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Inverrary Country Club", "master": "Inverrary", "n": 23, "anecdotal": false, "median": 733, "median_sqft": 0.65, "year_built": 1974, "median_list_price": 133000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "International Village at Inverrary", "master": "Inverrary", "n": 21, "anecdotal": false, "median": 436, "median_sqft": 0.54, "year_built": 1973, "median_list_price": 130000, "sa_mentioned": 1, "sa_pending": 0, "membership": 1, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Inverwood", "master": null, "n": 17, "anecdotal": false, "median": 780, "median_sqft": 0.81, "year_built": 1980, "median_list_price": 119900, "sa_mentioned": 3, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Manors of Inverrary Xii", "master": "Inverrary", "n": 17, "anecdotal": false, "median": 849, "median_sqft": 0.84, "year_built": 1974, "median_list_price": 114900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Greens of Inverrary Phase Ii", "master": "Inverrary", "n": 16, "anecdotal": false, "median": 749, "median_sqft": 0.69, "year_built": 1974, "median_list_price": 144500, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Brookfield Square", "master": null, "n": 15, "anecdotal": false, "median": 330, "median_sqft": 0.42, "year_built": 1973, "median_list_price": 120000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lakes of Inverrary", "master": "Inverrary", "n": 14, "anecdotal": false, "median": 856, "median_sqft": 0.76, "year_built": 1971, "median_list_price": 121250, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Newport at Lauderhill Con", "master": "Lauderhill Con", "n": 13, "anecdotal": false, "median": 473, "median_sqft": 0.59, "year_built": 1973, "median_list_price": 129900, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Stonebridge Gardens Section Four", "master": null, "n": 13, "anecdotal": false, "median": 435, "median_sqft": 0.45, "year_built": 1973, "median_list_price": 165000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cypress Tree", "master": null, "n": 12, "anecdotal": false, "median": 351, "median_sqft": 0.41, "year_built": 1978, "median_list_price": 120000, "sa_mentioned": 4, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Garden Lakes of Inverrary", "master": "Inverrary", "n": 12, "anecdotal": false, "median": 815, "median_sqft": 0.72, "year_built": 1973, "median_list_price": 105000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Manors of Inverrary I 10", "master": "Inverrary", "n": 11, "anecdotal": false, "median": 657, "median_sqft": 0.68, "year_built": 1974, "median_list_price": 140000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Gardens at Lauderhill Con", "master": "Lauderhill Condo", "n": 7, "anecdotal": true, "median": 453, "median_sqft": 0.73, "year_built": 1973, "median_list_price": 99900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Environ I 9", "master": null, "n": 6, "anecdotal": true, "median": 826, "median_sqft": 0.74, "year_built": 1973, "median_list_price": 142500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Habitat Ii", "master": null, "n": 6, "anecdotal": true, "median": 547, "median_sqft": 0.57, "year_built": 1973, "median_list_price": 195000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hills of Inverrary Tract", "master": "Inverrary", "n": 6, "anecdotal": true, "median": 725, "median_sqft": 0.48, "year_built": 1971, "median_list_price": 332000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lakes of Environ", "master": null, "n": 6, "anecdotal": true, "median": 782, "median_sqft": 0.58, "year_built": 1983, "median_list_price": 157450, "sa_mentioned": 3, "sa_pending": 3, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tree Garden", "master": null, "n": 6, "anecdotal": true, "median": 633, "median_sqft": 0.63, "year_built": 1975, "median_list_price": 139000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "6 of Environ", "master": null, "n": 5, "anecdotal": true, "median": 724, "median_sqft": 0.68, "year_built": 1974, "median_list_price": 99500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ashley Hall", "master": null, "n": 5, "anecdotal": true, "median": 393, "median_sqft": 0.56, "year_built": 1967, "median_list_price": 99000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Castle Apartments 12 Cond", "master": null, "n": 5, "anecdotal": true, "median": 527, "median_sqft": 0.57, "year_built": 1973, "median_list_price": 85500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Castle Apartments 2", "master": null, "n": 5, "anecdotal": true, "median": 431, "median_sqft": 0.53, "year_built": 1971, "median_list_price": 80000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Castle Gardens", "master": null, "n": 5, "anecdotal": true, "median": 475, "median_sqft": 0.41, "year_built": 1973, "median_list_price": 125000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Falls of Inverrary", "master": "Inverrary", "n": 5, "anecdotal": true, "median": 731, "median_sqft": 0.61, "year_built": 1973, "median_list_price": 185000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Majestic Gardens", "master": null, "n": 5, "anecdotal": true, "median": 400, "median_sqft": 0.45, "year_built": 1972, "median_list_price": 125000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Majestic Gardens Condomini", "master": null, "n": 5, "anecdotal": true, "median": 400, "median_sqft": 0.47, "year_built": 1972, "median_list_price": 143000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Inverrary", "n": 161, "median": 750, "enclaves": 33, "stacked_pct": 0.0 }, { "name": "Lauderhill Con", "n": 13, "median": 473, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Lauderhill Condo", "n": 6, "median": 463, "enclaves": 2, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 657, "p25": 454, "p75": 781, "n": 437, "median_sqft": 0.59, "sa_pending_pct": 1.1 }, { "date": "2026-09-07", "median": 633, "p25": 450, "p75": 774, "n": 448, "median_sqft": 0.59, "sa_pending_pct": 1.1 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Lauderhill condo for sale carries a $633-a-month association fee, 21% below the South Florida median", "6.9% of Lauderhill condos on the market ask $1,000 or more a month in fees; 33% stay under $500", "Lauderhill condo fees run $450 to $774 a month for the middle half of listings" ], "lede": "LAUDERHILL, Fla., September 7, 2026 - The median monthly association fee across the 448 condominiums listed for sale in Lauderhill is $633, with half of the listings between $450 and $774 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 21% below the five-county South Florida median of $800, and ranks Lauderhill 47 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Lauderhill carries a monthly association fee of $633, 21% below the five-county South Florida median of $800.\"", "\"6.9 percent of Lauderhill condos on the market ask $1,000 or more a month in association fees; only 33 percent stay under $500.\"", "\"On the median Lauderhill condo, a year of association fees equals 5.61 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Lauderhill permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (1 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (10 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-lauderhill/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Lauderhill against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Lauderhill median $633 a month, South Florida median $800; Lauderhill ranks 47 of 69 cities.", "title": "Lauderhill condo fees sit 21% below the South Florida median" }, { "caption": "Share of active Lauderhill condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 33% (148 listings); $500 to $750 37.5% (168 listings); $750 to $1,000 22.5% (101 listings); $1,000 to $1,500 6.9% (31 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "37.5% of Lauderhill condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Lauderhill condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s $404 (28 listings); 1970s $628 (351 listings); 1980s $793 (65 listings); 1990s too few (3 listings); 2000s too few (1 listings).", "title": "Lauderhill condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 461 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 461, "with_fee": 458, "no_cadence": 1, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 458, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 3, "n": 448, "retained_n": 448, "outliers_dropped": 10, "trim_applied": true, "cuts": { "active": 461, "cut_count": 182, "cut_pct": 39.5, "median_cut_pct": 8.9, "median_cut_dollars": 11050, "valid_price_count": 461, "missing_price_count": 0, "unchanged_count": 256, "raised_count": 23, "not_below_original_count": 279, "cut_pct_denominator": 461, "cut_sample_ok": true, "median_cut_n": 182 }, "trim_bounds": { "p1": 252.42000000000002, "p99": 1317.3514000000002 }, "retained_small_sample": false, "retained_below_30": false, "median": 633, "p10": 373, "p25": 450, "p75": 774, "p90": 935, "min": 255, "max": 1301, "median_sqft": 0.59, "n_sqft": 444, "median_pct_price": 5.61, "n_pct_price": 448, "median_list_price": 130000, "median_year_built": 1974, "median_sqft_area": 1000, "over_1000": 31, "over_1000_pct": 6.9, "under_500": 148, "under_500_pct": 33.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 31, "over_hi_pct": 6.9, "under_lo": 148, "under_lo_pct": 33.0, "types": { "Condominium": { "count": 435, "pct": 97.1 }, "Townhouse": { "count": 11, "pct": 2.5 }, "Villa": { "count": 2, "pct": 0.4 } }, "regime": { "COA": { "count": 441, "pct": 98.4 }, "not_recorded": { "count": 5, "pct": 1.1 }, "HOA": { "count": 2, "pct": 0.4 } }, "villa_median": 487, "townhouse_median": 410, "cadence": { "Monthly": { "count": 402, "pct": 89.7 }, "Quarterly": { "count": 46, "pct": 10.3 } }, "stacked": { "count": 1, "pct": 0.2, "median_total": 537, "median_master": 28 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 148, "pct": 33.0 }, { "label": "$500 to $750", "count": 168, "pct": 37.5 }, { "label": "$750 to $1,000", "count": 101, "pct": 22.5 }, { "label": "$1,000 to $1,500", "count": 31, "pct": 6.9 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 28, "median": 404, "median_sqft": 0.52 }, { "label": "1970s", "n": 351, "median": 628, "median_sqft": 0.59 }, { "label": "1980s", "n": 65, "median": 793, "median_sqft": 0.63 }, { "label": "1990s", "n": 3, "median": 519, "median_sqft": 0.61 }, { "label": "2000s", "n": 1, "median": 494, "median_sqft": 0.24 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 426, "median": 633, "median_pct_price": 5.78 }, { "label": "$250K to $500K", "n": 22, "median": 625, "median_pct_price": 2.46 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 444, "median": 634 }, "post2005": { "n": 1, "median": 494 }, "includes": [ { "key": "Water", "label": "Water", "count": 277, "pct": 67.7 }, { "key": "Trash", "label": "Trash", "count": 254, "pct": 62.1 }, { "key": "CommonAreas", "label": "Common areas", "count": 247, "pct": 60.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 244, "pct": 59.7 }, { "key": "Sewer", "label": "Sewer", "count": 224, "pct": 54.8 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 193, "pct": 47.2 }, { "key": "Pools", "label": "Pool", "count": 179, "pct": 43.8 }, { "key": "Insurance", "label": "Building insurance", "count": 167, "pct": 40.8 }, { "key": "Roof", "label": "Roof", "count": 135, "pct": 33.0 }, { "key": "CableTv", "label": "Cable TV", "count": 121, "pct": 29.6 }, { "key": "Security", "label": "Security", "count": 116, "pct": 28.4 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 113, "pct": 27.6 }, { "key": "PestControl", "label": "Pest control", "count": 104, "pct": 25.4 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 75, "pct": 18.3 } ], "includes_n": 409, "flags": { "sa_mentioned": { "count": 42, "pct": 9.4 }, "sa_none_or_paid": { "count": 31, "pct": 6.9 }, "sa_pending": { "count": 5, "pct": 1.1 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 1, "pct": 0.2 }, "milestone": { "count": 26, "pct": 5.8 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 1, "pct": 0.2 }, "remarks_n": 438 }, "denominators": { "fee_percentages": 448, "fee_medians_percentiles": 448, "median_sqft": 444, "median_pct_price": 448, "includes_pct": 409, "flags_pct": 448, "cut_pct": 461 }, "developments": [ { "name": "18Th Hole at Inverrary Co", "master": "Inverrary", "n": 24, "anecdotal": false, "median": 1153, "median_sqft": 0.91, "year_built": 1980, "median_list_price": 152200, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Inverrary Country Club", "master": "Inverrary", "n": 23, "anecdotal": false, "median": 733, "median_sqft": 0.65, "year_built": 1974, "median_list_price": 133000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "International Village at Inverrary", "master": "Inverrary", "n": 21, "anecdotal": false, "median": 436, "median_sqft": 0.54, "year_built": 1973, "median_list_price": 130000, "sa_mentioned": 1, "sa_pending": 0, "membership": 1, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Inverwood", "master": null, "n": 17, "anecdotal": false, "median": 780, "median_sqft": 0.81, "year_built": 1980, "median_list_price": 119900, "sa_mentioned": 3, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Manors of Inverrary Xii", "master": "Inverrary", "n": 17, "anecdotal": false, "median": 849, "median_sqft": 0.84, "year_built": 1974, "median_list_price": 114900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Greens of Inverrary Phase Ii", "master": "Inverrary", "n": 16, "anecdotal": false, "median": 749, "median_sqft": 0.69, "year_built": 1974, "median_list_price": 144500, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Brookfield Square", "master": null, "n": 15, "anecdotal": false, "median": 330, "median_sqft": 0.42, "year_built": 1973, "median_list_price": 120000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lakes of Inverrary", "master": "Inverrary", "n": 14, "anecdotal": false, "median": 856, "median_sqft": 0.76, "year_built": 1971, "median_list_price": 121250, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Newport at Lauderhill Con", "master": "Lauderhill Con", "n": 13, "anecdotal": false, "median": 473, "median_sqft": 0.59, "year_built": 1973, "median_list_price": 129900, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Stonebridge Gardens Section Four", "master": null, "n": 13, "anecdotal": false, "median": 435, "median_sqft": 0.45, "year_built": 1973, "median_list_price": 165000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cypress Tree", "master": null, "n": 12, "anecdotal": false, "median": 351, "median_sqft": 0.41, "year_built": 1978, "median_list_price": 120000, "sa_mentioned": 4, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Garden Lakes of Inverrary", "master": "Inverrary", "n": 12, "anecdotal": false, "median": 815, "median_sqft": 0.72, "year_built": 1973, "median_list_price": 105000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Manors of Inverrary I 10", "master": "Inverrary", "n": 11, "anecdotal": false, "median": 657, "median_sqft": 0.68, "year_built": 1974, "median_list_price": 140000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Gardens at Lauderhill Con", "master": "Lauderhill Condo", "n": 7, "anecdotal": true, "median": 453, "median_sqft": 0.73, "year_built": 1973, "median_list_price": 99900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Environ I 9", "master": null, "n": 6, "anecdotal": true, "median": 826, "median_sqft": 0.74, "year_built": 1973, "median_list_price": 142500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Habitat Ii", "master": null, "n": 6, "anecdotal": true, "median": 547, "median_sqft": 0.57, "year_built": 1973, "median_list_price": 195000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hills of Inverrary Tract", "master": "Inverrary", "n": 6, "anecdotal": true, "median": 725, "median_sqft": 0.48, "year_built": 1971, "median_list_price": 332000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lakes of Environ", "master": null, "n": 6, "anecdotal": true, "median": 782, "median_sqft": 0.58, "year_built": 1983, "median_list_price": 157450, "sa_mentioned": 3, "sa_pending": 3, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tree Garden", "master": null, "n": 6, "anecdotal": true, "median": 633, "median_sqft": 0.63, "year_built": 1975, "median_list_price": 139000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "6 of Environ", "master": null, "n": 5, "anecdotal": true, "median": 724, "median_sqft": 0.68, "year_built": 1974, "median_list_price": 99500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ashley Hall", "master": null, "n": 5, "anecdotal": true, "median": 393, "median_sqft": 0.56, "year_built": 1967, "median_list_price": 99000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Castle Apartments 12 Cond", "master": null, "n": 5, "anecdotal": true, "median": 527, "median_sqft": 0.57, "year_built": 1973, "median_list_price": 85500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Castle Apartments 2", "master": null, "n": 5, "anecdotal": true, "median": 431, "median_sqft": 0.53, "year_built": 1971, "median_list_price": 80000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Castle Gardens", "master": null, "n": 5, "anecdotal": true, "median": 475, "median_sqft": 0.41, "year_built": 1973, "median_list_price": 125000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Falls of Inverrary", "master": "Inverrary", "n": 5, "anecdotal": true, "median": 731, "median_sqft": 0.61, "year_built": 1973, "median_list_price": 185000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Majestic Gardens", "master": null, "n": 5, "anecdotal": true, "median": 400, "median_sqft": 0.45, "year_built": 1972, "median_list_price": 125000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Majestic Gardens Condomini", "master": null, "n": 5, "anecdotal": true, "median": 400, "median_sqft": 0.47, "year_built": 1972, "median_list_price": 143000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Inverrary", "n": 161, "median": 750, "enclaves": 33, "stacked_pct": 0.0 }, { "name": "Lauderhill Con", "n": 13, "median": 473, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Lauderhill Condo", "n": 6, "median": 463, "enclaves": 2, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 633, "p25": 450, "p75": 774, "n": 448, "median_sqft": 0.59, "sa_pending_pct": 1.1 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Lauderhill condo monthly association fees have a median of $633 in the retained usable-fee sample of 448 listings, 21% below the five-county median", "In Lauderhill's retained usable-fee sample (448 listings after exclusions and percentile trimming), 6.9% have monthly-equivalent fees of $1,000 or more and 33% are below $500", "Lauderhill's retained usable-fee sample (n=448): reported monthly-equivalent association fees range from $450 to $774 at the 25th to 75th percentiles" ], "lede": "LAUDERHILL, Fla., September 7, 2026 - Among 448 active condominium listings in Lauderhill retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $633, with the middle half between $450 and $774, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 461 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 21% below the separately trimmed five-county median of $800 and ranks 47th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Lauderhill's retained usable-fee sample (n=448), after exclusions and percentile trimming, is $633, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Lauderhill condos in the retained usable-fee sample (n=448) after exclusions and percentile trimming, 6.9 percent have listed monthly-equivalent fees of $1,000 or more and 33 percent are below $500.\"", "\"Among 448 retained listings with a current asking price of at least $20,000 in Lauderhill's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 5.61 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Lauderhill, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (458 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (10 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 448 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 461 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lauderhill/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lauderhill/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lauderhill and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Lauderhill retained-sample median $633 a month (n=448); five-county median $800 (n=22,695, region-level trim).", "title": "Lauderhill condos, retained usable-fee sample (n=448): median $633/month, 21% below the five-county median of $800", "visible_labels": [ "$633", "448", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 448 active Lauderhill condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 33% (148 listings); $500 to $750 37.5% (168 listings); $750 to $1,000 22.5% (101 listings); $1,000 to $1,500 6.9% (31 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "37.5% of Lauderhill's retained usable-fee sample (448 listings) falls in the $500 to $750 monthly band", "visible_labels": [ "0%", "0", "33%", "148", "37.5%", "168", "22.5%", "101", "6.9%", "31", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Lauderhill condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1960s $404 (28 listings); 1970s $628 (351 listings); 1980s $793 (65 listings); 1990s count only (3 listings); 2000s count only (1 listings).", "title": "Lauderhill condo fees by recorded decade built, retained usable-fee sample (n=448)", "visible_labels": [ "$404", "28", "$628", "351", "$793", "65", "3", "1" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 461, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 461, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 182, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 279, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 256, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 461, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 461, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 448, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 448, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 448, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 409, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 448, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 444, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 458, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 448, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 448, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 252.42000000000002, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1317.3514000000002, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Lauderhill median $633 a month, South Florida median $800; Lauderhill ranks 47 of 69 cities.", "after": "Dot strip chart in five county lanes. Lauderhill retained-sample median $633 a month (n=448); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Lauderhill against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lauderhill and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Lauderhill condo fees sit 21% below the South Florida median", "after": "Lauderhill condos, retained usable-fee sample (n=448): median $633/month, 21% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$633", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "448", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 33% (148 listings); $500 to $750 37.5% (168 listings); $750 to $1,000 22.5% (101 listings); $1,000 to $1,500 6.9% (31 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 33% (148 listings); $500 to $750 37.5% (168 listings); $750 to $1,000 22.5% (101 listings); $1,000 to $1,500 6.9% (31 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Lauderhill condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 448 active Lauderhill condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "37.5% of Lauderhill condos for sale carry a fee of $500 to $750 a month", "after": "37.5% of Lauderhill's retained usable-fee sample (448 listings) falls in the $500 to $750 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "33%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "148", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "37.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "168", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "22.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "101", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "6.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "31", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s $404 (28 listings); 1970s $628 (351 listings); 1980s $793 (65 listings); 1990s too few (3 listings); 2000s too few (1 listings).", "after": "Column chart of median fee by recorded decade built: 1960s $404 (28 listings); 1970s $628 (351 listings); 1980s $793 (65 listings); 1990s count only (3 listings); 2000s count only (1 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Lauderhill condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Lauderhill condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Lauderhill condo fees by decade the building was completed", "after": "Lauderhill condo fees by recorded decade built, retained usable-fee sample (n=448)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$404", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "28", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$628", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "351", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$793", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "65", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Lauderhill condo for sale carries a $633-a-month association fee, 21% below the South Florida median", "after": "Lauderhill condo monthly association fees have a median of $633 in the retained usable-fee sample of 448 listings, 21% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "6.9% of Lauderhill condos on the market ask $1,000 or more a month in fees; 33% stay under $500", "after": "In Lauderhill's retained usable-fee sample (448 listings after exclusions and percentile trimming), 6.9% have monthly-equivalent fees of $1,000 or more and 33% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Lauderhill condo fees run $450 to $774 a month for the middle half of listings", "after": "Lauderhill's retained usable-fee sample (n=448): reported monthly-equivalent association fees range from $450 to $774 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "LAUDERHILL, Fla., September 7, 2026 - The median monthly association fee across the 448 condominiums listed for sale in Lauderhill is $633, with half of the listings between $450 and $774 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 21% below the five-county South Florida median of $800, and ranks Lauderhill 47 of 69 cities.", "after": "LAUDERHILL, Fla., September 7, 2026 - Among 448 active condominium listings in Lauderhill retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $633, with the middle half between $450 and $774, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 461 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 21% below the separately trimmed five-county median of $800 and ranks 47th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Lauderhill permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (1 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (10 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-lauderhill/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Lauderhill, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (458 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (10 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 448 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 461 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lauderhill/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lauderhill/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Lauderhill carries a monthly association fee of $633, 21% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Lauderhill's retained usable-fee sample (n=448), after exclusions and percentile trimming, is $633, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"6.9 percent of Lauderhill condos on the market ask $1,000 or more a month in association fees; only 33 percent stay under $500.\"", "after": "\"Among Lauderhill condos in the retained usable-fee sample (n=448) after exclusions and percentile trimming, 6.9 percent have listed monthly-equivalent fees of $1,000 or more and 33 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Lauderhill condo, a year of association fees equals 5.61 percent of the asking price.\"", "after": "\"Among 448 retained listings with a current asking price of at least $20,000 in Lauderhill's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 5.61 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "659b5b6e218ad3dc3a73481941dce448d2cfd3a75ce3590f125fabdf4e9d6872", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nLauderhill condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Lauderhill condo for sale carries a $633-a-month association fee, 21% below the South Florida\nmedian\n6.9% of Lauderhill condos on the market ask $1,000 or more a month in fees; 33% stay under $500\nLauderhill condo fees run $450 to $774 a month for the middle half of listings\nLEDE\nLAUDERHILL, Fla., September 7, 2026 - The median monthly association fee across the 448 condominiums\nlisted for sale in Lauderhill is $633, with half of the listings between $450 and $774 a month, according to a\ndaily analysis of BeachesMLS listing data by PBP Real Estate. That is 21% below the five-county South Florida\nmedian of $800, and ranks Lauderhill 47 of 69 cities.\nNUT GRAF\nPer square foot, the median Lauderhill condo fee is $0.59 a month on a median unit of 1,000 square feet; at\nthe median asking price of $130K, a year of fees equals 5.61% of the price. 6.9% of listings ask $1,000 or more\na month and 33% under $500. 0.2% of listings report two association layers (a master and a sub-association);\n10.3% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 9.4% of listings, describe one as pending or payable by the buyer on 1.1%, and mention a\nmandatory club or membership on 0.2%.\nFACT BOX\nActive condominium listings, Lauderhill\n461 (448 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$633\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$450 to $774\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.59 (median unit 1,000 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n5.61% (asking $130K)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n6.9% / 33%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n0.2% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n10.3%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n9.4% / 1.1%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0.2%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Lauderhill ranks 47 of 69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Lauderhill carries a monthly association fee of $633, 21%\nbelow the five-county South Florida median of $800.\"\n\"6.9 percent of Lauderhill condos on the market ask $1,000 or more a month in association fees; only 33\npercent stay under $500.\"\n\"On the median Lauderhill condo, a year of association fees equals 5.61 percent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Lauderhill against every South Florida city with 30 or more active condo listings, grouped\nby county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Lauderhill condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via\nPBP Real Estate.\nMedian monthly-equivalent association fee for active Lauderhill condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Lauderhill permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (1 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (10 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-lauderhill/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "ea66c644dc700b2dbd32290c0d46d9d8081cc4eb794cadb7473b936e17143dfa", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nLauderhill condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/lauderhill/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nLauderhill condo monthly association fees have a median of $633 in the retained usable-fee sample of 448\nlistings, 21% below the five-county median\nIn Lauderhill's retained usable-fee sample (448 listings after exclusions and percentile trimming), 6.9% have\nmonthly-equivalent fees of $1,000 or more and 33% are below $500\nLauderhill's retained usable-fee sample (n=448): reported monthly-equivalent association fees range from\n$450 to $774 at the 25th to 75th percentiles\nLEDE\nLAUDERHILL, Fla., September 7, 2026 - Among 448 active condominium listings in Lauderhill retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly association fee is $633, with the middle half between $450 and $774,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 461\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 21% below the separately trimmed five-county median\nof $800 and ranks 47th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Lauderhill condo fee is $0.59 a month (444 retained\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nlistings with recorded living area of at least 300 square feet). A year of reported fees equals a median 5.61% of\nthe listing's current asking price across 448 retained listings with a current asking price of at least $20,000; this\nis the median of per-listing ratios. 6.9% of the retained sample have fees of $1,000 or more a month and 33%\nare below $500. 0.2% of the retained sample report two association layers (a master and a sub-association,\nsummed here); 10.3% are billed quarterly and shown as monthly equivalents. Agent-written public remarks\nmention a special assessment on 9.4% of the retained sample, describe one as pending or payable by the buyer\non 1.1%, and mention a mandatory club or membership on 0.2%; 438 retained listings carry remarks. These are\nkeyword classifications of free text, not verified facts about any association.\nFACT BOX\nActive condominium listings, Lauderhill (before\nexclusions and trimming)\n461\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n458 / 448 (10 trimmed; 1 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$633\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$450 to $774\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.59 (444 retained listings with recorded\nliving area of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n5.61% (448 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n6.9% (31) / 33% (148) of 448\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0.2% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n10.3%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n9.4% / 1.1%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0.2%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Lauderhill ranks 47th\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Lauderhill's retained usable-fee sample (n=448), after\nexclusions and percentile trimming, is $633, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Lauderhill condos in the retained usable-fee sample (n=448) after exclusions and percentile\ntrimming, 6.9 percent have listed monthly-equivalent fees of $1,000 or more and 33 percent are below\n$500.\"\n\"Among 448 retained listings with a current asking price of at least $20,000 in Lauderhill's usable-fee\nsample after exclusions and percentile trimming, a year of reported association fees equals a median 5.61\npercent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lauderhill and the\npublished comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses\na separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Lauderhill retained-sample median $633 a month\n(n=448); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 448 active Lauderhill condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 33% (148 listings); $500 to $750 37.5% (168 listings); $750 to $1,000 22.5% (101\nlistings); $1,000 to $1,500 6.9% (31 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Lauderhill condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s $404 (28 listings); 1970s\n$628 (351 listings); 1980s $793 (65 listings); 1990s count only (3 listings); 2000s count only (1 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Lauderhill, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (458 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (10 here); these records have not been independently verified as errors. This leaves the\nretained usable-fee sample of 448 listings; every fee median, percentile, band share and percentage in this kit describes that retained\nsample, not all 461 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county\nfigure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\ncity medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-\nasking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with\nits own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a\nverified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings\nthrough the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate\nsource table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lauderhill/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lauderhill/; where published, it uses\na separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "6e64517fae82bbb80192ed4fd0dcf2a9839c658d54968f5c0700f06e944f4a10", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - LAUDERHILL CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Lauderhill condo monthly association fees have a median of $633 in the retained usable-fee sample of 448 listings, 21% below the five-county median\n2. In Lauderhill's retained usable-fee sample (448 listings after exclusions and percentile trimming), 6.9% have monthly-equivalent fees of $1,000 or more and 33% are below $500\n3. Lauderhill's retained usable-fee sample (n=448): reported monthly-equivalent association fees range from $450 to $774 at the 25th to 75th percentiles\n\nLEDE\nLAUDERHILL, Fla., September 7, 2026 - Among 448 active condominium listings in Lauderhill retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $633, with the middle half between $450 and $774, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 461 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 21% below the separately trimmed five-county median of $800 and ranks 47th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Lauderhill condo fee is $0.59 a month (444 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 5.61% of the listing's current asking price across 448 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 6.9% of the retained sample have fees of $1,000 or more a month and 33% are below $500. 0.2% of the retained sample report two association layers (a master and a sub-association, summed here); 10.3% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 9.4% of the retained sample, describe one as pending or payable by the buyer on 1.1%, and mention a mandatory club or membership on 0.2%; 438 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association.\n\nFACT BOX (exact figures)\n- Active condominium listings, Lauderhill (before exclusions and trimming): 461 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 458 / 448 (10 trimmed; 1 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $633 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $450 to $774 [September 7, 2026]\n- Median fee per square foot per month: $0.59 (444 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 5.61% (448 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 6.9% (31) / 33% (148) of 448 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0.2% (1) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 10.3% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 9.4% / 1.1% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0.2% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Lauderhill ranks 47th among 69 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Lauderhill's retained usable-fee sample (n=448), after exclusions and percentile trimming, is $633, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Lauderhill condos in the retained usable-fee sample (n=448) after exclusions and percentile trimming, 6.9 percent have listed monthly-equivalent fees of $1,000 or more and 33 percent are below $500.\"\n- \"Among 448 retained listings with a current asking price of at least $20,000 in Lauderhill's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 5.61 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- lauderhill-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lauderhill and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Lauderhill retained-sample median $633 a month (n=448); five-county median $800 (n=22,695, region-level trim).\n- lauderhill-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 448 active Lauderhill condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 33% (148 listings); $500 to $750 37.5% (168 listings); $750 to $1,000 22.5% (101 listings); $1,000 to $1,500 6.9% (31 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\n- lauderhill-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Lauderhill condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1960s $404 (28 listings); 1970s $628 (351 listings); 1980s $793 (65 listings); 1990s count only (3 listings); 2000s count only (1 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Lauderhill, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (458 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (10 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 448 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 461 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lauderhill/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lauderhill/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "lauderhill", "city": "Lauderhill", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 31, "with_fee": 31, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 31, "cut_count": 19, "cut_pct": 61.3, "median_cut_pct": 4.0, "median_cut_dollars": 15000 }, "outliers_dropped": 2, "n": 29, "median": 300, "p10": 173, "p25": 195, "p75": 479, "p90": 494, "min": 105, "max": 495, "median_sqft": 0.18, "n_sqft": 29, "median_pct_price": 0.8, "median_list_price": 340000, "median_year_built": 2014, "median_sqft_area": 1460, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 29, "under_500_pct": 100.0, "hi_thr": 500, "lo_thr": 200, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 10, "under_lo_pct": 34.5, "types": { "Townhouse": { "count": 27, "pct": 93.1 }, "Villa": { "count": 2, "pct": 6.9 } }, "regime": { "HOA": { "count": 26, "pct": 89.7 }, "not_recorded": { "count": 3, "pct": 10.3 } }, "villa_median": 338, "townhouse_median": 300, "cadence": { "Monthly": { "count": 29, "pct": 100.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 10, "pct": 34.5 }, { "label": "$200 to $300", "count": 4, "pct": 13.8 }, { "label": "$300 to $400", "count": 4, "pct": 13.8 }, { "label": "$400 to $600", "count": 11, "pct": 37.9 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 8, "median": 182, "median_sqft": 0.16 }, { "label": "1990s", "n": 1, "median": 390, "median_sqft": 0.23 }, { "label": "2000s", "n": 5, "median": 494, "median_sqft": 0.24 }, { "label": "2010s", "n": 10, "median": 306, "median_sqft": 0.24 }, { "label": "2020s", "n": 5, "median": 300, "median_sqft": 0.18 } ], "bands": [ { "label": "Under $250K", "n": 1, "median": 150, "median_pct_price": 0.74 }, { "label": "$250K to $500K", "n": 28, "median": 300, "median_pct_price": 0.85 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 8, "median": 182 }, "post2005": { "n": 19, "median": 300 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 21, "pct": 75.0 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 15, "pct": 53.6 }, { "key": "Pools", "label": "Pool", "count": 10, "pct": 35.7 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 8, "pct": 28.6 }, { "key": "Security", "label": "Security", "count": 5, "pct": 17.9 }, { "key": "Trash", "label": "Trash", "count": 5, "pct": 17.9 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 5, "pct": 17.9 }, { "key": "Internet", "label": "Internet", "count": 5, "pct": 17.9 }, { "key": "CableTv", "label": "Cable TV", "count": 4, "pct": 14.3 }, { "key": "Roof", "label": "Roof", "count": 4, "pct": 14.3 }, { "key": "Sewer", "label": "Sewer", "count": 3, "pct": 10.7 }, { "key": "Water", "label": "Water", "count": 3, "pct": 10.7 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 2, "pct": 7.1 }, { "key": "PestControl", "label": "Pest control", "count": 1, "pct": 3.6 } ], "includes_n": 28, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 28 }, "developments": [ { "name": "Georgetown", "master": null, "n": 9, "anecdotal": true, "median": 485, "median_sqft": 0.37, "year_built": 2014, "median_list_price": 335000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Calcutta First Addition", "master": null, "n": 5, "anecdotal": true, "median": 300, "median_sqft": 0.18, "year_built": 2024, "median_list_price": 469900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Cricket Club", "master": null, "n": 5, "anecdotal": true, "median": 195, "median_sqft": 0.13, "year_built": 2018, "median_list_price": 375000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [ { "name": "Inverrary", "n": 7, "median": 185, "enclaves": 4, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 300, "p25": 195, "p75": 479, "n": 29, "median_sqft": 0.18, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Lauderhill townhouse or villa for sale carries a $300-a-month homeowners association fee, in line with the South Florida median", "0% of Lauderhill townhouses and villas on the market ask $500 or more a month in fees; 34.5% stay under $200", "Lauderhill HOA fees on townhouses and villas run $195 to $479 a month for the middle half of listings" ], "lede": "LAUDERHILL, Fla., September 7, 2026 - The median monthly homeowners association fee across the 29 townhouses and villas listed for sale in Lauderhill is $300, with half of the listings between $195 and $479 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is in line with the five-county South Florida median of $300, and ranks Lauderhill 21 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Lauderhill carries a monthly homeowners association fee of $300, in line with the five-county South Florida median of $300.\"", "\"0 percent of Lauderhill townhouses and villas on the market ask $500 or more a month in fees; 34.5 percent stay under $200.\"", "\"On the median Lauderhill townhouse or villa, a year of homeowners association fees equals 0.8 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Lauderhill permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-lauderhill/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Lauderhill against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Lauderhill median $300 a month, South Florida median $300; Lauderhill ranks 21 of 34 cities.", "title": "Lauderhill HOA fees on townhouses and villas sit at the South Florida median" }, { "caption": "Share of active Lauderhill townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 34.5% (10 listings); $200 to $300 13.8% (4 listings); $300 to $400 13.8% (4 listings); $400 to $600 37.9% (11 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "title": "37.9% of Lauderhill townhouses and villas for sale carry a fee of $400 to $600 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Lauderhill townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1980s too few (8 listings); 1990s too few (1 listings); 2000s too few (5 listings); 2010s $306 (10 listings); 2020s too few (5 listings).", "title": "Lauderhill HOA fees on townhouses and villas by decade the home was completed" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 31 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 31, "with_fee": 31, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 31, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 29, "retained_n": 29, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 31, "cut_count": 19, "cut_pct": 61.3, "median_cut_pct": 4.0, "median_cut_dollars": 15000, "valid_price_count": 31, "missing_price_count": 0, "unchanged_count": 11, "raised_count": 1, "not_below_original_count": 12, "cut_pct_denominator": 31, "cut_sample_ok": true, "median_cut_n": 19 }, "trim_bounds": { "p1": 91.7, "p99": 497.8 }, "retained_small_sample": true, "retained_below_30": true, "median": 300, "p10": 173, "p25": 195, "p75": 479, "p90": 494, "min": 105, "max": 495, "median_sqft": 0.18, "n_sqft": 29, "median_pct_price": 0.8, "n_pct_price": 29, "median_list_price": 340000, "median_year_built": 2014, "median_sqft_area": 1460, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 29, "under_500_pct": 100.0, "hi_thr": 500, "lo_thr": 200, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 10, "under_lo_pct": 34.5, "types": { "Townhouse": { "count": 27, "pct": 93.1 }, "Villa": { "count": 2, "pct": 6.9 } }, "regime": { "HOA": { "count": 26, "pct": 89.7 }, "not_recorded": { "count": 3, "pct": 10.3 } }, "villa_median": 338, "townhouse_median": 300, "cadence": { "Monthly": { "count": 29, "pct": 100.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 10, "pct": 34.5 }, { "label": "$200 to $300", "count": 4, "pct": 13.8 }, { "label": "$300 to $400", "count": 4, "pct": 13.8 }, { "label": "$400 to $600", "count": 11, "pct": 37.9 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 8, "median": 182, "median_sqft": 0.16 }, { "label": "1990s", "n": 1, "median": 390, "median_sqft": 0.23 }, { "label": "2000s", "n": 5, "median": 494, "median_sqft": 0.24 }, { "label": "2010s", "n": 10, "median": 306, "median_sqft": 0.24 }, { "label": "2020s", "n": 5, "median": 300, "median_sqft": 0.18 } ], "bands": [ { "label": "Under $250K", "n": 1, "median": 150, "median_pct_price": 0.74 }, { "label": "$250K to $500K", "n": 28, "median": 300, "median_pct_price": 0.85 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 8, "median": 182 }, "post2005": { "n": 19, "median": 300 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 21, "pct": 75.0 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 15, "pct": 53.6 }, { "key": "Pools", "label": "Pool", "count": 10, "pct": 35.7 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 8, "pct": 28.6 }, { "key": "Security", "label": "Security", "count": 5, "pct": 17.9 }, { "key": "Trash", "label": "Trash", "count": 5, "pct": 17.9 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 5, "pct": 17.9 }, { "key": "Internet", "label": "Internet", "count": 5, "pct": 17.9 }, { "key": "CableTv", "label": "Cable TV", "count": 4, "pct": 14.3 }, { "key": "Roof", "label": "Roof", "count": 4, "pct": 14.3 }, { "key": "Sewer", "label": "Sewer", "count": 3, "pct": 10.7 }, { "key": "Water", "label": "Water", "count": 3, "pct": 10.7 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 2, "pct": 7.1 }, { "key": "PestControl", "label": "Pest control", "count": 1, "pct": 3.6 } ], "includes_n": 28, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 28 }, "denominators": { "fee_percentages": 29, "fee_medians_percentiles": 29, "median_sqft": 29, "median_pct_price": 29, "includes_pct": 28, "flags_pct": 29, "cut_pct": 31 }, "developments": [ { "name": "Georgetown", "master": null, "n": 9, "anecdotal": true, "median": 485, "median_sqft": 0.37, "year_built": 2014, "median_list_price": 335000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Calcutta First Addition", "master": null, "n": 5, "anecdotal": true, "median": 300, "median_sqft": 0.18, "year_built": 2024, "median_list_price": 469900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Cricket Club", "master": null, "n": 5, "anecdotal": true, "median": 195, "median_sqft": 0.13, "year_built": 2018, "median_list_price": 375000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [ { "name": "Inverrary", "n": 7, "median": 185, "enclaves": 4, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 300, "p25": 195, "p75": 479, "n": 29, "median_sqft": 0.18, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Lauderhill townhouse or villa monthly homeowners association fees have a median of $300 in the retained usable-fee sample of 29 listings, about the same as the five-county median. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "In Lauderhill's retained usable-fee sample (29 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $500 or more and 34.5% are below $200. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "Lauderhill's retained usable-fee sample (n=29): reported monthly-equivalent homeowners association fees range from $195 to $479 at the 25th to 75th percentiles. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures." ], "lede": "LAUDERHILL, Fla., September 7, 2026 - Among 29 active townhouse or villa listings in Lauderhill retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $300, with the middle half between $195 and $479, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 31 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is about the same as the separately trimmed five-county median of $300 and ranks 21st among 34 published city medians. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Lauderhill's retained usable-fee sample (n=29), after exclusions and percentile trimming, is $300, compared with $300 in the separately trimmed five-county sample. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\"", "\"Among Lauderhill townhouses and villas in the retained usable-fee sample (n=29) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $500 or more and 34.5 percent are below $200. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\"", "\"Among 29 retained listings with a current asking price of at least $20,000 in Lauderhill's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.8 percent of the current asking price (median of per-listing ratios). Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Lauderhill, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (31 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 29 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 31 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lauderhill/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-lauderhill/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Lauderhill and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "alt": "Dot strip chart in five county lanes. Lauderhill retained-sample median $300 a month (n=29); five-county median $300 (n=3,206, region-level trim). Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "title": "Lauderhill townhouses and villas, retained usable-fee sample (n=29): median $300/month, about the same as the five-county median of $300. Small sample: 31 valid before trim; 29 retained.", "visible_labels": [ "$300", "29", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 29 active Lauderhill townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 34.5% (10 listings); $200 to $300 13.8% (4 listings); $300 to $400 13.8% (4 listings); $400 to $600 37.9% (11 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings). Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "title": "37.9% of Lauderhill's retained usable-fee sample (29 listings) falls in the $400 to $600 monthly band. Small sample: 31 valid before trim; 29 retained.", "visible_labels": [ "0%", "0", "34.5%", "10", "13.8%", "4", "13.8%", "4", "37.9%", "11", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Lauderhill townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "alt": "Column chart of median fee by recorded decade built: 1980s count only (8 listings); 1990s count only (1 listings); 2000s count only (5 listings); 2010s $306 (10 listings); 2020s count only (5 listings). Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "title": "Lauderhill HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=29). Small sample: 31 valid before trim; 29 retained.", "visible_labels": [ "8", "1", "5", "$306", "10", "5" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 91.7, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 497.8, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Lauderhill median $300 a month, South Florida median $300; Lauderhill ranks 21 of 34 cities.", "after": "Dot strip chart in five county lanes. Lauderhill retained-sample median $300 a month (n=29); five-county median $300 (n=3,206, region-level trim). Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Lauderhill against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Lauderhill and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Lauderhill HOA fees on townhouses and villas sit at the South Florida median", "after": "Lauderhill townhouses and villas, retained usable-fee sample (n=29): median $300/month, about the same as the five-county median of $300. Small sample: 31 valid before trim; 29 retained.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "29", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 34.5% (10 listings); $200 to $300 13.8% (4 listings); $300 to $400 13.8% (4 listings); $400 to $600 37.9% (11 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 34.5% (10 listings); $200 to $300 13.8% (4 listings); $300 to $400 13.8% (4 listings); $400 to $600 37.9% (11 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings). Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Lauderhill townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 29 active Lauderhill townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "37.9% of Lauderhill townhouses and villas for sale carry a fee of $400 to $600 a month", "after": "37.9% of Lauderhill's retained usable-fee sample (29 listings) falls in the $400 to $600 monthly band. Small sample: 31 valid before trim; 29 retained.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "34.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "13.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "13.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "37.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1980s too few (8 listings); 1990s too few (1 listings); 2000s too few (5 listings); 2010s $306 (10 listings); 2020s too few (5 listings).", "after": "Column chart of median fee by recorded decade built: 1980s count only (8 listings); 1990s count only (1 listings); 2000s count only (5 listings); 2010s $306 (10 listings); 2020s count only (5 listings). Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Lauderhill townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Lauderhill townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Lauderhill HOA fees on townhouses and villas by decade the home was completed", "after": "Lauderhill HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=29). Small sample: 31 valid before trim; 29 retained.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$306", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Lauderhill townhouse or villa for sale carries a $300-a-month homeowners association fee, in line with the South Florida median", "after": "Lauderhill townhouse or villa monthly homeowners association fees have a median of $300 in the retained usable-fee sample of 29 listings, about the same as the five-county median. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "0% of Lauderhill townhouses and villas on the market ask $500 or more a month in fees; 34.5% stay under $200", "after": "In Lauderhill's retained usable-fee sample (29 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $500 or more and 34.5% are below $200. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Lauderhill HOA fees on townhouses and villas run $195 to $479 a month for the middle half of listings", "after": "Lauderhill's retained usable-fee sample (n=29): reported monthly-equivalent homeowners association fees range from $195 to $479 at the 25th to 75th percentiles. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "lede", "before": "LAUDERHILL, Fla., September 7, 2026 - The median monthly homeowners association fee across the 29 townhouses and villas listed for sale in Lauderhill is $300, with half of the listings between $195 and $479 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is in line with the five-county South Florida median of $300, and ranks Lauderhill 21 of 34 cities.", "after": "LAUDERHILL, Fla., September 7, 2026 - Among 29 active townhouse or villa listings in Lauderhill retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $300, with the middle half between $195 and $479, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 31 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is about the same as the separately trimmed five-county median of $300 and ranks 21st among 34 published city medians. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Lauderhill permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-lauderhill/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Lauderhill, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (31 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 29 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 31 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lauderhill/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-lauderhill/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Lauderhill carries a monthly homeowners association fee of $300, in line with the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Lauderhill's retained usable-fee sample (n=29), after exclusions and percentile trimming, is $300, compared with $300 in the separately trimmed five-county sample. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"0 percent of Lauderhill townhouses and villas on the market ask $500 or more a month in fees; 34.5 percent stay under $200.\"", "after": "\"Among Lauderhill townhouses and villas in the retained usable-fee sample (n=29) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $500 or more and 34.5 percent are below $200. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Lauderhill townhouse or villa, a year of homeowners association fees equals 0.8 percent of the asking price.\"", "after": "\"Among 29 retained listings with a current asking price of at least $20,000 in Lauderhill's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.8 percent of the current asking price (median of per-listing ratios). Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "7481972b1c51f3b157474c53653fb1380c9d35b2de31be376f1103b095f947bb", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nLauderhill HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Lauderhill townhouse or villa for sale carries a $300-a-month homeowners association fee, in\nline with the South Florida median\n0% of Lauderhill townhouses and villas on the market ask $500 or more a month in fees; 34.5% stay under\n$200\nLauderhill HOA fees on townhouses and villas run $195 to $479 a month for the middle half of listings\nLEDE\nLAUDERHILL, Fla., September 7, 2026 - The median monthly homeowners association fee across the 29\ntownhouses and villas listed for sale in Lauderhill is $300, with half of the listings between $195 and $479 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is in line with the five-\ncounty South Florida median of $300, and ranks Lauderhill 21 of 34 cities.\nNUT GRAF\nPer square foot, the median Lauderhill townhouse or villa fee is $0.18 a month on a median home of 1,460\nsquare feet; at the median asking price of $340K, a year of fees equals 0.8% of the price. 0% of listings ask\n$500 or more a month and 34.5% under $200. 0% of listings report two association layers (a master and a sub-\nassociation); 0% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a\nspecial assessment on 0% of listings, describe one as pending or payable by the buyer on 0%, and mention a\nmandatory club or membership on 0%. 6.9% of the listings are entered as single-level villas, the rest as\ntownhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Lauderhill\n31 (29 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$300\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$195 to $479\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.18 (median home 1,460 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n0.8% (asking $340K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $500 or more a month / under $200\n0% / 34.5%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Lauderhill ranks 21 of 34\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Lauderhill carries a monthly homeowners association fee\nof $300, in line with the five-county South Florida median of $300.\"\n\"0 percent of Lauderhill townhouses and villas on the market ask $500 or more a month in fees; 34.5\npercent stay under $200.\"\n\"On the median Lauderhill townhouse or villa, a year of homeowners association fees equals 0.8 percent of\nthe asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Lauderhill against every South Florida city with 30 or more active townhouse or villa\nlistings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Lauderhill townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Lauderhill townhouses and villas by decade the home was completed,\nSeptember 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Lauderhill permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-lauderhill/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "e525be66420640c89dd73825d6511f3bb98b4ff9cc14146f74492384dcf477ac", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nLauderhill HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/lauderhill/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nLauderhill townhouse or villa monthly homeowners association fees have a median of $300 in the retained\nusable-fee sample of 29 listings, about the same as the five-county median. Small sample: 31 valid before\ntrimming; 29 retained. A few listings can materially change these figures.\nIn Lauderhill's retained usable-fee sample (29 listings after exclusions and percentile trimming), 0% have\nmonthly-equivalent fees of $500 or more and 34.5% are below $200. Small sample: 31 valid before\ntrimming; 29 retained. A few listings can materially change these figures.\nLauderhill's retained usable-fee sample (n=29): reported monthly-equivalent homeowners association fees\nrange from $195 to $479 at the 25th to 75th percentiles. Small sample: 31 valid before trimming; 29\nretained. A few listings can materially change these figures.\nLEDE\nLAUDERHILL, Fla., September 7, 2026 - Among 29 active townhouse or villa listings in Lauderhill retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly homeowners association fee is $300, with the middle half between $195 and\n$479, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n31 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is about the same as the separately trimmed five-\ncounty median of $300 and ranks 21st among 34 published city medians. Small sample: 31 valid before\ntrimming; 29 retained. A few listings can materially change these figures.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Lauderhill townhouse or villa fee is $0.18 a month\n(29 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a\nmedian 0.8% of the listing's current asking price across 29 retained listings with a current asking price of at\nleast $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $500 or more a\nmonth and 34.5% are below $200. 0% of the retained sample report two association layers (a master and a\nsub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable\nby the buyer on 0%, and mention a mandatory club or membership on 0%; 28 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. 6.9% of retained listings\nhave the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported\ntogether after condominium classification. Small sample: 31 valid before trimming; 29 retained. A few listings\ncan materially change these figures.\nFACT BOX\nActive townhouse or villa listings, Lauderhill\n(before exclusions and trimming)\n31\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n31 / 29 (2 trimmed; 0 fee without billing frequency\nexcluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$300\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$195 to $479\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.18 (29 retained listings with recorded living area\nof at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n0.8% (29 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n0% (0) / 34.5% (10) of 29\nSeptember 7, 2026\nTwo association layers reported (master +\nsub), retained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly),\nretained sample\n0%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); Lauderhill ranks 21st among\n34 published city medians\nSeptember 7, 2026\nSmall retained fee sample — interpretation\ncaution\nSmall sample: 31 valid before trimming; 29 retained.\nA few listings can materially change these figures.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Lauderhill's retained usable-fee sample\n(n=29), after exclusions and percentile trimming, is $300, compared with $300 in the separately trimmed\nfive-county sample. Small sample: 31 valid before trimming; 29 retained. A few listings can materially\nchange these figures.\"\n\"Among Lauderhill townhouses and villas in the retained usable-fee sample (n=29) after exclusions and\npercentile trimming, 0 percent have listed monthly-equivalent fees of $500 or more and 34.5 percent are\nbelow $200. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change\nthese figures.\"\n\"Among 29 retained listings with a current asking price of at least $20,000 in Lauderhill's usable-fee\nsample after exclusions and percentile trimming, a year of reported homeowners association fees equals a\nmedian 0.8 percent of the current asking price (median of per-listing ratios). Small sample: 31 valid before\ntrimming; 29 retained. A few listings can materially change these figures.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nLauderhill and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-\ncounty reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a\nvalid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small\nsample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\nChart data (aggregate): Dot strip chart in five county lanes. Lauderhill retained-sample median $300 a month\n(n=29); five-county median $300 (n=3,206, region-level trim). Small sample: 31 valid before trimming; 29\nretained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 29 active Lauderhill townhouse or villa listings retained after unusable-\nfee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active\nlistings. Source: BeachesMLS via PBP Real Estate. Small sample: 31 valid before trimming; 29 retained. A few listings can materially\nchange these figures.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 0% (0\nlistings); $100 to $200 34.5% (10 listings); $200 to $300 13.8% (4 listings); $300 to $400 13.8% (4 listings);\n$400 to $600 37.9% (11 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings). Small sample:\n31 valid before trimming; 29 retained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Lauderhill townhouses and villas in the\nretained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a\nrecorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small\nsample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1980s count only (8 listings);\n1990s count only (1 listings); 2000s count only (5 listings); 2010s $306 (10 listings); 2020s count only (5\nlistings). Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Lauderhill, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (31 here). Fees below the 1st or above the 99th\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npercentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 29 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 31 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes\ntogether after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific\nassociation's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as\nthe brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable\nbut not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/lauderhill/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/hoa-fees-lauderhill/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "ec25ee4e8d234f98050ac7ca63e0ef897c3ce8b7969938b0954f5be62a8985ac", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - LAUDERHILL HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Lauderhill townhouse or villa monthly homeowners association fees have a median of $300 in the retained usable-fee sample of 29 listings, about the same as the five-county median. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\n2. In Lauderhill's retained usable-fee sample (29 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $500 or more and 34.5% are below $200. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\n3. Lauderhill's retained usable-fee sample (n=29): reported monthly-equivalent homeowners association fees range from $195 to $479 at the 25th to 75th percentiles. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\n\nLEDE\nLAUDERHILL, Fla., September 7, 2026 - Among 29 active townhouse or villa listings in Lauderhill retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $300, with the middle half between $195 and $479, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 31 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is about the same as the separately trimmed five-county median of $300 and ranks 21st among 34 published city medians. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Lauderhill townhouse or villa fee is $0.18 a month (29 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 0.8% of the listing's current asking price across 29 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $500 or more a month and 34.5% are below $200. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 28 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. 6.9% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Lauderhill (before exclusions and trimming): 31 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 31 / 29 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $300 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $195 to $479 [September 7, 2026]\n- Median fee per square foot per month: $0.18 (29 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 0.8% (29 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 0% (0) / 34.5% (10) of 29 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 0% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 0% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Lauderhill ranks 21st among 34 published city medians [September 7, 2026]\n- Small retained fee sample — interpretation caution: Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Lauderhill's retained usable-fee sample (n=29), after exclusions and percentile trimming, is $300, compared with $300 in the separately trimmed five-county sample. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\"\n- \"Among Lauderhill townhouses and villas in the retained usable-fee sample (n=29) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $500 or more and 34.5 percent are below $200. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\"\n- \"Among 29 retained listings with a current asking price of at least $20,000 in Lauderhill's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.8 percent of the current asking price (median of per-listing ratios). Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- lauderhill-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Lauderhill and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\n Alt text: Dot strip chart in five county lanes. Lauderhill retained-sample median $300 a month (n=29); five-county median $300 (n=3,206, region-level trim). Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\n- lauderhill-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 29 active Lauderhill townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 34.5% (10 listings); $200 to $300 13.8% (4 listings); $300 to $400 13.8% (4 listings); $400 to $600 37.9% (11 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings). Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\n- lauderhill-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Lauderhill townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\n Alt text: Column chart of median fee by recorded decade built: 1980s count only (8 listings); 1990s count only (1 listings); 2000s count only (5 listings); 2010s $306 (10 listings); 2020s count only (5 listings). Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Lauderhill, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (31 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 29 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 31 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lauderhill/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-lauderhill/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "lighthouse-point", "city": "Lighthouse Point", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 58, "sample_ok": true, "small_sample": false, "pending": 19, "median_list_price": 2949500.0, "cut_count": 21, "cut_pct": 36.2, "raised_count": 2, "median_cut_pct": 6.0, "median_cut_dollars": 230000.0, "cut_last30": 10, "cut_last30_pct": 17.2, "cut_last7": 6, "median_dom": 60.5, "median_cdom": 107.5, "relisted_count": 16, "relisted_pct": 27.6, "over90": 33, "over90_pct": 56.9, "over180": 24, "fresh_held": 15, "fresh_held_pct": 25.9, "stale_uncut": 19, "stale_uncut_pct": 32.8, "dom_buckets": [ { "label": "0-30", "count": 12, "pct": 20.7 }, { "label": "31-60", "count": 7, "pct": 12.1 }, { "label": "61-90", "count": 6, "pct": 10.3 }, { "label": "91-180", "count": 9, "pct": 15.5 }, { "label": "181+", "count": 24, "pct": 41.4 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 6, "cut": 2, "cut_pct": 33.3, "median_cdom": 53.0 }, { "label": "$1M to $2M", "active": 14, "cut": 8, "cut_pct": 57.1, "median_cdom": 75.5 }, { "label": "$2M to $5M", "active": 24, "cut": 8, "cut_pct": 33.3, "median_cdom": 91.5 }, { "label": "$5M and up", "active": 14, "cut": 3, "cut_pct": 21.4, "median_cdom": 288.0 } ], "pending_cut_count": 6, "pending_cut_pct": 31.6, "pending_median_cut_pct": 9.0, "pending_median_cdom": 93, "tier": "h4", "series": [ { "date": "2026-09-05", "active": 59, "cut_pct": 35.6, "median_cdom": 107, "median_list_price": 2949000.0 }, { "date": "2026-09-06", "active": 59, "cut_pct": 35.6, "median_cdom": 107, "median_list_price": 2949000.0 }, { "date": "2026-09-07", "active": 58, "cut_pct": 36.2, "median_cdom": 107.5, "median_list_price": 2949500.0 } ] }, "condos": { "active": 39, "sample_ok": true, "small_sample": true, "pending": 4, "median_list_price": 179000.0, "cut_count": 23, "cut_pct": 59.0, "raised_count": 1, "median_cut_pct": 11.9, "median_cut_dollars": 21000.0, "cut_last30": 7, "cut_last30_pct": 17.9, "cut_last7": 0, "median_dom": 133, "median_cdom": 170, "relisted_count": 4, "relisted_pct": 10.3, "over90": 24, "over90_pct": 61.5, "over180": 18, "fresh_held": 8, "fresh_held_pct": 20.5, "stale_uncut": 6, "stale_uncut_pct": 15.4, "dom_buckets": [ { "label": "0-30", "count": 6, "pct": 15.4 }, { "label": "31-60", "count": 5, "pct": 12.8 }, { "label": "61-90", "count": 4, "pct": 10.3 }, { "label": "91-180", "count": 6, "pct": 15.4 }, { "label": "181+", "count": 18, "pct": 46.2 } ], "bands": [ { "label": "Under $250K", "active": 29, "cut": 18, "cut_pct": 62.1, "median_cdom": 198 }, { "label": "$250K to $500K", "active": 8, "cut": 4, "cut_pct": 50.0, "median_cdom": 61.5 }, { "label": "$500K to $1M", "active": 2, "cut": 1, "cut_pct": 50.0, "median_cdom": 124.0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 4, "pending_cut_pct": 100.0, "pending_median_cut_pct": 15.8, "pending_median_cdom": 189.0, "tier": "c1", "series": [ { "date": "2026-09-06", "active": 31, "cut_pct": 61.3, "median_cdom": 176, "median_list_price": 179900.0 }, { "date": "2026-09-07", "active": 39, "cut_pct": 59.0, "median_cdom": 170, "median_list_price": 179000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "36.2% of Lighthouse Point houses for sale have cut their asking price, 59.0% of condos", "Lighthouse Point sellers hold firmer than the rest of Broward County as 56.9% of houses pass 90 days on the market", "Buying in Lighthouse Point? One in three houses have already come down once, by a median $230K" ], "lede": "LIGHTHOUSE POINT, Fla., September 7, 2026 - 36.2% of the 58 single-family homes listed for sale in Lighthouse Point have reduced their asking price at least once, by a median 6.0% (about $230K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 39 condominium listings, 59.0% have cut, by a median 11.9%.", "quotes": [ "\"36.2 percent of single-family homes for sale in Lighthouse Point have reduced their asking price at least once, by a median $230K.\"", "\"Counting every relisting, the median Lighthouse Point house for sale has been waiting 108 days, not the 60 the current listing shows.\"", "\"Of the Lighthouse Point houses now under contract, 68.4 percent never reduced their asking price; the rest cut by a median 9.0 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Lighthouse Point and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 58 houses, 39 condominiums, 19 houses under contract. Small sample: 39 condominiums for sale in Lighthouse Point, between 30 and 39, so one listing moves the share by roughly 2.6 points. Read the percentages as a direction, not a decimal. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-lighthouse-point/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Lighthouse Point versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Lighthouse Point houses 36.2%, Broward County houses 43.3%; Lighthouse Point condominiums 59.0%, Broward County condominiums 45.0%.", "title": "Lighthouse Point houses are cutting 7.1 points less often than Broward County" }, { "caption": "Active Lighthouse Point listings by cumulative days on market, houses and condominiums, September 7, 2026. 56.9% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 20.7%, 31-60 days 12.1%, 61-90 days 10.3%, 91-180 days 15.5%, 181+ days 41.4%. Condominiums: 0-30 days 15.4%, 31-60 days 12.8%, 61-90 days 10.3%, 91-180 days 15.4%, 181+ days 46.2%.", "title": "56.9% of Lighthouse Point houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Lighthouse Point houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M too few to read of 6; $1M to $2M 57.1% of 14; $2M to $5M 33.3% of 24; $5M and up 21.4% of 14.", "title": "Price cuts by price band, Lighthouse Point houses" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 120 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 58, "sample_ok": true, "small_sample": false, "pending": 19, "median_list_price": 2949500.0, "cut_count": 21, "cut_pct": 36.2, "raised_count": 2, "valid_price_count": 58, "missing_price_count": 0, "unchanged_count": 35, "not_below_original_count": 37, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 6.0, "median_cut_dollars": 230000.0, "cut_last30": 10, "cut_last30_pct": 17.2, "cut_last7": 6, "median_dom": 60.5, "median_cdom": 107.5, "dom_n": 58, "cdom_n": 58, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 58, "relisted_count": 16, "relisted_pct": 27.6, "over90": 33, "over90_pct": 56.9, "over180": 24, "fresh_held": 15, "fresh_held_pct": 25.9, "fresh_held_missing_cdom_count": 0, "stale_uncut": 19, "stale_uncut_pct": 32.8, "dom_buckets": [ { "label": "0-30", "count": 12, "pct": 20.7 }, { "label": "31-60", "count": 7, "pct": 12.1 }, { "label": "61-90", "count": 6, "pct": 10.3 }, { "label": "91-180", "count": 9, "pct": 15.5 }, { "label": "181+", "count": 24, "pct": 41.4 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 6, "cut": 2, "cut_pct": 33.3, "median_cdom": 53.0, "cut_pct_denominator": 6, "cdom_n": 6, "valid_price_count": 6 }, { "label": "$1M to $2M", "active": 14, "cut": 8, "cut_pct": 57.1, "median_cdom": 75.5, "cut_pct_denominator": 14, "cdom_n": 14, "valid_price_count": 14 }, { "label": "$2M to $5M", "active": 24, "cut": 8, "cut_pct": 33.3, "median_cdom": 91.5, "cut_pct_denominator": 24, "cdom_n": 24, "valid_price_count": 24 }, { "label": "$5M and up", "active": 14, "cut": 3, "cut_pct": 21.4, "median_cdom": 288.0, "cut_pct_denominator": 14, "cdom_n": 14, "valid_price_count": 14 } ], "pending_cut_count": 6, "pending_cut_pct": 31.6, "pending_valid_price_count": 19, "pending_missing_price_count": 0, "pending_unchanged_count": 11, "pending_raised_count": 2, "pending_not_below_original_count": 13, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 19, "pending_dom_n": 19, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 9.0, "pending_median_cdom": 93, "denominators": { "cut_pct": 58, "cut_last30_pct": 58, "relisted_pct": 58, "fresh_held_pct": 58, "stale_uncut_pct": 58, "over90_pct": 58, "dom_bucket_pct": 58, "pending_cut_pct": 19, "median_dom": 58, "median_cdom": 58, "median_cut_pct": 21, "median_cut_dollars": 21, "pending_median_cut_pct": 6, "pending_median_cdom": 19 }, "county_counts": { "Broward": 58 }, "tier": "h4", "series": [ { "date": "2026-09-07", "active": 58, "cut_pct": 36.2, "median_cdom": 107.5, "median_list_price": 2949500.0 } ] }, "condos": { "active": 39, "sample_ok": true, "small_sample": true, "pending": 4, "median_list_price": 179000.0, "cut_count": 23, "cut_pct": 59.0, "raised_count": 1, "valid_price_count": 39, "missing_price_count": 0, "unchanged_count": 15, "not_below_original_count": 16, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 11.9, "median_cut_dollars": 21000.0, "cut_last30": 7, "cut_last30_pct": 17.9, "cut_last7": 0, "median_dom": 133, "median_cdom": 170, "dom_n": 39, "cdom_n": 39, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 39, "relisted_count": 4, "relisted_pct": 10.3, "over90": 24, "over90_pct": 61.5, "over180": 18, "fresh_held": 8, "fresh_held_pct": 20.5, "fresh_held_missing_cdom_count": 0, "stale_uncut": 6, "stale_uncut_pct": 15.4, "dom_buckets": [ { "label": "0-30", "count": 6, "pct": 15.4 }, { "label": "31-60", "count": 5, "pct": 12.8 }, { "label": "61-90", "count": 4, "pct": 10.3 }, { "label": "91-180", "count": 6, "pct": 15.4 }, { "label": "181+", "count": 18, "pct": 46.2 } ], "bands": [ { "label": "Under $250K", "active": 29, "cut": 18, "cut_pct": 62.1, "median_cdom": 198, "cut_pct_denominator": 29, "cdom_n": 29, "valid_price_count": 29 }, { "label": "$250K to $500K", "active": 8, "cut": 4, "cut_pct": 50.0, "median_cdom": 61.5, "cut_pct_denominator": 8, "cdom_n": 8, "valid_price_count": 8 }, { "label": "$500K to $1M", "active": 2, "cut": 1, "cut_pct": 50.0, "median_cdom": 124.0, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 4, "pending_cut_pct": 100.0, "pending_valid_price_count": 4, "pending_missing_price_count": 0, "pending_unchanged_count": 0, "pending_raised_count": 0, "pending_not_below_original_count": 0, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 4, "pending_dom_n": 4, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 15.8, "pending_median_cdom": 189.0, "denominators": { "cut_pct": 39, "cut_last30_pct": 39, "relisted_pct": 39, "fresh_held_pct": 39, "stale_uncut_pct": 39, "over90_pct": 39, "dom_bucket_pct": 39, "pending_cut_pct": 4, "median_dom": 39, "median_cdom": 39, "median_cut_pct": 23, "median_cut_dollars": 23, "pending_median_cut_pct": 4, "pending_median_cdom": 4 }, "county_counts": { "Broward": 39 }, "tier": "c1", "series": [ { "date": "2026-09-07", "active": 39, "cut_pct": 59.0, "median_cdom": 170, "median_list_price": 179000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "36.2% of Lighthouse Point houses for sale are asking less than their original list price; 59% of condos. Small sample: 39 condominiums; read cautiously.", "Seller Blink Rate™ in Lighthouse Point: 36.2% of houses list below original asking, against 43.3% across Broward County", "Buying in Lighthouse Point? 21 of the 58 houses for sale are asking below their original price, by a median $230K" ], "lede": "LIGHTHOUSE POINT, Fla., September 7, 2026 - 36.2% of the 58 single-family homes listed for sale in Lighthouse Point (21 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 21 reduced listings, the median reduction is 6% (about $230K). Among the city's 39 condominium listings, 59% are asking below their original price, by a median 11.9%. Small sample: 39 condominiums; read cautiously.", "quotes": [ "\"36.2 percent of single-family homes for sale in Lighthouse Point have a current asking price below their original list price; among those 21 reduced listings the median reduction is $230K.\"", "\"Among active Lighthouse Point houses, the median recorded CumulativeDaysOnMarket value is 108 days and the median recorded DaysOnMarket value is 60 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"19 Lighthouse Point houses are under contract in this snapshot, 6 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lighthouse Point, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (35 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 39 condominiums for sale in Lighthouse Point, between 30 and 39, so one listing moves the share by roughly 2.6 points. Read the percentages as a direction, not a decimal. Sample sizes: 58 houses, 39 condominiums, 19 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lighthouse-point/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-lighthouse-point/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Lighthouse Point versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 39 condominiums; read cautiously.", "alt": "Horizontal bar chart. Lighthouse Point houses 36.2%, Broward County houses 43.3%; Lighthouse Point condominiums 59%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026. Small sample: 39 condominiums; read cautiously.", "title": "Seller Blink Rate™: 36.2% of Lighthouse Point houses for sale are asking below their original price, against 43.3% across Broward County. Small sample: 39 condominiums; read cautiously.", "visible_labels": [ "45%", "59%", "43.3%", "36.2%" ] }, { "caption": "Active Lighthouse Point houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 56.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 39 condominiums; read cautiously.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 20.7%, 31-60 days 12.1%, 61-90 days 10.3%, 91-180 days 15.5%, 181+ days 41.4%. Condominiums: 0-30 days 15.4%, 31-60 days 12.8%, 61-90 days 10.3%, 91-180 days 15.4%, 181+ days 46.2%. Small sample: 39 condominiums; read cautiously.", "title": "56.9% of Lighthouse Point houses for sale with a recorded cumulative-days value exceed 90 days; 61.5% of condos. Small sample: 39 condominiums; read cautiously.", "visible_labels": [ "20.7%", "15.4%", "12.1%", "12.8%", "10.3%", "10.3%", "15.5%", "15.4%", "41.4%", "46.2%", "56.9%" ] }, { "caption": "Share of active Lighthouse Point houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 6 listed, count only; $1M to $2M 57.1% (8 of 14); $2M to $5M 33.3% (8 of 24); $5M and up 21.4% (3 of 14).", "title": "Share asking below original by current asking-price band, Lighthouse Point houses", "visible_labels": [ "21.4%", "3", "14", "33.3%", "8", "24", "57.1%", "8", "14", "6", "0" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 120, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 58, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Lighthouse Point houses 36.2%, Broward County houses 43.3%; Lighthouse Point condominiums 59.0%, Broward County condominiums 45.0%.", "after": "Horizontal bar chart. Lighthouse Point houses 36.2%, Broward County houses 43.3%; Lighthouse Point condominiums 59%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026. Small sample: 39 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Lighthouse Point versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Lighthouse Point versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 39 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Lighthouse Point houses are cutting 7.1 points less often than Broward County", "after": "Seller Blink Rate™: 36.2% of Lighthouse Point houses for sale are asking below their original price, against 43.3% across Broward County. Small sample: 39 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "59%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "36.2%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 20.7%, 31-60 days 12.1%, 61-90 days 10.3%, 91-180 days 15.5%, 181+ days 41.4%. Condominiums: 0-30 days 15.4%, 31-60 days 12.8%, 61-90 days 10.3%, 91-180 days 15.4%, 181+ days 46.2%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 20.7%, 31-60 days 12.1%, 61-90 days 10.3%, 91-180 days 15.5%, 181+ days 41.4%. Condominiums: 0-30 days 15.4%, 31-60 days 12.8%, 61-90 days 10.3%, 91-180 days 15.4%, 181+ days 46.2%. Small sample: 39 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Lighthouse Point listings by cumulative days on market, houses and condominiums, September 7, 2026. 56.9% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Lighthouse Point houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 56.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 39 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "56.9% of Lighthouse Point houses for sale have waited more than 90 days, counting every relisting", "after": "56.9% of Lighthouse Point houses for sale with a recorded cumulative-days value exceed 90 days; 61.5% of condos. Small sample: 39 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "20.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "56.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "15.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "12.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "12.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "10.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "10.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "15.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "15.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "41.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "46.2%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M too few to read of 6; $1M to $2M 57.1% of 14; $2M to $5M 33.3% of 24; $5M and up 21.4% of 14.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 6 listed, count only; $1M to $2M 57.1% (8 of 14); $2M to $5M 33.3% (8 of 24); $5M and up 21.4% (3 of 14).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Lighthouse Point houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Lighthouse Point houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Price cuts by price band, Lighthouse Point houses", "after": "Share asking below original by current asking-price band, Lighthouse Point houses", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "21.4%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "33.3%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "24", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "57.1%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "36.2% of Lighthouse Point houses for sale have cut their asking price, 59.0% of condos", "after": "36.2% of Lighthouse Point houses for sale are asking less than their original list price; 59% of condos. Small sample: 39 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Lighthouse Point sellers hold firmer than the rest of Broward County as 56.9% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Lighthouse Point: 36.2% of houses list below original asking, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Lighthouse Point? One in three houses have already come down once, by a median $230K", "after": "Buying in Lighthouse Point? 21 of the 58 houses for sale are asking below their original price, by a median $230K", "before_present": true, "after_present": true }, { "field": "lede", "before": "LIGHTHOUSE POINT, Fla., September 7, 2026 - 36.2% of the 58 single-family homes listed for sale in Lighthouse Point have reduced their asking price at least once, by a median 6.0% (about $230K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 39 condominium listings, 59.0% have cut, by a median 11.9%.", "after": "LIGHTHOUSE POINT, Fla., September 7, 2026 - 36.2% of the 58 single-family homes listed for sale in Lighthouse Point (21 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 21 reduced listings, the median reduction is 6% (about $230K). Among the city's 39 condominium listings, 59% are asking below their original price, by a median 11.9%. Small sample: 39 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Lighthouse Point and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 58 houses, 39 condominiums, 19 houses under contract. Small sample: 39 condominiums for sale in Lighthouse Point, between 30 and 39, so one listing moves the share by roughly 2.6 points. Read the percentages as a direction, not a decimal. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-lighthouse-point/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lighthouse Point, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (35 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 39 condominiums for sale in Lighthouse Point, between 30 and 39, so one listing moves the share by roughly 2.6 points. Read the percentages as a direction, not a decimal. Sample sizes: 58 houses, 39 condominiums, 19 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lighthouse-point/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-lighthouse-point/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"36.2 percent of single-family homes for sale in Lighthouse Point have reduced their asking price at least once, by a median $230K.\"", "after": "\"36.2 percent of single-family homes for sale in Lighthouse Point have a current asking price below their original list price; among those 21 reduced listings the median reduction is $230K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Lighthouse Point house for sale has been waiting 108 days, not the 60 the current listing shows.\"", "after": "\"Among active Lighthouse Point houses, the median recorded CumulativeDaysOnMarket value is 108 days and the median recorded DaysOnMarket value is 60 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Lighthouse Point houses now under contract, 68.4 percent never reduced their asking price; the rest cut by a median 9.0 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"19 Lighthouse Point houses are under contract in this snapshot, 6 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "db63d93b6e6698c7494f941d44ce8a3d1fc4d46bd9927d514b4de162ba82b614", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nLighthouse Point price cuts and true days on market\nHEADLINE OPTIONS\n36.2% of Lighthouse Point houses for sale have cut their asking price, 59.0% of condos\nLighthouse Point sellers hold firmer than the rest of Broward County as 56.9% of houses pass 90 days on\nthe market\nBuying in Lighthouse Point? One in three houses have already come down once, by a median $230K\nLEDE\nLIGHTHOUSE POINT, Fla., September 7, 2026 - 36.2% of the 58 single-family homes listed for sale in\nLighthouse Point have reduced their asking price at least once, by a median 6.0% (about $230K), according to a\ndaily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 39 condominium listings, 59.0%\nhave cut, by a median 11.9%.\nNUT GRAF\nThe figures point to a market where 31.6% of houses reached a contract only after a price cut: of the 19\nLighthouse Point houses now under contract, 31.6% reduced before going under contract, with a median cut of\n9.0% and a median 93 days to contract. Across Broward County the price-cut share is 43.3% for houses and\n45.0% for condominiums, so Lighthouse Point houses are cutting 7.1 points less often than the county.\nCounting every relisting, the median Lighthouse Point house for sale has been on the market 108 days, against\n60 on its current listing; 27.6% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nLighthouse\nPoint\n58\nShare with at\nleast one price\nreduction,\nhouses\n36.2% (21 of 58)\nMedian\nreduction\nfrom original\nasking, houses\n6.0% (about $230K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings,\nLighthouse\nPoint\n39\nShare with at\nleast one price\nreduction,\ncondominiums\n59.0% (23 of 39)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n108 days (60 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n56.9% (33 of 58)\nHouses under\ncontract that\nreduced first\n31.6% of 19\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting faster than similar-priced cities\nPeer group,\nhouses\n(median\nasking $2M\nand up; peer\ncut share\n34.0%)\nMiami Shores, Southwest Ranches, Coral Gables, North Palm Beach, Miami Beach, Pinecrest, Key Biscayne, Palm Bea\nQUOTABLE DATA POINTS\n\"36.2 percent of single-family homes for sale in Lighthouse Point have reduced their asking price at least\nonce, by a median $230K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Lighthouse Point house for sale has been waiting 108 days, not the\n60 the current listing shows.\"\n\"Of the Lighthouse Point houses now under contract, 68.4 percent never reduced their asking price; the\nrest cut by a median 9.0 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Lighthouse Point versus Broward County, houses and condominiums, September\n7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Lighthouse Point listings by cumulative days on market, houses and condominiums, September 7, 2026. 56.9% of houses have\npassed 90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Lighthouse Point houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Lighthouse Point and Broward County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 58 houses, 39 condominiums, 19 houses\nunder contract. Small sample: 39 condominiums for sale in Lighthouse Point, between 30 and 39, so one listing moves the share by\nroughly 2.6 points. Read the percentages as a direction, not a decimal. No estimate or model is applied; every figure is a count or a\nmedian of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-lighthouse-point/ . Conditions\nread: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the\nsame tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities:\nprice-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting\nfaster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the\ncounty is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of\ntoday's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "2befb573aa20d05fc05ca7f9e55fe6b5fe0a44e7d991d5706bc72580d8e21569", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nLighthouse Point asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/lighthouse-\npoint/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n36.2% of Lighthouse Point houses for sale are asking less than their original list price; 59% of condos. Small\nsample: 39 condominiums; read cautiously.\nSeller Blink Rate™ in Lighthouse Point: 36.2% of houses list below original asking, against 43.3% across\nBroward County\nBuying in Lighthouse Point? 21 of the 58 houses for sale are asking below their original price, by a median\n$230K\nLEDE\nLIGHTHOUSE POINT, Fla., September 7, 2026 - 36.2% of the 58 single-family homes listed for sale in\nLighthouse Point (21 listings) have a current asking price below their original list price, according to PBP Real\nEstate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 21 reduced listings, the\nmedian reduction is 6% (about $230K). Among the city's 39 condominium listings, 59% are asking below their\noriginal price, by a median 11.9%. Small sample: 39 condominiums; read cautiously.\nNUT GRAF\nFor active Lighthouse Point houses, the median recorded CumulativeDaysOnMarket value is 108 days and the\nmedian recorded DaysOnMarket value is 60 days, each calculated from non-missing values in that field (58 and\n58 listings). 27.6% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. 19 Lighthouse Point houses are\nunder contract (Pending or Active Under Contract), 6 of them with a recorded asking price below original;\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nfewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract\nprice. Across Broward County the shares asking below original are 43.3% for houses and 45% for\ncondominiums; Lighthouse Point houses are 7.1 points below the county share.\nFACT BOX\nActive single-family listings, Lighthouse\nPoint\n58\nSeptember 7, 2026\nShare asking below original list price,\nhouses\n36.2% (21 of 58)\nSeptember 7, 2026\nPrice pairs recorded / missing; unchanged /\nabove original, houses\n58 / 0; 35 / 2\nSeptember 7, 2026\nMedian reduction among the 21 reduced\nhouses\n6% (about $230K)\nSeptember 7, 2026\nActive condominium listings, Lighthouse\nPoint\n39\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n59% (23 of 39)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n108 / 60 days (from 58 / 58 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90 days\n56.9% (33 of 58 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count only; fewer\nthan 30)\n19, 6 asking below original\nSeptember 7, 2026\nBroward County share asking below\noriginal, houses / condominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nHouses: Between the comparison thresholds;\nCondominiums: Higher below-original share than\npeers\nSeptember 7, 2026\nPeer group, houses (median asking $2M\nand up; peer share 34%)\nMiami Shores, Southwest Ranches, Coral Gables,\nNorth Palm Beach, Miami Beach, Pinecrest, Key\nBiscayne, Palm Beach\nSeptember 7, 2026\nSmall active sample — interpretation\ncaution\nSmall sample: 39 condominiums; read cautiously.\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"36.2 percent of single-family homes for sale in Lighthouse Point have a current asking price below their\noriginal list price; among those 21 reduced listings the median reduction is $230K.\"\n\"Among active Lighthouse Point houses, the median recorded CumulativeDaysOnMarket value is 108 days\nand the median recorded DaysOnMarket value is 60 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"19 Lighthouse Point houses are under contract in this snapshot, 6 of them with a recorded asking price\nbelow original; the group is too small to report a percentage. These asking-price fields do not disclose the\nagreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Lighthouse Point versus Broward\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 39\ncondominiums; read cautiously.\nChart data (aggregate): Horizontal bar chart. Lighthouse Point houses 36.2%, Broward County houses 43.3%;\nLighthouse Point condominiums 59%, Broward County condominiums 45%. Share of active listings asking\nbelow their original list price, September 7, 2026. Small sample: 39 condominiums; read cautiously.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Lighthouse Point houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 56.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate. Small sample: 39 condominiums; read cautiously.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 20.7%, 31-60\ndays 12.1%, 61-90 days 10.3%, 91-180 days 15.5%, 181+ days 41.4%. Condominiums: 0-30 days 15.4%,\n31-60 days 12.8%, 61-90 days 10.3%, 91-180 days 15.4%, 181+ days 46.2%. Small sample: 39 condominiums;\nread cautiously.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Lighthouse Point houses asking below their original list price, by current asking-price band, September 7, 2026. Bands\nwith 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 0 listed, count only; $500K to $1M 6 listed, count only; $1M to $2M 57.1% (8 of 14);\n$2M to $5M 33.3% (8 of 24); $5M and up 21.4% (3 of 14).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lighthouse Point,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (35 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 39\ncondominiums for sale in Lighthouse Point, between 30 and 39, so one listing moves the share by roughly 2.6 points. Read the\npercentages as a direction, not a decimal. Sample sizes: 58 houses, 39 condominiums, 19 houses under contract. Geography is the\nMLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller\nBlink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded\nasking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published\ncity shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a\nbelow-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/lighthouse-point/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-lighthouse-point/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "bedd6def6330a19d58a7abbbbef531fc8e925561611d69289906a3d44d977216", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - LIGHTHOUSE POINT PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 36.2% of Lighthouse Point houses for sale are asking less than their original list price; 59% of condos. Small sample: 39 condominiums; read cautiously.\n2. Seller Blink Rate™ in Lighthouse Point: 36.2% of houses list below original asking, against 43.3% across Broward County\n3. Buying in Lighthouse Point? 21 of the 58 houses for sale are asking below their original price, by a median $230K\n\nLEDE\nLIGHTHOUSE POINT, Fla., September 7, 2026 - 36.2% of the 58 single-family homes listed for sale in Lighthouse Point (21 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 21 reduced listings, the median reduction is 6% (about $230K). Among the city's 39 condominium listings, 59% are asking below their original price, by a median 11.9%. Small sample: 39 condominiums; read cautiously.\n\nNUT GRAF\nFor active Lighthouse Point houses, the median recorded CumulativeDaysOnMarket value is 108 days and the median recorded DaysOnMarket value is 60 days, each calculated from non-missing values in that field (58 and 58 listings). 27.6% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 19 Lighthouse Point houses are under contract (Pending or Active Under Contract), 6 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; Lighthouse Point houses are 7.1 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Lighthouse Point: 58 [September 7, 2026]\n- Share asking below original list price, houses: 36.2% (21 of 58) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 58 / 0; 35 / 2 [September 7, 2026]\n- Median reduction among the 21 reduced houses: 6% (about $230K) [September 7, 2026]\n- Active condominium listings, Lighthouse Point: 39 [September 7, 2026]\n- Share asking below original list price, condominiums: 59% (23 of 39) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 108 / 60 days (from 58 / 58 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 56.9% (33 of 58 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 19, 6 asking below original [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Higher below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking $2M and up; peer share 34%): Miami Shores, Southwest Ranches, Coral Gables, North Palm Beach, Miami Beach, Pinecrest, Key Biscayne, Palm Beach [September 7, 2026]\n- Small active sample — interpretation caution: Small sample: 39 condominiums; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"36.2 percent of single-family homes for sale in Lighthouse Point have a current asking price below their original list price; among those 21 reduced listings the median reduction is $230K.\"\n- \"Among active Lighthouse Point houses, the median recorded CumulativeDaysOnMarket value is 108 days and the median recorded DaysOnMarket value is 60 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"19 Lighthouse Point houses are under contract in this snapshot, 6 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- lighthouse-point-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Lighthouse Point versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 39 condominiums; read cautiously.\n Alt text: Horizontal bar chart. Lighthouse Point houses 36.2%, Broward County houses 43.3%; Lighthouse Point condominiums 59%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026. Small sample: 39 condominiums; read cautiously.\n- lighthouse-point-true-days-on-market-r1-2026-09-07.png\n Caption: Active Lighthouse Point houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 56.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 39 condominiums; read cautiously.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 20.7%, 31-60 days 12.1%, 61-90 days 10.3%, 91-180 days 15.5%, 181+ days 41.4%. Condominiums: 0-30 days 15.4%, 31-60 days 12.8%, 61-90 days 10.3%, 91-180 days 15.4%, 181+ days 46.2%. Small sample: 39 condominiums; read cautiously.\n- lighthouse-point-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Lighthouse Point houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 6 listed, count only; $1M to $2M 57.1% (8 of 14); $2M to $5M 33.3% (8 of 24); $5M and up 21.4% (3 of 14).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Lighthouse Point, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (35 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 39 condominiums for sale in Lighthouse Point, between 30 and 39, so one listing moves the share by roughly 2.6 points. Read the percentages as a direction, not a decimal. Sample sizes: 58 houses, 39 condominiums, 19 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lighthouse-point/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-lighthouse-point/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "lighthouse-point", "city": "Lighthouse Point", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 39, "with_fee": 39, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 39, "cut_count": 23, "cut_pct": 59.0, "median_cut_pct": 11.9, "median_cut_dollars": 21000 }, "outliers_dropped": 2, "n": 37, "median": 577, "p10": 415, "p25": 485, "p75": 650, "p90": 793, "min": 352, "max": 1000, "median_sqft": 0.67, "n_sqft": 37, "median_pct_price": 3.51, "median_list_price": 179000, "median_year_built": 1966, "median_sqft_area": 940, "over_1000": 1, "over_1000_pct": 2.7, "under_500": 10, "under_500_pct": 27.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 1, "over_hi_pct": 2.7, "under_lo": 10, "under_lo_pct": 27.0, "types": { "Condominium": { "count": 29, "pct": 78.4 }, "StockCooperative": { "count": 8, "pct": 21.6 } }, "regime": { "COA": { "count": 24, "pct": 64.9 }, "not_recorded": { "count": 12, "pct": 32.4 }, "HOA": { "count": 1, "pct": 2.7 } }, "villa_median": null, "townhouse_median": null, "cadence": { "Monthly": { "count": 31, "pct": 83.8 }, "Quarterly": { "count": 6, "pct": 16.2 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 10, "pct": 27.0 }, { "label": "$500 to $750", "count": 20, "pct": 54.1 }, { "label": "$750 to $1,000", "count": 6, "pct": 16.2 }, { "label": "$1,000 to $1,500", "count": 1, "pct": 2.7 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 25, "median": 577, "median_sqft": 0.67 }, { "label": "1970s", "n": 12, "median": 606, "median_sqft": 0.64 }, { "label": "1980s", "n": 0, "median": null, "median_sqft": null }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 0, "median": null, "median_sqft": null }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 28, "median": 539, "median_pct_price": 4.12 }, { "label": "$250K to $500K", "n": 7, "median": 766, "median_pct_price": 2.41 }, { "label": "$500K to $1M", "n": 2, "median": 894, "median_pct_price": 2.1 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 37, "median": 577 }, "post2005": { "n": 0, "median": null }, "includes": [ { "key": "MaintenanceGrounds", "label": "Grounds", "count": 33, "pct": 94.3 }, { "key": "CommonAreas", "label": "Common areas", "count": 32, "pct": 91.4 }, { "key": "Trash", "label": "Trash", "count": 30, "pct": 85.7 }, { "key": "Pools", "label": "Pool", "count": 28, "pct": 80.0 }, { "key": "Sewer", "label": "Sewer", "count": 24, "pct": 68.6 }, { "key": "Water", "label": "Water", "count": 24, "pct": 68.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 22, "pct": 62.9 }, { "key": "Insurance", "label": "Building insurance", "count": 21, "pct": 60.0 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 18, "pct": 51.4 }, { "key": "Roof", "label": "Roof", "count": 18, "pct": 51.4 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 16, "pct": 45.7 }, { "key": "PestControl", "label": "Pest control", "count": 8, "pct": 22.9 }, { "key": "CableTv", "label": "Cable TV", "count": 6, "pct": 17.1 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 4, "pct": 11.4 } ], "includes_n": 35, "flags": { "sa_mentioned": { "count": 6, "pct": 16.2 }, "sa_none_or_paid": { "count": 5, "pct": 13.5 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 3, "pct": 8.1 }, "reserves": { "count": 2, "pct": 5.4 }, "land_lease": { "count": 7, "pct": 18.9 }, "remarks_n": 37 }, "developments": [ { "name": "Lighthouse Point Gardens North", "master": null, "n": 6, "anecdotal": true, "median": 485, "median_sqft": 0.63, "year_built": 1966, "median_list_price": 142950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lighthouse Point Plaza Co", "master": null, "n": 5, "anecdotal": true, "median": 606, "median_sqft": 0.62, "year_built": 1970, "median_list_price": 179900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Palm Aire at Coral Key", "master": "Palm Aire", "n": 5, "anecdotal": true, "median": 845, "median_sqft": 0.77, "year_built": 1971, "median_list_price": 450000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Palm Aire", "n": 5, "median": 845, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 572, "p25": 485, "p75": 606, "n": 29, "median_sqft": 0.67, "sa_pending_pct": 0.0 }, { "date": "2026-09-07", "median": 577, "p25": 485, "p75": 650, "n": 37, "median_sqft": 0.67, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Lighthouse Point condo for sale carries a $577-a-month association fee, 28% below the South Florida median", "2.7% of Lighthouse Point condos on the market ask $1,000 or more a month in fees; 27% stay under $500", "Lighthouse Point condo fees run $485 to $650 a month for the middle half of listings" ], "lede": "LIGHTHOUSE POINT, Fla., September 7, 2026 - The median monthly association fee across the 37 condominiums listed for sale in Lighthouse Point is $577, with half of the listings between $485 and $650 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 28% below the five-county South Florida median of $800, and ranks Lighthouse Point 56 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Lighthouse Point carries a monthly association fee of $577, 28% below the five-county South Florida median of $800.\"", "\"2.7 percent of Lighthouse Point condos on the market ask $1,000 or more a month in association fees; only 27 percent stay under $500.\"", "\"On the median Lighthouse Point condo, a year of association fees equals 3.51 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Lighthouse Point permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-lighthouse-point/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Lighthouse Point against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Lighthouse Point median $577 a month, South Florida median $800; Lighthouse Point ranks 56 of 69 cities.", "title": "Lighthouse Point condo fees sit 28% below the South Florida median" }, { "caption": "Share of active Lighthouse Point condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 27% (10 listings); $500 to $750 54.1% (20 listings); $750 to $1,000 16.2% (6 listings); $1,000 to $1,500 2.7% (1 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "54.1% of Lighthouse Point condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Lighthouse Point condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s $577 (25 listings); 1970s $606 (12 listings).", "title": "Lighthouse Point condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 39 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 39, "with_fee": 39, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 39, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 37, "retained_n": 37, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 39, "cut_count": 23, "cut_pct": 59.0, "median_cut_pct": 11.9, "median_cut_dollars": 21000, "valid_price_count": 39, "missing_price_count": 0, "unchanged_count": 15, "raised_count": 1, "not_below_original_count": 16, "cut_pct_denominator": 39, "cut_sample_ok": true, "median_cut_n": 23 }, "trim_bounds": { "p1": 299.09540000000004, "p99": 1020.4599999999999 }, "retained_small_sample": true, "retained_below_30": false, "median": 577, "p10": 415, "p25": 485, "p75": 650, "p90": 793, "min": 352, "max": 1000, "median_sqft": 0.67, "n_sqft": 37, "median_pct_price": 3.51, "n_pct_price": 37, "median_list_price": 179000, "median_year_built": 1966, "median_sqft_area": 940, "over_1000": 1, "over_1000_pct": 2.7, "under_500": 10, "under_500_pct": 27.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 1, "over_hi_pct": 2.7, "under_lo": 10, "under_lo_pct": 27.0, "types": { "Condominium": { "count": 29, "pct": 78.4 }, "StockCooperative": { "count": 8, "pct": 21.6 } }, "regime": { "COA": { "count": 24, "pct": 64.9 }, "not_recorded": { "count": 12, "pct": 32.4 }, "HOA": { "count": 1, "pct": 2.7 } }, "villa_median": null, "townhouse_median": null, "cadence": { "Monthly": { "count": 31, "pct": 83.8 }, "Quarterly": { "count": 6, "pct": 16.2 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 10, "pct": 27.0 }, { "label": "$500 to $750", "count": 20, "pct": 54.1 }, { "label": "$750 to $1,000", "count": 6, "pct": 16.2 }, { "label": "$1,000 to $1,500", "count": 1, "pct": 2.7 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 25, "median": 577, "median_sqft": 0.67 }, { "label": "1970s", "n": 12, "median": 606, "median_sqft": 0.64 }, { "label": "1980s", "n": 0, "median": null, "median_sqft": null }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 0, "median": null, "median_sqft": null }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 28, "median": 539, "median_pct_price": 4.12 }, { "label": "$250K to $500K", "n": 7, "median": 766, "median_pct_price": 2.41 }, { "label": "$500K to $1M", "n": 2, "median": 894, "median_pct_price": 2.1 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 37, "median": 577 }, "post2005": { "n": 0, "median": null }, "includes": [ { "key": "MaintenanceGrounds", "label": "Grounds", "count": 33, "pct": 94.3 }, { "key": "CommonAreas", "label": "Common areas", "count": 32, "pct": 91.4 }, { "key": "Trash", "label": "Trash", "count": 30, "pct": 85.7 }, { "key": "Pools", "label": "Pool", "count": 28, "pct": 80.0 }, { "key": "Sewer", "label": "Sewer", "count": 24, "pct": 68.6 }, { "key": "Water", "label": "Water", "count": 24, "pct": 68.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 22, "pct": 62.9 }, { "key": "Insurance", "label": "Building insurance", "count": 21, "pct": 60.0 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 18, "pct": 51.4 }, { "key": "Roof", "label": "Roof", "count": 18, "pct": 51.4 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 16, "pct": 45.7 }, { "key": "PestControl", "label": "Pest control", "count": 8, "pct": 22.9 }, { "key": "CableTv", "label": "Cable TV", "count": 6, "pct": 17.1 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 4, "pct": 11.4 } ], "includes_n": 35, "flags": { "sa_mentioned": { "count": 6, "pct": 16.2 }, "sa_none_or_paid": { "count": 5, "pct": 13.5 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 3, "pct": 8.1 }, "reserves": { "count": 2, "pct": 5.4 }, "land_lease": { "count": 7, "pct": 18.9 }, "remarks_n": 37 }, "denominators": { "fee_percentages": 37, "fee_medians_percentiles": 37, "median_sqft": 37, "median_pct_price": 37, "includes_pct": 35, "flags_pct": 37, "cut_pct": 39 }, "developments": [ { "name": "Lighthouse Point Gardens North", "master": null, "n": 6, "anecdotal": true, "median": 485, "median_sqft": 0.63, "year_built": 1966, "median_list_price": 142950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lighthouse Point Plaza Co", "master": null, "n": 5, "anecdotal": true, "median": 606, "median_sqft": 0.62, "year_built": 1970, "median_list_price": 179900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Palm Aire at Coral Key", "master": "Palm Aire", "n": 5, "anecdotal": true, "median": 845, "median_sqft": 0.77, "year_built": 1971, "median_list_price": 450000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Palm Aire", "n": 5, "median": 845, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 577, "p25": 485, "p75": 650, "n": 37, "median_sqft": 0.67, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Lighthouse Point condo monthly association fees have a median of $577 in the retained usable-fee sample of 37 listings, 28% below the five-county median. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "In Lighthouse Point's retained usable-fee sample (37 listings after exclusions and percentile trimming), 2.7% have monthly-equivalent fees of $1,000 or more and 27% are below $500. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "Lighthouse Point's retained usable-fee sample (n=37): reported monthly-equivalent association fees range from $485 to $650 at the 25th to 75th percentiles. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures." ], "lede": "LIGHTHOUSE POINT, Fla., September 7, 2026 - Among 37 active condominium listings in Lighthouse Point retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $577, with the middle half between $485 and $650, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 39 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 28% below the separately trimmed five-county median of $800 and ranks 56th among 69 published city medians. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "quotes": [ "\"The median monthly-equivalent association fee in Lighthouse Point's retained usable-fee sample (n=37), after exclusions and percentile trimming, is $577, compared with $800 in the separately trimmed five-county sample. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"", "\"Among Lighthouse Point condos in the retained usable-fee sample (n=37) after exclusions and percentile trimming, 2.7 percent have listed monthly-equivalent fees of $1,000 or more and 27 percent are below $500. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"", "\"Among 37 retained listings with a current asking price of at least $20,000 in Lighthouse Point's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.51 percent of the current asking price (median of per-listing ratios). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Lighthouse Point, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (39 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 37 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 39 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lighthouse-point/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lighthouse-point/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lighthouse Point and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "alt": "Dot strip chart in five county lanes. Lighthouse Point retained-sample median $577 a month (n=37); five-county median $800 (n=22,695, region-level trim). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "title": "Lighthouse Point condos, retained usable-fee sample (n=37): median $577/month, 28% below the five-county median of $800. Small sample: 39 valid before trim; 37 retained.", "visible_labels": [ "$577", "37", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 37 active Lighthouse Point condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 27% (10 listings); $500 to $750 54.1% (20 listings); $750 to $1,000 16.2% (6 listings); $1,000 to $1,500 2.7% (1 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "title": "54.1% of Lighthouse Point's retained usable-fee sample (37 listings) falls in the $500 to $750 monthly band. Small sample: 39 valid before trim; 37 retained.", "visible_labels": [ "0%", "0", "27%", "10", "54.1%", "20", "16.2%", "6", "2.7%", "1", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Lighthouse Point condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "alt": "Column chart of median fee by recorded decade built: 1960s $577 (25 listings); 1970s $606 (12 listings). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "title": "Lighthouse Point condo fees by recorded decade built, retained usable-fee sample (n=37). Small sample: 39 valid before trim; 37 retained.", "visible_labels": [ "$577", "25", "$606", "12" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 299.09540000000004, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1020.4599999999999, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Lighthouse Point median $577 a month, South Florida median $800; Lighthouse Point ranks 56 of 69 cities.", "after": "Dot strip chart in five county lanes. Lighthouse Point retained-sample median $577 a month (n=37); five-county median $800 (n=22,695, region-level trim). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Lighthouse Point against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lighthouse Point and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Lighthouse Point condo fees sit 28% below the South Florida median", "after": "Lighthouse Point condos, retained usable-fee sample (n=37): median $577/month, 28% below the five-county median of $800. Small sample: 39 valid before trim; 37 retained.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$577", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "37", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 27% (10 listings); $500 to $750 54.1% (20 listings); $750 to $1,000 16.2% (6 listings); $1,000 to $1,500 2.7% (1 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 27% (10 listings); $500 to $750 54.1% (20 listings); $750 to $1,000 16.2% (6 listings); $1,000 to $1,500 2.7% (1 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Lighthouse Point condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 37 active Lighthouse Point condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "54.1% of Lighthouse Point condos for sale carry a fee of $500 to $750 a month", "after": "54.1% of Lighthouse Point's retained usable-fee sample (37 listings) falls in the $500 to $750 monthly band. Small sample: 39 valid before trim; 37 retained.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "27%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "54.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "16.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "2.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s $577 (25 listings); 1970s $606 (12 listings).", "after": "Column chart of median fee by recorded decade built: 1960s $577 (25 listings); 1970s $606 (12 listings). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Lighthouse Point condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Lighthouse Point condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Lighthouse Point condo fees by decade the building was completed", "after": "Lighthouse Point condo fees by recorded decade built, retained usable-fee sample (n=37). Small sample: 39 valid before trim; 37 retained.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$577", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "25", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$606", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Lighthouse Point condo for sale carries a $577-a-month association fee, 28% below the South Florida median", "after": "Lighthouse Point condo monthly association fees have a median of $577 in the retained usable-fee sample of 37 listings, 28% below the five-county median. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "2.7% of Lighthouse Point condos on the market ask $1,000 or more a month in fees; 27% stay under $500", "after": "In Lighthouse Point's retained usable-fee sample (37 listings after exclusions and percentile trimming), 2.7% have monthly-equivalent fees of $1,000 or more and 27% are below $500. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Lighthouse Point condo fees run $485 to $650 a month for the middle half of listings", "after": "Lighthouse Point's retained usable-fee sample (n=37): reported monthly-equivalent association fees range from $485 to $650 at the 25th to 75th percentiles. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "lede", "before": "LIGHTHOUSE POINT, Fla., September 7, 2026 - The median monthly association fee across the 37 condominiums listed for sale in Lighthouse Point is $577, with half of the listings between $485 and $650 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 28% below the five-county South Florida median of $800, and ranks Lighthouse Point 56 of 69 cities.", "after": "LIGHTHOUSE POINT, Fla., September 7, 2026 - Among 37 active condominium listings in Lighthouse Point retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $577, with the middle half between $485 and $650, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 39 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 28% below the separately trimmed five-county median of $800 and ranks 56th among 69 published city medians. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Lighthouse Point permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-lighthouse-point/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Lighthouse Point, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (39 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 37 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 39 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lighthouse-point/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lighthouse-point/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Lighthouse Point carries a monthly association fee of $577, 28% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Lighthouse Point's retained usable-fee sample (n=37), after exclusions and percentile trimming, is $577, compared with $800 in the separately trimmed five-county sample. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"2.7 percent of Lighthouse Point condos on the market ask $1,000 or more a month in association fees; only 27 percent stay under $500.\"", "after": "\"Among Lighthouse Point condos in the retained usable-fee sample (n=37) after exclusions and percentile trimming, 2.7 percent have listed monthly-equivalent fees of $1,000 or more and 27 percent are below $500. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Lighthouse Point condo, a year of association fees equals 3.51 percent of the asking price.\"", "after": "\"Among 37 retained listings with a current asking price of at least $20,000 in Lighthouse Point's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.51 percent of the current asking price (median of per-listing ratios). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "6e5d070a1dccb1f965ae9b285f047714a64b27acecbf23449539d8bf31e87ebe", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nLighthouse Point condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Lighthouse Point condo for sale carries a $577-a-month association fee, 28% below the South\nFlorida median\n2.7% of Lighthouse Point condos on the market ask $1,000 or more a month in fees; 27% stay under $500\nLighthouse Point condo fees run $485 to $650 a month for the middle half of listings\nLEDE\nLIGHTHOUSE POINT, Fla., September 7, 2026 - The median monthly association fee across the 37\ncondominiums listed for sale in Lighthouse Point is $577, with half of the listings between $485 and $650 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 28% below the five-\ncounty South Florida median of $800, and ranks Lighthouse Point 56 of 69 cities.\nNUT GRAF\nPer square foot, the median Lighthouse Point condo fee is $0.67 a month on a median unit of 940 square feet;\nat the median asking price of $179K, a year of fees equals 3.51% of the price. 2.7% of listings ask $1,000 or\nmore a month and 27% under $500. 0% of listings report two association layers (a master and a sub-\nassociation); 16.2% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 16.2% of listings, describe one as pending or payable by the buyer on 0%, and\nmention a mandatory club or membership on 0%.\nFACT BOX\nActive condominium listings, Lighthouse Point\n39 (37 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$577\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$485 to $650\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.67 (median unit 940 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n3.51% (asking $179K)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n2.7% / 27%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n16.2%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n16.2% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Lighthouse Point ranks 56 of 69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Lighthouse Point carries a monthly association fee of $577,\n28% below the five-county South Florida median of $800.\"\n\"2.7 percent of Lighthouse Point condos on the market ask $1,000 or more a month in association fees;\nonly 27 percent stay under $500.\"\n\"On the median Lighthouse Point condo, a year of association fees equals 3.51 percent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Lighthouse Point against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Lighthouse Point condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nMedian monthly-equivalent association fee for active Lighthouse Point condominiums by decade the building was completed, September\n7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Lighthouse Point permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-lighthouse-point/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "1e432f30cedf408382e665c810050645bcda68ab6dfc8263ea7eadd5f4d83a13", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nLighthouse Point condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/lighthouse-\npoint/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nLighthouse Point condo monthly association fees have a median of $577 in the retained usable-fee sample\nof 37 listings, 28% below the five-county median. Small sample: 39 valid before trimming; 37 retained. A\nfew listings can materially change these figures.\nIn Lighthouse Point's retained usable-fee sample (37 listings after exclusions and percentile trimming), 2.7%\nhave monthly-equivalent fees of $1,000 or more and 27% are below $500. Small sample: 39 valid before\ntrimming; 37 retained. A few listings can materially change these figures.\nLighthouse Point's retained usable-fee sample (n=37): reported monthly-equivalent association fees range\nfrom $485 to $650 at the 25th to 75th percentiles. Small sample: 39 valid before trimming; 37 retained. A\nfew listings can materially change these figures.\nLEDE\nLIGHTHOUSE POINT, Fla., September 7, 2026 - Among 37 active condominium listings in Lighthouse Point\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly association fee is $577, with the middle half between $485 and\n$650, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n39 active condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 28% below the separately trimmed five-county median\nof $800 and ranks 56th among 69 published city medians. Small sample: 39 valid before trimming; 37 retained.\nA few listings can materially change these figures.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Lighthouse Point condo fee is $0.67 a month (37\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n3.51% of the listing's current asking price across 37 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 2.7% of the retained sample have fees of $1,000 or more a\nmonth and 27% are below $500. 0% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 16.2% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 16.2% of the retained sample, describe one as pending or payable by\nthe buyer on 0%, and mention a mandatory club or membership on 0%; 37 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. Small sample: 39 valid\nbefore trimming; 37 retained. A few listings can materially change these figures.\nFACT BOX\nActive condominium listings, Lighthouse Point\n(before exclusions and trimming)\n39\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n39 / 37 (2 trimmed; 0 fee without billing frequency\nexcluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$577\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$485 to $650\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.67 (37 retained listings with recorded living area\nof at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n3.51% (37 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more\na month / below $500\n2.7% (1) / 27% (10) of 37\nSeptember 7, 2026\nTwo association layers reported (master +\nsub), retained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly),\nretained sample\n16.2%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n16.2% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Lighthouse Point ranks 56th\namong 69 published city medians\nSeptember 7, 2026\nSmall retained fee sample — interpretation\ncaution\nSmall sample: 39 valid before trimming; 37 retained.\nA few listings can materially change these figures.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Lighthouse Point's retained usable-fee sample (n=37),\nafter exclusions and percentile trimming, is $577, compared with $800 in the separately trimmed five-\ncounty sample. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change\nthese figures.\"\n\"Among Lighthouse Point condos in the retained usable-fee sample (n=37) after exclusions and percentile\ntrimming, 2.7 percent have listed monthly-equivalent fees of $1,000 or more and 27 percent are below\n$500. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these\nfigures.\"\n\"Among 37 retained listings with a current asking price of at least $20,000 in Lighthouse Point's usable-fee\nsample after exclusions and percentile trimming, a year of reported association fees equals a median 3.51\npercent of the current asking price (median of per-listing ratios). Small sample: 39 valid before trimming; 37\nretained. A few listings can materially change these figures.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lighthouse Point\nand the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample:\n39 valid before trimming; 37 retained. A few listings can materially change these figures.\nChart data (aggregate): Dot strip chart in five county lanes. Lighthouse Point retained-sample median $577 a\nmonth (n=37); five-county median $800 (n=22,695, region-level trim). Small sample: 39 valid before trimming;\n37 retained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 37 active Lighthouse Point condominium listings retained after unusable-fee exclusions\nand city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 27% (10 listings); $500 to $750 54.1% (20 listings); $750 to $1,000 16.2% (6 listings);\n$1,000 to $1,500 2.7% (1 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings). Small\nsample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Lighthouse Point condominiums in the retained usable-\nfee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 39\nvalid before trimming; 37 retained. A few listings can materially change these figures.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s $577 (25 listings); 1970s\n$606 (12 listings). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change\nthese figures.\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Lighthouse Point, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (39 here). Fees below the 1st or above the 99th\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npercentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 37 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 39 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a\nverified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings\nthrough the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate\nsource table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lighthouse-point/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lighthouse-point/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "a7b0c91f4c320126ff0aa5e3e284f44462d0a6d33b2684f7d9bcf9b16a6a558a", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - LIGHTHOUSE POINT CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Lighthouse Point condo monthly association fees have a median of $577 in the retained usable-fee sample of 37 listings, 28% below the five-county median. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n2. In Lighthouse Point's retained usable-fee sample (37 listings after exclusions and percentile trimming), 2.7% have monthly-equivalent fees of $1,000 or more and 27% are below $500. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n3. Lighthouse Point's retained usable-fee sample (n=37): reported monthly-equivalent association fees range from $485 to $650 at the 25th to 75th percentiles. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n\nLEDE\nLIGHTHOUSE POINT, Fla., September 7, 2026 - Among 37 active condominium listings in Lighthouse Point retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $577, with the middle half between $485 and $650, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 39 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 28% below the separately trimmed five-county median of $800 and ranks 56th among 69 published city medians. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Lighthouse Point condo fee is $0.67 a month (37 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.51% of the listing's current asking price across 37 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 2.7% of the retained sample have fees of $1,000 or more a month and 27% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 16.2% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 16.2% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 37 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n\nFACT BOX (exact figures)\n- Active condominium listings, Lighthouse Point (before exclusions and trimming): 39 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 39 / 37 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $577 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $485 to $650 [September 7, 2026]\n- Median fee per square foot per month: $0.67 (37 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 3.51% (37 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 2.7% (1) / 27% (10) of 37 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 16.2% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 16.2% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Lighthouse Point ranks 56th among 69 published city medians [September 7, 2026]\n- Small retained fee sample — interpretation caution: Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Lighthouse Point's retained usable-fee sample (n=37), after exclusions and percentile trimming, is $577, compared with $800 in the separately trimmed five-county sample. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"\n- \"Among Lighthouse Point condos in the retained usable-fee sample (n=37) after exclusions and percentile trimming, 2.7 percent have listed monthly-equivalent fees of $1,000 or more and 27 percent are below $500. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"\n- \"Among 37 retained listings with a current asking price of at least $20,000 in Lighthouse Point's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.51 percent of the current asking price (median of per-listing ratios). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- lighthouse-point-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Lighthouse Point and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n Alt text: Dot strip chart in five county lanes. Lighthouse Point retained-sample median $577 a month (n=37); five-county median $800 (n=22,695, region-level trim). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n- lighthouse-point-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 37 active Lighthouse Point condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 27% (10 listings); $500 to $750 54.1% (20 listings); $750 to $1,000 16.2% (6 listings); $1,000 to $1,500 2.7% (1 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n- lighthouse-point-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Lighthouse Point condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n Alt text: Column chart of median fee by recorded decade built: 1960s $577 (25 listings); 1970s $606 (12 listings). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Lighthouse Point, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (39 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 37 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 39 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/lighthouse-point/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-lighthouse-point/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "loxahatchee", "city": "Loxahatchee", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "segments": { "houses": { "active": 104, "sample_ok": true, "small_sample": false, "pending": 31, "median_list_price": 809500.0, "cut_count": 47, "cut_pct": 45.2, "raised_count": 3, "median_cut_pct": 4.2, "median_cut_dollars": 49000.0, "cut_last30": 22, "cut_last30_pct": 21.2, "cut_last7": 6, "median_dom": 46.0, "median_cdom": 60.5, "relisted_count": 11, "relisted_pct": 10.6, "over90": 43, "over90_pct": 41.3, "over180": 18, "fresh_held": 37, "fresh_held_pct": 35.6, "stale_uncut": 18, "stale_uncut_pct": 17.3, "dom_buckets": [ { "label": "0-30", "count": 37, "pct": 35.6 }, { "label": "31-60", "count": 15, "pct": 14.4 }, { "label": "61-90", "count": 9, "pct": 8.7 }, { "label": "91-180", "count": 25, "pct": 24.0 }, { "label": "181+", "count": 18, "pct": 17.3 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 71, "cut": 36, "cut_pct": 50.7, "median_cdom": 58 }, { "label": "$1M to $2M", "active": 27, "cut": 9, "cut_pct": 33.3, "median_cdom": 79 }, { "label": "$2M to $5M", "active": 5, "cut": 2, "cut_pct": 40.0, "median_cdom": 51 }, { "label": "$5M and up", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 201 } ], "pending_cut_count": 11, "pending_cut_pct": 35.5, "pending_median_cut_pct": 6.9, "pending_median_cdom": 39, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 102, "cut_pct": 45.1, "median_cdom": 53.5, "median_list_price": 817500.0 }, { "date": "2026-09-06", "active": 102, "cut_pct": 45.1, "median_cdom": 56.5, "median_list_price": 817500.0 }, { "date": "2026-09-07", "active": 104, "cut_pct": 45.2, "median_cdom": 60.5, "median_list_price": 809500.0 } ] }, "condos": { "active": 0, "sample_ok": false, "small_sample": false, "pending": 0, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "45.2% of Loxahatchee houses for sale have cut their asking price", "Loxahatchee sellers blink faster than the rest of Palm Beach County as 41.3% of houses pass 90 days on the market", "Buying in Loxahatchee? Half houses have already come down once, by a median $49K" ], "lede": "LOXAHATCHEE, Fla., September 7, 2026 - 45.2% of the 104 single-family homes listed for sale in Loxahatchee have reduced their asking price at least once, by a median 4.2% (about $49K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 0 for sale, too few to report percentages (floor 30).", "quotes": [ "\"45.2 percent of single-family homes for sale in Loxahatchee have reduced their asking price at least once, by a median $49K.\"", "\"Counting every relisting, the median Loxahatchee house for sale has been waiting 60 days, not the 46 the current listing shows.\"", "\"Of the Loxahatchee houses now under contract, 64.5 percent never reduced their asking price; the rest cut by a median 6.9 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Loxahatchee and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 104 houses, 0 condominiums, 31 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-loxahatchee/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Loxahatchee versus Palm Beach County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Loxahatchee houses 45.2%, Palm Beach County houses 43.4%. Condominiums: 0 for sale, too few to report.", "title": "Loxahatchee houses are cutting 1.8 points more often than Palm Beach County" }, { "caption": "Active Loxahatchee listings by cumulative days on market, houses, September 7, 2026. 41.3% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 35.6%, 31-60 days 14.4%, 61-90 days 8.7%, 91-180 days 24.0%, 181+ days 17.3%.", "title": "41.3% of Loxahatchee houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Loxahatchee houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M 50.7% of 71; $1M to $2M 33.3% of 27; $2M to $5M too few to read of 5; $5M and up too few to read of 1.", "title": "$500K to $1M Loxahatchee houses have cut most often: 50.7% of 71" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 135 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 104, "sample_ok": true, "small_sample": false, "pending": 31, "median_list_price": 809500.0, "cut_count": 47, "cut_pct": 45.2, "raised_count": 3, "valid_price_count": 104, "missing_price_count": 0, "unchanged_count": 54, "not_below_original_count": 57, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.2, "median_cut_dollars": 49000.0, "cut_last30": 22, "cut_last30_pct": 21.2, "cut_last7": 6, "median_dom": 46.0, "median_cdom": 60.5, "dom_n": 104, "cdom_n": 104, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 104, "relisted_count": 11, "relisted_pct": 10.6, "over90": 43, "over90_pct": 41.3, "over180": 18, "fresh_held": 37, "fresh_held_pct": 35.6, "fresh_held_missing_cdom_count": 0, "stale_uncut": 18, "stale_uncut_pct": 17.3, "dom_buckets": [ { "label": "0-30", "count": 37, "pct": 35.6 }, { "label": "31-60", "count": 15, "pct": 14.4 }, { "label": "61-90", "count": 9, "pct": 8.7 }, { "label": "91-180", "count": 25, "pct": 24.0 }, { "label": "181+", "count": 18, "pct": 17.3 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 71, "cut": 36, "cut_pct": 50.7, "median_cdom": 58, "cut_pct_denominator": 71, "cdom_n": 71, "valid_price_count": 71 }, { "label": "$1M to $2M", "active": 27, "cut": 9, "cut_pct": 33.3, "median_cdom": 79, "cut_pct_denominator": 27, "cdom_n": 27, "valid_price_count": 27 }, { "label": "$2M to $5M", "active": 5, "cut": 2, "cut_pct": 40.0, "median_cdom": 51, "cut_pct_denominator": 5, "cdom_n": 5, "valid_price_count": 5 }, { "label": "$5M and up", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 201, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 } ], "pending_cut_count": 11, "pending_cut_pct": 35.5, "pending_valid_price_count": 31, "pending_missing_price_count": 0, "pending_unchanged_count": 19, "pending_raised_count": 1, "pending_not_below_original_count": 20, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 31, "pending_dom_n": 31, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 6.9, "pending_median_cdom": 39, "denominators": { "cut_pct": 104, "cut_last30_pct": 104, "relisted_pct": 104, "fresh_held_pct": 104, "stale_uncut_pct": 104, "over90_pct": 104, "dom_bucket_pct": 104, "pending_cut_pct": 31, "median_dom": 104, "median_cdom": 104, "median_cut_pct": 47, "median_cut_dollars": 47, "pending_median_cut_pct": 11, "pending_median_cdom": 31 }, "county_counts": { "Palm Beach": 104 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 104, "cut_pct": 45.2, "median_cdom": 60.5, "median_list_price": 809500.0 } ] }, "condos": { "active": 0, "sample_ok": false, "small_sample": false, "pending": 0, "median_list_price": null, "cut_count": 0, "cut_pct": null, "raised_count": 0, "valid_price_count": 0, "missing_price_count": 0, "unchanged_count": 0, "not_below_original_count": 0, "cut_sample_ok": false, "cut_small_sample": false, "median_cut_pct": null, "median_cut_dollars": null, "cut_last30": 0, "cut_last30_pct": null, "cut_last7": 0, "median_dom": null, "median_cdom": null, "dom_n": 0, "cdom_n": 0, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 0, "relisted_count": 0, "relisted_pct": null, "over90": 0, "over90_pct": null, "over180": 0, "fresh_held": 0, "fresh_held_pct": null, "fresh_held_missing_cdom_count": 0, "stale_uncut": 0, "stale_uncut_pct": null, "dom_buckets": [ { "label": "0-30", "count": 0, "pct": null }, { "label": "31-60", "count": 0, "pct": null }, { "label": "61-90", "count": 0, "pct": null }, { "label": "91-180", "count": 0, "pct": null }, { "label": "181+", "count": 0, "pct": null } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$250K to $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 0, "pending_cut_pct": null, "pending_valid_price_count": 0, "pending_missing_price_count": 0, "pending_unchanged_count": 0, "pending_raised_count": 0, "pending_not_below_original_count": 0, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 0, "pending_dom_n": 0, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": null, "pending_median_cdom": null, "denominators": { "cut_pct": 0, "cut_last30_pct": 0, "relisted_pct": 0, "fresh_held_pct": 0, "stale_uncut_pct": 0, "over90_pct": 0, "dom_bucket_pct": 0, "pending_cut_pct": 0, "median_dom": 0, "median_cdom": 0, "median_cut_pct": 0, "median_cut_dollars": 0, "pending_median_cut_pct": 0, "pending_median_cdom": 0 }, "county_counts": {}, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "45.2% of Loxahatchee houses for sale are asking less than their original list price", "Seller Blink Rate™ in Loxahatchee: 45.2% of houses list below original asking, against 43.4% across Palm Beach County", "Buying in Loxahatchee? 47 of the 104 houses for sale are asking below their original price, by a median $49K" ], "lede": "LOXAHATCHEE, Fla., September 7, 2026 - 45.2% of the 104 single-family homes listed for sale in Loxahatchee (47 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 47 reduced listings, the median reduction is 4.2% (about $49K). Condominiums: 0 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"45.2 percent of single-family homes for sale in Loxahatchee have a current asking price below their original list price; among those 47 reduced listings the median reduction is $49K.\"", "\"Among active Loxahatchee houses, the median recorded CumulativeDaysOnMarket value is 60 days and the median recorded DaysOnMarket value is 46 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 35.5 percent of the 31 Loxahatchee houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6.9 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Loxahatchee, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (54 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 104 houses, 0 condominiums, 31 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/loxahatchee/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-loxahatchee/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Loxahatchee versus Palm Beach County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Loxahatchee houses 45.2%, Palm Beach County houses 43.4%. Condominiums: 0 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 45.2% of Loxahatchee houses for sale are asking below their original price, against 43.4% across Palm Beach County", "visible_labels": [ "43.4%", "45.2%" ] }, { "caption": "Active Loxahatchee houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 41.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 35.6%, 31-60 days 14.4%, 61-90 days 8.7%, 91-180 days 24%, 181+ days 17.3%.", "title": "41.3% of Loxahatchee houses for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "35.6%", "14.4%", "8.7%", "24%", "17.3%", "41.3%" ] }, { "caption": "Share of active Loxahatchee houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 50.7% (36 of 71); $1M to $2M 33.3% (9 of 27); $2M to $5M 5 listed, count only; $5M and up 1 listed, count only.", "title": "$500K to $1M Loxahatchee houses show the highest share asking below original: 50.7% of 71", "visible_labels": [ "1", "5", "33.3%", "9", "27", "50.7%", "36", "71", "0" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 135, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].active", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].label", "before": null, "after": "Under $250K", "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].active", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].label", "before": null, "after": "$250K to $500K", "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].active", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].label", "before": null, "after": "$500K to $1M", "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].active", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].label", "before": null, "after": "$1M and up", "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_last30", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_last30_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_last7", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].label", "before": null, "after": "0-30", "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[1].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[1].label", "before": null, "after": "31-60", "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[1].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[2].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[2].label", "before": null, "after": "61-90", "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[2].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[3].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[3].label", "before": null, "after": "91-180", "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[3].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[4].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[4].label", "before": null, "after": "181+", "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[4].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_cut_dollars", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_dom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_list_price", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.over180", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.over90", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.over90_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_median_cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.relisted_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.relisted_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.stale_uncut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.stale_uncut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 104, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Palm Beach", "before": null, "after": 104, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 104, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 104, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 104, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 104, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 104, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 104, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 104, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 104, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 104, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 104, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 104, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 104, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Loxahatchee houses 45.2%, Palm Beach County houses 43.4%. Condominiums: 0 for sale, too few to report.", "after": "Horizontal bar chart. Loxahatchee houses 45.2%, Palm Beach County houses 43.4%. Condominiums: 0 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Loxahatchee versus Palm Beach County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Loxahatchee versus Palm Beach County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Loxahatchee houses are cutting 1.8 points more often than Palm Beach County", "after": "Seller Blink Rate™: 45.2% of Loxahatchee houses for sale are asking below their original price, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "43.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "45.2%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 35.6%, 31-60 days 14.4%, 61-90 days 8.7%, 91-180 days 24.0%, 181+ days 17.3%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 35.6%, 31-60 days 14.4%, 61-90 days 8.7%, 91-180 days 24%, 181+ days 17.3%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Loxahatchee listings by cumulative days on market, houses, September 7, 2026. 41.3% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Loxahatchee houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 41.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "41.3% of Loxahatchee houses for sale have waited more than 90 days, counting every relisting", "after": "41.3% of Loxahatchee houses for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "35.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "14.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "8.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "24%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "17.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "41.3%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M 50.7% of 71; $1M to $2M 33.3% of 27; $2M to $5M too few to read of 5; $5M and up too few to read of 1.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 50.7% (36 of 71); $1M to $2M 33.3% (9 of 27); $2M to $5M 5 listed, count only; $5M and up 1 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Loxahatchee houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Loxahatchee houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Loxahatchee houses have cut most often: 50.7% of 71", "after": "$500K to $1M Loxahatchee houses show the highest share asking below original: 50.7% of 71", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "33.3%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "50.7%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "36", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "71", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "45.2% of Loxahatchee houses for sale have cut their asking price", "after": "45.2% of Loxahatchee houses for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Loxahatchee sellers blink faster than the rest of Palm Beach County as 41.3% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Loxahatchee: 45.2% of houses list below original asking, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Loxahatchee? Half houses have already come down once, by a median $49K", "after": "Buying in Loxahatchee? 47 of the 104 houses for sale are asking below their original price, by a median $49K", "before_present": true, "after_present": true }, { "field": "lede", "before": "LOXAHATCHEE, Fla., September 7, 2026 - 45.2% of the 104 single-family homes listed for sale in Loxahatchee have reduced their asking price at least once, by a median 4.2% (about $49K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 0 for sale, too few to report percentages (floor 30).", "after": "LOXAHATCHEE, Fla., September 7, 2026 - 45.2% of the 104 single-family homes listed for sale in Loxahatchee (47 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 47 reduced listings, the median reduction is 4.2% (about $49K). Condominiums: 0 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Loxahatchee and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 104 houses, 0 condominiums, 31 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-loxahatchee/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Loxahatchee, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (54 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 104 houses, 0 condominiums, 31 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/loxahatchee/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-loxahatchee/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"45.2 percent of single-family homes for sale in Loxahatchee have reduced their asking price at least once, by a median $49K.\"", "after": "\"45.2 percent of single-family homes for sale in Loxahatchee have a current asking price below their original list price; among those 47 reduced listings the median reduction is $49K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Loxahatchee house for sale has been waiting 60 days, not the 46 the current listing shows.\"", "after": "\"Among active Loxahatchee houses, the median recorded CumulativeDaysOnMarket value is 60 days and the median recorded DaysOnMarket value is 46 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Loxahatchee houses now under contract, 64.5 percent never reduced their asking price; the rest cut by a median 6.9 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 35.5 percent of the 31 Loxahatchee houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6.9 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "358246079cb4bf67716ec6ba3d1809dabdcb9fbd101f5bdf84261fb5304f62d4", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nLoxahatchee price cuts and true days on market\nHEADLINE OPTIONS\n45.2% of Loxahatchee houses for sale have cut their asking price\nLoxahatchee sellers blink faster than the rest of Palm Beach County as 41.3% of houses pass 90 days on the\nmarket\nBuying in Loxahatchee? Half houses have already come down once, by a median $49K\nLEDE\nLOXAHATCHEE, Fla., September 7, 2026 - 45.2% of the 104 single-family homes listed for sale in Loxahatchee\nhave reduced their asking price at least once, by a median 4.2% (about $49K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Condominiums: 0 for sale, too few to report percentages (floor\n30).\nNUT GRAF\nThe figures point to a market where 35.5% of houses reached a contract only after a price cut: of the 31\nLoxahatchee houses now under contract, 35.5% reduced before going under contract, with a median cut of\n6.9% and a median 39 days to contract. Across Palm Beach County the price-cut share is 43.4% for houses and\n44.6% for condominiums, so Loxahatchee houses are cutting 1.8 points more often than the county. Counting\nevery relisting, the median Loxahatchee house for sale has been on the market 60 days, against 46 on its\ncurrent listing; 10.6% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nLoxahatchee\n104\nShare with at\nleast one price\nreduction,\nhouses\n45.2% (47 of 104)\nMedian\nreduction\nfrom original\nasking, houses\n4.2% (about $49K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nActive\ncondominium\nlistings,\nLoxahatchee\n0 (below the 30-listing floor; percentages not reported)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n60 days (46 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n41.3% (43 of 104)\nHouses under\ncontract that\nreduced first\n35.5% of 31\nPalm Beach\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.4% / 44.6%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Bea\nQUOTABLE DATA POINTS\n\"45.2 percent of single-family homes for sale in Loxahatchee have reduced their asking price at least once,\nby a median $49K.\"\n\"Counting every relisting, the median Loxahatchee house for sale has been waiting 60 days, not the 46 the\ncurrent listing shows.\"\n\"Of the Loxahatchee houses now under contract, 64.5 percent never reduced their asking price; the rest\ncut by a median 6.9 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Loxahatchee versus Palm Beach County, houses, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nActive Loxahatchee listings by cumulative days on market, houses, September 7, 2026. 41.3% of houses have passed 90 days. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nShare of active Loxahatchee houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Loxahatchee and Palm Beach County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 104 houses, 0 condominiums, 31 houses\nunder contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied;\nevery figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-\nloxahatchee/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose\nmedian asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer\nthan similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum\n10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has\nfewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of\nthese markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is\nnot verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "48ba8f6fcb4a5bbc950b1fd87c7d0ff51299713d02f1aad4a343aba0a0b385bd", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nLoxahatchee asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/loxahatchee/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n45.2% of Loxahatchee houses for sale are asking less than their original list price\nSeller Blink Rate™ in Loxahatchee: 45.2% of houses list below original asking, against 43.4% across Palm\nBeach County\nBuying in Loxahatchee? 47 of the 104 houses for sale are asking below their original price, by a median\n$49K\nLEDE\nLOXAHATCHEE, Fla., September 7, 2026 - 45.2% of the 104 single-family homes listed for sale in Loxahatchee\n(47 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 47 reduced listings, the median reduction is\n4.2% (about $49K). Condominiums: 0 for sale, below the 30-listing floor, so no percentages are reported for\nthem.\nNUT GRAF\nFor active Loxahatchee houses, the median recorded CumulativeDaysOnMarket value is 60 days and the\nmedian recorded DaysOnMarket value is 46 days, each calculated from non-missing values in that field (104\nand 104 listings). 10.6% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 31 Loxahatchee houses\nunder contract (Pending or Active Under Contract), 11 (35.5%) have a recorded asking price below their\noriginal list price; the median reduction among that group is 6.9%. The remainder are not recorded as below\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\ntheir original list price, which is not a price history. These asking-price fields do not disclose the agreed contract\nprice. Across Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for\ncondominiums; Loxahatchee houses are 1.8 points above the county share.\nFACT BOX\nActive single-family listings,\nLoxahatchee\n104\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n45.2% (47 of 104)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n104 / 0; 54 / 3\nSeptember 7, 2026\nMedian reduction among the 47\nreduced houses\n4.2% (about $49K)\nSeptember 7, 2026\nActive condominium listings,\nLoxahatchee\n0 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n60 / 46 days (from 104 / 104 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90\ndays\n41.3% (43 of 104 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking\nbelow original list price\n35.5% (11 of 31)\nSeptember 7, 2026\nPalm Beach County share asking\nbelow original, houses /\ncondominiums\n43.4% / 44.6%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking\n$600K to $1M; peer share 44.3%)\nRoyal Palm Beach, Homestead, Jensen Beach, Hallandale\nBeach, Hollywood, Pompano Beach, Dania Beach, Hialeah,\nNorth Miami Beach, West Palm Beach, Pembroke Pines, Cutler\nBay, Miramar, The Acreage, Coral Springs, North Miami, Hobe\nSound, Stuart, Plantation, Westlake, Miami, Cooper City, Palm\nCity, Wilton Manors, Fort Lauderdale\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"45.2 percent of single-family homes for sale in Loxahatchee have a current asking price below their\noriginal list price; among those 47 reduced listings the median reduction is $49K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"Among active Loxahatchee houses, the median recorded CumulativeDaysOnMarket value is 60 days and\nthe median recorded DaysOnMarket value is 46 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"At the snapshot, 35.5 percent of the 31 Loxahatchee houses under contract had a recorded asking price\nbelow their original list price; the median reduction among that group was 6.9 percent. The remainder\nwere not recorded as below their original list price, which is not a price history. Agreed contract prices are\nnot inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Loxahatchee versus Palm Beach\nCounty, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nChart data (aggregate): Horizontal bar chart. Loxahatchee houses 45.2%, Palm Beach County houses 43.4%.\nCondominiums: 0 for sale, count only. Share of active listings asking below their original list price, September 7,\n2026.\nActive Loxahatchee houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded\nvalue in that field; 41.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real\nEstate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 35.6%, 31-60\ndays 14.4%, 61-90 days 8.7%, 91-180 days 24%, 181+ days 17.3%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Loxahatchee houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10\nto 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 0 listed, count only; $500K to $1M 50.7% (36 of 71); $1M to $2M 33.3% (9 of 27); $2M\nto $5M 5 listed, count only; $5M and up 1 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Loxahatchee,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (54 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below\nthe floor and appear as a count only. Sample sizes: 104 houses, 0 condominiums, 31 houses under contract. Geography is the MLS\nCity field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller\nBlink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded\nasking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published\ncity shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a\nbelow-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/loxahatchee/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-loxahatchee/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "0e0142c23175c4a78795c73a955ab0ca2c65ac54ed76fc134d5f9e5495c1e0ba", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - LOXAHATCHEE PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 45.2% of Loxahatchee houses for sale are asking less than their original list price\n2. Seller Blink Rate™ in Loxahatchee: 45.2% of houses list below original asking, against 43.4% across Palm Beach County\n3. Buying in Loxahatchee? 47 of the 104 houses for sale are asking below their original price, by a median $49K\n\nLEDE\nLOXAHATCHEE, Fla., September 7, 2026 - 45.2% of the 104 single-family homes listed for sale in Loxahatchee (47 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 47 reduced listings, the median reduction is 4.2% (about $49K). Condominiums: 0 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active Loxahatchee houses, the median recorded CumulativeDaysOnMarket value is 60 days and the median recorded DaysOnMarket value is 46 days, each calculated from non-missing values in that field (104 and 104 listings). 10.6% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 31 Loxahatchee houses under contract (Pending or Active Under Contract), 11 (35.5%) have a recorded asking price below their original list price; the median reduction among that group is 6.9%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for condominiums; Loxahatchee houses are 1.8 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Loxahatchee: 104 [September 7, 2026]\n- Share asking below original list price, houses: 45.2% (47 of 104) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 104 / 0; 54 / 3 [September 7, 2026]\n- Median reduction among the 47 reduced houses: 4.2% (about $49K) [September 7, 2026]\n- Active condominium listings, Loxahatchee: 0 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 60 / 46 days (from 104 / 104 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 41.3% (43 of 104 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 35.5% (11 of 31) [September 7, 2026]\n- Palm Beach County share asking below original, houses / condominiums: 43.4% / 44.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, North Miami Beach, West Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The Acreage, Coral Springs, North Miami, Hobe Sound, Stuart, Plantation, Westlake, Miami, Cooper City, Palm City, Wilton Manors, Fort Lauderdale [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"45.2 percent of single-family homes for sale in Loxahatchee have a current asking price below their original list price; among those 47 reduced listings the median reduction is $49K.\"\n- \"Among active Loxahatchee houses, the median recorded CumulativeDaysOnMarket value is 60 days and the median recorded DaysOnMarket value is 46 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 35.5 percent of the 31 Loxahatchee houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6.9 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- loxahatchee-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Loxahatchee versus Palm Beach County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Loxahatchee houses 45.2%, Palm Beach County houses 43.4%. Condominiums: 0 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- loxahatchee-true-days-on-market-r1-2026-09-07.png\n Caption: Active Loxahatchee houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 41.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 35.6%, 31-60 days 14.4%, 61-90 days 8.7%, 91-180 days 24%, 181+ days 17.3%.\n- loxahatchee-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Loxahatchee houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 50.7% (36 of 71); $1M to $2M 33.3% (9 of 27); $2M to $5M 5 listed, count only; $5M and up 1 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Loxahatchee, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (54 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 104 houses, 0 condominiums, 31 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/loxahatchee/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-loxahatchee/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-920dee18f01c41a46783" }, { "slug": "margate", "city": "Margate", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 84, "sample_ok": true, "small_sample": false, "pending": 37, "median_list_price": 524900.0, "cut_count": 37, "cut_pct": 44.0, "raised_count": 3, "median_cut_pct": 3.7, "median_cut_dollars": 20000.0, "cut_last30": 21, "cut_last30_pct": 25.0, "cut_last7": 7, "median_dom": 44.0, "median_cdom": 46.5, "relisted_count": 4, "relisted_pct": 4.8, "over90": 29, "over90_pct": 34.5, "over180": 12, "fresh_held": 33, "fresh_held_pct": 39.3, "stale_uncut": 11, "stale_uncut_pct": 13.1, "dom_buckets": [ { "label": "0-30", "count": 32, "pct": 38.1 }, { "label": "31-60", "count": 18, "pct": 21.4 }, { "label": "61-90", "count": 5, "pct": 6.0 }, { "label": "91-180", "count": 17, "pct": 20.2 }, { "label": "181+", "count": 12, "pct": 14.3 } ], "bands": [ { "label": "Under $500K", "active": 36, "cut": 17, "cut_pct": 47.2, "median_cdom": 55.5 }, { "label": "$500K to $1M", "active": 48, "cut": 20, "cut_pct": 41.7, "median_cdom": 41.0 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 20, "pending_cut_pct": 54.1, "pending_median_cut_pct": 5.8, "pending_median_cdom": 35, "tier": "h1", "series": [ { "date": "2026-09-05", "active": 86, "cut_pct": 45.3, "median_cdom": 49.0, "median_list_price": 520000.0 }, { "date": "2026-09-06", "active": 84, "cut_pct": 45.2, "median_cdom": 49.5, "median_list_price": 522450.0 }, { "date": "2026-09-07", "active": 84, "cut_pct": 44.0, "median_cdom": 46.5, "median_list_price": 524900.0 } ] }, "condos": { "active": 272, "sample_ok": true, "small_sample": false, "pending": 31, "median_list_price": 125700.0, "cut_count": 153, "cut_pct": 56.2, "raised_count": 6, "median_cut_pct": 8.7, "median_cut_dollars": 11000.0, "cut_last30": 66, "cut_last30_pct": 24.3, "cut_last7": 15, "median_dom": 89.5, "median_cdom": 101.0, "relisted_count": 18, "relisted_pct": 6.6, "over90": 147, "over90_pct": 54.0, "over180": 86, "fresh_held": 64, "fresh_held_pct": 23.5, "stale_uncut": 40, "stale_uncut_pct": 14.7, "dom_buckets": [ { "label": "0-30", "count": 69, "pct": 25.4 }, { "label": "31-60", "count": 29, "pct": 10.7 }, { "label": "61-90", "count": 27, "pct": 9.9 }, { "label": "91-180", "count": 61, "pct": 22.4 }, { "label": "181+", "count": 86, "pct": 31.6 } ], "bands": [ { "label": "Under $250K", "active": 252, "cut": 146, "cut_pct": 57.9, "median_cdom": 100.0 }, { "label": "$250K to $500K", "active": 15, "cut": 6, "cut_pct": 40.0, "median_cdom": 92 }, { "label": "$500K to $1M", "active": 4, "cut": 1, "cut_pct": 25.0, "median_cdom": 227.5 }, { "label": "$1M and up", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 339 } ], "pending_cut_count": 15, "pending_cut_pct": 48.4, "pending_median_cut_pct": 9.8, "pending_median_cdom": 71, "tier": "c1", "series": [ { "date": "2026-09-05", "active": 270, "cut_pct": 56.3, "median_cdom": 102.5, "median_list_price": 125000.0 }, { "date": "2026-09-06", "active": 270, "cut_pct": 56.3, "median_cdom": 102.5, "median_list_price": 125000.0 }, { "date": "2026-09-07", "active": 272, "cut_pct": 56.2, "median_cdom": 101.0, "median_list_price": 125700.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "44.0% of Margate houses for sale have cut their asking price, 56.2% of condos", "Margate sellers track the rest of Broward County as 34.5% of houses pass 90 days on the market", "Buying in Margate? Two in five houses have already come down once, by a median $20K" ], "lede": "MARGATE, Fla., September 7, 2026 - 44.0% of the 84 single-family homes listed for sale in Margate have reduced their asking price at least once, by a median 3.7% (about $20K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 272 condominium listings, 56.2% have cut, by a median 8.7%.", "quotes": [ "\"44.0 percent of single-family homes for sale in Margate have reduced their asking price at least once, by a median $20K.\"", "\"Counting every relisting, the median Margate house for sale has been waiting 46 days, not the 44 the current listing shows.\"", "\"Of the Margate houses now under contract, 45.9 percent never reduced their asking price; the rest cut by a median 5.8 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Margate and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 84 houses, 272 condominiums, 37 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-margate/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Margate versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Margate houses 44.0%, Broward County houses 43.3%; Margate condominiums 56.2%, Broward County condominiums 45.0%.", "title": "Margate houses are cutting at about the Broward County rate" }, { "caption": "Active Margate listings by cumulative days on market, houses and condominiums, September 7, 2026. 34.5% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 38.1%, 31-60 days 21.4%, 61-90 days 6.0%, 91-180 days 20.2%, 181+ days 14.3%. Condominiums: 0-30 days 25.4%, 31-60 days 10.7%, 61-90 days 9.9%, 91-180 days 22.4%, 181+ days 31.6%.", "title": "34.5% of Margate houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Margate houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 47.2% of 36; $500K to $1M 41.7% of 48; $1M to $2M too few to read of 0; $2M to $5M too few to read of 0; $5M and up too few to read of 0.", "title": "Under $500K Margate houses have cut most often: 47.2% of 36" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 424 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 84, "sample_ok": true, "small_sample": false, "pending": 37, "median_list_price": 524900.0, "cut_count": 37, "cut_pct": 44.0, "raised_count": 3, "valid_price_count": 84, "missing_price_count": 0, "unchanged_count": 44, "not_below_original_count": 47, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 3.7, "median_cut_dollars": 20000.0, "cut_last30": 21, "cut_last30_pct": 25.0, "cut_last7": 7, "median_dom": 44.0, "median_cdom": 46.5, "dom_n": 84, "cdom_n": 84, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 84, "relisted_count": 4, "relisted_pct": 4.8, "over90": 29, "over90_pct": 34.5, "over180": 12, "fresh_held": 33, "fresh_held_pct": 39.3, "fresh_held_missing_cdom_count": 0, "stale_uncut": 11, "stale_uncut_pct": 13.1, "dom_buckets": [ { "label": "0-30", "count": 32, "pct": 38.1 }, { "label": "31-60", "count": 18, "pct": 21.4 }, { "label": "61-90", "count": 5, "pct": 6.0 }, { "label": "91-180", "count": 17, "pct": 20.2 }, { "label": "181+", "count": 12, "pct": 14.3 } ], "bands": [ { "label": "Under $500K", "active": 36, "cut": 17, "cut_pct": 47.2, "median_cdom": 55.5, "cut_pct_denominator": 36, "cdom_n": 36, "valid_price_count": 36 }, { "label": "$500K to $1M", "active": 48, "cut": 20, "cut_pct": 41.7, "median_cdom": 41.0, "cut_pct_denominator": 48, "cdom_n": 48, "valid_price_count": 48 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 20, "pending_cut_pct": 54.1, "pending_valid_price_count": 37, "pending_missing_price_count": 0, "pending_unchanged_count": 17, "pending_raised_count": 0, "pending_not_below_original_count": 17, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 37, "pending_dom_n": 37, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 5.8, "pending_median_cdom": 35, "denominators": { "cut_pct": 84, "cut_last30_pct": 84, "relisted_pct": 84, "fresh_held_pct": 84, "stale_uncut_pct": 84, "over90_pct": 84, "dom_bucket_pct": 84, "pending_cut_pct": 37, "median_dom": 84, "median_cdom": 84, "median_cut_pct": 37, "median_cut_dollars": 37, "pending_median_cut_pct": 20, "pending_median_cdom": 37 }, "county_counts": { "Broward": 84 }, "tier": "h1", "series": [ { "date": "2026-09-07", "active": 84, "cut_pct": 44.0, "median_cdom": 46.5, "median_list_price": 524900.0 } ] }, "condos": { "active": 272, "sample_ok": true, "small_sample": false, "pending": 31, "median_list_price": 125700.0, "cut_count": 153, "cut_pct": 56.2, "raised_count": 6, "valid_price_count": 272, "missing_price_count": 0, "unchanged_count": 113, "not_below_original_count": 119, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 8.7, "median_cut_dollars": 11000.0, "cut_last30": 66, "cut_last30_pct": 24.3, "cut_last7": 15, "median_dom": 89.5, "median_cdom": 101.0, "dom_n": 272, "cdom_n": 272, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 272, "relisted_count": 18, "relisted_pct": 6.6, "over90": 147, "over90_pct": 54.0, "over180": 86, "fresh_held": 64, "fresh_held_pct": 23.5, "fresh_held_missing_cdom_count": 0, "stale_uncut": 40, "stale_uncut_pct": 14.7, "dom_buckets": [ { "label": "0-30", "count": 69, "pct": 25.4 }, { "label": "31-60", "count": 29, "pct": 10.7 }, { "label": "61-90", "count": 27, "pct": 9.9 }, { "label": "91-180", "count": 61, "pct": 22.4 }, { "label": "181+", "count": 86, "pct": 31.6 } ], "bands": [ { "label": "Under $250K", "active": 252, "cut": 146, "cut_pct": 57.9, "median_cdom": 100.0, "cut_pct_denominator": 252, "cdom_n": 252, "valid_price_count": 252 }, { "label": "$250K to $500K", "active": 15, "cut": 6, "cut_pct": 40.0, "median_cdom": 92, "cut_pct_denominator": 15, "cdom_n": 15, "valid_price_count": 15 }, { "label": "$500K to $1M", "active": 4, "cut": 1, "cut_pct": 25.0, "median_cdom": 227.5, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 }, { "label": "$1M and up", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 339, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 } ], "pending_cut_count": 15, "pending_cut_pct": 48.4, "pending_valid_price_count": 31, "pending_missing_price_count": 0, "pending_unchanged_count": 15, "pending_raised_count": 1, "pending_not_below_original_count": 16, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 31, "pending_dom_n": 31, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 9.8, "pending_median_cdom": 71, "denominators": { "cut_pct": 272, "cut_last30_pct": 272, "relisted_pct": 272, "fresh_held_pct": 272, "stale_uncut_pct": 272, "over90_pct": 272, "dom_bucket_pct": 272, "pending_cut_pct": 31, "median_dom": 272, "median_cdom": 272, "median_cut_pct": 153, "median_cut_dollars": 153, "pending_median_cut_pct": 15, "pending_median_cdom": 31 }, "county_counts": { "Broward": 272 }, "tier": "c1", "series": [ { "date": "2026-09-07", "active": 272, "cut_pct": 56.2, "median_cdom": 101.0, "median_list_price": 125700.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "44% of Margate houses for sale are asking less than their original list price; 56.2% of condos", "Seller Blink Rate™ in Margate: 44% of houses list below original asking, against 43.3% across Broward County", "Buying in Margate? 37 of the 84 houses for sale are asking below their original price, by a median $20K" ], "lede": "MARGATE, Fla., September 7, 2026 - 44% of the 84 single-family homes listed for sale in Margate (37 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 37 reduced listings, the median reduction is 3.7% (about $20K). Among the city's 272 condominium listings, 56.2% are asking below their original price, by a median 8.7%.", "quotes": [ "\"44 percent of single-family homes for sale in Margate have a current asking price below their original list price; among those 37 reduced listings the median reduction is $20K.\"", "\"Among active Margate houses, the median recorded CumulativeDaysOnMarket value is 46 days and the median recorded DaysOnMarket value is 44 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 54.1 percent of the 37 Margate houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.8 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Margate, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (44 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 84 houses, 272 condominiums, 37 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/margate/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-margate/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Margate versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Margate houses 44%, Broward County houses 43.3%; Margate condominiums 56.2%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 44% of Margate houses for sale are asking below their original price, in line with 43.3% across Broward County", "visible_labels": [ "45%", "56.2%", "43.3%", "44%" ] }, { "caption": "Active Margate houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 34.5% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 38.1%, 31-60 days 21.4%, 61-90 days 6%, 91-180 days 20.2%, 181+ days 14.3%. Condominiums: 0-30 days 25.4%, 31-60 days 10.7%, 61-90 days 9.9%, 91-180 days 22.4%, 181+ days 31.6%.", "title": "34.5% of Margate houses for sale with a recorded cumulative-days value exceed 90 days; 54% of condos", "visible_labels": [ "38.1%", "25.4%", "21.4%", "10.7%", "6%", "9.9%", "20.2%", "22.4%", "14.3%", "31.6%", "34.5%" ] }, { "caption": "Share of active Margate houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 47.2% (17 of 36); $500K to $1M 41.7% (20 of 48); $1M to $2M 0 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.", "title": "Under $500K Margate houses show the highest share asking below original: 47.2% of 36", "visible_labels": [ "0", "0", "0", "41.7%", "20", "48", "47.2%", "17", "36" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 424, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 252, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 252, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 252, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 272, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 272, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 272, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 272, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 272, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 272, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 272, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 153, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 153, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 272, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 272, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 272, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 272, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 272, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 272, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 272, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 84, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Margate houses 44.0%, Broward County houses 43.3%; Margate condominiums 56.2%, Broward County condominiums 45.0%.", "after": "Horizontal bar chart. Margate houses 44%, Broward County houses 43.3%; Margate condominiums 56.2%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Margate versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Margate versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Margate houses are cutting at about the Broward County rate", "after": "Seller Blink Rate™: 44% of Margate houses for sale are asking below their original price, in line with 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "56.2%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "44%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 38.1%, 31-60 days 21.4%, 61-90 days 6.0%, 91-180 days 20.2%, 181+ days 14.3%. Condominiums: 0-30 days 25.4%, 31-60 days 10.7%, 61-90 days 9.9%, 91-180 days 22.4%, 181+ days 31.6%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 38.1%, 31-60 days 21.4%, 61-90 days 6%, 91-180 days 20.2%, 181+ days 14.3%. Condominiums: 0-30 days 25.4%, 31-60 days 10.7%, 61-90 days 9.9%, 91-180 days 22.4%, 181+ days 31.6%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Margate listings by cumulative days on market, houses and condominiums, September 7, 2026. 34.5% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Margate houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 34.5% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "34.5% of Margate houses for sale have waited more than 90 days, counting every relisting", "after": "34.5% of Margate houses for sale with a recorded cumulative-days value exceed 90 days; 54% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "38.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "34.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "25.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "21.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "10.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "9.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "20.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "22.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "14.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "31.6%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 47.2% of 36; $500K to $1M 41.7% of 48; $1M to $2M too few to read of 0; $2M to $5M too few to read of 0; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 47.2% (17 of 36); $500K to $1M 41.7% (20 of 48); $1M to $2M 0 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Margate houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Margate houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Under $500K Margate houses have cut most often: 47.2% of 36", "after": "Under $500K Margate houses show the highest share asking below original: 47.2% of 36", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "41.7%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "48", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "47.2%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "17", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "36", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "44.0% of Margate houses for sale have cut their asking price, 56.2% of condos", "after": "44% of Margate houses for sale are asking less than their original list price; 56.2% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Margate sellers track the rest of Broward County as 34.5% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Margate: 44% of houses list below original asking, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Margate? Two in five houses have already come down once, by a median $20K", "after": "Buying in Margate? 37 of the 84 houses for sale are asking below their original price, by a median $20K", "before_present": true, "after_present": true }, { "field": "lede", "before": "MARGATE, Fla., September 7, 2026 - 44.0% of the 84 single-family homes listed for sale in Margate have reduced their asking price at least once, by a median 3.7% (about $20K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 272 condominium listings, 56.2% have cut, by a median 8.7%.", "after": "MARGATE, Fla., September 7, 2026 - 44% of the 84 single-family homes listed for sale in Margate (37 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 37 reduced listings, the median reduction is 3.7% (about $20K). Among the city's 272 condominium listings, 56.2% are asking below their original price, by a median 8.7%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Margate and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 84 houses, 272 condominiums, 37 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-margate/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Margate, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (44 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 84 houses, 272 condominiums, 37 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/margate/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-margate/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"44.0 percent of single-family homes for sale in Margate have reduced their asking price at least once, by a median $20K.\"", "after": "\"44 percent of single-family homes for sale in Margate have a current asking price below their original list price; among those 37 reduced listings the median reduction is $20K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Margate house for sale has been waiting 46 days, not the 44 the current listing shows.\"", "after": "\"Among active Margate houses, the median recorded CumulativeDaysOnMarket value is 46 days and the median recorded DaysOnMarket value is 44 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Margate houses now under contract, 45.9 percent never reduced their asking price; the rest cut by a median 5.8 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 54.1 percent of the 37 Margate houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.8 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "4e479533da201a3f16e7fcbbb3ff797e8949412b05e1fc0fdd5ea31b8e457434", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nMargate price cuts and true days on market\nHEADLINE OPTIONS\n44.0% of Margate houses for sale have cut their asking price, 56.2% of condos\nMargate sellers track the rest of Broward County as 34.5% of houses pass 90 days on the market\nBuying in Margate? Two in five houses have already come down once, by a median $20K\nLEDE\nMARGATE, Fla., September 7, 2026 - 44.0% of the 84 single-family homes listed for sale in Margate have\nreduced their asking price at least once, by a median 3.7% (about $20K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Among the city's 272 condominium listings, 56.2% have cut, by a\nmedian 8.7%.\nNUT GRAF\nThe figures point to a market where 54.1% of houses reached a contract only after a price cut: of the 37\nMargate houses now under contract, 54.1% reduced before going under contract, with a median cut of 5.8%\nand a median 35 days to contract. Across Broward County the price-cut share is 43.3% for houses and 45.0%\nfor condominiums, in line with Margate. Counting every relisting, the median Margate house for sale has been\non the market 46 days, against 44 on its current listing; 4.8% of active houses have been withdrawn and\nrelisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nMargate\n84\nShare with at\nleast one price\nreduction,\nhouses\n44.0% (37 of 84)\nMedian\nreduction\nfrom original\nasking, houses\n3.7% (about $20K)\nActive\ncondominium\n272\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nlistings,\nMargate\nShare with at\nleast one price\nreduction,\ncondominiums\n56.2% (153 of 272)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n46 days (44 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n34.5% (29 of 84)\nHouses under\ncontract that\nreduced first\n54.1% of 37\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting faster than similar-priced cities; Condominiums: Cutting faster than similar-priced cities\nPeer group,\nhouses\n(median\nasking under\n$600K; peer\ncut share\n40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida\nQUOTABLE DATA POINTS\n\"44.0 percent of single-family homes for sale in Margate have reduced their asking price at least once, by a\nmedian $20K.\"\n\"Counting every relisting, the median Margate house for sale has been waiting 46 days, not the 44 the\ncurrent listing shows.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Of the Margate houses now under contract, 45.9 percent never reduced their asking price; the rest cut by\na median 5.8 percent before a buyer committed. Contract prices are not known until the sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Margate versus Broward County, houses and condominiums, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Margate listings by cumulative days on market, houses and condominiums, September 7, 2026. 34.5% of houses have passed 90\ndays. Source: BeachesMLS via PBP Real Estate.\nShare of active Margate houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked;\nunder 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Margate and Broward County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 84 houses, 272 condominiums, 37 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-margate/ . Conditions read: How the read works: each city is compared with its peer group, the\nSouth Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "c3807a67653e3bc908ebe575a43a700b3dec6ff3f95d71ff2c0bca4b6d679737", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nMargate asking-price reductions and recorded days on\nmarket\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/margate/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n44% of Margate houses for sale are asking less than their original list price; 56.2% of condos\nSeller Blink Rate™ in Margate: 44% of houses list below original asking, against 43.3% across Broward\nCounty\nBuying in Margate? 37 of the 84 houses for sale are asking below their original price, by a median $20K\nLEDE\nMARGATE, Fla., September 7, 2026 - 44% of the 84 single-family homes listed for sale in Margate (37 listings)\nhave a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 37 reduced listings, the median reduction is\n3.7% (about $20K). Among the city's 272 condominium listings, 56.2% are asking below their original price, by\na median 8.7%.\nNUT GRAF\nFor active Margate houses, the median recorded CumulativeDaysOnMarket value is 46 days and the median\nrecorded DaysOnMarket value is 44 days, each calculated from non-missing values in that field (84 and 84\nlistings). 4.8% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 37 Margate houses under\ncontract (Pending or Active Under Contract), 20 (54.1%) have a recorded asking price below their original list\nprice; the median reduction among that group is 5.8%. The remainder are not recorded as below their original\nlist price, which is not a price history. These asking-price fields do not disclose the agreed contract price.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nAcross Broward County the shares asking below original are 43.3% for houses and 45% for condominiums;\nMargate houses are in line with the county share.\nFACT BOX\nActive single-family listings,\nMargate\n84\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n44% (37 of 84)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original, houses\n84 / 0; 44 / 3\nSeptember 7, 2026\nMedian reduction among the 37\nreduced houses\n3.7% (about $20K)\nSeptember 7, 2026\nActive condominium listings,\nMargate\n272\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n56.2% (153 of 272)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n46 / 44 days (from 84 / 84 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90\ndays\n34.5% (29 of 84 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking below\noriginal list price\n54.1% (20 of 37)\nSeptember 7, 2026\nBroward County share asking below\noriginal, houses / condominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed\nin method)\nHouses: Higher below-original share than peers;\nCondominiums: Higher below-original share than peers\nSeptember 7, 2026\nPeer group, houses (median asking\nunder $600K; peer share 40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North\nLauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City,\nWest Park, Sunrise, Lake Worth Beach, Miami Gardens,\nDeerfield Beach, Lantana, Coconut Creek, Boynton Beach,\nOakland Park\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"44 percent of single-family homes for sale in Margate have a current asking price below their original list\nprice; among those 37 reduced listings the median reduction is $20K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\n\"Among active Margate houses, the median recorded CumulativeDaysOnMarket value is 46 days and the\nmedian recorded DaysOnMarket value is 44 days. These are MLS-recorded fields, not an independently\nreconstructed listing history.\"\n\"At the snapshot, 54.1 percent of the 37 Margate houses under contract had a recorded asking price below\ntheir original list price; the median reduction among that group was 5.8 percent. The remainder were not\nrecorded as below their original list price, which is not a price history. Agreed contract prices are not\ninferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Margate versus Broward County,\nhouses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Margate houses 44%, Broward County houses 43.3%; Margate\ncondominiums 56.2%, Broward County condominiums 45%. Share of active listings asking below their original\nlist price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Margate houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings\nwith a recorded value in that field; 34.5% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 38.1%, 31-60\ndays 21.4%, 61-90 days 6%, 91-180 days 20.2%, 181+ days 14.3%. Condominiums: 0-30 days 25.4%, 31-60\ndays 10.7%, 61-90 days 9.9%, 91-180 days 22.4%, 181+ days 31.6%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Margate houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to\n29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 47.2% (17 of 36); $500K to $1M 41.7% (20 of 48); $1M to $2M 0 listed, count only;\n$2M to $5M 0 listed, count only; $5M and up 0 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Margate, permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (44 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 84 houses,\n272 condominiums, 37 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/margate/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-margate/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "12095bbb5c7ba96f3992343bb4867d32c1ac7d19b28c56875dfc2cd414e2355a", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - MARGATE PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 44% of Margate houses for sale are asking less than their original list price; 56.2% of condos\n2. Seller Blink Rate™ in Margate: 44% of houses list below original asking, against 43.3% across Broward County\n3. Buying in Margate? 37 of the 84 houses for sale are asking below their original price, by a median $20K\n\nLEDE\nMARGATE, Fla., September 7, 2026 - 44% of the 84 single-family homes listed for sale in Margate (37 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 37 reduced listings, the median reduction is 3.7% (about $20K). Among the city's 272 condominium listings, 56.2% are asking below their original price, by a median 8.7%.\n\nNUT GRAF\nFor active Margate houses, the median recorded CumulativeDaysOnMarket value is 46 days and the median recorded DaysOnMarket value is 44 days, each calculated from non-missing values in that field (84 and 84 listings). 4.8% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 37 Margate houses under contract (Pending or Active Under Contract), 20 (54.1%) have a recorded asking price below their original list price; the median reduction among that group is 5.8%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; Margate houses are in line with the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Margate: 84 [September 7, 2026]\n- Share asking below original list price, houses: 44% (37 of 84) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 84 / 0; 44 / 3 [September 7, 2026]\n- Median reduction among the 37 reduced houses: 3.7% (about $20K) [September 7, 2026]\n- Active condominium listings, Margate: 272 [September 7, 2026]\n- Share asking below original list price, condominiums: 56.2% (153 of 272) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 46 / 44 days (from 84 / 84 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 34.5% (29 of 84 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 54.1% (20 of 37) [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Higher below-original share than peers; Condominiums: Higher below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking under $600K; peer share 40.7%): Tamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City, West Park, Sunrise, Lake Worth Beach, Miami Gardens, Deerfield Beach, Lantana, Coconut Creek, Boynton Beach, Oakland Park [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"44 percent of single-family homes for sale in Margate have a current asking price below their original list price; among those 37 reduced listings the median reduction is $20K.\"\n- \"Among active Margate houses, the median recorded CumulativeDaysOnMarket value is 46 days and the median recorded DaysOnMarket value is 44 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 54.1 percent of the 37 Margate houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.8 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- margate-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Margate versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Margate houses 44%, Broward County houses 43.3%; Margate condominiums 56.2%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.\n- margate-true-days-on-market-r1-2026-09-07.png\n Caption: Active Margate houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 34.5% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 38.1%, 31-60 days 21.4%, 61-90 days 6%, 91-180 days 20.2%, 181+ days 14.3%. Condominiums: 0-30 days 25.4%, 31-60 days 10.7%, 61-90 days 9.9%, 91-180 days 22.4%, 181+ days 31.6%.\n- margate-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Margate houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 47.2% (17 of 36); $500K to $1M 41.7% (20 of 48); $1M to $2M 0 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Margate, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (44 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 84 houses, 272 condominiums, 37 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/margate/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-margate/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "margate", "city": "Margate", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 272, "with_fee": 271, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 272, "cut_count": 153, "cut_pct": 56.2, "median_cut_pct": 8.7, "median_cut_dollars": 11000 }, "outliers_dropped": 5, "n": 266, "median": 538, "p10": 412, "p25": 475, "p75": 667, "p90": 760, "min": 239, "max": 925, "median_sqft": 0.61, "n_sqft": 260, "median_pct_price": 5.34, "median_list_price": 127700, "median_year_built": 1975, "median_sqft_area": 958, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 99, "under_500_pct": 37.2, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 99, "under_lo_pct": 37.2, "types": { "Condominium": { "count": 264, "pct": 99.2 }, "Villa": { "count": 1, "pct": 0.4 }, "Townhouse": { "count": 1, "pct": 0.4 } }, "regime": { "COA": { "count": 266, "pct": 100.0 } }, "villa_median": 385, "townhouse_median": 441, "cadence": { "Monthly": { "count": 197, "pct": 74.1 }, "Quarterly": { "count": 69, "pct": 25.9 } }, "stacked": { "count": 1, "pct": 0.4, "median_total": 449, "median_master": 13 }, "bins": [ { "label": "Under $250", "count": 1, "pct": 0.4 }, { "label": "$250 to $500", "count": 98, "pct": 36.8 }, { "label": "$500 to $750", "count": 131, "pct": 49.2 }, { "label": "$750 to $1,000", "count": 36, "pct": 13.5 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 5, "median": 428, "median_sqft": 0.64 }, { "label": "1970s", "n": 184, "median": 530, "median_sqft": 0.61 }, { "label": "1980s", "n": 61, "median": 644, "median_sqft": 0.66 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 4, "median": 445, "median_sqft": 0.31 }, { "label": "2010s", "n": 7, "median": 439, "median_sqft": 0.43 }, { "label": "2020s", "n": 5, "median": 439, "median_sqft": 0.35 } ], "bands": [ { "label": "Under $250K", "n": 247, "median": 564, "median_pct_price": 5.5 }, { "label": "$250K to $500K", "n": 14, "median": 440, "median_pct_price": 1.46 }, { "label": "$500K to $1M", "n": 4, "median": 439, "median_pct_price": 0.6 }, { "label": "$1M and up", "n": 1, "median": 439, "median_pct_price": 0.44 } ], "pre1995": { "n": 250, "median": 562 }, "post2005": { "n": 13, "median": 439 }, "includes": [ { "key": "Water", "label": "Water", "count": 194, "pct": 75.5 }, { "key": "Trash", "label": "Trash", "count": 190, "pct": 73.9 }, { "key": "CommonAreas", "label": "Common areas", "count": 182, "pct": 70.8 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 172, "pct": 66.9 }, { "key": "Sewer", "label": "Sewer", "count": 162, "pct": 63.0 }, { "key": "Pools", "label": "Pool", "count": 132, "pct": 51.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 117, "pct": 45.5 }, { "key": "CableTv", "label": "Cable TV", "count": 113, "pct": 44.0 }, { "key": "Roof", "label": "Roof", "count": 101, "pct": 39.3 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 98, "pct": 38.1 }, { "key": "Insurance", "label": "Building insurance", "count": 93, "pct": 36.2 }, { "key": "PestControl", "label": "Pest control", "count": 90, "pct": 35.0 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 69, "pct": 26.8 }, { "key": "Internet", "label": "Internet", "count": 47, "pct": 18.3 } ], "includes_n": 257, "flags": { "sa_mentioned": { "count": 21, "pct": 7.9 }, "sa_none_or_paid": { "count": 16, "pct": 6.0 }, "sa_pending": { "count": 3, "pct": 1.1 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 3, "pct": 1.1 }, "milestone": { "count": 12, "pct": 4.5 }, "reserves": { "count": 2, "pct": 0.8 }, "land_lease": { "count": 4, "pct": 1.5 }, "remarks_n": 264 }, "developments": [ { "name": "Oriole Golf Tennis Club", "master": null, "n": 36, "anecdotal": false, "median": 488, "median_sqft": 0.58, "year_built": 1974, "median_list_price": 107998, "sa_mentioned": 1, "sa_pending": 0, "membership": 1, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Palm Lakes", "master": null, "n": 18, "anecdotal": false, "median": 758, "median_sqft": 0.69, "year_built": 1980, "median_list_price": 132200, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Holiday Springs Village 2", "master": null, "n": 13, "anecdotal": false, "median": 732, "median_sqft": 0.76, "year_built": 1974, "median_list_price": 109000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coral Key", "master": null, "n": 10, "anecdotal": false, "median": 424, "median_sqft": 0.56, "year_built": 1989, "median_list_price": 195250, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Aztec Rv Resort Land Cond", "master": null, "n": 9, "anecdotal": true, "median": 439, "median_sqft": 0.38, "year_built": 2015, "median_list_price": 499000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Holiday Springs Village 1", "master": null, "n": 9, "anecdotal": true, "median": 642, "median_sqft": 0.83, "year_built": 1974, "median_list_price": 111900, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Holiday Springs Village 6", "master": null, "n": 7, "anecdotal": true, "median": 660, "median_sqft": 0.61, "year_built": 1980, "median_list_price": 164800, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Meadows", "master": null, "n": 7, "anecdotal": true, "median": 527, "median_sqft": 0.61, "year_built": 1975, "median_list_price": 110000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oriole Gardens Three 90 C", "master": null, "n": 6, "anecdotal": true, "median": 468, "median_sqft": 0.55, "year_built": 1975, "median_list_price": 107500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Royal Park Gardens Ii E Co", "master": null, "n": 6, "anecdotal": true, "median": 643, "median_sqft": 0.79, "year_built": 1980, "median_list_price": 103900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Holiday Springs", "master": null, "n": 5, "anecdotal": true, "median": 732, "median_sqft": 0.76, "year_built": 1974, "median_list_price": 120000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Viewpointe", "master": null, "n": 5, "anecdotal": true, "median": 432, "median_sqft": 0.53, "year_built": 1986, "median_list_price": 189900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Winfield Gardens South Co", "master": null, "n": 5, "anecdotal": true, "median": 390, "median_sqft": 0.62, "year_built": 1966, "median_list_price": 145000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-06", "median": 544, "p25": 475, "p75": 667, "n": 264, "median_sqft": 0.61, "sa_pending_pct": 1.1 }, { "date": "2026-09-07", "median": 538, "p25": 475, "p75": 667, "n": 266, "median_sqft": 0.61, "sa_pending_pct": 1.1 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Margate condo for sale carries a $538-a-month association fee, 33% below the South Florida median", "0% of Margate condos on the market ask $1,000 or more a month in fees; 37.2% stay under $500", "Margate condos built since 2005 carry fees -22% higher than buildings from before 1995" ], "lede": "MARGATE, Fla., September 7, 2026 - The median monthly association fee across the 266 condominiums listed for sale in Margate is $538, with half of the listings between $475 and $667 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 33% below the five-county South Florida median of $800, and ranks Margate 58 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Margate carries a monthly association fee of $538, 33% below the five-county South Florida median of $800.\"", "\"0 percent of Margate condos on the market ask $1,000 or more a month in association fees; only 37.2 percent stay under $500.\"", "\"In Margate, a condo completed since 2005 carries a median fee of $439 a month, against $562 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Margate permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (5 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-margate/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Margate against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Margate median $538 a month, South Florida median $800; Margate ranks 58 of 69 cities.", "title": "Margate condo fees sit 33% below the South Florida median" }, { "caption": "Share of active Margate condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0.4% (1 listings); $250 to $500 36.8% (98 listings); $500 to $750 49.2% (131 listings); $750 to $1,000 13.5% (36 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "49.2% of Margate condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Margate condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s too few (5 listings); 1970s $530 (184 listings); 1980s $644 (61 listings); 2000s too few (4 listings); 2010s too few (7 listings); 2020s too few (5 listings).", "title": "Margate condos built since 2005 ask 22% less in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 272 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 272, "with_fee": 271, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 271, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 1, "n": 266, "retained_n": 266, "outliers_dropped": 5, "trim_applied": true, "cuts": { "active": 272, "cut_count": 153, "cut_pct": 56.2, "median_cut_pct": 8.7, "median_cut_dollars": 11000, "valid_price_count": 272, "missing_price_count": 0, "unchanged_count": 113, "raised_count": 6, "not_below_original_count": 119, "cut_pct_denominator": 272, "cut_sample_ok": true, "median_cut_n": 153 }, "trim_bounds": { "p1": 234.8, "p99": 925.0 }, "retained_small_sample": false, "retained_below_30": false, "median": 538, "p10": 412, "p25": 475, "p75": 667, "p90": 760, "min": 239, "max": 925, "median_sqft": 0.61, "n_sqft": 260, "median_pct_price": 5.34, "n_pct_price": 266, "median_list_price": 127700, "median_year_built": 1975, "median_sqft_area": 958, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 99, "under_500_pct": 37.2, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 99, "under_lo_pct": 37.2, "types": { "Condominium": { "count": 264, "pct": 99.2 }, "Villa": { "count": 1, "pct": 0.4 }, "Townhouse": { "count": 1, "pct": 0.4 } }, "regime": { "COA": { "count": 266, "pct": 100.0 } }, "villa_median": 385, "townhouse_median": 441, "cadence": { "Monthly": { "count": 197, "pct": 74.1 }, "Quarterly": { "count": 69, "pct": 25.9 } }, "stacked": { "count": 1, "pct": 0.4, "median_total": 449, "median_master": 13 }, "bins": [ { "label": "Under $250", "count": 1, "pct": 0.4 }, { "label": "$250 to $500", "count": 98, "pct": 36.8 }, { "label": "$500 to $750", "count": 131, "pct": 49.2 }, { "label": "$750 to $1,000", "count": 36, "pct": 13.5 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 5, "median": 428, "median_sqft": 0.64 }, { "label": "1970s", "n": 184, "median": 530, "median_sqft": 0.61 }, { "label": "1980s", "n": 61, "median": 644, "median_sqft": 0.66 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 4, "median": 445, "median_sqft": 0.31 }, { "label": "2010s", "n": 7, "median": 439, "median_sqft": 0.43 }, { "label": "2020s", "n": 5, "median": 439, "median_sqft": 0.35 } ], "bands": [ { "label": "Under $250K", "n": 247, "median": 564, "median_pct_price": 5.5 }, { "label": "$250K to $500K", "n": 14, "median": 440, "median_pct_price": 1.46 }, { "label": "$500K to $1M", "n": 4, "median": 439, "median_pct_price": 0.6 }, { "label": "$1M and up", "n": 1, "median": 439, "median_pct_price": 0.44 } ], "pre1995": { "n": 250, "median": 562 }, "post2005": { "n": 13, "median": 439 }, "includes": [ { "key": "Water", "label": "Water", "count": 194, "pct": 75.5 }, { "key": "Trash", "label": "Trash", "count": 190, "pct": 73.9 }, { "key": "CommonAreas", "label": "Common areas", "count": 182, "pct": 70.8 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 172, "pct": 66.9 }, { "key": "Sewer", "label": "Sewer", "count": 162, "pct": 63.0 }, { "key": "Pools", "label": "Pool", "count": 132, "pct": 51.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 117, "pct": 45.5 }, { "key": "CableTv", "label": "Cable TV", "count": 113, "pct": 44.0 }, { "key": "Roof", "label": "Roof", "count": 101, "pct": 39.3 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 98, "pct": 38.1 }, { "key": "Insurance", "label": "Building insurance", "count": 93, "pct": 36.2 }, { "key": "PestControl", "label": "Pest control", "count": 90, "pct": 35.0 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 69, "pct": 26.8 }, { "key": "Internet", "label": "Internet", "count": 47, "pct": 18.3 } ], "includes_n": 257, "flags": { "sa_mentioned": { "count": 21, "pct": 7.9 }, "sa_none_or_paid": { "count": 16, "pct": 6.0 }, "sa_pending": { "count": 3, "pct": 1.1 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 3, "pct": 1.1 }, "milestone": { "count": 12, "pct": 4.5 }, "reserves": { "count": 2, "pct": 0.8 }, "land_lease": { "count": 4, "pct": 1.5 }, "remarks_n": 264 }, "denominators": { "fee_percentages": 266, "fee_medians_percentiles": 266, "median_sqft": 260, "median_pct_price": 266, "includes_pct": 257, "flags_pct": 266, "cut_pct": 272 }, "developments": [ { "name": "Oriole Golf Tennis Club", "master": null, "n": 36, "anecdotal": false, "median": 488, "median_sqft": 0.58, "year_built": 1974, "median_list_price": 107998, "sa_mentioned": 1, "sa_pending": 0, "membership": 1, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Palm Lakes", "master": null, "n": 18, "anecdotal": false, "median": 758, "median_sqft": 0.69, "year_built": 1980, "median_list_price": 132200, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Holiday Springs Village 2", "master": null, "n": 13, "anecdotal": false, "median": 732, "median_sqft": 0.76, "year_built": 1974, "median_list_price": 109000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coral Key", "master": null, "n": 10, "anecdotal": false, "median": 424, "median_sqft": 0.56, "year_built": 1989, "median_list_price": 195250, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Aztec Rv Resort Land Cond", "master": null, "n": 9, "anecdotal": true, "median": 439, "median_sqft": 0.38, "year_built": 2015, "median_list_price": 499000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Holiday Springs Village 1", "master": null, "n": 9, "anecdotal": true, "median": 642, "median_sqft": 0.83, "year_built": 1974, "median_list_price": 111900, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Holiday Springs Village 6", "master": null, "n": 7, "anecdotal": true, "median": 660, "median_sqft": 0.61, "year_built": 1980, "median_list_price": 164800, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Meadows", "master": null, "n": 7, "anecdotal": true, "median": 527, "median_sqft": 0.61, "year_built": 1975, "median_list_price": 110000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oriole Gardens Three 90 C", "master": null, "n": 6, "anecdotal": true, "median": 468, "median_sqft": 0.55, "year_built": 1975, "median_list_price": 107500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Royal Park Gardens Ii E Co", "master": null, "n": 6, "anecdotal": true, "median": 643, "median_sqft": 0.79, "year_built": 1980, "median_list_price": 103900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Holiday Springs", "master": null, "n": 5, "anecdotal": true, "median": 732, "median_sqft": 0.76, "year_built": 1974, "median_list_price": 120000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Viewpointe", "master": null, "n": 5, "anecdotal": true, "median": 432, "median_sqft": 0.53, "year_built": 1986, "median_list_price": 189900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Winfield Gardens South Co", "master": null, "n": 5, "anecdotal": true, "median": 390, "median_sqft": 0.62, "year_built": 1966, "median_list_price": 145000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 538, "p25": 475, "p75": 667, "n": 266, "median_sqft": 0.61, "sa_pending_pct": 1.1 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Margate condo monthly association fees have a median of $538 in the retained usable-fee sample of 266 listings, 33% below the five-county median", "In Margate's retained usable-fee sample (266 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 37.2% are below $500", "Margate condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=13) vs pre-1995 (n=250), monthly median 22% lower. Small subgroup: 2005+; read cautiously." ], "lede": "MARGATE, Fla., September 7, 2026 - Among 266 active condominium listings in Margate retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $538, with the middle half between $475 and $667, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 272 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 33% below the separately trimmed five-county median of $800 and ranks 58th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Margate's retained usable-fee sample (n=266), after exclusions and percentile trimming, is $538, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Margate condos in the retained usable-fee sample (n=266) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 37.2 percent are below $500.\"", "\"Among the retained usable-fee listings in Margate with a recorded construction year, the median monthly-equivalent fee is $439 for a recorded year built of 2005 or later (13 listings) and $562 for those built before 1995 (250 listings). Small subgroup: 2005+ n=13; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Margate, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (271 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (5 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 266 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 272 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/margate/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-margate/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Margate and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Margate retained-sample median $538 a month (n=266); five-county median $800 (n=22,695, region-level trim).", "title": "Margate condos, retained usable-fee sample (n=266): median $538/month, 33% below the five-county median of $800", "visible_labels": [ "$538", "266", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 266 active Margate condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0.4% (1 listings); $250 to $500 36.8% (98 listings); $500 to $750 49.2% (131 listings); $750 to $1,000 13.5% (36 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "49.2% of Margate's retained usable-fee sample (266 listings) falls in the $500 to $750 monthly band", "visible_labels": [ "0.4%", "1", "36.8%", "98", "49.2%", "131", "13.5%", "36", "0%", "0", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Margate condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=13; pre-1995 n=250. Small subgroup: 2005+ n=13; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1960s count only (5 listings); 1970s $530 (184 listings); 1980s $644 (61 listings); 2000s count only (4 listings); 2010s count only (7 listings); 2020s count only (5 listings). Recorded year built 2005 or later $439 (13 listings); before 1995 $562 (250 listings). Small subgroup: 2005+ n=13; read cautiously.", "title": "Margate condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=13) vs pre-1995 (n=250), monthly median 22% lower. Small subgroup: 2005+; read cautiously.", "visible_labels": [ "5", "$530", "184", "$644", "61", "4", "7", "5", "$439", "13", "$562", "250" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 272, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 272, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 153, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 272, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 272, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 266, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 266, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 266, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 257, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 266, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 260, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 271, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 266, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 266, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 234.8, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 925.0, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Margate median $538 a month, South Florida median $800; Margate ranks 58 of 69 cities.", "after": "Dot strip chart in five county lanes. Margate retained-sample median $538 a month (n=266); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Margate against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Margate and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Margate condo fees sit 33% below the South Florida median", "after": "Margate condos, retained usable-fee sample (n=266): median $538/month, 33% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$538", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "266", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0.4% (1 listings); $250 to $500 36.8% (98 listings); $500 to $750 49.2% (131 listings); $750 to $1,000 13.5% (36 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0.4% (1 listings); $250 to $500 36.8% (98 listings); $500 to $750 49.2% (131 listings); $750 to $1,000 13.5% (36 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Margate condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 266 active Margate condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "49.2% of Margate condos for sale carry a fee of $500 to $750 a month", "after": "49.2% of Margate's retained usable-fee sample (266 listings) falls in the $500 to $750 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "36.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "98", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "49.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "131", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "13.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "36", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s too few (5 listings); 1970s $530 (184 listings); 1980s $644 (61 listings); 2000s too few (4 listings); 2010s too few (7 listings); 2020s too few (5 listings).", "after": "Column chart of median fee by recorded decade built: 1960s count only (5 listings); 1970s $530 (184 listings); 1980s $644 (61 listings); 2000s count only (4 listings); 2010s count only (7 listings); 2020s count only (5 listings). Recorded year built 2005 or later $439 (13 listings); before 1995 $562 (250 listings). Small subgroup: 2005+ n=13; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Margate condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Margate condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=13; pre-1995 n=250. Small subgroup: 2005+ n=13; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Margate condos built since 2005 ask 22% less in fees than those built before 1995", "after": "Margate condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=13) vs pre-1995 (n=250), monthly median 22% lower. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$562", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "250", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$530", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "184", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$644", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "61", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$439", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Margate condo for sale carries a $538-a-month association fee, 33% below the South Florida median", "after": "Margate condo monthly association fees have a median of $538 in the retained usable-fee sample of 266 listings, 33% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "0% of Margate condos on the market ask $1,000 or more a month in fees; 37.2% stay under $500", "after": "In Margate's retained usable-fee sample (266 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 37.2% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Margate condos built since 2005 carry fees -22% higher than buildings from before 1995", "after": "Margate condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=13) vs pre-1995 (n=250), monthly median 22% lower. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "MARGATE, Fla., September 7, 2026 - The median monthly association fee across the 266 condominiums listed for sale in Margate is $538, with half of the listings between $475 and $667 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 33% below the five-county South Florida median of $800, and ranks Margate 58 of 69 cities.", "after": "MARGATE, Fla., September 7, 2026 - Among 266 active condominium listings in Margate retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $538, with the middle half between $475 and $667, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 272 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 33% below the separately trimmed five-county median of $800 and ranks 58th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Margate permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (5 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-margate/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Margate, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (271 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (5 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 266 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 272 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/margate/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-margate/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Margate carries a monthly association fee of $538, 33% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Margate's retained usable-fee sample (n=266), after exclusions and percentile trimming, is $538, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"0 percent of Margate condos on the market ask $1,000 or more a month in association fees; only 37.2 percent stay under $500.\"", "after": "\"Among Margate condos in the retained usable-fee sample (n=266) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 37.2 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Margate, a condo completed since 2005 carries a median fee of $439 a month, against $562 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Margate with a recorded construction year, the median monthly-equivalent fee is $439 for a recorded year built of 2005 or later (13 listings) and $562 for those built before 1995 (250 listings). Small subgroup: 2005+ n=13; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "a545964ce917d33535dd3585b58fb7191971c84a51e33da691f60168a15c6eaf", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nMargate condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Margate condo for sale carries a $538-a-month association fee, 33% below the South Florida\nmedian\n0% of Margate condos on the market ask $1,000 or more a month in fees; 37.2% stay under $500\nMargate condos built since 2005 carry fees -22% higher than buildings from before 1995\nLEDE\nMARGATE, Fla., September 7, 2026 - The median monthly association fee across the 266 condominiums listed\nfor sale in Margate is $538, with half of the listings between $475 and $667 a month, according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. That is 33% below the five-county South Florida\nmedian of $800, and ranks Margate 58 of 69 cities.\nNUT GRAF\nPer square foot, the median Margate condo fee is $0.61 a month on a median unit of 958 square feet; at the\nmedian asking price of $128K, a year of fees equals 5.34% of the price. 0% of listings ask $1,000 or more a\nmonth and 37.2% under $500. 0.4% of listings report two association layers (a master and a sub-association);\n25.9% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 7.9% of listings, describe one as pending or payable by the buyer on 1.1%, and mention a\nmandatory club or membership on 1.1%. Buildings completed since 2005 carry a median fee of $439 against\n$562 for those completed before 1995.\nFACT BOX\nActive condominium listings, Margate\n272 (266 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$538\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$475 to $667\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.61 (median unit 958 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n5.34% (asking $128K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n0% / 37.2%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0.4% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n25.9%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n7.9% / 1.1%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n1.1%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Margate ranks 58 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$439 (13 listings) / $562 (250 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Margate carries a monthly association fee of $538, 33% below\nthe five-county South Florida median of $800.\"\n\"0 percent of Margate condos on the market ask $1,000 or more a month in association fees; only 37.2\npercent stay under $500.\"\n\"In Margate, a condo completed since 2005 carries a median fee of $439 a month, against $562 for a\nbuilding completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Margate against every South Florida city with 30 or more active condo listings, grouped\nby county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Margate condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via\nPBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Margate condominiums by decade the building was completed, September 7, 2026.\nDecades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Margate permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (5 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-margate/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "c43f025d7294803c99e32fa7f3f65f0d2879fa250e009805387107cc6cab262d", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nMargate condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/margate/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nMargate condo monthly association fees have a median of $538 in the retained usable-fee sample of 266\nlistings, 33% below the five-county median\nIn Margate's retained usable-fee sample (266 listings after exclusions and percentile trimming), 0% have\nmonthly-equivalent fees of $1,000 or more and 37.2% are below $500\nMargate condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=13) vs pre-1995 (n=250),\nmonthly median 22% lower. Small subgroup: 2005+; read cautiously.\nLEDE\nMARGATE, Fla., September 7, 2026 - Among 266 active condominium listings in Margate retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly association fee is $538, with the middle half between $475 and $667,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 272\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 33% below the separately trimmed five-county median\nof $800 and ranks 58th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Margate condo fee is $0.61 a month (260 retained\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nlistings with recorded living area of at least 300 square feet). A year of reported fees equals a median 5.34% of\nthe listing's current asking price across 266 retained listings with a current asking price of at least $20,000; this\nis the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a month and 37.2%\nare below $500. 0.4% of the retained sample report two association layers (a master and a sub-association,\nsummed here); 25.9% are billed quarterly and shown as monthly equivalents. Agent-written public remarks\nmention a special assessment on 7.9% of the retained sample, describe one as pending or payable by the buyer\non 1.1%, and mention a mandatory club or membership on 1.1%; 264 retained listings carry remarks. These are\nkeyword classifications of free text, not verified facts about any association. Among retained listings with a\nrecorded construction year, the median monthly-equivalent fee is $439 for a recorded year built of 2005 or\nlater (13 listings) and $562 for those built before 1995 (250 listings); construction year is a recorded field and\nthis comparison does not explain why fees differ. Small subgroup: 2005+ n=13; read cautiously.\nFACT BOX\nActive condominium listings, Margate (before\nexclusions and trimming)\n272\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n271 / 266 (5 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$538\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$475 to $667\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.61 (260 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n5.34% (266 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n0% (0) / 37.2% (99) of 266\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0.4% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n25.9%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n7.9% / 1.1%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n1.1%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Margate ranks 58th among\n69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$439 (2005+ n=13) / $562 (pre-1995 n=250).\nSmall subgroup: 2005+ n=13; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Margate's retained usable-fee sample (n=266), after\nexclusions and percentile trimming, is $538, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Margate condos in the retained usable-fee sample (n=266) after exclusions and percentile\ntrimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 37.2 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Margate with a recorded construction year, the median\nmonthly-equivalent fee is $439 for a recorded year built of 2005 or later (13 listings) and $562 for those\nbuilt before 1995 (250 listings). Small subgroup: 2005+ n=13; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Margate and the\npublished comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses\na separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Margate retained-sample median $538 a month\n(n=266); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 266 active Margate condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0.4% (1\nlistings); $250 to $500 36.8% (98 listings); $500 to $750 49.2% (131 listings); $750 to $1,000 13.5% (36\nlistings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Margate condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=13;\npre-1995 n=250. Small subgroup: 2005+ n=13; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s count only (5 listings);\n1970s $530 (184 listings); 1980s $644 (61 listings); 2000s count only (4 listings); 2010s count only (7 listings);\n2020s count only (5 listings). Recorded year built 2005 or later $439 (13 listings); before 1995 $562 (250\nlistings). Small subgroup: 2005+ n=13; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Margate, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npublished when at least 30 listings have a valid fee before trimming (271 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (5 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 266 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 272 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/margate/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-margate/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "f86d7c9710a97fb834e96301000177b2fed3e93ed034448bedb4129a571fb7cb", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - MARGATE CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Margate condo monthly association fees have a median of $538 in the retained usable-fee sample of 266 listings, 33% below the five-county median\n2. In Margate's retained usable-fee sample (266 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 37.2% are below $500\n3. Margate condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=13) vs pre-1995 (n=250), monthly median 22% lower. Small subgroup: 2005+; read cautiously.\n\nLEDE\nMARGATE, Fla., September 7, 2026 - Among 266 active condominium listings in Margate retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $538, with the middle half between $475 and $667, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 272 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 33% below the separately trimmed five-county median of $800 and ranks 58th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Margate condo fee is $0.61 a month (260 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 5.34% of the listing's current asking price across 266 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a month and 37.2% are below $500. 0.4% of the retained sample report two association layers (a master and a sub-association, summed here); 25.9% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 7.9% of the retained sample, describe one as pending or payable by the buyer on 1.1%, and mention a mandatory club or membership on 1.1%; 264 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $439 for a recorded year built of 2005 or later (13 listings) and $562 for those built before 1995 (250 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=13; read cautiously.\n\nFACT BOX (exact figures)\n- Active condominium listings, Margate (before exclusions and trimming): 272 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 271 / 266 (5 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $538 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $475 to $667 [September 7, 2026]\n- Median fee per square foot per month: $0.61 (260 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 5.34% (266 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 0% (0) / 37.2% (99) of 266 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0.4% (1) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 25.9% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 7.9% / 1.1% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 1.1% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Margate ranks 58th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $439 (2005+ n=13) / $562 (pre-1995 n=250). Small subgroup: 2005+ n=13; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Margate's retained usable-fee sample (n=266), after exclusions and percentile trimming, is $538, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Margate condos in the retained usable-fee sample (n=266) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 37.2 percent are below $500.\"\n- \"Among the retained usable-fee listings in Margate with a recorded construction year, the median monthly-equivalent fee is $439 for a recorded year built of 2005 or later (13 listings) and $562 for those built before 1995 (250 listings). Small subgroup: 2005+ n=13; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- margate-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Margate and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Margate retained-sample median $538 a month (n=266); five-county median $800 (n=22,695, region-level trim).\n- margate-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 266 active Margate condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0.4% (1 listings); $250 to $500 36.8% (98 listings); $500 to $750 49.2% (131 listings); $750 to $1,000 13.5% (36 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\n- margate-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Margate condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=13; pre-1995 n=250. Small subgroup: 2005+ n=13; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1960s count only (5 listings); 1970s $530 (184 listings); 1980s $644 (61 listings); 2000s count only (4 listings); 2010s count only (7 listings); 2020s count only (5 listings). Recorded year built 2005 or later $439 (13 listings); before 1995 $562 (250 listings). Small subgroup: 2005+ n=13; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Margate, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (271 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (5 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 266 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 272 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/margate/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-margate/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "margate", "city": "Margate", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 33, "with_fee": 31, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 33, "cut_count": 15, "cut_pct": 45.5, "median_cut_pct": 3.8, "median_cut_dollars": 15000 }, "outliers_dropped": 2, "n": 29, "median": 237, "p10": 136, "p25": 180, "p75": 352, "p90": 413, "min": 75, "max": 477, "median_sqft": 0.15, "n_sqft": 29, "median_pct_price": 0.69, "median_list_price": 340000, "median_year_built": 1987, "median_sqft_area": 1190, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 29, "under_500_pct": 100.0, "hi_thr": 500, "lo_thr": 200, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 11, "under_lo_pct": 37.9, "types": { "Townhouse": { "count": 22, "pct": 75.9 }, "Villa": { "count": 7, "pct": 24.1 } }, "regime": { "HOA": { "count": 27, "pct": 93.1 }, "not_recorded": { "count": 2, "pct": 6.9 } }, "villa_median": 352, "townhouse_median": 219, "cadence": { "Monthly": { "count": 23, "pct": 79.3 }, "Quarterly": { "count": 6, "pct": 20.7 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 2, "pct": 6.9 }, { "label": "$100 to $200", "count": 9, "pct": 31.0 }, { "label": "$200 to $300", "count": 8, "pct": 27.6 }, { "label": "$300 to $400", "count": 5, "pct": 17.2 }, { "label": "$400 to $600", "count": 5, "pct": 17.2 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 4, "median": 243, "median_sqft": 0.19 }, { "label": "1980s", "n": 11, "median": 353, "median_sqft": 0.32 }, { "label": "1990s", "n": 3, "median": 237, "median_sqft": 0.21 }, { "label": "2000s", "n": 7, "median": 180, "median_sqft": 0.13 }, { "label": "2010s", "n": 1, "median": 140, "median_sqft": 0.09 }, { "label": "2020s", "n": 3, "median": 297, "median_sqft": 0.15 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 26, "median": 201, "median_pct_price": 0.79 }, { "label": "$500K to $1M", "n": 3, "median": 297, "median_pct_price": 0.59 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 16, "median": 339 }, "post2005": { "n": 11, "median": 180 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 23, "pct": 82.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 18, "pct": 64.3 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 11, "pct": 39.3 }, { "key": "Trash", "label": "Trash", "count": 9, "pct": 32.1 }, { "key": "Pools", "label": "Pool", "count": 8, "pct": 28.6 }, { "key": "Roof", "label": "Roof", "count": 6, "pct": 21.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 5, "pct": 17.9 }, { "key": "PestControl", "label": "Pest control", "count": 4, "pct": 14.3 }, { "key": "Internet", "label": "Internet", "count": 4, "pct": 14.3 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 3, "pct": 10.7 }, { "key": "Sewer", "label": "Sewer", "count": 3, "pct": 10.7 }, { "key": "Water", "label": "Water", "count": 3, "pct": 10.7 }, { "key": "Insurance", "label": "Building insurance", "count": 3, "pct": 10.7 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 2, "pct": 7.1 } ], "includes_n": 28, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 29 }, "developments": [ { "name": "Woodlake Isles", "master": null, "n": 5, "anecdotal": true, "median": 353, "median_sqft": 0.34, "year_built": 1982, "median_list_price": 349999, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 4 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 237, "p25": 180, "p75": 352, "n": 29, "median_sqft": 0.15, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Margate townhouse or villa for sale carries a $237-a-month homeowners association fee, 21% below the South Florida median", "0% of Margate townhouses and villas on the market ask $500 or more a month in fees; 37.9% stay under $200", "Margate townhouses and villas built since 2005 carry fees 47% lower than communities from before 1995" ], "lede": "MARGATE, Fla., September 7, 2026 - The median monthly homeowners association fee across the 29 townhouses and villas listed for sale in Margate is $237, with half of the listings between $180 and $352 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 21% below the five-county South Florida median of $300, and ranks Margate 28 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Margate carries a monthly homeowners association fee of $237, 21% below the five-county South Florida median of $300.\"", "\"0 percent of Margate townhouses and villas on the market ask $500 or more a month in fees; 37.9 percent stay under $200.\"", "\"In Margate, a townhouse or villa completed since 2005 carries a median fee of $180 a month, against $339 for one completed before 1995.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Margate permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-margate/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Margate against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Margate median $237 a month, South Florida median $300; Margate ranks 28 of 34 cities.", "title": "Margate HOA fees on townhouses and villas sit 21% below the South Florida median" }, { "caption": "Share of active Margate townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 6.9% (2 listings); $100 to $200 31% (9 listings); $200 to $300 27.6% (8 listings); $300 to $400 17.2% (5 listings); $400 to $600 17.2% (5 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "title": "31% of Margate townhouses and villas for sale carry a fee of $100 to $200 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Margate townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s too few (4 listings); 1980s $353 (11 listings); 1990s too few (3 listings); 2000s too few (7 listings); 2010s too few (1 listings); 2020s too few (3 listings).", "title": "Margate townhouses and villas built since 2005 ask 47% less in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 33 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 33, "with_fee": 31, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 31, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 2, "n": 29, "retained_n": 29, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 33, "cut_count": 15, "cut_pct": 45.5, "median_cut_pct": 3.8, "median_cut_dollars": 15000, "valid_price_count": 33, "missing_price_count": 0, "unchanged_count": 18, "raised_count": 0, "not_below_original_count": 18, "cut_pct_denominator": 33, "cut_sample_ok": true, "median_cut_n": 15 }, "trim_bounds": { "p1": 29.5, "p99": 511.29999999999995 }, "retained_small_sample": true, "retained_below_30": true, "median": 237, "p10": 136, "p25": 180, "p75": 352, "p90": 413, "min": 75, "max": 477, "median_sqft": 0.15, "n_sqft": 29, "median_pct_price": 0.69, "n_pct_price": 29, "median_list_price": 340000, "median_year_built": 1987, "median_sqft_area": 1190, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 29, "under_500_pct": 100.0, "hi_thr": 500, "lo_thr": 200, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 11, "under_lo_pct": 37.9, "types": { "Townhouse": { "count": 22, "pct": 75.9 }, "Villa": { "count": 7, "pct": 24.1 } }, "regime": { "HOA": { "count": 27, "pct": 93.1 }, "not_recorded": { "count": 2, "pct": 6.9 } }, "villa_median": 352, "townhouse_median": 219, "cadence": { "Monthly": { "count": 23, "pct": 79.3 }, "Quarterly": { "count": 6, "pct": 20.7 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 2, "pct": 6.9 }, { "label": "$100 to $200", "count": 9, "pct": 31.0 }, { "label": "$200 to $300", "count": 8, "pct": 27.6 }, { "label": "$300 to $400", "count": 5, "pct": 17.2 }, { "label": "$400 to $600", "count": 5, "pct": 17.2 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 4, "median": 243, "median_sqft": 0.19 }, { "label": "1980s", "n": 11, "median": 353, "median_sqft": 0.32 }, { "label": "1990s", "n": 3, "median": 237, "median_sqft": 0.21 }, { "label": "2000s", "n": 7, "median": 180, "median_sqft": 0.13 }, { "label": "2010s", "n": 1, "median": 140, "median_sqft": 0.09 }, { "label": "2020s", "n": 3, "median": 297, "median_sqft": 0.15 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 26, "median": 201, "median_pct_price": 0.79 }, { "label": "$500K to $1M", "n": 3, "median": 297, "median_pct_price": 0.59 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 16, "median": 339 }, "post2005": { "n": 11, "median": 180 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 23, "pct": 82.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 18, "pct": 64.3 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 11, "pct": 39.3 }, { "key": "Trash", "label": "Trash", "count": 9, "pct": 32.1 }, { "key": "Pools", "label": "Pool", "count": 8, "pct": 28.6 }, { "key": "Roof", "label": "Roof", "count": 6, "pct": 21.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 5, "pct": 17.9 }, { "key": "PestControl", "label": "Pest control", "count": 4, "pct": 14.3 }, { "key": "Internet", "label": "Internet", "count": 4, "pct": 14.3 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 3, "pct": 10.7 }, { "key": "Sewer", "label": "Sewer", "count": 3, "pct": 10.7 }, { "key": "Water", "label": "Water", "count": 3, "pct": 10.7 }, { "key": "Insurance", "label": "Building insurance", "count": 3, "pct": 10.7 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 2, "pct": 7.1 } ], "includes_n": 28, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 29 }, "denominators": { "fee_percentages": 29, "fee_medians_percentiles": 29, "median_sqft": 29, "median_pct_price": 29, "includes_pct": 28, "flags_pct": 29, "cut_pct": 33 }, "developments": [ { "name": "Woodlake Isles", "master": null, "n": 5, "anecdotal": true, "median": 353, "median_sqft": 0.34, "year_built": 1982, "median_list_price": 349999, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 4 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 237, "p25": 180, "p75": 352, "n": 29, "median_sqft": 0.15, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Margate townhouse or villa monthly homeowners association fees have a median of $237 in the retained usable-fee sample of 29 listings, 21% below the five-county median. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "In Margate's retained usable-fee sample (29 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $500 or more and 37.9% are below $200. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "Margate townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=11) vs pre-1995 (n=16), monthly median 47% lower. Small subgroups: both; read cautiously. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures." ], "lede": "MARGATE, Fla., September 7, 2026 - Among 29 active townhouse or villa listings in Margate retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $237, with the middle half between $180 and $352, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 33 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 21% below the separately trimmed five-county median of $300 and ranks 28th among 34 published city medians. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Margate's retained usable-fee sample (n=29), after exclusions and percentile trimming, is $237, compared with $300 in the separately trimmed five-county sample. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\"", "\"Among Margate townhouses and villas in the retained usable-fee sample (n=29) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $500 or more and 37.9 percent are below $200. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\"", "\"Among the retained usable-fee listings in Margate with a recorded construction year, the median monthly-equivalent fee is $180 for a recorded year built of 2005 or later (11 listings) and $339 for those built before 1995 (16 listings). Small subgroup: 2005+ n=11; pre-1995 n=16; read cautiously. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Margate, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (31 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 29 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 33 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/margate/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-margate/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Margate and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "alt": "Dot strip chart in five county lanes. Margate retained-sample median $237 a month (n=29); five-county median $300 (n=3,206, region-level trim). Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "title": "Margate townhouses and villas, retained usable-fee sample (n=29): median $237/month, 21% below the five-county median of $300. Small sample: 31 valid before trim; 29 retained.", "visible_labels": [ "$237", "29", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 29 active Margate townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 6.9% (2 listings); $100 to $200 31% (9 listings); $200 to $300 27.6% (8 listings); $300 to $400 17.2% (5 listings); $400 to $600 17.2% (5 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings). Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "title": "31% of Margate's retained usable-fee sample (29 listings) falls in the $100 to $200 monthly band. Small sample: 31 valid before trim; 29 retained.", "visible_labels": [ "6.9%", "2", "31%", "9", "27.6%", "8", "17.2%", "5", "17.2%", "5", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Margate townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=11; pre-1995 n=16. Small subgroup: 2005+ n=11; pre-1995 n=16; read cautiously. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "alt": "Column chart of median fee by recorded decade built: 1970s count only (4 listings); 1980s $353 (11 listings); 1990s count only (3 listings); 2000s count only (7 listings); 2010s count only (1 listings); 2020s count only (3 listings). Recorded year built 2005 or later $180 (11 listings); before 1995 $339 (16 listings). Small subgroup: 2005+ n=11; pre-1995 n=16; read cautiously. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "title": "Margate townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=11) vs pre-1995 (n=16), monthly median 47% lower. Small subgroups: both; read cautiously. Small sample: 31 valid before trim; 29 retained.", "visible_labels": [ "4", "$353", "11", "3", "7", "1", "3", "$180", "11", "$339", "16" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 29.5, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 511.29999999999995, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Margate median $237 a month, South Florida median $300; Margate ranks 28 of 34 cities.", "after": "Dot strip chart in five county lanes. Margate retained-sample median $237 a month (n=29); five-county median $300 (n=3,206, region-level trim). Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Margate against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Margate and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Margate HOA fees on townhouses and villas sit 21% below the South Florida median", "after": "Margate townhouses and villas, retained usable-fee sample (n=29): median $237/month, 21% below the five-county median of $300. Small sample: 31 valid before trim; 29 retained.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$237", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "29", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 6.9% (2 listings); $100 to $200 31% (9 listings); $200 to $300 27.6% (8 listings); $300 to $400 17.2% (5 listings); $400 to $600 17.2% (5 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 6.9% (2 listings); $100 to $200 31% (9 listings); $200 to $300 27.6% (8 listings); $300 to $400 17.2% (5 listings); $400 to $600 17.2% (5 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings). Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Margate townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 29 active Margate townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "31% of Margate townhouses and villas for sale carry a fee of $100 to $200 a month", "after": "31% of Margate's retained usable-fee sample (29 listings) falls in the $100 to $200 monthly band. Small sample: 31 valid before trim; 29 retained.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "6.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "31%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "27.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "17.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "17.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s too few (4 listings); 1980s $353 (11 listings); 1990s too few (3 listings); 2000s too few (7 listings); 2010s too few (1 listings); 2020s too few (3 listings).", "after": "Column chart of median fee by recorded decade built: 1970s count only (4 listings); 1980s $353 (11 listings); 1990s count only (3 listings); 2000s count only (7 listings); 2010s count only (1 listings); 2020s count only (3 listings). Recorded year built 2005 or later $180 (11 listings); before 1995 $339 (16 listings). Small subgroup: 2005+ n=11; pre-1995 n=16; read cautiously. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Margate townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Margate townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=11; pre-1995 n=16. Small subgroup: 2005+ n=11; pre-1995 n=16; read cautiously. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Margate townhouses and villas built since 2005 ask 47% less in fees than those built before 1995", "after": "Margate townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=11) vs pre-1995 (n=16), monthly median 47% lower. Small subgroups: both; read cautiously. Small sample: 31 valid before trim; 29 retained.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$353", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "$180", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "$339", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Margate townhouse or villa for sale carries a $237-a-month homeowners association fee, 21% below the South Florida median", "after": "Margate townhouse or villa monthly homeowners association fees have a median of $237 in the retained usable-fee sample of 29 listings, 21% below the five-county median. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "0% of Margate townhouses and villas on the market ask $500 or more a month in fees; 37.9% stay under $200", "after": "In Margate's retained usable-fee sample (29 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $500 or more and 37.9% are below $200. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Margate townhouses and villas built since 2005 carry fees 47% lower than communities from before 1995", "after": "Margate townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=11) vs pre-1995 (n=16), monthly median 47% lower. Small subgroups: both; read cautiously. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "lede", "before": "MARGATE, Fla., September 7, 2026 - The median monthly homeowners association fee across the 29 townhouses and villas listed for sale in Margate is $237, with half of the listings between $180 and $352 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 21% below the five-county South Florida median of $300, and ranks Margate 28 of 34 cities.", "after": "MARGATE, Fla., September 7, 2026 - Among 29 active townhouse or villa listings in Margate retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $237, with the middle half between $180 and $352, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 33 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 21% below the separately trimmed five-county median of $300 and ranks 28th among 34 published city medians. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Margate permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-margate/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Margate, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (31 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 29 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 33 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/margate/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-margate/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Margate carries a monthly homeowners association fee of $237, 21% below the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Margate's retained usable-fee sample (n=29), after exclusions and percentile trimming, is $237, compared with $300 in the separately trimmed five-county sample. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"0 percent of Margate townhouses and villas on the market ask $500 or more a month in fees; 37.9 percent stay under $200.\"", "after": "\"Among Margate townhouses and villas in the retained usable-fee sample (n=29) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $500 or more and 37.9 percent are below $200. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Margate, a townhouse or villa completed since 2005 carries a median fee of $180 a month, against $339 for one completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Margate with a recorded construction year, the median monthly-equivalent fee is $180 for a recorded year built of 2005 or later (11 listings) and $339 for those built before 1995 (16 listings). Small subgroup: 2005+ n=11; pre-1995 n=16; read cautiously. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "1568ba1f5af97d16d127448acf7fd4e3190d0ebf126e6f6435fd6c6b70492348", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nMargate HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Margate townhouse or villa for sale carries a $237-a-month homeowners association fee, 21%\nbelow the South Florida median\n0% of Margate townhouses and villas on the market ask $500 or more a month in fees; 37.9% stay under\n$200\nMargate townhouses and villas built since 2005 carry fees 47% lower than communities from before 1995\nLEDE\nMARGATE, Fla., September 7, 2026 - The median monthly homeowners association fee across the 29\ntownhouses and villas listed for sale in Margate is $237, with half of the listings between $180 and $352 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 21% below the five-\ncounty South Florida median of $300, and ranks Margate 28 of 34 cities.\nNUT GRAF\nPer square foot, the median Margate townhouse or villa fee is $0.15 a month on a median home of 1,190\nsquare feet; at the median asking price of $340K, a year of fees equals 0.69% of the price. 0% of listings ask\n$500 or more a month and 37.9% under $200. 0% of listings report two association layers (a master and a sub-\nassociation); 20.7% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 0% of listings, describe one as pending or payable by the buyer on 0%, and\nmention a mandatory club or membership on 0%. Communities completed since 2005 carry a median fee of\n$180 against $339 for those completed before 1995. 24.1% of the listings are entered as single-level villas, the\nrest as townhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Margate\n33 (29 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$237\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$180 to $352\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.15 (median home 1,190 sq ft)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nA year of fees as a share of the median asking price\n0.69% (asking $340K)\nSeptember 7, 2026\nListings asking $500 or more a month / under $200\n0% / 37.9%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n20.7%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Margate ranks 28 of 34\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$180 (11 listings) / $339 (16 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Margate carries a monthly homeowners association fee of\n$237, 21% below the five-county South Florida median of $300.\"\n\"0 percent of Margate townhouses and villas on the market ask $500 or more a month in fees; 37.9\npercent stay under $200.\"\n\"In Margate, a townhouse or villa completed since 2005 carries a median fee of $180 a month, against\n$339 for one completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Margate against every South Florida city with 30 or more active townhouse or villa\nlistings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Margate townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Margate townhouses and villas by decade the home was completed,\nSeptember 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Margate permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-margate/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "6ec4ae1b119fb7d4661d40c4affeac12b21c229b75c219baf672588cd41f4cad", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nMargate HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/margate/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nMargate townhouse or villa monthly homeowners association fees have a median of $237 in the retained\nusable-fee sample of 29 listings, 21% below the five-county median. Small sample: 31 valid before trimming;\n29 retained. A few listings can materially change these figures.\nIn Margate's retained usable-fee sample (29 listings after exclusions and percentile trimming), 0% have\nmonthly-equivalent fees of $500 or more and 37.9% are below $200. Small sample: 31 valid before\ntrimming; 29 retained. A few listings can materially change these figures.\nMargate townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=11) vs pre-1995\n(n=16), monthly median 47% lower. Small subgroups: both; read cautiously. Small sample: 31 valid before\ntrimming; 29 retained. A few listings can materially change these figures.\nLEDE\nMARGATE, Fla., September 7, 2026 - Among 29 active townhouse or villa listings in Margate retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly homeowners association fee is $237, with the middle half between $180 and\n$352, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n33 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 21% below the separately trimmed five-county\nmedian of $300 and ranks 28th among 34 published city medians. Small sample: 31 valid before trimming; 29\nretained. A few listings can materially change these figures.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Margate townhouse or villa fee is $0.15 a month (29\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n0.69% of the listing's current asking price across 29 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $500 or more a month\nand 37.9% are below $200. 0% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 20.7% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by\nthe buyer on 0%, and mention a mandatory club or membership on 0%; 29 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. Among retained listings\nwith a recorded construction year, the median monthly-equivalent fee is $180 for a recorded year built of 2005\nor later (11 listings) and $339 for those built before 1995 (16 listings); construction year is a recorded field and\nthis comparison does not explain why fees differ. Small subgroup: 2005+ n=11; pre-1995 n=16; read\ncautiously. 24.1% of retained listings have the recorded MLS subtype Villa; the remainder have subtype\nTownhouse. The two subtypes are reported together after condominium classification. Small sample: 31 valid\nbefore trimming; 29 retained. A few listings can materially change these figures.\nFACT BOX\nActive townhouse or villa listings, Margate\n(before exclusions and trimming)\n33\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n31 / 29 (2 trimmed; 0 fee without billing frequency\nexcluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$237\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$180 to $352\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.15 (29 retained listings with recorded living area\nof at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n0.69% (29 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n0% (0) / 37.9% (11) of 29\nSeptember 7, 2026\nTwo association layers reported (master +\nsub), retained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly),\nretained sample\n20.7%\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); Margate ranks 28th among 34\npublished city medians\nSeptember 7, 2026\nMedian fee, recorded year built 2005 or\nlater / before 1995 (retained sample)\n$180 (2005+ n=11) / $339 (pre-1995 n=16). Small\nsubgroup: 2005+ n=11; pre-1995 n=16; read\ncautiously.\nSeptember 7, 2026\nSmall retained fee sample — interpretation\ncaution\nSmall sample: 31 valid before trimming; 29 retained.\nA few listings can materially change these figures.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Margate's retained usable-fee sample\n(n=29), after exclusions and percentile trimming, is $237, compared with $300 in the separately trimmed\nfive-county sample. Small sample: 31 valid before trimming; 29 retained. A few listings can materially\nchange these figures.\"\n\"Among Margate townhouses and villas in the retained usable-fee sample (n=29) after exclusions and\npercentile trimming, 0 percent have listed monthly-equivalent fees of $500 or more and 37.9 percent are\nbelow $200. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change\nthese figures.\"\n\"Among the retained usable-fee listings in Margate with a recorded construction year, the median\nmonthly-equivalent fee is $180 for a recorded year built of 2005 or later (11 listings) and $339 for those\nbuilt before 1995 (16 listings). Small subgroup: 2005+ n=11; pre-1995 n=16; read cautiously. Small\nsample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nMargate and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-\ncounty reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a\nvalid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small\nsample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\nChart data (aggregate): Dot strip chart in five county lanes. Margate retained-sample median $237 a month\n(n=29); five-county median $300 (n=3,206, region-level trim). Small sample: 31 valid before trimming; 29\nretained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 29 active Margate townhouse or villa listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these\nfigures.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 6.9% (2\nlistings); $100 to $200 31% (9 listings); $200 to $300 27.6% (8 listings); $300 to $400 17.2% (5 listings); $400\nto $600 17.2% (5 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings). Small sample: 31 valid\nbefore trimming; 29 retained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Margate townhouses and villas in the\nretained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a\nrecorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded\nYearBuilt 2005+ n=11; pre-1995 n=16. Small subgroup: 2005+ n=11; pre-1995 n=16; read cautiously. Small sample: 31 valid before\ntrimming; 29 retained. A few listings can materially change these figures.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s count only (4 listings);\n1980s $353 (11 listings); 1990s count only (3 listings); 2000s count only (7 listings); 2010s count only (1\nlistings); 2020s count only (3 listings). Recorded year built 2005 or later $180 (11 listings); before 1995 $339\n(16 listings). Small subgroup: 2005+ n=11; pre-1995 n=16; read cautiously. Small sample: 31 valid before\ntrimming; 29 retained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Margate, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (31 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 29 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 33 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after\ncondominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's\nfinances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the\nbrokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but\nnot guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/margate/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/hoa-fees-margate/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "5885f1821d5ec62c0e0ef55c4b3c55d8be629ca85f4040efa48f96ed2bddb57e", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - MARGATE HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Margate townhouse or villa monthly homeowners association fees have a median of $237 in the retained usable-fee sample of 29 listings, 21% below the five-county median. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\n2. In Margate's retained usable-fee sample (29 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $500 or more and 37.9% are below $200. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\n3. Margate townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=11) vs pre-1995 (n=16), monthly median 47% lower. Small subgroups: both; read cautiously. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\n\nLEDE\nMARGATE, Fla., September 7, 2026 - Among 29 active townhouse or villa listings in Margate retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $237, with the middle half between $180 and $352, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 33 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 21% below the separately trimmed five-county median of $300 and ranks 28th among 34 published city medians. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Margate townhouse or villa fee is $0.15 a month (29 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 0.69% of the listing's current asking price across 29 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $500 or more a month and 37.9% are below $200. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 20.7% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 29 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $180 for a recorded year built of 2005 or later (11 listings) and $339 for those built before 1995 (16 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=11; pre-1995 n=16; read cautiously. 24.1% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Margate (before exclusions and trimming): 33 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 31 / 29 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $237 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $180 to $352 [September 7, 2026]\n- Median fee per square foot per month: $0.15 (29 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 0.69% (29 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 0% (0) / 37.9% (11) of 29 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 20.7% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 0% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Margate ranks 28th among 34 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $180 (2005+ n=11) / $339 (pre-1995 n=16). Small subgroup: 2005+ n=11; pre-1995 n=16; read cautiously. [September 7, 2026]\n- Small retained fee sample — interpretation caution: Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Margate's retained usable-fee sample (n=29), after exclusions and percentile trimming, is $237, compared with $300 in the separately trimmed five-county sample. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\"\n- \"Among Margate townhouses and villas in the retained usable-fee sample (n=29) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $500 or more and 37.9 percent are below $200. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\"\n- \"Among the retained usable-fee listings in Margate with a recorded construction year, the median monthly-equivalent fee is $180 for a recorded year built of 2005 or later (11 listings) and $339 for those built before 1995 (16 listings). Small subgroup: 2005+ n=11; pre-1995 n=16; read cautiously. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- margate-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Margate and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\n Alt text: Dot strip chart in five county lanes. Margate retained-sample median $237 a month (n=29); five-county median $300 (n=3,206, region-level trim). Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\n- margate-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 29 active Margate townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 6.9% (2 listings); $100 to $200 31% (9 listings); $200 to $300 27.6% (8 listings); $300 to $400 17.2% (5 listings); $400 to $600 17.2% (5 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings). Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\n- margate-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Margate townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=11; pre-1995 n=16. Small subgroup: 2005+ n=11; pre-1995 n=16; read cautiously. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\n Alt text: Column chart of median fee by recorded decade built: 1970s count only (4 listings); 1980s $353 (11 listings); 1990s count only (3 listings); 2000s count only (7 listings); 2010s count only (1 listings); 2020s count only (3 listings). Recorded year built 2005 or later $180 (11 listings); before 1995 $339 (16 listings). Small subgroup: 2005+ n=11; pre-1995 n=16; read cautiously. Small sample: 31 valid before trimming; 29 retained. A few listings can materially change these figures.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Margate, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (31 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 29 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 33 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/margate/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-margate/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "miami", "city": "Miami", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "segments": { "houses": { "active": 2026, "sample_ok": true, "small_sample": false, "pending": 640, "median_list_price": 824949.5, "cut_count": 761, "cut_pct": 37.6, "raised_count": 97, "median_cut_pct": 5.0, "median_cut_dollars": 50000.0, "cut_last30": 373, "cut_last30_pct": 18.4, "cut_last7": 96, "median_dom": 46, "median_cdom": 46, "relisted_count": 14, "relisted_pct": 0.7, "over90": 632, "over90_pct": 31.2, "over180": 253, "fresh_held": 924, "fresh_held_pct": 45.6, "stale_uncut": 237, "stale_uncut_pct": 11.7, "dom_buckets": [ { "label": "0-30", "count": 847, "pct": 41.8 }, { "label": "31-60", "count": 309, "pct": 15.3 }, { "label": "61-90", "count": 237, "pct": 11.7 }, { "label": "91-180", "count": 379, "pct": 18.7 }, { "label": "181+", "count": 253, "pct": 12.5 } ], "bands": [ { "label": "Under $500K", "active": 157, "cut": 56, "cut_pct": 35.7, "median_cdom": 39.0 }, { "label": "$500K to $1M", "active": 1139, "cut": 438, "cut_pct": 38.5, "median_cdom": 36 }, { "label": "$1M to $2M", "active": 386, "cut": 153, "cut_pct": 39.6, "median_cdom": 55.0 }, { "label": "$2M to $5M", "active": 232, "cut": 81, "cut_pct": 34.9, "median_cdom": 57.0 }, { "label": "$5M and up", "active": 112, "cut": 33, "cut_pct": 29.5, "median_cdom": 125.5 } ], "pending_cut_count": 231, "pending_cut_pct": 36.1, "pending_median_cut_pct": 5.9, "pending_median_cdom": 39.0, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 2027, "cut_pct": 37.5, "median_cdom": 45.0, "median_list_price": 825000.0 }, { "date": "2026-09-06", "active": 2027, "cut_pct": 37.5, "median_cdom": 45.5, "median_list_price": 824900.0 }, { "date": "2026-09-07", "active": 2026, "cut_pct": 37.6, "median_cdom": 46, "median_list_price": 824949.5 } ] }, "condos": { "active": 4625, "sample_ok": true, "small_sample": false, "pending": 557, "median_list_price": 510000.0, "cut_count": 1698, "cut_pct": 36.7, "raised_count": 165, "median_cut_pct": 5.7, "median_cut_dollars": 26000.0, "cut_last30": 610, "cut_last30_pct": 13.2, "cut_last7": 146, "median_dom": 81, "median_cdom": 81, "relisted_count": 24, "relisted_pct": 0.5, "over90": 2159, "over90_pct": 46.7, "over180": 1106, "fresh_held": 1640, "fresh_held_pct": 35.5, "stale_uncut": 996, "stale_uncut_pct": 21.5, "dom_buckets": [ { "label": "0-30", "count": 1375, "pct": 29.7 }, { "label": "31-60", "count": 580, "pct": 12.5 }, { "label": "61-90", "count": 511, "pct": 11.0 }, { "label": "91-180", "count": 1053, "pct": 22.8 }, { "label": "181+", "count": 1106, "pct": 23.9 } ], "bands": [ { "label": "Under $250K", "active": 619, "cut": 265, "cut_pct": 42.8, "median_cdom": 90 }, { "label": "$250K to $500K", "active": 1653, "cut": 653, "cut_pct": 39.5, "median_cdom": 70 }, { "label": "$500K to $1M", "active": 1421, "cut": 515, "cut_pct": 36.2, "median_cdom": 82 }, { "label": "$1M and up", "active": 932, "cut": 265, "cut_pct": 28.4, "median_cdom": 92.0 } ], "pending_cut_count": 244, "pending_cut_pct": 43.8, "pending_median_cut_pct": 6.5, "pending_median_cdom": 70, "tier": "c3", "series": [ { "date": "2026-09-05", "active": 4428, "cut_pct": 36.8, "median_cdom": 82.0, "median_list_price": 525000.0 }, { "date": "2026-09-06", "active": 4425, "cut_pct": 36.7, "median_cdom": 81, "median_list_price": 525000.0 }, { "date": "2026-09-07", "active": 4625, "cut_pct": 36.7, "median_cdom": 81, "median_list_price": 510000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "37.6% of Miami houses for sale have cut their asking price, 36.7% of condos", "Miami sellers track the rest of Miami-Dade County as 31.2% of houses pass 90 days on the market", "Buying in Miami? Two in five houses have already come down once, by a median $50K" ], "lede": "MIAMI, Fla., September 7, 2026 - 37.6% of the 2,026 single-family homes listed for sale in Miami have reduced their asking price at least once, by a median 5.0% (about $50K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 4,625 condominium listings, 36.7% have cut, by a median 5.7%.", "quotes": [ "\"37.6 percent of single-family homes for sale in Miami have reduced their asking price at least once, by a median $50K.\"", "\"Counting every relisting, the median Miami house for sale has been waiting 46 days, not the 46 the current listing shows.\"", "\"Of the Miami houses now under contract, 63.9 percent never reduced their asking price; the rest cut by a median 5.9 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Miami and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 2,026 houses, 4,625 condominiums, 640 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-miami/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Miami versus Miami-Dade County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Miami houses 37.6%, Miami-Dade County houses 37.6%; Miami condominiums 36.7%, Miami-Dade County condominiums 37.4%.", "title": "Miami houses are cutting at about the Miami-Dade County rate" }, { "caption": "Active Miami listings by cumulative days on market, houses and condominiums, September 7, 2026. 31.2% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 41.8%, 31-60 days 15.3%, 61-90 days 11.7%, 91-180 days 18.7%, 181+ days 12.5%. Condominiums: 0-30 days 29.7%, 31-60 days 12.5%, 61-90 days 11.0%, 91-180 days 22.8%, 181+ days 23.9%.", "title": "31.2% of Miami houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Miami houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 35.7% of 157; $500K to $1M 38.5% of 1139; $1M to $2M 39.6% of 386; $2M to $5M 34.9% of 232; $5M and up 29.5% of 112.", "title": "$1M to $2M Miami houses have cut most often: 39.6% of 386" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 7850 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 2028, "sample_ok": true, "small_sample": false, "pending": 640, "median_list_price": 824999.5, "cut_count": 761, "cut_pct": 37.5, "raised_count": 97, "valid_price_count": 2027, "missing_price_count": 1, "unchanged_count": 1169, "not_below_original_count": 1267, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 5.0, "median_cut_dollars": 50000.0, "cut_last30": 373, "cut_last30_pct": 18.4, "cut_last7": 96, "median_dom": 45, "median_cdom": 46, "dom_n": 2027, "cdom_n": 2027, "missing_dom_count": 1, "missing_cdom_count": 1, "paired_dom_cdom_n": 2027, "relisted_count": 14, "relisted_pct": 0.7, "over90": 632, "over90_pct": 31.2, "over180": 253, "fresh_held": 926, "fresh_held_pct": 45.7, "fresh_held_missing_cdom_count": 1, "stale_uncut": 237, "stale_uncut_pct": 11.7, "dom_buckets": [ { "label": "0-30", "count": 849, "pct": 41.9 }, { "label": "31-60", "count": 309, "pct": 15.2 }, { "label": "61-90", "count": 237, "pct": 11.7 }, { "label": "91-180", "count": 379, "pct": 18.7 }, { "label": "181+", "count": 253, "pct": 12.5 } ], "bands": [ { "label": "Under $500K", "active": 157, "cut": 56, "cut_pct": 35.7, "median_cdom": 39.0, "cut_pct_denominator": 157, "cdom_n": 156, "valid_price_count": 156 }, { "label": "$500K to $1M", "active": 1140, "cut": 438, "cut_pct": 38.4, "median_cdom": 36.0, "cut_pct_denominator": 1140, "cdom_n": 1140, "valid_price_count": 1140 }, { "label": "$1M to $2M", "active": 386, "cut": 153, "cut_pct": 39.6, "median_cdom": 55.0, "cut_pct_denominator": 386, "cdom_n": 386, "valid_price_count": 386 }, { "label": "$2M to $5M", "active": 233, "cut": 81, "cut_pct": 34.8, "median_cdom": 57, "cut_pct_denominator": 233, "cdom_n": 233, "valid_price_count": 233 }, { "label": "$5M and up", "active": 112, "cut": 33, "cut_pct": 29.5, "median_cdom": 125.5, "cut_pct_denominator": 112, "cdom_n": 112, "valid_price_count": 112 } ], "pending_cut_count": 231, "pending_cut_pct": 36.1, "pending_valid_price_count": 640, "pending_missing_price_count": 0, "pending_unchanged_count": 384, "pending_raised_count": 25, "pending_not_below_original_count": 409, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 640, "pending_dom_n": 640, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 5.9, "pending_median_cdom": 39.0, "denominators": { "cut_pct": 2028, "cut_last30_pct": 2028, "relisted_pct": 2028, "fresh_held_pct": 2028, "stale_uncut_pct": 2028, "over90_pct": 2027, "dom_bucket_pct": 2027, "pending_cut_pct": 640, "median_dom": 2027, "median_cdom": 2027, "median_cut_pct": 761, "median_cut_dollars": 761, "pending_median_cut_pct": 231, "pending_median_cdom": 640 }, "county_counts": { "Miami-Dade": 2028 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 2028, "cut_pct": 37.5, "median_cdom": 46, "median_list_price": 824999.5 } ] }, "condos": { "active": 4624, "sample_ok": true, "small_sample": false, "pending": 558, "median_list_price": 510000.0, "cut_count": 1697, "cut_pct": 36.7, "raised_count": 165, "valid_price_count": 4624, "missing_price_count": 0, "unchanged_count": 2762, "not_below_original_count": 2927, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 5.7, "median_cut_dollars": 26000.0, "cut_last30": 609, "cut_last30_pct": 13.2, "cut_last7": 146, "median_dom": 81.0, "median_cdom": 81.0, "dom_n": 4624, "cdom_n": 4624, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 4624, "relisted_count": 24, "relisted_pct": 0.5, "over90": 2158, "over90_pct": 46.7, "over180": 1105, "fresh_held": 1640, "fresh_held_pct": 35.5, "fresh_held_missing_cdom_count": 0, "stale_uncut": 996, "stale_uncut_pct": 21.5, "dom_buckets": [ { "label": "0-30", "count": 1375, "pct": 29.7 }, { "label": "31-60", "count": 580, "pct": 12.5 }, { "label": "61-90", "count": 511, "pct": 11.1 }, { "label": "91-180", "count": 1053, "pct": 22.8 }, { "label": "181+", "count": 1105, "pct": 23.9 } ], "bands": [ { "label": "Under $250K", "active": 618, "cut": 264, "cut_pct": 42.7, "median_cdom": 90.0, "cut_pct_denominator": 618, "cdom_n": 618, "valid_price_count": 618 }, { "label": "$250K to $500K", "active": 1653, "cut": 653, "cut_pct": 39.5, "median_cdom": 70, "cut_pct_denominator": 1653, "cdom_n": 1653, "valid_price_count": 1653 }, { "label": "$500K to $1M", "active": 1421, "cut": 515, "cut_pct": 36.2, "median_cdom": 82, "cut_pct_denominator": 1421, "cdom_n": 1421, "valid_price_count": 1421 }, { "label": "$1M and up", "active": 932, "cut": 265, "cut_pct": 28.4, "median_cdom": 92.0, "cut_pct_denominator": 932, "cdom_n": 932, "valid_price_count": 932 } ], "pending_cut_count": 245, "pending_cut_pct": 43.9, "pending_valid_price_count": 558, "pending_missing_price_count": 0, "pending_unchanged_count": 297, "pending_raised_count": 16, "pending_not_below_original_count": 313, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 558, "pending_dom_n": 558, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 6.5, "pending_median_cdom": 70.0, "denominators": { "cut_pct": 4624, "cut_last30_pct": 4624, "relisted_pct": 4624, "fresh_held_pct": 4624, "stale_uncut_pct": 4624, "over90_pct": 4624, "dom_bucket_pct": 4624, "pending_cut_pct": 558, "median_dom": 4624, "median_cdom": 4624, "median_cut_pct": 1697, "median_cut_dollars": 1697, "pending_median_cut_pct": 245, "pending_median_cdom": 558 }, "county_counts": { "Miami-Dade": 4624 }, "tier": "c3", "series": [ { "date": "2026-09-07", "active": 4624, "cut_pct": 36.7, "median_cdom": 81.0, "median_list_price": 510000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "37.5% of Miami houses for sale are asking less than their original list price; 36.7% of condos", "Seller Blink Rate™ in Miami: 37.5% of houses list below original asking, against 37.6% across Miami-Dade County", "Buying in Miami? 761 of the 2,028 houses for sale are asking below their original price, by a median $50K" ], "lede": "MIAMI, Fla., September 7, 2026 - 37.5% of the 2,028 single-family homes listed for sale in Miami (761 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 761 reduced listings, the median reduction is 5% (about $50K). Among the city's 4,624 condominium listings, 36.7% are asking below their original price, by a median 5.7%.", "quotes": [ "\"37.5 percent of single-family homes for sale in Miami have a current asking price below their original list price; among those 761 reduced listings the median reduction is $50K.\"", "\"Among active Miami houses, the median recorded CumulativeDaysOnMarket value is 46 days and the median recorded DaysOnMarket value is 45 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 36.1 percent of the 640 Miami houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.9 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miami, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (1,169 unchanged, 97 above original, 1 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 2,028 houses, 4,624 condominiums, 640 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-miami/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Miami versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Miami houses 37.5%, Miami-Dade County houses 37.6%; Miami condominiums 36.7%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 37.5% of Miami houses for sale are asking below their original price, in line with 37.6% across Miami-Dade County", "visible_labels": [ "37.4%", "36.7%", "37.6%", "37.5%" ] }, { "caption": "Active Miami houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 31.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 41.9%, 31-60 days 15.2%, 61-90 days 11.7%, 91-180 days 18.7%, 181+ days 12.5%. Condominiums: 0-30 days 29.7%, 31-60 days 12.5%, 61-90 days 11.1%, 91-180 days 22.8%, 181+ days 23.9%.", "title": "31.2% of Miami houses for sale with a recorded cumulative-days value exceed 90 days; 46.7% of condos", "visible_labels": [ "41.9%", "29.7%", "15.2%", "12.5%", "11.7%", "11.1%", "18.7%", "22.8%", "12.5%", "23.9%", "31.2%" ] }, { "caption": "Share of active Miami houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 35.7% (56 of 157); $500K to $1M 38.4% (438 of 1140); $1M to $2M 39.6% (153 of 386); $2M to $5M 34.8% (81 of 233); $5M and up 29.5% (33 of 112).", "title": "$1M to $2M Miami houses show the highest share asking below original: 39.6% of 386", "visible_labels": [ "29.5%", "33", "112", "34.8%", "81", "233", "39.6%", "153", "386", "38.4%", "438", "1140", "35.7%", "56", "157" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 7850, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.active", "before": 4625, "after": 4624, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].active", "before": 619, "after": 618, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 618, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut", "before": 265, "after": 264, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct", "before": 42.8, "after": 42.7, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 618, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 618, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 1653, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 1653, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 1653, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 1421, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 1421, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 1421, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 932, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 932, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 932, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 4624, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Miami-Dade", "before": null, "after": 4624, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_count", "before": 1698, "after": 1697, "before_present": true, "after_present": true }, { "field": "city.segments.condos.cut_last30", "before": 610, "after": 609, "before_present": true, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 4624, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 4624, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 4624, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 4624, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 4624, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 1697, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 1697, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 4624, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 4624, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 558, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 558, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 245, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 4624, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 4624, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[2].pct", "before": 11.0, "after": 11.1, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[4].count", "before": 1106, "after": 1105, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 4624, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 2927, "before_present": false, "after_present": true }, { "field": "city.segments.condos.over180", "before": 1106, "after": 1105, "before_present": true, "after_present": true }, { "field": "city.segments.condos.over90", "before": 2159, "after": 2158, "before_present": true, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 4624, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending", "before": 557, "after": 558, "before_present": true, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 558, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_count", "before": 244, "after": 245, "before_present": true, "after_present": true }, { "field": "city.segments.condos.pending_cut_pct", "before": 43.8, "after": 43.9, "before_present": true, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 558, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 313, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 297, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 558, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 2762, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 4624, "before_present": false, "after_present": true }, { "field": "city.segments.houses.active", "before": 2026, "after": 2028, "before_present": true, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 156, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 157, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 156, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].active", "before": 1139, "after": 1140, "before_present": true, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 1140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct", "before": 38.5, "after": 38.4, "before_present": true, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 1140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 1140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 386, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 386, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 386, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].active", "before": 232, "after": 233, "before_present": true, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 233, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct", "before": 34.9, "after": 34.8, "before_present": true, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 233, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 233, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 112, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 112, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 112, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 2027, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Miami-Dade", "before": null, "after": 2028, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_pct", "before": 37.6, "after": 37.5, "before_present": true, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 2028, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 2028, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 2027, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 2028, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 2027, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 761, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 761, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 2027, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 2027, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 640, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 640, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 231, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 2028, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 2028, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_buckets[0].count", "before": 847, "after": 849, "before_present": true, "after_present": true }, { "field": "city.segments.houses.dom_buckets[0].pct", "before": 41.8, "after": 41.9, "before_present": true, "after_present": true }, { "field": "city.segments.houses.dom_buckets[1].pct", "before": 15.3, "after": 15.2, "before_present": true, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 2027, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held", "before": 924, "after": 926, "before_present": true, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_pct", "before": 45.6, "after": 45.7, "before_present": true, "after_present": true }, { "field": "city.segments.houses.median_dom", "before": 46, "after": 45, "before_present": true, "after_present": true }, { "field": "city.segments.houses.median_list_price", "before": 824949.5, "after": 824999.5, "before_present": true, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 1267, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 2027, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 640, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 640, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 409, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 384, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 640, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 1169, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 2027, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Miami houses 37.6%, Miami-Dade County houses 37.6%; Miami condominiums 36.7%, Miami-Dade County condominiums 37.4%.", "after": "Horizontal bar chart. Miami houses 37.5%, Miami-Dade County houses 37.6%; Miami condominiums 36.7%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Miami versus Miami-Dade County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Miami versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Miami houses are cutting at about the Miami-Dade County rate", "after": "Seller Blink Rate™: 37.5% of Miami houses for sale are asking below their original price, in line with 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "37.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "36.7%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "37.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "37.5%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 41.8%, 31-60 days 15.3%, 61-90 days 11.7%, 91-180 days 18.7%, 181+ days 12.5%. Condominiums: 0-30 days 29.7%, 31-60 days 12.5%, 61-90 days 11.0%, 91-180 days 22.8%, 181+ days 23.9%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 41.9%, 31-60 days 15.2%, 61-90 days 11.7%, 91-180 days 18.7%, 181+ days 12.5%. Condominiums: 0-30 days 29.7%, 31-60 days 12.5%, 61-90 days 11.1%, 91-180 days 22.8%, 181+ days 23.9%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Miami listings by cumulative days on market, houses and condominiums, September 7, 2026. 31.2% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Miami houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 31.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "31.2% of Miami houses for sale have waited more than 90 days, counting every relisting", "after": "31.2% of Miami houses for sale with a recorded cumulative-days value exceed 90 days; 46.7% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "41.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "31.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "29.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "15.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "12.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "11.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "11.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "18.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "22.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "12.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "23.9%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 35.7% of 157; $500K to $1M 38.5% of 1139; $1M to $2M 39.6% of 386; $2M to $5M 34.9% of 232; $5M and up 29.5% of 112.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 35.7% (56 of 157); $500K to $1M 38.4% (438 of 1140); $1M to $2M 39.6% (153 of 386); $2M to $5M 34.8% (81 of 233); $5M and up 29.5% (33 of 112).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Miami houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Miami houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$1M to $2M Miami houses have cut most often: 39.6% of 386", "after": "$1M to $2M Miami houses show the highest share asking below original: 39.6% of 386", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "29.5%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "438", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "1140", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "35.7%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "56", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "157", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "33", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "112", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "34.8%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "81", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "233", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "39.6%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "153", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "386", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "38.4%", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "37.6% of Miami houses for sale have cut their asking price, 36.7% of condos", "after": "37.5% of Miami houses for sale are asking less than their original list price; 36.7% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Miami sellers track the rest of Miami-Dade County as 31.2% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Miami: 37.5% of houses list below original asking, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Miami? Two in five houses have already come down once, by a median $50K", "after": "Buying in Miami? 761 of the 2,028 houses for sale are asking below their original price, by a median $50K", "before_present": true, "after_present": true }, { "field": "lede", "before": "MIAMI, Fla., September 7, 2026 - 37.6% of the 2,026 single-family homes listed for sale in Miami have reduced their asking price at least once, by a median 5.0% (about $50K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 4,625 condominium listings, 36.7% have cut, by a median 5.7%.", "after": "MIAMI, Fla., September 7, 2026 - 37.5% of the 2,028 single-family homes listed for sale in Miami (761 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 761 reduced listings, the median reduction is 5% (about $50K). Among the city's 4,624 condominium listings, 36.7% are asking below their original price, by a median 5.7%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Miami and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 2,026 houses, 4,625 condominiums, 640 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-miami/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miami, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (1,169 unchanged, 97 above original, 1 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 2,028 houses, 4,624 condominiums, 640 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-miami/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"37.6 percent of single-family homes for sale in Miami have reduced their asking price at least once, by a median $50K.\"", "after": "\"37.5 percent of single-family homes for sale in Miami have a current asking price below their original list price; among those 761 reduced listings the median reduction is $50K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Miami house for sale has been waiting 46 days, not the 46 the current listing shows.\"", "after": "\"Among active Miami houses, the median recorded CumulativeDaysOnMarket value is 46 days and the median recorded DaysOnMarket value is 45 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Miami houses now under contract, 63.9 percent never reduced their asking price; the rest cut by a median 5.9 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 36.1 percent of the 640 Miami houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.9 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "eb305edd2bdeea37edf5bfbfc26825476efb01770724a99b8ebd74cf157f8d95", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nMiami price cuts and true days on market\nHEADLINE OPTIONS\n37.6% of Miami houses for sale have cut their asking price, 36.7% of condos\nMiami sellers track the rest of Miami-Dade County as 31.2% of houses pass 90 days on the market\nBuying in Miami? Two in five houses have already come down once, by a median $50K\nLEDE\nMIAMI, Fla., September 7, 2026 - 37.6% of the 2,026 single-family homes listed for sale in Miami have reduced\ntheir asking price at least once, by a median 5.0% (about $50K), according to a daily analysis of BeachesMLS\nlisting data by PBP Real Estate. Among the city's 4,625 condominium listings, 36.7% have cut, by a median\n5.7%.\nNUT GRAF\nThe figures point to a market where 36.1% of houses reached a contract only after a price cut: of the 640\nMiami houses now under contract, 36.1% reduced before going under contract, with a median cut of 5.9% and\na median 39 days to contract. Across Miami-Dade County the price-cut share is 37.6% for houses and 37.4%\nfor condominiums, in line with Miami. Counting every relisting, the median Miami house for sale has been on\nthe market 46 days, against 46 on its current listing; 0.7% of active houses have been withdrawn and relisted\nat least once.\nFACT BOX\nActive single-\nfamily listings,\nMiami\n2,026\nShare with at\nleast one price\nreduction,\nhouses\n37.6% (761 of 2,026)\nMedian\nreduction\nfrom original\nasking, houses\n5.0% (about $50K)\n4,625\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings, Miami\nShare with at\nleast one price\nreduction,\ncondominiums\n36.7% (1698 of 4,625)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n46 days (46 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n31.2% (632 of 2,026)\nHouses under\ncontract that\nreduced first\n36.1% of 640\nMiami-Dade\nCounty price-\ncut share,\nhouses /\ncondominiums\n37.6% / 37.4%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Bea\nQUOTABLE DATA POINTS\n\"37.6 percent of single-family homes for sale in Miami have reduced their asking price at least once, by a\nmedian $50K.\"\n\"Counting every relisting, the median Miami house for sale has been waiting 46 days, not the 46 the\ncurrent listing shows.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Of the Miami houses now under contract, 63.9 percent never reduced their asking price; the rest cut by a\nmedian 5.9 percent before a buyer committed. Contract prices are not known until the sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Miami versus Miami-Dade County, houses and condominiums, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Miami listings by cumulative days on market, houses and condominiums, September 7, 2026. 31.2% of houses have passed 90\ndays. Source: BeachesMLS via PBP Real Estate.\nShare of active Miami houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked;\nunder 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Miami and Miami-Dade County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 2,026 houses, 4,625 condominiums, 640 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-miami/ . Conditions read: How the read works: each city is compared with its peer group, the\nSouth Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "53d79baa3e8b3fbd2fd3042412d647b20710f0986407259bceafc4f229450a85", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nMiami asking-price reductions and recorded days on\nmarket\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/miami/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n37.5% of Miami houses for sale are asking less than their original list price; 36.7% of condos\nSeller Blink Rate™ in Miami: 37.5% of houses list below original asking, against 37.6% across Miami-Dade\nCounty\nBuying in Miami? 761 of the 2,028 houses for sale are asking below their original price, by a median $50K\nLEDE\nMIAMI, Fla., September 7, 2026 - 37.5% of the 2,028 single-family homes listed for sale in Miami (761 listings)\nhave a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 761 reduced listings, the median reduction is\n5% (about $50K). Among the city's 4,624 condominium listings, 36.7% are asking below their original price, by\na median 5.7%.\nNUT GRAF\nFor active Miami houses, the median recorded CumulativeDaysOnMarket value is 46 days and the median\nrecorded DaysOnMarket value is 45 days, each calculated from non-missing values in that field (2,027 and\n2,027 listings). 0.7% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 640 Miami houses under\ncontract (Pending or Active Under Contract), 231 (36.1%) have a recorded asking price below their original list\nprice; the median reduction among that group is 5.9%. The remainder are not recorded as below their original\nlist price, which is not a price history. These asking-price fields do not disclose the agreed contract price.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nAcross Miami-Dade County the shares asking below original are 37.6% for houses and 37.4% for\ncondominiums; Miami houses are in line with the county share.\nFACT BOX\nActive single-family listings, Miami 2,028\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n37.5% (761 of 2,028)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n2,027 / 1; 1,169 / 97\nSeptember 7, 2026\nMedian reduction among the 761\nreduced houses\n5% (about $50K)\nSeptember 7, 2026\nActive condominium listings,\nMiami\n4,624\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n36.7% (1,697 of 4,624)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n46 / 45 days (from 2,027 / 2,027 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over\n90 days\n31.2% (632 of 2,027 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking\nbelow original list price\n36.1% (231 of 640)\nSeptember 7, 2026\nMiami-Dade County share asking\nbelow original, houses /\ncondominiums\n37.6% / 37.4%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Between the comparison thresholds; Condominiums:\nBetween the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking\n$600K to $1M; peer share 44.3%)\nRoyal Palm Beach, Homestead, Jensen Beach, Hallandale\nBeach, Hollywood, Pompano Beach, Dania Beach, Hialeah,\nNorth Miami Beach, West Palm Beach, Pembroke Pines, Cutler\nBay, Miramar, The Acreage, Coral Springs, North Miami, Hobe\nSound, Stuart, Plantation, Westlake, Loxahatchee, Cooper City,\nPalm City, Wilton Manors, Fort Lauderdale\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"37.5 percent of single-family homes for sale in Miami have a current asking price below their original list\nprice; among those 761 reduced listings the median reduction is $50K.\"\n\"Among active Miami houses, the median recorded CumulativeDaysOnMarket value is 46 days and the\nmedian recorded DaysOnMarket value is 45 days. These are MLS-recorded fields, not an independently\nreconstructed listing history.\"\n\"At the snapshot, 36.1 percent of the 640 Miami houses under contract had a recorded asking price below\ntheir original list price; the median reduction among that group was 5.9 percent. The remainder were not\nrecorded as below their original list price, which is not a price history. Agreed contract prices are not\ninferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Miami versus Miami-Dade County,\nhouses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Miami houses 37.5%, Miami-Dade County houses 37.6%; Miami\ncondominiums 36.7%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their\noriginal list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Miami houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with\na recorded value in that field; 31.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via\nPBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 41.9%, 31-60\ndays 15.2%, 61-90 days 11.7%, 91-180 days 18.7%, 181+ days 12.5%. Condominiums: 0-30 days 29.7%,\n31-60 days 12.5%, 61-90 days 11.1%, 91-180 days 22.8%, 181+ days 23.9%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Miami houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29\nlistings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 35.7% (56 of 157); $500K to $1M 38.4% (438 of 1140); $1M to $2M 39.6% (153 of\n386); $2M to $5M 34.8% (81 of 233); $5M and up 29.5% (33 of 112).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miami, permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (1,169 unchanged, 97 above original, 1 without both prices among houses). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 2,028\nhouses, 4,624 condominiums, 640 houses under contract. Geography is the MLS City field, not a verified municipal boundary.\nCounty comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the\nshare of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health.\nConditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-\nprice tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under\nbaseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include\nunchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above\nbaseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include\nthe city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists\nmay request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from\ninfo@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained\nlater same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files;\noriginal edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami/\n2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-miami/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "0c781e875e0419b67a7dcee0dca2dfd341dae069499d3e8ca3eece4b721e3680", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - MIAMI PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 37.5% of Miami houses for sale are asking less than their original list price; 36.7% of condos\n2. Seller Blink Rate™ in Miami: 37.5% of houses list below original asking, against 37.6% across Miami-Dade County\n3. Buying in Miami? 761 of the 2,028 houses for sale are asking below their original price, by a median $50K\n\nLEDE\nMIAMI, Fla., September 7, 2026 - 37.5% of the 2,028 single-family homes listed for sale in Miami (761 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 761 reduced listings, the median reduction is 5% (about $50K). Among the city's 4,624 condominium listings, 36.7% are asking below their original price, by a median 5.7%.\n\nNUT GRAF\nFor active Miami houses, the median recorded CumulativeDaysOnMarket value is 46 days and the median recorded DaysOnMarket value is 45 days, each calculated from non-missing values in that field (2,027 and 2,027 listings). 0.7% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 640 Miami houses under contract (Pending or Active Under Contract), 231 (36.1%) have a recorded asking price below their original list price; the median reduction among that group is 5.9%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.6% for houses and 37.4% for condominiums; Miami houses are in line with the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Miami: 2,028 [September 7, 2026]\n- Share asking below original list price, houses: 37.5% (761 of 2,028) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 2,027 / 1; 1,169 / 97 [September 7, 2026]\n- Median reduction among the 761 reduced houses: 5% (about $50K) [September 7, 2026]\n- Active condominium listings, Miami: 4,624 [September 7, 2026]\n- Share asking below original list price, condominiums: 36.7% (1,697 of 4,624) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 46 / 45 days (from 2,027 / 2,027 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 31.2% (632 of 2,027 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 36.1% (231 of 640) [September 7, 2026]\n- Miami-Dade County share asking below original, houses / condominiums: 37.6% / 37.4% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, North Miami Beach, West Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The Acreage, Coral Springs, North Miami, Hobe Sound, Stuart, Plantation, Westlake, Loxahatchee, Cooper City, Palm City, Wilton Manors, Fort Lauderdale [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"37.5 percent of single-family homes for sale in Miami have a current asking price below their original list price; among those 761 reduced listings the median reduction is $50K.\"\n- \"Among active Miami houses, the median recorded CumulativeDaysOnMarket value is 46 days and the median recorded DaysOnMarket value is 45 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 36.1 percent of the 640 Miami houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.9 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- miami-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Miami versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Miami houses 37.5%, Miami-Dade County houses 37.6%; Miami condominiums 36.7%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.\n- miami-true-days-on-market-r1-2026-09-07.png\n Caption: Active Miami houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 31.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 41.9%, 31-60 days 15.2%, 61-90 days 11.7%, 91-180 days 18.7%, 181+ days 12.5%. Condominiums: 0-30 days 29.7%, 31-60 days 12.5%, 61-90 days 11.1%, 91-180 days 22.8%, 181+ days 23.9%.\n- miami-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Miami houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 35.7% (56 of 157); $500K to $1M 38.4% (438 of 1140); $1M to $2M 39.6% (153 of 386); $2M to $5M 34.8% (81 of 233); $5M and up 29.5% (33 of 112).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miami, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (1,169 unchanged, 97 above original, 1 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 2,028 houses, 4,624 condominiums, 640 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-miami/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-1245a0228a92103fe7c7" }, { "slug": "miami", "city": "Miami", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "active": 4625, "with_fee": 4485, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 4625, "cut_count": 1698, "cut_pct": 36.7, "median_cut_pct": 5.7, "median_cut_dollars": 26000 }, "outliers_dropped": 90, "n": 4395, "median": 973, "p10": 414, "p25": 599, "p75": 1539, "p90": 2389, "min": 160, "max": 7501, "median_sqft": 1.14, "n_sqft": 4279, "median_pct_price": 2.19, "median_list_price": 499000, "median_year_built": 2007, "median_sqft_area": 1000, "over_1000": 2139, "over_1000_pct": 48.7, "under_500": 762, "under_500_pct": 17.3, "hi_thr": 1000, "lo_thr": 500, "over_hi": 2139, "over_hi_pct": 48.7, "under_lo": 762, "under_lo_pct": 17.3, "types": { "Condominium": { "count": 4217, "pct": 95.9 }, "Townhouse": { "count": 108, "pct": 2.5 }, "StockCooperative": { "count": 43, "pct": 1.0 }, "MobileHome": { "count": 14, "pct": 0.3 }, "Villa": { "count": 8, "pct": 0.2 }, "null": { "count": 3, "pct": 0.1 }, "SingleFamilyResidence": { "count": 2, "pct": 0.0 } }, "regime": { "COA": { "count": 3851, "pct": 87.6 }, "not_recorded": { "count": 383, "pct": 8.7 }, "HOA": { "count": 161, "pct": 3.7 } }, "villa_median": 415, "townhouse_median": 466, "cadence": { "Monthly": { "count": 4324, "pct": 98.4 }, "Quarterly": { "count": 63, "pct": 1.4 }, "Annually": { "count": 8, "pct": 0.2 } }, "stacked": { "count": 8, "pct": 0.2, "median_total": 1296, "median_master": 250 }, "bins": [ { "label": "Under $250", "count": 74, "pct": 1.7 }, { "label": "$250 to $500", "count": 688, "pct": 15.7 }, { "label": "$500 to $750", "count": 750, "pct": 17.1 }, { "label": "$750 to $1,000", "count": 744, "pct": 16.9 }, { "label": "$1,000 to $1,500", "count": 976, "pct": 22.2 }, { "label": "$1,500 to $2,000", "count": 540, "pct": 12.3 }, { "label": "$2,000 and up", "count": 623, "pct": 14.2 } ], "decades": [ { "label": "1950s", "n": 31, "median": 520, "median_sqft": 0.85 }, { "label": "1960s", "n": 331, "median": 552, "median_sqft": 0.63 }, { "label": "1970s", "n": 525, "median": 540, "median_sqft": 0.58 }, { "label": "1980s", "n": 527, "median": 575, "median_sqft": 0.57 }, { "label": "1990s", "n": 148, "median": 485, "median_sqft": 0.46 }, { "label": "2000s", "n": 1205, "median": 1200, "median_sqft": 1.17 }, { "label": "2010s", "n": 791, "median": 1400, "median_sqft": 1.44 }, { "label": "2020s", "n": 816, "median": 1144, "median_sqft": 1.54 } ], "bands": [ { "label": "Under $250K", "n": 604, "median": 500, "median_pct_price": 3.34 }, { "label": "$250K to $500K", "n": 1615, "median": 693, "median_pct_price": 2.31 }, { "label": "$500K to $1M", "n": 1362, "median": 1260, "median_pct_price": 2.23 }, { "label": "$1M and up", "n": 814, "median": 2382, "median_pct_price": 1.44 } ], "pre1995": { "n": 1505, "median": 549 }, "post2005": { "n": 2602, "median": 1265 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 2411, "pct": 62.3 }, { "key": "Water", "label": "Water", "count": 2357, "pct": 60.9 }, { "key": "Trash", "label": "Trash", "count": 2206, "pct": 57.0 }, { "key": "Sewer", "label": "Sewer", "count": 1845, "pct": 47.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 1628, "pct": 42.0 }, { "key": "Security", "label": "Security", "count": 1604, "pct": 41.4 }, { "key": "Pools", "label": "Pool", "count": 1565, "pct": 40.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 1467, "pct": 37.9 }, { "key": "CableTv", "label": "Cable TV", "count": 1211, "pct": 31.3 }, { "key": "Insurance", "label": "Building insurance", "count": 1082, "pct": 27.9 }, { "key": "Internet", "label": "Internet", "count": 985, "pct": 25.4 }, { "key": "HotWater", "label": "Hot water", "count": 827, "pct": 21.4 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 716, "pct": 18.5 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 540, "pct": 13.9 } ], "includes_n": 3872, "flags": { "sa_mentioned": { "count": 275, "pct": 6.3 }, "sa_none_or_paid": { "count": 177, "pct": 4.0 }, "sa_pending": { "count": 50, "pct": 1.1 }, "capital_contribution": { "count": 1, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 125, "pct": 2.8 }, "reserves": { "count": 18, "pct": 0.4 }, "land_lease": { "count": 18, "pct": 0.4 }, "remarks_n": 4386 }, "developments": [ { "name": "Paramount Miami Worldcenter", "master": null, "n": 61, "anecdotal": false, "median": 2200, "median_sqft": 1.76, "year_built": 2019, "median_list_price": 895000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Map of Miami Dade Co Fl Pb B 41", "master": null, "n": 52, "anecdotal": false, "median": 734, "median_sqft": 1.54, "year_built": 2022, "median_list_price": 657500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Iconbrickell", "master": null, "n": 44, "anecdotal": false, "median": 1435, "median_sqft": 1.46, "year_built": 2008, "median_list_price": 825000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Opera Tower", "master": null, "n": 43, "anecdotal": false, "median": 961, "median_sqft": 1.21, "year_built": 2007, "median_list_price": 348000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Icon Brickell", "master": null, "n": 37, "anecdotal": false, "median": 1830, "median_sqft": 1.7, "year_built": 2009, "median_list_price": 700000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Montecarlo", "master": null, "n": 37, "anecdotal": false, "median": 752, "median_sqft": 0.77, "year_built": 1972, "median_list_price": 160000, "sa_mentioned": 6, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Aston Martin Residences", "master": null, "n": 36, "anecdotal": false, "median": 3068, "median_sqft": 1.76, "year_built": 2024, "median_list_price": 3225000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Icon Brickell No Two", "master": null, "n": 35, "anecdotal": false, "median": 1674, "median_sqft": 1.26, "year_built": 2009, "median_list_price": 1125000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Paraiso Bayviews", "master": null, "n": 35, "anecdotal": false, "median": 1310, "median_sqft": 1.39, "year_built": 2018, "median_list_price": 599000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "501 First Residences", "master": null, "n": 34, "anecdotal": false, "median": 776, "median_sqft": 1.49, "year_built": 2025, "median_list_price": 530000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "801 Sma Residences", "master": null, "n": 34, "anecdotal": false, "median": 1868, "median_sqft": 1.62, "year_built": 2018, "median_list_price": 1028500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Venetia", "master": null, "n": 34, "anecdotal": false, "median": 1160, "median_sqft": 1.06, "year_built": 1980, "median_list_price": 425000, "sa_mentioned": 9, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "3401 Midtown", "master": null, "n": 33, "anecdotal": false, "median": 1219, "median_sqft": 1.7, "year_built": 2018, "median_list_price": 585000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Standard Residences", "master": null, "n": 33, "anecdotal": false, "median": 806, "median_sqft": 1.33, "year_built": 2026, "median_list_price": 840000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "1300 S Miami Avenue", "master": null, "n": 32, "anecdotal": false, "median": 1366, "median_sqft": 1.42, "year_built": 2016, "median_list_price": 785000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Rise", "master": null, "n": 32, "anecdotal": false, "median": 2142, "median_sqft": 1.68, "year_built": 2016, "median_list_price": 1198500, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Aria On the Bay", "master": null, "n": 31, "anecdotal": false, "median": 1258, "median_sqft": 1.06, "year_built": 2018, "median_list_price": 882000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "District 225", "master": null, "n": 30, "anecdotal": false, "median": 871, "median_sqft": 1.64, "year_built": 2025, "median_list_price": 590000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Reach", "master": null, "n": 30, "anecdotal": false, "median": 2137, "median_sqft": 1.69, "year_built": 2016, "median_list_price": 1045000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Buckley Towers Ea", "master": null, "n": 29, "anecdotal": false, "median": 552, "median_sqft": 0.64, "year_built": 1969, "median_list_price": 180000, "sa_mentioned": 2, "sa_pending": 2, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Wind", "master": null, "n": 29, "anecdotal": false, "median": 1155, "median_sqft": 1.12, "year_built": 2008, "median_list_price": 475000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "50 Biscayne", "master": null, "n": 28, "anecdotal": false, "median": 1356, "median_sqft": 1.15, "year_built": 2007, "median_list_price": 647500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Crosby", "master": null, "n": 28, "anecdotal": false, "median": 838, "median_sqft": 1.39, "year_built": 2025, "median_list_price": 572000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Met 1", "master": null, "n": 27, "anecdotal": false, "median": 1327, "median_sqft": 1.48, "year_built": 2008, "median_list_price": 550000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Echo Brickell", "master": null, "n": 26, "anecdotal": false, "median": 2850, "median_sqft": 2.36, "year_built": 2017, "median_list_price": 1532500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Vizcayne South", "master": null, "n": 26, "anecdotal": false, "median": 1234, "median_sqft": 1.25, "year_built": 2008, "median_list_price": 477500, "sa_mentioned": 5, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Brickell Flatiron", "master": null, "n": 25, "anecdotal": false, "median": 1579, "median_sqft": 1.52, "year_built": 2019, "median_list_price": 1349000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Miami North", "master": null, "n": 25, "anecdotal": false, "median": 1143, "median_sqft": 1.68, "year_built": 2026, "median_list_price": 850000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Paraiso Bay", "master": null, "n": 25, "anecdotal": false, "median": 1539, "median_sqft": 1.39, "year_built": 2018, "median_list_price": 886500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Toscano", "master": null, "n": 25, "anecdotal": false, "median": 1335, "median_sqft": 1.16, "year_built": 2007, "median_list_price": 439000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Brickell Heights West Con", "master": null, "n": 24, "anecdotal": false, "median": 1326, "median_sqft": 1.57, "year_built": 2017, "median_list_price": 580000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Epic West", "master": null, "n": 24, "anecdotal": false, "median": 2245, "median_sqft": 1.69, "year_built": 2008, "median_list_price": 1134500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Infinity at Brickell Cond", "master": "Brickell Cond", "n": 24, "anecdotal": false, "median": 1272, "median_sqft": 1.43, "year_built": 2008, "median_list_price": 481625, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ivy", "master": null, "n": 24, "anecdotal": false, "median": 1274, "median_sqft": 1.17, "year_built": 2008, "median_list_price": 557500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mint", "master": null, "n": 24, "anecdotal": false, "median": 1270, "median_sqft": 1.15, "year_built": 2010, "median_list_price": 627000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Club at Brickell Bay", "master": "Brickell Bay", "n": 24, "anecdotal": false, "median": 706, "median_sqft": 0.86, "year_built": 2005, "median_list_price": 532500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Una Residences", "master": null, "n": 24, "anecdotal": false, "median": 3404, "median_sqft": 1.73, "year_built": 2026, "median_list_price": 4000000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "1060 Brickell", "master": null, "n": 23, "anecdotal": false, "median": 1239, "median_sqft": 1.24, "year_built": 2008, "median_list_price": 469000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Mark On Brickell Cond", "master": null, "n": 23, "anecdotal": false, "median": 1754, "median_sqft": 1.54, "year_built": 2001, "median_list_price": 699000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Brickell Heights East Cond", "master": null, "n": 22, "anecdotal": false, "median": 1262, "median_sqft": 1.49, "year_built": 2017, "median_list_price": 603500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Centro", "master": null, "n": 22, "anecdotal": false, "median": 734, "median_sqft": 1.21, "year_built": 2016, "median_list_price": 422000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mar Len Gardens Corp Co Op", "master": null, "n": 22, "anecdotal": false, "median": 740, "median_sqft": 0.96, "year_built": 1964, "median_list_price": 71500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Towers of Quayside", "master": null, "n": 22, "anecdotal": false, "median": 1740, "median_sqft": 1.19, "year_built": 1981, "median_list_price": 394500, "sa_mentioned": 6, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Vizcayne North", "master": null, "n": 21, "anecdotal": false, "median": 1204, "median_sqft": 1.22, "year_built": 2008, "median_list_price": 495000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Casa Bella Residences", "master": null, "n": 20, "anecdotal": false, "median": 1500, "median_sqft": 0.98, "year_built": 2026, "median_list_price": 2245000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Quantum On the Bay North", "master": null, "n": 20, "anecdotal": false, "median": 1103, "median_sqft": 1.02, "year_built": 2008, "median_list_price": 562000, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Terrazas Riverpark Village", "master": null, "n": 20, "anecdotal": false, "median": 1208, "median_sqft": 1.23, "year_built": 2010, "median_list_price": 377000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "1100 Millecento Residence", "master": null, "n": 19, "anecdotal": false, "median": 897, "median_sqft": 0.97, "year_built": 2015, "median_list_price": 665000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Canvas", "master": null, "n": 19, "anecdotal": false, "median": 883, "median_sqft": 1.03, "year_built": 2018, "median_list_price": 470000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Northern Blvd Track", "master": null, "n": 19, "anecdotal": false, "median": 1208, "median_sqft": 1.88, "year_built": 2029, "median_list_price": 704000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Quadro", "master": null, "n": 19, "anecdotal": false, "median": 1152, "median_sqft": 1.45, "year_built": 2019, "median_list_price": 590000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Biscayne Beach", "master": null, "n": 18, "anecdotal": false, "median": 1504, "median_sqft": 1.47, "year_built": 2017, "median_list_price": 907000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Brickell On the River S Twr", "master": null, "n": 18, "anecdotal": false, "median": 1077, "median_sqft": 0.88, "year_built": 2006, "median_list_price": 577000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Metropolis Ii at Dadeland", "master": "Dadeland", "n": 18, "anecdotal": false, "median": 1350, "median_sqft": 1.21, "year_built": 2006, "median_list_price": 432450, "sa_mentioned": 5, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Nine at Mary Brickell Village", "master": "Mary Brickell Vil", "n": 18, "anecdotal": false, "median": 1224, "median_sqft": 1.15, "year_built": 2015, "median_list_price": 639500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "One Miami West", "master": null, "n": 18, "anecdotal": false, "median": 1252, "median_sqft": 1.04, "year_built": 2005, "median_list_price": 637500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Vue at Brickell", "master": "Brickell Condo", "n": 18, "anecdotal": false, "median": 1212, "median_sqft": 1.13, "year_built": 2004, "median_list_price": 477000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "500 Brickell West", "master": null, "n": 17, "anecdotal": false, "median": 1440, "median_sqft": 1.3, "year_built": 2008, "median_list_price": 590000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Americana Village", "master": null, "n": 17, "anecdotal": false, "median": 180, "median_sqft": 0.13, "year_built": 1993, "median_list_price": 290000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Gran Paraiso", "master": null, "n": 17, "anecdotal": false, "median": 1732, "median_sqft": 1.48, "year_built": 2019, "median_list_price": 1075000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Brickell Condo", "n": 27, "median": 1206, "enclaves": 3, "stacked_pct": 0.0 }, { "name": "Dadeland", "n": 26, "median": 1094, "enclaves": 3, "stacked_pct": 0.0 }, { "name": "Brickell Bay", "n": 24, "median": 706, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Brickell Cond", "n": 22, "median": 1214, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Mary Brickell Vil", "n": 17, "median": 1225, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Kendall Con", "n": 17, "median": 503, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Dadeland Condo", "n": 14, "median": 652, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Bricke", "n": 14, "median": 2286, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Fountains", "n": 8, "median": 354, "enclaves": 3, "stacked_pct": 0.0 }, { "name": "California Cl C", "n": 6, "median": 503, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Kendale Lake", "n": 6, "median": 334, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Calif Cl", "n": 5, "median": 724, "enclaves": 2, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 1009, "p25": 623, "p75": 1560, "n": 4218, "median_sqft": 1.15, "sa_pending_pct": 1.1 }, { "date": "2026-09-07", "median": 973, "p25": 599, "p75": 1539, "n": 4395, "median_sqft": 1.14, "sa_pending_pct": 1.1 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Miami condo for sale carries a $973-a-month association fee, 22% above the South Florida median", "48.7% of Miami condos on the market ask $1,000 or more a month in fees; 17.3% stay under $500", "Miami condos built since 2005 carry fees 130% higher than buildings from before 1995" ], "lede": "MIAMI, Fla., September 7, 2026 - The median monthly association fee across the 4,395 condominiums listed for sale in Miami is $973, with half of the listings between $599 and $1,539 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 22% above the five-county South Florida median of $800, and ranks Miami 23 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Miami carries a monthly association fee of $973, 22% above the five-county South Florida median of $800.\"", "\"48.7 percent of Miami condos on the market ask $1,000 or more a month in association fees; only 17.3 percent stay under $500.\"", "\"In Miami, a condo completed since 2005 carries a median fee of $1,265 a month, against $549 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Miami permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (90 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-miami/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Miami against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Miami median $973 a month, South Florida median $800; Miami ranks 23 of 69 cities.", "title": "Miami condo fees sit 22% above the South Florida median" }, { "caption": "Share of active Miami condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 1.7% (74 listings); $250 to $500 15.7% (688 listings); $500 to $750 17.1% (750 listings); $750 to $1,000 16.9% (744 listings); $1,000 to $1,500 22.2% (976 listings); $1,500 to $2,000 12.3% (540 listings); $2,000 and up 14.2% (623 listings).", "title": "22.2% of Miami condos for sale carry a fee of $1,000 to $1,500 a month" }, { "caption": "Median monthly-equivalent association fee for active Miami condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1950s $520 (31 listings); 1960s $552 (331 listings); 1970s $540 (525 listings); 1980s $575 (527 listings); 1990s $485 (148 listings); 2000s $1,200 (1205 listings); 2010s $1,400 (791 listings); 2020s $1,144 (816 listings).", "title": "Miami condos built since 2005 ask 130% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 4624 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 4624, "with_fee": 4484, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 4484, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 140, "n": 4394, "retained_n": 4394, "outliers_dropped": 90, "trim_applied": true, "cuts": { "active": 4624, "cut_count": 1697, "cut_pct": 36.7, "median_cut_pct": 5.7, "median_cut_dollars": 26000, "valid_price_count": 4624, "missing_price_count": 0, "unchanged_count": 2762, "raised_count": 165, "not_below_original_count": 2927, "cut_pct_denominator": 4624, "cut_sample_ok": true, "median_cut_n": 1697 }, "trim_bounds": { "p1": 159.66, "p99": 7511.5400000000045 }, "retained_small_sample": false, "retained_below_30": false, "median": 974, "p10": 414, "p25": 599, "p75": 1539, "p90": 2389, "min": 160, "max": 7501, "median_sqft": 1.14, "n_sqft": 4278, "median_pct_price": 2.19, "n_pct_price": 4394, "median_list_price": 499000, "median_year_built": 2007, "median_sqft_area": 1000, "over_1000": 2139, "over_1000_pct": 48.7, "under_500": 762, "under_500_pct": 17.3, "hi_thr": 1000, "lo_thr": 500, "over_hi": 2139, "over_hi_pct": 48.7, "under_lo": 762, "under_lo_pct": 17.3, "types": { "Condominium": { "count": 4216, "pct": 95.9 }, "Townhouse": { "count": 108, "pct": 2.5 }, "StockCooperative": { "count": 43, "pct": 1.0 }, "MobileHome": { "count": 14, "pct": 0.3 }, "Villa": { "count": 8, "pct": 0.2 }, "null": { "count": 3, "pct": 0.1 }, "SingleFamilyResidence": { "count": 2, "pct": 0.0 } }, "regime": { "COA": { "count": 3850, "pct": 87.6 }, "not_recorded": { "count": 383, "pct": 8.7 }, "HOA": { "count": 161, "pct": 3.7 } }, "villa_median": 415, "townhouse_median": 466, "cadence": { "Monthly": { "count": 4323, "pct": 98.4 }, "Quarterly": { "count": 63, "pct": 1.4 }, "Annually": { "count": 8, "pct": 0.2 } }, "stacked": { "count": 8, "pct": 0.2, "median_total": 1296, "median_master": 250 }, "bins": [ { "label": "Under $250", "count": 74, "pct": 1.7 }, { "label": "$250 to $500", "count": 688, "pct": 15.7 }, { "label": "$500 to $750", "count": 749, "pct": 17.0 }, { "label": "$750 to $1,000", "count": 744, "pct": 16.9 }, { "label": "$1,000 to $1,500", "count": 976, "pct": 22.2 }, { "label": "$1,500 to $2,000", "count": 540, "pct": 12.3 }, { "label": "$2,000 and up", "count": 623, "pct": 14.2 } ], "decades": [ { "label": "1950s", "n": 31, "median": 520, "median_sqft": 0.85 }, { "label": "1960s", "n": 331, "median": 552, "median_sqft": 0.63 }, { "label": "1970s", "n": 524, "median": 540, "median_sqft": 0.58 }, { "label": "1980s", "n": 527, "median": 575, "median_sqft": 0.57 }, { "label": "1990s", "n": 148, "median": 485, "median_sqft": 0.46 }, { "label": "2000s", "n": 1205, "median": 1200, "median_sqft": 1.17 }, { "label": "2010s", "n": 791, "median": 1400, "median_sqft": 1.44 }, { "label": "2020s", "n": 816, "median": 1144, "median_sqft": 1.54 } ], "bands": [ { "label": "Under $250K", "n": 603, "median": 500, "median_pct_price": 3.34 }, { "label": "$250K to $500K", "n": 1615, "median": 693, "median_pct_price": 2.31 }, { "label": "$500K to $1M", "n": 1362, "median": 1260, "median_pct_price": 2.23 }, { "label": "$1M and up", "n": 814, "median": 2382, "median_pct_price": 1.44 } ], "pre1995": { "n": 1504, "median": 550 }, "post2005": { "n": 2602, "median": 1265 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 2411, "pct": 62.3 }, { "key": "Water", "label": "Water", "count": 2356, "pct": 60.9 }, { "key": "Trash", "label": "Trash", "count": 2205, "pct": 57.0 }, { "key": "Sewer", "label": "Sewer", "count": 1844, "pct": 47.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 1627, "pct": 42.0 }, { "key": "Security", "label": "Security", "count": 1604, "pct": 41.4 }, { "key": "Pools", "label": "Pool", "count": 1564, "pct": 40.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 1466, "pct": 37.9 }, { "key": "CableTv", "label": "Cable TV", "count": 1211, "pct": 31.3 }, { "key": "Insurance", "label": "Building insurance", "count": 1081, "pct": 27.9 }, { "key": "Internet", "label": "Internet", "count": 985, "pct": 25.4 }, { "key": "HotWater", "label": "Hot water", "count": 827, "pct": 21.4 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 716, "pct": 18.5 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 540, "pct": 13.9 } ], "includes_n": 3871, "flags": { "sa_mentioned": { "count": 275, "pct": 6.3 }, "sa_none_or_paid": { "count": 177, "pct": 4.0 }, "sa_pending": { "count": 50, "pct": 1.1 }, "capital_contribution": { "count": 1, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 125, "pct": 2.8 }, "reserves": { "count": 18, "pct": 0.4 }, "land_lease": { "count": 18, "pct": 0.4 }, "remarks_n": 4385 }, "denominators": { "fee_percentages": 4394, "fee_medians_percentiles": 4394, "median_sqft": 4278, "median_pct_price": 4394, "includes_pct": 3871, "flags_pct": 4394, "cut_pct": 4624 }, "developments": [ { "name": "Paramount Miami Worldcenter", "master": null, "n": 61, "anecdotal": false, "median": 2200, "median_sqft": 1.76, "year_built": 2019, "median_list_price": 895000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Map of Miami Dade Co Fl Pb B 41", "master": null, "n": 52, "anecdotal": false, "median": 734, "median_sqft": 1.54, "year_built": 2022, "median_list_price": 657500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Iconbrickell", "master": null, "n": 44, "anecdotal": false, "median": 1435, "median_sqft": 1.46, "year_built": 2008, "median_list_price": 825000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Opera Tower", "master": null, "n": 43, "anecdotal": false, "median": 961, "median_sqft": 1.21, "year_built": 2007, "median_list_price": 348000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Icon Brickell", "master": null, "n": 37, "anecdotal": false, "median": 1830, "median_sqft": 1.7, "year_built": 2009, "median_list_price": 700000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Montecarlo", "master": null, "n": 37, "anecdotal": false, "median": 752, "median_sqft": 0.77, "year_built": 1972, "median_list_price": 160000, "sa_mentioned": 6, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Aston Martin Residences", "master": null, "n": 36, "anecdotal": false, "median": 3068, "median_sqft": 1.76, "year_built": 2024, "median_list_price": 3225000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Icon Brickell No Two", "master": null, "n": 35, "anecdotal": false, "median": 1674, "median_sqft": 1.26, "year_built": 2009, "median_list_price": 1125000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Paraiso Bayviews", "master": null, "n": 35, "anecdotal": false, "median": 1310, "median_sqft": 1.39, "year_built": 2018, "median_list_price": 599000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "501 First Residences", "master": null, "n": 34, "anecdotal": false, "median": 776, "median_sqft": 1.49, "year_built": 2025, "median_list_price": 530000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "801 Sma Residences", "master": null, "n": 34, "anecdotal": false, "median": 1868, "median_sqft": 1.62, "year_built": 2018, "median_list_price": 1028500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Venetia", "master": null, "n": 34, "anecdotal": false, "median": 1160, "median_sqft": 1.06, "year_built": 1980, "median_list_price": 425000, "sa_mentioned": 9, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "3401 Midtown", "master": null, "n": 33, "anecdotal": false, "median": 1219, "median_sqft": 1.7, "year_built": 2018, "median_list_price": 585000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Standard Residences", "master": null, "n": 33, "anecdotal": false, "median": 806, "median_sqft": 1.33, "year_built": 2026, "median_list_price": 840000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "1300 S Miami Avenue", "master": null, "n": 32, "anecdotal": false, "median": 1366, "median_sqft": 1.42, "year_built": 2016, "median_list_price": 785000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Rise", "master": null, "n": 32, "anecdotal": false, "median": 2142, "median_sqft": 1.68, "year_built": 2016, "median_list_price": 1198500, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Aria On the Bay", "master": null, "n": 31, "anecdotal": false, "median": 1258, "median_sqft": 1.06, "year_built": 2018, "median_list_price": 882000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "District 225", "master": null, "n": 30, "anecdotal": false, "median": 871, "median_sqft": 1.64, "year_built": 2025, "median_list_price": 590000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Reach", "master": null, "n": 30, "anecdotal": false, "median": 2137, "median_sqft": 1.69, "year_built": 2016, "median_list_price": 1045000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Buckley Towers Ea", "master": null, "n": 29, "anecdotal": false, "median": 552, "median_sqft": 0.64, "year_built": 1969, "median_list_price": 180000, "sa_mentioned": 2, "sa_pending": 2, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Wind", "master": null, "n": 29, "anecdotal": false, "median": 1155, "median_sqft": 1.12, "year_built": 2008, "median_list_price": 475000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "50 Biscayne", "master": null, "n": 28, "anecdotal": false, "median": 1356, "median_sqft": 1.15, "year_built": 2007, "median_list_price": 647500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Crosby", "master": null, "n": 28, "anecdotal": false, "median": 838, "median_sqft": 1.39, "year_built": 2025, "median_list_price": 572000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Met 1", "master": null, "n": 27, "anecdotal": false, "median": 1327, "median_sqft": 1.48, "year_built": 2008, "median_list_price": 550000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Echo Brickell", "master": null, "n": 26, "anecdotal": false, "median": 2850, "median_sqft": 2.36, "year_built": 2017, "median_list_price": 1532500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Vizcayne South", "master": null, "n": 26, "anecdotal": false, "median": 1234, "median_sqft": 1.25, "year_built": 2008, "median_list_price": 477500, "sa_mentioned": 5, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Brickell Flatiron", "master": null, "n": 25, "anecdotal": false, "median": 1579, "median_sqft": 1.52, "year_built": 2019, "median_list_price": 1349000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Miami North", "master": null, "n": 25, "anecdotal": false, "median": 1143, "median_sqft": 1.68, "year_built": 2026, "median_list_price": 850000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Paraiso Bay", "master": null, "n": 25, "anecdotal": false, "median": 1539, "median_sqft": 1.39, "year_built": 2018, "median_list_price": 886500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Toscano", "master": null, "n": 25, "anecdotal": false, "median": 1335, "median_sqft": 1.16, "year_built": 2007, "median_list_price": 439000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Brickell Heights West Con", "master": null, "n": 24, "anecdotal": false, "median": 1326, "median_sqft": 1.57, "year_built": 2017, "median_list_price": 580000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Epic West", "master": null, "n": 24, "anecdotal": false, "median": 2245, "median_sqft": 1.69, "year_built": 2008, "median_list_price": 1134500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Infinity at Brickell Cond", "master": "Brickell Cond", "n": 24, "anecdotal": false, "median": 1272, "median_sqft": 1.43, "year_built": 2008, "median_list_price": 481625, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ivy", "master": null, "n": 24, "anecdotal": false, "median": 1274, "median_sqft": 1.17, "year_built": 2008, "median_list_price": 557500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mint", "master": null, "n": 24, "anecdotal": false, "median": 1270, "median_sqft": 1.15, "year_built": 2010, "median_list_price": 627000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Club at Brickell Bay", "master": "Brickell Bay", "n": 24, "anecdotal": false, "median": 706, "median_sqft": 0.86, "year_built": 2005, "median_list_price": 532500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Una Residences", "master": null, "n": 24, "anecdotal": false, "median": 3404, "median_sqft": 1.73, "year_built": 2026, "median_list_price": 4000000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "1060 Brickell", "master": null, "n": 23, "anecdotal": false, "median": 1239, "median_sqft": 1.24, "year_built": 2008, "median_list_price": 469000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Mark On Brickell Cond", "master": null, "n": 23, "anecdotal": false, "median": 1754, "median_sqft": 1.54, "year_built": 2001, "median_list_price": 699000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Brickell Heights East Cond", "master": null, "n": 22, "anecdotal": false, "median": 1262, "median_sqft": 1.49, "year_built": 2017, "median_list_price": 603500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Centro", "master": null, "n": 22, "anecdotal": false, "median": 734, "median_sqft": 1.21, "year_built": 2016, "median_list_price": 422000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mar Len Gardens Corp Co Op", "master": null, "n": 22, "anecdotal": false, "median": 740, "median_sqft": 0.96, "year_built": 1964, "median_list_price": 71500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Towers of Quayside", "master": null, "n": 22, "anecdotal": false, "median": 1740, "median_sqft": 1.19, "year_built": 1981, "median_list_price": 394500, "sa_mentioned": 6, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Vizcayne North", "master": null, "n": 21, "anecdotal": false, "median": 1204, "median_sqft": 1.22, "year_built": 2008, "median_list_price": 495000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Casa Bella Residences", "master": null, "n": 20, "anecdotal": false, "median": 1500, "median_sqft": 0.98, "year_built": 2026, "median_list_price": 2245000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Quantum On the Bay North", "master": null, "n": 20, "anecdotal": false, "median": 1103, "median_sqft": 1.02, "year_built": 2008, "median_list_price": 562000, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Terrazas Riverpark Village", "master": null, "n": 20, "anecdotal": false, "median": 1208, "median_sqft": 1.23, "year_built": 2010, "median_list_price": 377000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "1100 Millecento Residence", "master": null, "n": 19, "anecdotal": false, "median": 897, "median_sqft": 0.97, "year_built": 2015, "median_list_price": 665000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Canvas", "master": null, "n": 19, "anecdotal": false, "median": 883, "median_sqft": 1.03, "year_built": 2018, "median_list_price": 470000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Northern Blvd Track", "master": null, "n": 19, "anecdotal": false, "median": 1208, "median_sqft": 1.88, "year_built": 2029, "median_list_price": 704000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Quadro", "master": null, "n": 19, "anecdotal": false, "median": 1152, "median_sqft": 1.45, "year_built": 2019, "median_list_price": 590000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Biscayne Beach", "master": null, "n": 18, "anecdotal": false, "median": 1504, "median_sqft": 1.47, "year_built": 2017, "median_list_price": 907000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Brickell On the River S Twr", "master": null, "n": 18, "anecdotal": false, "median": 1077, "median_sqft": 0.88, "year_built": 2006, "median_list_price": 577000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Metropolis Ii at Dadeland", "master": "Dadeland", "n": 18, "anecdotal": false, "median": 1350, "median_sqft": 1.21, "year_built": 2006, "median_list_price": 432450, "sa_mentioned": 5, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Nine at Mary Brickell Village", "master": "Mary Brickell Vil", "n": 18, "anecdotal": false, "median": 1224, "median_sqft": 1.15, "year_built": 2015, "median_list_price": 639500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "One Miami West", "master": null, "n": 18, "anecdotal": false, "median": 1252, "median_sqft": 1.04, "year_built": 2005, "median_list_price": 637500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Vue at Brickell", "master": "Brickell Condo", "n": 18, "anecdotal": false, "median": 1212, "median_sqft": 1.13, "year_built": 2004, "median_list_price": 477000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "500 Brickell West", "master": null, "n": 17, "anecdotal": false, "median": 1440, "median_sqft": 1.3, "year_built": 2008, "median_list_price": 590000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Americana Village", "master": null, "n": 17, "anecdotal": false, "median": 180, "median_sqft": 0.13, "year_built": 1993, "median_list_price": 290000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Gran Paraiso", "master": null, "n": 17, "anecdotal": false, "median": 1732, "median_sqft": 1.48, "year_built": 2019, "median_list_price": 1075000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Brickell Condo", "n": 27, "median": 1206, "enclaves": 3, "stacked_pct": 0.0 }, { "name": "Dadeland", "n": 26, "median": 1094, "enclaves": 3, "stacked_pct": 0.0 }, { "name": "Brickell Bay", "n": 24, "median": 706, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Brickell Cond", "n": 22, "median": 1214, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Mary Brickell Vil", "n": 17, "median": 1225, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Kendall Con", "n": 17, "median": 503, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Dadeland Condo", "n": 14, "median": 652, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Bricke", "n": 14, "median": 2286, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Fountains", "n": 8, "median": 354, "enclaves": 3, "stacked_pct": 0.0 }, { "name": "California Cl C", "n": 6, "median": 503, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Kendale Lake", "n": 6, "median": 334, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Calif Cl", "n": 5, "median": 724, "enclaves": 2, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 974, "p25": 599, "p75": 1539, "n": 4394, "median_sqft": 1.14, "sa_pending_pct": 1.1 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Miami condo monthly association fees have a median of $974 in the retained usable-fee sample of 4,394 listings, 22% above the five-county median", "In Miami's retained usable-fee sample (4,394 listings after exclusions and percentile trimming), 48.7% have monthly-equivalent fees of $1,000 or more and 17.3% are below $500", "Miami condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=2602) vs pre-1995 (n=1504), monthly median 130% higher" ], "lede": "MIAMI, Fla., September 7, 2026 - Among 4,394 active condominium listings in Miami retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $974, with the middle half between $599 and $1,539, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 4,624 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 22% above the separately trimmed five-county median of $800 and ranks 23rd among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Miami's retained usable-fee sample (n=4,394), after exclusions and percentile trimming, is $974, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Miami condos in the retained usable-fee sample (n=4,394) after exclusions and percentile trimming, 48.7 percent have listed monthly-equivalent fees of $1,000 or more and 17.3 percent are below $500.\"", "\"Among the retained usable-fee listings in Miami with a recorded construction year, the median monthly-equivalent fee is $1,265 for a recorded year built of 2005 or later (2602 listings) and $550 for those built before 1995 (1504 listings).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Miami, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (4,484 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (90 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 4,394 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 4,624 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-miami/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Miami and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Miami retained-sample median $974 a month (n=4,394); five-county median $800 (n=22,695, region-level trim).", "title": "Miami condos, retained usable-fee sample (n=4,394): median $974/month, 22% above the five-county median of $800", "visible_labels": [ "$974", "4,394", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 4,394 active Miami condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 1.7% (74 listings); $250 to $500 15.7% (688 listings); $500 to $750 17% (749 listings); $750 to $1,000 16.9% (744 listings); $1,000 to $1,500 22.2% (976 listings); $1,500 to $2,000 12.3% (540 listings); $2,000 and up 14.2% (623 listings).", "title": "22.2% of Miami's retained usable-fee sample (4,394 listings) falls in the $1,000 to $1,500 monthly band", "visible_labels": [ "1.7%", "74", "15.7%", "688", "17%", "749", "16.9%", "744", "22.2%", "976", "12.3%", "540", "14.2%", "623" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Miami condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=2602; pre-1995 n=1504.", "alt": "Column chart of median fee by recorded decade built: 1950s $520 (31 listings); 1960s $552 (331 listings); 1970s $540 (524 listings); 1980s $575 (527 listings); 1990s $485 (148 listings); 2000s $1,200 (1205 listings); 2010s $1,400 (791 listings); 2020s $1,144 (816 listings). Recorded year built 2005 or later $1,265 (2602 listings); before 1995 $550 (1504 listings).", "title": "Miami condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=2602) vs pre-1995 (n=1504), monthly median 130% higher", "visible_labels": [ "$520", "31", "$552", "331", "$540", "524", "$575", "527", "$485", "148", "$1,200", "1205", "$1,400", "791", "$1,144", "816", "$1,265", "2602", "$550", "1504" ] } ] } }, "figure_changes": [ { "field": "city.active", "before": 4625, "after": 4624, "before_present": true, "after_present": true }, { "field": "city.bands[0].n", "before": 604, "after": 603, "before_present": true, "after_present": true }, { "field": "city.bins[2].count", "before": 750, "after": 749, "before_present": true, "after_present": true }, { "field": "city.bins[2].pct", "before": 17.1, "after": 17.0, "before_present": true, "after_present": true }, { "field": "city.cadence.Monthly.count", "before": 4324, "after": 4323, "before_present": true, "after_present": true }, { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 4624, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.active", "before": 4625, "after": 4624, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_count", "before": 1698, "after": 1697, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 4624, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 1697, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 2927, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 2762, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 4624, "before_present": false, "after_present": true }, { "field": "city.decades[2].n", "before": 525, "after": 524, "before_present": true, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 4624, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 4394, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 4394, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 4394, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 3871, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 4394, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 4278, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 4484, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.flags.remarks_n", "before": 4386, "after": 4385, "before_present": true, "after_present": true }, { "field": "city.includes[1].count", "before": 2357, "after": 2356, "before_present": true, "after_present": true }, { "field": "city.includes[2].count", "before": 2206, "after": 2205, "before_present": true, "after_present": true }, { "field": "city.includes[3].count", "before": 1845, "after": 1844, "before_present": true, "after_present": true }, { "field": "city.includes[4].count", "before": 1628, "after": 1627, "before_present": true, "after_present": true }, { "field": "city.includes[6].count", "before": 1565, "after": 1564, "before_present": true, "after_present": true }, { "field": "city.includes[7].count", "before": 1467, "after": 1466, "before_present": true, "after_present": true }, { "field": "city.includes[9].count", "before": 1082, "after": 1081, "before_present": true, "after_present": true }, { "field": "city.includes_n", "before": 3872, "after": 3871, "before_present": true, "after_present": true }, { "field": "city.median", "before": 973, "after": 974, "before_present": true, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n", "before": 4395, "after": 4394, "before_present": true, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 4394, "before_present": false, "after_present": true }, { "field": "city.n_sqft", "before": 4279, "after": 4278, "before_present": true, "after_present": true }, { "field": "city.pre1995.median", "before": 549, "after": 550, "before_present": true, "after_present": true }, { "field": "city.pre1995.n", "before": 1505, "after": 1504, "before_present": true, "after_present": true }, { "field": "city.regime.COA.count", "before": 3851, "after": 3850, "before_present": true, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 4394, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 159.66, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 7511.5400000000045, "before_present": false, "after_present": true }, { "field": "city.types.Condominium.count", "before": 4217, "after": 4216, "before_present": true, "after_present": true }, { "field": "city.with_fee", "before": 4485, "after": 4484, "before_present": true, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Miami median $973 a month, South Florida median $800; Miami ranks 23 of 69 cities.", "after": "Dot strip chart in five county lanes. Miami retained-sample median $974 a month (n=4,394); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Miami against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Miami and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Miami condo fees sit 22% above the South Florida median", "after": "Miami condos, retained usable-fee sample (n=4,394): median $974/month, 22% above the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$974", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "4,394", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 1.7% (74 listings); $250 to $500 15.7% (688 listings); $500 to $750 17.1% (750 listings); $750 to $1,000 16.9% (744 listings); $1,000 to $1,500 22.2% (976 listings); $1,500 to $2,000 12.3% (540 listings); $2,000 and up 14.2% (623 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 1.7% (74 listings); $250 to $500 15.7% (688 listings); $500 to $750 17% (749 listings); $750 to $1,000 16.9% (744 listings); $1,000 to $1,500 22.2% (976 listings); $1,500 to $2,000 12.3% (540 listings); $2,000 and up 14.2% (623 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Miami condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 4,394 active Miami condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "22.2% of Miami condos for sale carry a fee of $1,000 to $1,500 a month", "after": "22.2% of Miami's retained usable-fee sample (4,394 listings) falls in the $1,000 to $1,500 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "1.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "12.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "540", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "14.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "623", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "74", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "15.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "688", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "17%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "749", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "16.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "744", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "22.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "976", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1950s $520 (31 listings); 1960s $552 (331 listings); 1970s $540 (525 listings); 1980s $575 (527 listings); 1990s $485 (148 listings); 2000s $1,200 (1205 listings); 2010s $1,400 (791 listings); 2020s $1,144 (816 listings).", "after": "Column chart of median fee by recorded decade built: 1950s $520 (31 listings); 1960s $552 (331 listings); 1970s $540 (524 listings); 1980s $575 (527 listings); 1990s $485 (148 listings); 2000s $1,200 (1205 listings); 2010s $1,400 (791 listings); 2020s $1,144 (816 listings). Recorded year built 2005 or later $1,265 (2602 listings); before 1995 $550 (1504 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Miami condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Miami condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=2602; pre-1995 n=1504.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Miami condos built since 2005 ask 130% more in fees than those built before 1995", "after": "Miami condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=2602) vs pre-1995 (n=1504), monthly median 130% higher", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$520", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$1,200", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "1205", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "$1,400", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "791", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "$1,144", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[15]", "before": null, "after": "816", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[16]", "before": null, "after": "$1,265", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[17]", "before": null, "after": "2602", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[18]", "before": null, "after": "$550", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[19]", "before": null, "after": "1504", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "31", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$552", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "331", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$540", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "524", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$575", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "527", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$485", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "148", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Miami condo for sale carries a $973-a-month association fee, 22% above the South Florida median", "after": "Miami condo monthly association fees have a median of $974 in the retained usable-fee sample of 4,394 listings, 22% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "48.7% of Miami condos on the market ask $1,000 or more a month in fees; 17.3% stay under $500", "after": "In Miami's retained usable-fee sample (4,394 listings after exclusions and percentile trimming), 48.7% have monthly-equivalent fees of $1,000 or more and 17.3% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Miami condos built since 2005 carry fees 130% higher than buildings from before 1995", "after": "Miami condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=2602) vs pre-1995 (n=1504), monthly median 130% higher", "before_present": true, "after_present": true }, { "field": "lede", "before": "MIAMI, Fla., September 7, 2026 - The median monthly association fee across the 4,395 condominiums listed for sale in Miami is $973, with half of the listings between $599 and $1,539 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 22% above the five-county South Florida median of $800, and ranks Miami 23 of 69 cities.", "after": "MIAMI, Fla., September 7, 2026 - Among 4,394 active condominium listings in Miami retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $974, with the middle half between $599 and $1,539, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 4,624 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 22% above the separately trimmed five-county median of $800 and ranks 23rd among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Miami permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (90 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-miami/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Miami, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (4,484 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (90 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 4,394 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 4,624 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-miami/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Miami carries a monthly association fee of $973, 22% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Miami's retained usable-fee sample (n=4,394), after exclusions and percentile trimming, is $974, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"48.7 percent of Miami condos on the market ask $1,000 or more a month in association fees; only 17.3 percent stay under $500.\"", "after": "\"Among Miami condos in the retained usable-fee sample (n=4,394) after exclusions and percentile trimming, 48.7 percent have listed monthly-equivalent fees of $1,000 or more and 17.3 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Miami, a condo completed since 2005 carries a median fee of $1,265 a month, against $549 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Miami with a recorded construction year, the median monthly-equivalent fee is $1,265 for a recorded year built of 2005 or later (2602 listings) and $550 for those built before 1995 (1504 listings).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "1e4dd4c0e781056cc756b8b2f2e604a40dc0ad7debed89b64b54040e64ce6539", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nMiami condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Miami condo for sale carries a $973-a-month association fee, 22% above the South Florida\nmedian\n48.7% of Miami condos on the market ask $1,000 or more a month in fees; 17.3% stay under $500\nMiami condos built since 2005 carry fees 130% higher than buildings from before 1995\nLEDE\nMIAMI, Fla., September 7, 2026 - The median monthly association fee across the 4,395 condominiums listed\nfor sale in Miami is $973, with half of the listings between $599 and $1,539 a month, according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. That is 22% above the five-county South Florida\nmedian of $800, and ranks Miami 23 of 69 cities.\nNUT GRAF\nPer square foot, the median Miami condo fee is $1.14 a month on a median unit of 1,000 square feet; at the\nmedian asking price of $499K, a year of fees equals 2.19% of the price. 48.7% of listings ask $1,000 or more a\nmonth and 17.3% under $500. 0.2% of listings report two association layers (a master and a sub-association);\n1.4% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 6.3% of listings, describe one as pending or payable by the buyer on 1.1%, and mention a\nmandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of $1,265 against\n$549 for those completed before 1995.\nFACT BOX\nActive condominium listings, Miami\n4,625 (4,395 with a usable fee after the\n1% trim)\nSeptember 7, 2026\nMedian monthly association fee\n$973\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$599 to $1,539\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.14 (median unit 1,000 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n2.19% (asking $499K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n48.7% / 17.3%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0.2% (8)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n1.4%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n6.3% / 1.1%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Miami ranks 23 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$1,265 (2602 listings) / $549 (1505\nlistings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Miami carries a monthly association fee of $973, 22% above\nthe five-county South Florida median of $800.\"\n\"48.7 percent of Miami condos on the market ask $1,000 or more a month in association fees; only 17.3\npercent stay under $500.\"\n\"In Miami, a condo completed since 2005 carries a median fee of $1,265 a month, against $549 for a\nbuilding completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Miami against every South Florida city with 30 or more active condo listings, grouped by\ncounty, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Miami condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via\nPBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Miami condominiums by decade the building was completed, September 7, 2026.\nDecades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Miami permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (90 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-miami/ . Attribution:\nPBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real\nestate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "8c00da04ae119dc005b8f79f757c9cc9249f90b49d3590e9dedc539b6aa6f3a0", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nMiami condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/miami/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nMiami condo monthly association fees have a median of $974 in the retained usable-fee sample of 4,394\nlistings, 22% above the five-county median\nIn Miami's retained usable-fee sample (4,394 listings after exclusions and percentile trimming), 48.7% have\nmonthly-equivalent fees of $1,000 or more and 17.3% are below $500\nMiami condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=2602) vs pre-1995 (n=1504),\nmonthly median 130% higher\nLEDE\nMIAMI, Fla., September 7, 2026 - Among 4,394 active condominium listings in Miami retained after excluding\nunusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile,\nthe median monthly association fee is $974, with the middle half between $599 and $1,539, according to PBP\nReal Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 4,624 active\ncondominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not\nevery property for sale. The city median is 22% above the separately trimmed five-county median of $800 and\nranks 23rd among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Miami condo fee is $1.14 a month (4,278 retained\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nlistings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.19% of\nthe listing's current asking price across 4,394 retained listings with a current asking price of at least $20,000;\nthis is the median of per-listing ratios. 48.7% of the retained sample have fees of $1,000 or more a month and\n17.3% are below $500. 0.2% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 1.4% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 6.3% of the retained sample, describe one as pending or payable by\nthe buyer on 1.1%, and mention a mandatory club or membership on 0%; 4,385 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. Among retained listings\nwith a recorded construction year, the median monthly-equivalent fee is $1,265 for a recorded year built of\n2005 or later (2602 listings) and $550 for those built before 1995 (1504 listings); construction year is a\nrecorded field and this comparison does not explain why fees differ. \nFACT BOX\nActive condominium listings, Miami (before\nexclusions and trimming)\n4,624\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n4,484 / 4,394 (90 trimmed; 0 fee without\nbilling frequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$974\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$599 to $1,539\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.14 (4,278 retained listings with recorded\nliving area of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n2.19% (4,394 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n48.7% (2,139) / 17.3% (762) of 4,394\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0.2% (8)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n1.4%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n6.3% / 1.1%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Miami ranks 23rd among\n69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$1,265 (2005+ n=2602) / $550 (pre-1995\nn=1504)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Miami's retained usable-fee sample (n=4,394), after\nexclusions and percentile trimming, is $974, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Miami condos in the retained usable-fee sample (n=4,394) after exclusions and percentile\ntrimming, 48.7 percent have listed monthly-equivalent fees of $1,000 or more and 17.3 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Miami with a recorded construction year, the median monthly-\nequivalent fee is $1,265 for a recorded year built of 2005 or later (2602 listings) and $550 for those built\nbefore 1995 (1504 listings).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Miami and the\npublished comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses\na separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Miami retained-sample median $974 a month\n(n=4,394); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 4,394 active Miami condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 1.7% (74\nlistings); $250 to $500 15.7% (688 listings); $500 to $750 17% (749 listings); $750 to $1,000 16.9% (744\nlistings); $1,000 to $1,500 22.2% (976 listings); $1,500 to $2,000 12.3% (540 listings); $2,000 and up 14.2%\n(623 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Miami condominiums in the retained usable-fee sample\nafter exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year;\ndecades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=2602;\npre-1995 n=1504.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1950s $520 (31 listings); 1960s\n$552 (331 listings); 1970s $540 (524 listings); 1980s $575 (527 listings); 1990s $485 (148 listings); 2000s\n$1,200 (1205 listings); 2010s $1,400 (791 listings); 2020s $1,144 (816 listings). Recorded year built 2005 or\nlater $1,265 (2602 listings); before 1995 $550 (1504 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Miami, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (4,484 here). Fees below the 1st or above the 99th percentile\nare excluded by the stated percentile rule (90 here); these records have not been independently verified as errors. This leaves the\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nretained usable-fee sample of 4,394 listings; every fee median, percentile, band share and percentage in this kit describes that\nretained sample, not all 4,624 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a\nverified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings\nthrough the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate\nsource table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-miami/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "296b075ca89e669a102efc0acced0adf003220c1025387de0ea31e85eb5a2b3c", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - MIAMI CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Miami condo monthly association fees have a median of $974 in the retained usable-fee sample of 4,394 listings, 22% above the five-county median\n2. In Miami's retained usable-fee sample (4,394 listings after exclusions and percentile trimming), 48.7% have monthly-equivalent fees of $1,000 or more and 17.3% are below $500\n3. Miami condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=2602) vs pre-1995 (n=1504), monthly median 130% higher\n\nLEDE\nMIAMI, Fla., September 7, 2026 - Among 4,394 active condominium listings in Miami retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $974, with the middle half between $599 and $1,539, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 4,624 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 22% above the separately trimmed five-county median of $800 and ranks 23rd among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Miami condo fee is $1.14 a month (4,278 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.19% of the listing's current asking price across 4,394 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 48.7% of the retained sample have fees of $1,000 or more a month and 17.3% are below $500. 0.2% of the retained sample report two association layers (a master and a sub-association, summed here); 1.4% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 6.3% of the retained sample, describe one as pending or payable by the buyer on 1.1%, and mention a mandatory club or membership on 0%; 4,385 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $1,265 for a recorded year built of 2005 or later (2602 listings) and $550 for those built before 1995 (1504 listings); construction year is a recorded field and this comparison does not explain why fees differ. \n\nFACT BOX (exact figures)\n- Active condominium listings, Miami (before exclusions and trimming): 4,624 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 4,484 / 4,394 (90 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $974 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $599 to $1,539 [September 7, 2026]\n- Median fee per square foot per month: $1.14 (4,278 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 2.19% (4,394 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 48.7% (2,139) / 17.3% (762) of 4,394 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0.2% (8) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 1.4% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 6.3% / 1.1% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Miami ranks 23rd among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $1,265 (2005+ n=2602) / $550 (pre-1995 n=1504) [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Miami's retained usable-fee sample (n=4,394), after exclusions and percentile trimming, is $974, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Miami condos in the retained usable-fee sample (n=4,394) after exclusions and percentile trimming, 48.7 percent have listed monthly-equivalent fees of $1,000 or more and 17.3 percent are below $500.\"\n- \"Among the retained usable-fee listings in Miami with a recorded construction year, the median monthly-equivalent fee is $1,265 for a recorded year built of 2005 or later (2602 listings) and $550 for those built before 1995 (1504 listings).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- miami-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Miami and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Miami retained-sample median $974 a month (n=4,394); five-county median $800 (n=22,695, region-level trim).\n- miami-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 4,394 active Miami condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 1.7% (74 listings); $250 to $500 15.7% (688 listings); $500 to $750 17% (749 listings); $750 to $1,000 16.9% (744 listings); $1,000 to $1,500 22.2% (976 listings); $1,500 to $2,000 12.3% (540 listings); $2,000 and up 14.2% (623 listings).\n- miami-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Miami condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=2602; pre-1995 n=1504.\n Alt text: Column chart of median fee by recorded decade built: 1950s $520 (31 listings); 1960s $552 (331 listings); 1970s $540 (524 listings); 1980s $575 (527 listings); 1990s $485 (148 listings); 2000s $1,200 (1205 listings); 2010s $1,400 (791 listings); 2020s $1,144 (816 listings). Recorded year built 2005 or later $1,265 (2602 listings); before 1995 $550 (1504 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Miami, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (4,484 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (90 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 4,394 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 4,624 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-miami/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "miami", "city": "Miami", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "active": 385, "with_fee": 331, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 385, "cut_count": 150, "cut_pct": 39.0, "median_cut_pct": 3.1, "median_cut_dollars": 16645 }, "outliers_dropped": 4, "n": 327, "median": 195, "p10": 75, "p25": 138, "p75": 292, "p90": 432, "min": 10, "max": 911, "median_sqft": 0.13, "n_sqft": 313, "median_pct_price": 0.48, "median_list_price": 490000, "median_year_built": 2020, "median_sqft_area": 1504, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 309, "under_500_pct": 94.5, "hi_thr": 500, "lo_thr": 200, "over_hi": 18, "over_hi_pct": 5.5, "under_lo": 168, "under_lo_pct": 51.4, "types": { "Townhouse": { "count": 300, "pct": 91.7 }, "Villa": { "count": 27, "pct": 8.3 } }, "regime": { "HOA": { "count": 263, "pct": 80.4 }, "not_recorded": { "count": 64, "pct": 19.6 } }, "villa_median": 180, "townhouse_median": 195, "cadence": { "Monthly": { "count": 314, "pct": 96.0 }, "Quarterly": { "count": 10, "pct": 3.1 }, "Annually": { "count": 2, "pct": 0.6 }, "SemiAnnually": { "count": 1, "pct": 0.3 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 46, "pct": 14.1 }, { "label": "$100 to $200", "count": 122, "pct": 37.3 }, { "label": "$200 to $300", "count": 81, "pct": 24.8 }, { "label": "$300 to $400", "count": 37, "pct": 11.3 }, { "label": "$400 to $600", "count": 24, "pct": 7.3 }, { "label": "$600 to $1,000", "count": 17, "pct": 5.2 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 1, "median": 190, "median_sqft": 0.14 }, { "label": "1970s", "n": 32, "median": 182, "median_sqft": 0.14 }, { "label": "1980s", "n": 41, "median": 200, "median_sqft": 0.13 }, { "label": "1990s", "n": 21, "median": 135, "median_sqft": 0.1 }, { "label": "2000s", "n": 34, "median": 150, "median_sqft": 0.09 }, { "label": "2010s", "n": 30, "median": 150, "median_sqft": 0.09 }, { "label": "2020s", "n": 168, "median": 222, "median_sqft": 0.15 } ], "bands": [ { "label": "Under $250K", "n": 1, "median": 200, "median_pct_price": 1.21 }, { "label": "$250K to $500K", "n": 184, "median": 205, "median_pct_price": 0.56 }, { "label": "$500K to $1M", "n": 135, "median": 182, "median_pct_price": 0.41 }, { "label": "$1M and up", "n": 7, "median": 811, "median_pct_price": 0.67 } ], "pre1995": { "n": 78, "median": 192 }, "post2005": { "n": 219, "median": 216 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 186, "pct": 68.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 100, "pct": 36.6 }, { "key": "Pools", "label": "Pool", "count": 57, "pct": 20.9 }, { "key": "Trash", "label": "Trash", "count": 54, "pct": 19.8 }, { "key": "Security", "label": "Security", "count": 48, "pct": 17.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 36, "pct": 13.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 33, "pct": 12.1 }, { "key": "Sewer", "label": "Sewer", "count": 28, "pct": 10.3 }, { "key": "Internet", "label": "Internet", "count": 26, "pct": 9.5 }, { "key": "Roof", "label": "Roof", "count": 14, "pct": 5.1 }, { "key": "Water", "label": "Water", "count": 11, "pct": 4.0 }, { "key": "CableTv", "label": "Cable TV", "count": 11, "pct": 4.0 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 6, "pct": 2.2 }, { "key": "Insurance", "label": "Building insurance", "count": 5, "pct": 1.8 } ], "includes_n": 273, "flags": { "sa_mentioned": { "count": 1, "pct": 0.3 }, "sa_none_or_paid": { "count": 1, "pct": 0.3 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 1, "pct": 0.3 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 327 }, "developments": [ { "name": "Golf Park", "master": null, "n": 28, "anecdotal": false, "median": 278, "median_sqft": 0.18, "year_built": 2023, "median_list_price": 530000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 2 }, { "name": "Breezewood", "master": null, "n": 19, "anecdotal": false, "median": 305, "median_sqft": 0.2, "year_built": 2026, "median_list_price": 479030, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Via Ventura Neighborhood 4", "master": null, "n": 18, "anecdotal": false, "median": 400, "median_sqft": 0.25, "year_built": 2021, "median_list_price": 475000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 2 }, { "name": "Del Mar", "master": null, "n": 9, "anecdotal": true, "median": 222, "median_sqft": 0.16, "year_built": 2026, "median_list_price": 349340, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 5 }, { "name": "Enclave South", "master": null, "n": 9, "anecdotal": true, "median": 252, "median_sqft": 0.17, "year_built": 2021, "median_list_price": 418000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Coral Breeze", "master": null, "n": 7, "anecdotal": true, "median": 179, "median_sqft": 0.08, "year_built": 2026, "median_list_price": 518850, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Kendall Assemblage North", "master": null, "n": 6, "anecdotal": true, "median": 187, "median_sqft": 0.11, "year_built": 2024, "median_list_price": 530000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Weitzer Serena Lakes Town", "master": null, "n": 6, "anecdotal": true, "median": 145, "median_sqft": 0.11, "year_built": 1998, "median_list_price": 433950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Bluenest Homes", "master": null, "n": 5, "anecdotal": true, "median": 10, "median_sqft": null, "year_built": 2027, "median_list_price": 474900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Devon Aire Villas", "master": null, "n": 5, "anecdotal": true, "median": 36, "median_sqft": 0.03, "year_built": 1979, "median_list_price": 449500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 2 }, { "name": "Golf Ests 1St Addn", "master": null, "n": 5, "anecdotal": true, "median": 226, "median_sqft": 0.14, "year_built": 2022, "median_list_price": 480000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Kendalland", "master": null, "n": 5, "anecdotal": true, "median": 165, "median_sqft": 0.09, "year_built": 2005, "median_list_price": 525000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Snapper Creek Townhouses", "master": null, "n": 5, "anecdotal": true, "median": 168, "median_sqft": 0.12, "year_built": 1974, "median_list_price": 489000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 195, "p25": 138, "p75": 292, "n": 327, "median_sqft": 0.13, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Miami townhouse or villa for sale carries a $195-a-month homeowners association fee, 35% below the South Florida median", "5.5% of Miami townhouses and villas on the market ask $500 or more a month in fees; 51.4% stay under $200", "Miami townhouses and villas built since 2005 carry fees 12% higher than communities from before 1995" ], "lede": "MIAMI, Fla., September 7, 2026 - The median monthly homeowners association fee across the 327 townhouses and villas listed for sale in Miami is $195, with half of the listings between $138 and $292 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 35% below the five-county South Florida median of $300, and ranks Miami 32 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Miami carries a monthly homeowners association fee of $195, 35% below the five-county South Florida median of $300.\"", "\"5.5 percent of Miami townhouses and villas on the market ask $500 or more a month in fees; 51.4 percent stay under $200.\"", "\"In Miami, a townhouse or villa completed since 2005 carries a median fee of $216 a month, against $192 for one completed before 1995.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Miami permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-miami/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Miami against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Miami median $195 a month, South Florida median $300; Miami ranks 32 of 34 cities.", "title": "Miami HOA fees on townhouses and villas sit 35% below the South Florida median" }, { "caption": "Share of active Miami townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 14.1% (46 listings); $100 to $200 37.3% (122 listings); $200 to $300 24.8% (81 listings); $300 to $400 11.3% (37 listings); $400 to $600 7.3% (24 listings); $600 to $1,000 5.2% (17 listings); $1,000 and up 0% (0 listings).", "title": "37.3% of Miami townhouses and villas for sale carry a fee of $100 to $200 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Miami townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s too few (1 listings); 1970s $182 (32 listings); 1980s $200 (41 listings); 1990s $135 (21 listings); 2000s $150 (34 listings); 2010s $150 (30 listings); 2020s $222 (168 listings).", "title": "Miami townhouses and villas built since 2005 ask 12% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 385 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 385, "with_fee": 331, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 331, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 54, "n": 327, "retained_n": 327, "outliers_dropped": 4, "trim_applied": true, "cuts": { "active": 385, "cut_count": 150, "cut_pct": 39.0, "median_cut_pct": 3.1, "median_cut_dollars": 16645, "valid_price_count": 385, "missing_price_count": 0, "unchanged_count": 226, "raised_count": 9, "not_below_original_count": 235, "cut_pct_denominator": 385, "cut_sample_ok": true, "median_cut_n": 150 }, "trim_bounds": { "p1": 10.0, "p99": 911.7 }, "retained_small_sample": false, "retained_below_30": false, "median": 195, "p10": 75, "p25": 138, "p75": 292, "p90": 432, "min": 10, "max": 911, "median_sqft": 0.13, "n_sqft": 313, "median_pct_price": 0.48, "n_pct_price": 327, "median_list_price": 490000, "median_year_built": 2020, "median_sqft_area": 1504, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 309, "under_500_pct": 94.5, "hi_thr": 500, "lo_thr": 200, "over_hi": 18, "over_hi_pct": 5.5, "under_lo": 168, "under_lo_pct": 51.4, "types": { "Townhouse": { "count": 300, "pct": 91.7 }, "Villa": { "count": 27, "pct": 8.3 } }, "regime": { "HOA": { "count": 263, "pct": 80.4 }, "not_recorded": { "count": 64, "pct": 19.6 } }, "villa_median": 180, "townhouse_median": 195, "cadence": { "Monthly": { "count": 314, "pct": 96.0 }, "Quarterly": { "count": 10, "pct": 3.1 }, "Annually": { "count": 2, "pct": 0.6 }, "SemiAnnually": { "count": 1, "pct": 0.3 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 46, "pct": 14.1 }, { "label": "$100 to $200", "count": 122, "pct": 37.3 }, { "label": "$200 to $300", "count": 81, "pct": 24.8 }, { "label": "$300 to $400", "count": 37, "pct": 11.3 }, { "label": "$400 to $600", "count": 24, "pct": 7.3 }, { "label": "$600 to $1,000", "count": 17, "pct": 5.2 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 1, "median": 190, "median_sqft": 0.14 }, { "label": "1970s", "n": 32, "median": 182, "median_sqft": 0.14 }, { "label": "1980s", "n": 41, "median": 200, "median_sqft": 0.13 }, { "label": "1990s", "n": 21, "median": 135, "median_sqft": 0.1 }, { "label": "2000s", "n": 34, "median": 150, "median_sqft": 0.09 }, { "label": "2010s", "n": 30, "median": 150, "median_sqft": 0.09 }, { "label": "2020s", "n": 168, "median": 222, "median_sqft": 0.15 } ], "bands": [ { "label": "Under $250K", "n": 1, "median": 200, "median_pct_price": 1.21 }, { "label": "$250K to $500K", "n": 184, "median": 205, "median_pct_price": 0.56 }, { "label": "$500K to $1M", "n": 135, "median": 182, "median_pct_price": 0.41 }, { "label": "$1M and up", "n": 7, "median": 811, "median_pct_price": 0.67 } ], "pre1995": { "n": 78, "median": 192 }, "post2005": { "n": 219, "median": 216 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 186, "pct": 68.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 100, "pct": 36.6 }, { "key": "Pools", "label": "Pool", "count": 57, "pct": 20.9 }, { "key": "Trash", "label": "Trash", "count": 54, "pct": 19.8 }, { "key": "Security", "label": "Security", "count": 48, "pct": 17.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 36, "pct": 13.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 33, "pct": 12.1 }, { "key": "Sewer", "label": "Sewer", "count": 28, "pct": 10.3 }, { "key": "Internet", "label": "Internet", "count": 26, "pct": 9.5 }, { "key": "Roof", "label": "Roof", "count": 14, "pct": 5.1 }, { "key": "Water", "label": "Water", "count": 11, "pct": 4.0 }, { "key": "CableTv", "label": "Cable TV", "count": 11, "pct": 4.0 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 6, "pct": 2.2 }, { "key": "Insurance", "label": "Building insurance", "count": 5, "pct": 1.8 } ], "includes_n": 273, "flags": { "sa_mentioned": { "count": 1, "pct": 0.3 }, "sa_none_or_paid": { "count": 1, "pct": 0.3 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 1, "pct": 0.3 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 327 }, "denominators": { "fee_percentages": 327, "fee_medians_percentiles": 327, "median_sqft": 313, "median_pct_price": 327, "includes_pct": 273, "flags_pct": 327, "cut_pct": 385 }, "developments": [ { "name": "Golf Park", "master": null, "n": 28, "anecdotal": false, "median": 278, "median_sqft": 0.18, "year_built": 2023, "median_list_price": 530000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 2 }, { "name": "Breezewood", "master": null, "n": 19, "anecdotal": false, "median": 305, "median_sqft": 0.2, "year_built": 2026, "median_list_price": 479030, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Via Ventura Neighborhood 4", "master": null, "n": 18, "anecdotal": false, "median": 400, "median_sqft": 0.25, "year_built": 2021, "median_list_price": 475000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 2 }, { "name": "Del Mar", "master": null, "n": 9, "anecdotal": true, "median": 222, "median_sqft": 0.16, "year_built": 2026, "median_list_price": 349340, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 5 }, { "name": "Enclave South", "master": null, "n": 9, "anecdotal": true, "median": 252, "median_sqft": 0.17, "year_built": 2021, "median_list_price": 418000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Coral Breeze", "master": null, "n": 7, "anecdotal": true, "median": 179, "median_sqft": 0.08, "year_built": 2026, "median_list_price": 518850, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Kendall Assemblage North", "master": null, "n": 6, "anecdotal": true, "median": 187, "median_sqft": 0.11, "year_built": 2024, "median_list_price": 530000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Weitzer Serena Lakes Town", "master": null, "n": 6, "anecdotal": true, "median": 145, "median_sqft": 0.11, "year_built": 1998, "median_list_price": 433950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Bluenest Homes", "master": null, "n": 5, "anecdotal": true, "median": 10, "median_sqft": null, "year_built": 2027, "median_list_price": 474900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Devon Aire Villas", "master": null, "n": 5, "anecdotal": true, "median": 36, "median_sqft": 0.03, "year_built": 1979, "median_list_price": 449500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 2 }, { "name": "Golf Ests 1St Addn", "master": null, "n": 5, "anecdotal": true, "median": 226, "median_sqft": 0.14, "year_built": 2022, "median_list_price": 480000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Kendalland", "master": null, "n": 5, "anecdotal": true, "median": 165, "median_sqft": 0.09, "year_built": 2005, "median_list_price": 525000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Snapper Creek Townhouses", "master": null, "n": 5, "anecdotal": true, "median": 168, "median_sqft": 0.12, "year_built": 1974, "median_list_price": 489000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 195, "p25": 138, "p75": 292, "n": 327, "median_sqft": 0.13, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Miami townhouse or villa monthly homeowners association fees have a median of $195 in the retained usable-fee sample of 327 listings, 35% below the five-county median", "In Miami's retained usable-fee sample (327 listings after exclusions and percentile trimming), 5.5% have monthly-equivalent fees of $500 or more and 51.4% are below $200", "Miami townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=219) vs pre-1995 (n=78), monthly median 12% higher" ], "lede": "MIAMI, Fla., September 7, 2026 - Among 327 active townhouse or villa listings in Miami retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $195, with the middle half between $138 and $292, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 385 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 35% below the separately trimmed five-county median of $300 and ranks 32nd among 34 published city medians.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Miami's retained usable-fee sample (n=327), after exclusions and percentile trimming, is $195, compared with $300 in the separately trimmed five-county sample.\"", "\"Among Miami townhouses and villas in the retained usable-fee sample (n=327) after exclusions and percentile trimming, 5.5 percent have listed monthly-equivalent fees of $500 or more and 51.4 percent are below $200.\"", "\"Among the retained usable-fee listings in Miami with a recorded construction year, the median monthly-equivalent fee is $216 for a recorded year built of 2005 or later (219 listings) and $192 for those built before 1995 (78 listings).\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Miami, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (331 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 327 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 385 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-miami/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Miami and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Miami retained-sample median $195 a month (n=327); five-county median $300 (n=3,206, region-level trim).", "title": "Miami townhouses and villas, retained usable-fee sample (n=327): median $195/month, 35% below the five-county median of $300", "visible_labels": [ "$195", "327", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 327 active Miami townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 14.1% (46 listings); $100 to $200 37.3% (122 listings); $200 to $300 24.8% (81 listings); $300 to $400 11.3% (37 listings); $400 to $600 7.3% (24 listings); $600 to $1,000 5.2% (17 listings); $1,000 and up 0% (0 listings).", "title": "37.3% of Miami's retained usable-fee sample (327 listings) falls in the $100 to $200 monthly band", "visible_labels": [ "14.1%", "46", "37.3%", "122", "24.8%", "81", "11.3%", "37", "7.3%", "24", "5.2%", "17", "0%", "0" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Miami townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=219; pre-1995 n=78.", "alt": "Column chart of median fee by recorded decade built: 1960s count only (1 listings); 1970s $182 (32 listings); 1980s $200 (41 listings); 1990s $135 (21 listings); 2000s $150 (34 listings); 2010s $150 (30 listings); 2020s $222 (168 listings). Recorded year built 2005 or later $216 (219 listings); before 1995 $192 (78 listings).", "title": "Miami townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=219) vs pre-1995 (n=78), monthly median 12% higher", "visible_labels": [ "1", "$182", "32", "$200", "41", "$135", "21", "$150", "34", "$150", "30", "$222", "168", "$216", "219", "$192", "78" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 385, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 385, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 150, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 235, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 226, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 385, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 385, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 327, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 327, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 327, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 273, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 327, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 313, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 331, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 327, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 327, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 10.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 911.7, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Miami median $195 a month, South Florida median $300; Miami ranks 32 of 34 cities.", "after": "Dot strip chart in five county lanes. Miami retained-sample median $195 a month (n=327); five-county median $300 (n=3,206, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Miami against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Miami and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Miami HOA fees on townhouses and villas sit 35% below the South Florida median", "after": "Miami townhouses and villas, retained usable-fee sample (n=327): median $195/month, 35% below the five-county median of $300", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$195", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "327", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 14.1% (46 listings); $100 to $200 37.3% (122 listings); $200 to $300 24.8% (81 listings); $300 to $400 11.3% (37 listings); $400 to $600 7.3% (24 listings); $600 to $1,000 5.2% (17 listings); $1,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 14.1% (46 listings); $100 to $200 37.3% (122 listings); $200 to $300 24.8% (81 listings); $300 to $400 11.3% (37 listings); $400 to $600 7.3% (24 listings); $600 to $1,000 5.2% (17 listings); $1,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Miami townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 327 active Miami townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "37.3% of Miami townhouses and villas for sale carry a fee of $100 to $200 a month", "after": "37.3% of Miami's retained usable-fee sample (327 listings) falls in the $100 to $200 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "14.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "5.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "17", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "46", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "37.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "122", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "24.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "81", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "11.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "37", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "7.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "24", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s too few (1 listings); 1970s $182 (32 listings); 1980s $200 (41 listings); 1990s $135 (21 listings); 2000s $150 (34 listings); 2010s $150 (30 listings); 2020s $222 (168 listings).", "after": "Column chart of median fee by recorded decade built: 1960s count only (1 listings); 1970s $182 (32 listings); 1980s $200 (41 listings); 1990s $135 (21 listings); 2000s $150 (34 listings); 2010s $150 (30 listings); 2020s $222 (168 listings). Recorded year built 2005 or later $216 (219 listings); before 1995 $192 (78 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Miami townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Miami townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=219; pre-1995 n=78.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Miami townhouses and villas built since 2005 ask 12% more in fees than those built before 1995", "after": "Miami townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=219) vs pre-1995 (n=78), monthly median 12% higher", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "30", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "$222", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "168", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "$216", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "219", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[15]", "before": null, "after": "$192", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[16]", "before": null, "after": "78", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$182", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "32", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$200", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "41", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "$135", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "$150", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "34", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "$150", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Miami townhouse or villa for sale carries a $195-a-month homeowners association fee, 35% below the South Florida median", "after": "Miami townhouse or villa monthly homeowners association fees have a median of $195 in the retained usable-fee sample of 327 listings, 35% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "5.5% of Miami townhouses and villas on the market ask $500 or more a month in fees; 51.4% stay under $200", "after": "In Miami's retained usable-fee sample (327 listings after exclusions and percentile trimming), 5.5% have monthly-equivalent fees of $500 or more and 51.4% are below $200", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Miami townhouses and villas built since 2005 carry fees 12% higher than communities from before 1995", "after": "Miami townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=219) vs pre-1995 (n=78), monthly median 12% higher", "before_present": true, "after_present": true }, { "field": "lede", "before": "MIAMI, Fla., September 7, 2026 - The median monthly homeowners association fee across the 327 townhouses and villas listed for sale in Miami is $195, with half of the listings between $138 and $292 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 35% below the five-county South Florida median of $300, and ranks Miami 32 of 34 cities.", "after": "MIAMI, Fla., September 7, 2026 - Among 327 active townhouse or villa listings in Miami retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $195, with the middle half between $138 and $292, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 385 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 35% below the separately trimmed five-county median of $300 and ranks 32nd among 34 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Miami permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-miami/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Miami, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (331 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 327 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 385 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-miami/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Miami carries a monthly homeowners association fee of $195, 35% below the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Miami's retained usable-fee sample (n=327), after exclusions and percentile trimming, is $195, compared with $300 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"5.5 percent of Miami townhouses and villas on the market ask $500 or more a month in fees; 51.4 percent stay under $200.\"", "after": "\"Among Miami townhouses and villas in the retained usable-fee sample (n=327) after exclusions and percentile trimming, 5.5 percent have listed monthly-equivalent fees of $500 or more and 51.4 percent are below $200.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Miami, a townhouse or villa completed since 2005 carries a median fee of $216 a month, against $192 for one completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Miami with a recorded construction year, the median monthly-equivalent fee is $216 for a recorded year built of 2005 or later (219 listings) and $192 for those built before 1995 (78 listings).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "6731bd419fc82a0e90622a7f7c2aec7b04553fa4349abf72e273ba0d55e69ee2", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nMiami HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Miami townhouse or villa for sale carries a $195-a-month homeowners association fee, 35%\nbelow the South Florida median\n5.5% of Miami townhouses and villas on the market ask $500 or more a month in fees; 51.4% stay under\n$200\nMiami townhouses and villas built since 2005 carry fees 12% higher than communities from before 1995\nLEDE\nMIAMI, Fla., September 7, 2026 - The median monthly homeowners association fee across the 327\ntownhouses and villas listed for sale in Miami is $195, with half of the listings between $138 and $292 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 35% below the five-\ncounty South Florida median of $300, and ranks Miami 32 of 34 cities.\nNUT GRAF\nPer square foot, the median Miami townhouse or villa fee is $0.13 a month on a median home of 1,504 square\nfeet; at the median asking price of $490K, a year of fees equals 0.48% of the price. 5.5% of listings ask $500 or\nmore a month and 51.4% under $200. 0% of listings report two association layers (a master and a sub-\nassociation); 3.1% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention\na special assessment on 0.3% of listings, describe one as pending or payable by the buyer on 0%, and mention\na mandatory club or membership on 0%. Communities completed since 2005 carry a median fee of $216\nagainst $192 for those completed before 1995. 8.3% of the listings are entered as single-level villas, the rest as\ntownhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Miami\n385 (327 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$195\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$138 to $292\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.13 (median home 1,504 sq ft)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nA year of fees as a share of the median asking price\n0.48% (asking $490K)\nSeptember 7, 2026\nListings asking $500 or more a month / under $200\n5.5% / 51.4%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n3.1%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n0.3% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Miami ranks 32 of 34\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$216 (219 listings) / $192 (78 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Miami carries a monthly homeowners association fee of\n$195, 35% below the five-county South Florida median of $300.\"\n\"5.5 percent of Miami townhouses and villas on the market ask $500 or more a month in fees; 51.4\npercent stay under $200.\"\n\"In Miami, a townhouse or villa completed since 2005 carries a median fee of $216 a month, against $192\nfor one completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Miami against every South Florida city with 30 or more active townhouse or villa listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Miami townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Miami townhouses and villas by decade the home was completed,\nSeptember 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Miami permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and\nare reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are\nhomeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities\nneed 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate\nas the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable\nbut not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-miami/ . Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "870c216c398948b2a0a7df370bf47e0cbe479a22391a642d2c2ccdd0f593bbe7", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nMiami HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/miami/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nMiami townhouse or villa monthly homeowners association fees have a median of $195 in the retained\nusable-fee sample of 327 listings, 35% below the five-county median\nIn Miami's retained usable-fee sample (327 listings after exclusions and percentile trimming), 5.5% have\nmonthly-equivalent fees of $500 or more and 51.4% are below $200\nMiami townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=219) vs pre-1995\n(n=78), monthly median 12% higher\nLEDE\nMIAMI, Fla., September 7, 2026 - Among 327 active townhouse or villa listings in Miami retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly homeowners association fee is $195, with the middle half between $138 and\n$292, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n385 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 35% below the separately trimmed five-county\nmedian of $300 and ranks 32nd among 34 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Miami townhouse or villa fee is $0.13 a month (313\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n0.48% of the listing's current asking price across 327 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 5.5% of the retained sample have fees of $500 or more a\nmonth and 51.4% are below $200. 0% of the retained sample report two association layers (a master and a\nsub-association, summed here); 3.1% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 0.3% of the retained sample, describe one as pending or\npayable by the buyer on 0%, and mention a mandatory club or membership on 0%; 327 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $216 for a recorded\nyear built of 2005 or later (219 listings) and $192 for those built before 1995 (78 listings); construction year is\na recorded field and this comparison does not explain why fees differ. 8.3% of retained listings have the\nrecorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together\nafter condominium classification.\nFACT BOX\nActive townhouse or villa listings, Miami (before\nexclusions and trimming)\n385\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n331 / 327 (4 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$195\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$138 to $292\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.13 (313 retained listings with recorded\nliving area of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n0.48% (327 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n5.5% (18) / 51.4% (168) of 327\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n3.1%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n0.3% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$300 (3,206 listings); Miami ranks 32nd among\n34 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$216 (2005+ n=219) / $192 (pre-1995 n=78)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Miami's retained usable-fee sample\n(n=327), after exclusions and percentile trimming, is $195, compared with $300 in the separately trimmed\nfive-county sample.\"\n\"Among Miami townhouses and villas in the retained usable-fee sample (n=327) after exclusions and\npercentile trimming, 5.5 percent have listed monthly-equivalent fees of $500 or more and 51.4 percent are\nbelow $200.\"\n\"Among the retained usable-fee listings in Miami with a recorded construction year, the median monthly-\nequivalent fee is $216 for a recorded year built of 2005 or later (219 listings) and $192 for those built\nbefore 1995 (78 listings).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nMiami and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Miami retained-sample median $195 a month\n(n=327); five-county median $300 (n=3,206, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 327 active Miami townhouse or villa listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 14.1% (46\nlistings); $100 to $200 37.3% (122 listings); $200 to $300 24.8% (81 listings); $300 to $400 11.3% (37\nlistings); $400 to $600 7.3% (24 listings); $600 to $1,000 5.2% (17 listings); $1,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Miami townhouses and villas in the\nretained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a\nrecorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded\nYearBuilt 2005+ n=219; pre-1995 n=78.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s count only (1 listings);\n1970s $182 (32 listings); 1980s $200 (41 listings); 1990s $135 (21 listings); 2000s $150 (34 listings); 2010s\n$150 (30 listings); 2020s $222 (168 listings). Recorded year built 2005 or later $216 (219 listings); before 1995\n$192 (78 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Miami, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npublished when at least 30 listings have a valid fee before trimming (331 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 327 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 385 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after\ncondominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's\nfinances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the\nbrokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but\nnot guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/miami/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/hoa-fees-miami/; where published, it uses a separately dated sample and its figures may differ. Attribution:\nPBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real\nestate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "ba01ad0b15d01322593347e213209af307fed8443480e7b6c8dd69d76bb4fea1", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - MIAMI HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Miami townhouse or villa monthly homeowners association fees have a median of $195 in the retained usable-fee sample of 327 listings, 35% below the five-county median\n2. In Miami's retained usable-fee sample (327 listings after exclusions and percentile trimming), 5.5% have monthly-equivalent fees of $500 or more and 51.4% are below $200\n3. Miami townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=219) vs pre-1995 (n=78), monthly median 12% higher\n\nLEDE\nMIAMI, Fla., September 7, 2026 - Among 327 active townhouse or villa listings in Miami retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $195, with the middle half between $138 and $292, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 385 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 35% below the separately trimmed five-county median of $300 and ranks 32nd among 34 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Miami townhouse or villa fee is $0.13 a month (313 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 0.48% of the listing's current asking price across 327 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 5.5% of the retained sample have fees of $500 or more a month and 51.4% are below $200. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 3.1% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 0.3% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 327 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $216 for a recorded year built of 2005 or later (219 listings) and $192 for those built before 1995 (78 listings); construction year is a recorded field and this comparison does not explain why fees differ. 8.3% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Miami (before exclusions and trimming): 385 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 331 / 327 (4 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $195 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $138 to $292 [September 7, 2026]\n- Median fee per square foot per month: $0.13 (313 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 0.48% (327 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 5.5% (18) / 51.4% (168) of 327 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 3.1% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 0.3% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Miami ranks 32nd among 34 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $216 (2005+ n=219) / $192 (pre-1995 n=78) [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Miami's retained usable-fee sample (n=327), after exclusions and percentile trimming, is $195, compared with $300 in the separately trimmed five-county sample.\"\n- \"Among Miami townhouses and villas in the retained usable-fee sample (n=327) after exclusions and percentile trimming, 5.5 percent have listed monthly-equivalent fees of $500 or more and 51.4 percent are below $200.\"\n- \"Among the retained usable-fee listings in Miami with a recorded construction year, the median monthly-equivalent fee is $216 for a recorded year built of 2005 or later (219 listings) and $192 for those built before 1995 (78 listings).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- miami-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Miami and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Miami retained-sample median $195 a month (n=327); five-county median $300 (n=3,206, region-level trim).\n- miami-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 327 active Miami townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 14.1% (46 listings); $100 to $200 37.3% (122 listings); $200 to $300 24.8% (81 listings); $300 to $400 11.3% (37 listings); $400 to $600 7.3% (24 listings); $600 to $1,000 5.2% (17 listings); $1,000 and up 0% (0 listings).\n- miami-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Miami townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=219; pre-1995 n=78.\n Alt text: Column chart of median fee by recorded decade built: 1960s count only (1 listings); 1970s $182 (32 listings); 1980s $200 (41 listings); 1990s $135 (21 listings); 2000s $150 (34 listings); 2010s $150 (30 listings); 2020s $222 (168 listings). Recorded year built 2005 or later $216 (219 listings); before 1995 $192 (78 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Miami, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (331 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 327 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 385 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-miami/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "miami-beach", "city": "Miami Beach", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "segments": { "houses": { "active": 150, "sample_ok": true, "small_sample": false, "pending": 42, "median_list_price": 5497000.0, "cut_count": 49, "cut_pct": 32.7, "raised_count": 10, "median_cut_pct": 6.9, "median_cut_dollars": 330000.0, "cut_last30": 11, "cut_last30_pct": 7.3, "cut_last7": 5, "median_dom": 96.0, "median_cdom": 96.0, "relisted_count": 2, "relisted_pct": 1.3, "over90": 76, "over90_pct": 50.7, "over180": 49, "fresh_held": 54, "fresh_held_pct": 36.0, "stale_uncut": 36, "stale_uncut_pct": 24.0, "dom_buckets": [ { "label": "0-30", "count": 42, "pct": 28.0 }, { "label": "31-60", "count": 16, "pct": 10.7 }, { "label": "61-90", "count": 16, "pct": 10.7 }, { "label": "91-180", "count": 27, "pct": 18.0 }, { "label": "181+", "count": 49, "pct": 32.7 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 5, "cut": 1, "cut_pct": 20.0, "median_cdom": 126 }, { "label": "$1M to $2M", "active": 14, "cut": 5, "cut_pct": 35.7, "median_cdom": 80.5 }, { "label": "$2M to $5M", "active": 49, "cut": 22, "cut_pct": 44.9, "median_cdom": 52 }, { "label": "$5M and up", "active": 82, "cut": 21, "cut_pct": 25.6, "median_cdom": 121.5 } ], "pending_cut_count": 13, "pending_cut_pct": 31.0, "pending_median_cut_pct": 10.2, "pending_median_cdom": 121.5, "tier": "h4", "series": [ { "date": "2026-09-05", "active": 150, "cut_pct": 32.0, "median_cdom": 96.0, "median_list_price": 5499500.0 }, { "date": "2026-09-06", "active": 151, "cut_pct": 33.1, "median_cdom": 97, "median_list_price": 5499000.0 }, { "date": "2026-09-07", "active": 150, "cut_pct": 32.7, "median_cdom": 96.0, "median_list_price": 5497000.0 } ] }, "condos": { "active": 1596, "sample_ok": true, "small_sample": false, "pending": 207, "median_list_price": 549835.0, "cut_count": 553, "cut_pct": 34.6, "raised_count": 84, "median_cut_pct": 6.0, "median_cut_dollars": 34000.0, "cut_last30": 158, "cut_last30_pct": 9.9, "cut_last7": 43, "median_dom": 88.0, "median_cdom": 90.0, "relisted_count": 17, "relisted_pct": 1.1, "over90": 787, "over90_pct": 49.3, "over180": 428, "fresh_held": 581, "fresh_held_pct": 36.4, "stale_uncut": 376, "stale_uncut_pct": 23.6, "dom_buckets": [ { "label": "0-30", "count": 490, "pct": 30.7 }, { "label": "31-60", "count": 166, "pct": 10.4 }, { "label": "61-90", "count": 153, "pct": 9.6 }, { "label": "91-180", "count": 359, "pct": 22.5 }, { "label": "181+", "count": 428, "pct": 26.8 } ], "bands": [ { "label": "Under $250K", "active": 187, "cut": 83, "cut_pct": 44.4, "median_cdom": 87 }, { "label": "$250K to $500K", "active": 545, "cut": 198, "cut_pct": 36.3, "median_cdom": 81 }, { "label": "$500K to $1M", "active": 410, "cut": 158, "cut_pct": 38.5, "median_cdom": 94.0 }, { "label": "$1M and up", "active": 454, "cut": 114, "cut_pct": 25.1, "median_cdom": 101.0 } ], "pending_cut_count": 70, "pending_cut_pct": 33.8, "pending_median_cut_pct": 8.6, "pending_median_cdom": 81, "tier": "c3", "series": [ { "date": "2026-09-05", "active": 1557, "cut_pct": 34.6, "median_cdom": 90, "median_list_price": 550000.0 }, { "date": "2026-09-06", "active": 1560, "cut_pct": 34.6, "median_cdom": 89.0, "median_list_price": 550000.0 }, { "date": "2026-09-07", "active": 1596, "cut_pct": 34.6, "median_cdom": 90.0, "median_list_price": 549835.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "32.7% of Miami Beach houses for sale have cut their asking price, 34.6% of condos", "Miami Beach sellers hold firmer than the rest of Miami-Dade County as 50.7% of houses pass 90 days on the market", "Buying in Miami Beach? One in three houses have already come down once, by a median $330K" ], "lede": "MIAMI BEACH, Fla., September 7, 2026 - 32.7% of the 150 single-family homes listed for sale in Miami Beach have reduced their asking price at least once, by a median 6.9% (about $330K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 1,596 condominium listings, 34.6% have cut, by a median 6.0%.", "quotes": [ "\"32.7 percent of single-family homes for sale in Miami Beach have reduced their asking price at least once, by a median $330K.\"", "\"Counting every relisting, the median Miami Beach house for sale has been waiting 96 days, not the 96 the current listing shows.\"", "\"Of the Miami Beach houses now under contract, 69.0 percent never reduced their asking price; the rest cut by a median 10.2 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Miami Beach and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 150 houses, 1,596 condominiums, 42 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-miami-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Miami Beach versus Miami-Dade County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Miami Beach houses 32.7%, Miami-Dade County houses 37.6%; Miami Beach condominiums 34.6%, Miami-Dade County condominiums 37.4%.", "title": "Miami Beach houses are cutting 4.9 points less often than Miami-Dade County" }, { "caption": "Active Miami Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 50.7% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 28.0%, 31-60 days 10.7%, 61-90 days 10.7%, 91-180 days 18.0%, 181+ days 32.7%. Condominiums: 0-30 days 30.7%, 31-60 days 10.4%, 61-90 days 9.6%, 91-180 days 22.5%, 181+ days 26.8%.", "title": "50.7% of Miami Beach houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Miami Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M too few to read of 5; $1M to $2M 35.7% of 14; $2M to $5M 44.9% of 49; $5M and up 25.6% of 82.", "title": "$2M to $5M Miami Beach houses have cut most often: 44.9% of 49" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 1995 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 150, "sample_ok": true, "small_sample": false, "pending": 42, "median_list_price": 5497000.0, "cut_count": 49, "cut_pct": 32.7, "raised_count": 10, "valid_price_count": 150, "missing_price_count": 0, "unchanged_count": 91, "not_below_original_count": 101, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.9, "median_cut_dollars": 330000.0, "cut_last30": 11, "cut_last30_pct": 7.3, "cut_last7": 5, "median_dom": 96.0, "median_cdom": 96.0, "dom_n": 150, "cdom_n": 150, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 150, "relisted_count": 2, "relisted_pct": 1.3, "over90": 76, "over90_pct": 50.7, "over180": 49, "fresh_held": 54, "fresh_held_pct": 36.0, "fresh_held_missing_cdom_count": 0, "stale_uncut": 36, "stale_uncut_pct": 24.0, "dom_buckets": [ { "label": "0-30", "count": 42, "pct": 28.0 }, { "label": "31-60", "count": 16, "pct": 10.7 }, { "label": "61-90", "count": 16, "pct": 10.7 }, { "label": "91-180", "count": 27, "pct": 18.0 }, { "label": "181+", "count": 49, "pct": 32.7 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 5, "cut": 1, "cut_pct": 20.0, "median_cdom": 126, "cut_pct_denominator": 5, "cdom_n": 5, "valid_price_count": 5 }, { "label": "$1M to $2M", "active": 14, "cut": 5, "cut_pct": 35.7, "median_cdom": 80.5, "cut_pct_denominator": 14, "cdom_n": 14, "valid_price_count": 14 }, { "label": "$2M to $5M", "active": 49, "cut": 22, "cut_pct": 44.9, "median_cdom": 52, "cut_pct_denominator": 49, "cdom_n": 49, "valid_price_count": 49 }, { "label": "$5M and up", "active": 82, "cut": 21, "cut_pct": 25.6, "median_cdom": 121.5, "cut_pct_denominator": 82, "cdom_n": 82, "valid_price_count": 82 } ], "pending_cut_count": 13, "pending_cut_pct": 31.0, "pending_valid_price_count": 42, "pending_missing_price_count": 0, "pending_unchanged_count": 26, "pending_raised_count": 3, "pending_not_below_original_count": 29, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 42, "pending_dom_n": 42, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 10.2, "pending_median_cdom": 121.5, "denominators": { "cut_pct": 150, "cut_last30_pct": 150, "relisted_pct": 150, "fresh_held_pct": 150, "stale_uncut_pct": 150, "over90_pct": 150, "dom_bucket_pct": 150, "pending_cut_pct": 42, "median_dom": 150, "median_cdom": 150, "median_cut_pct": 49, "median_cut_dollars": 49, "pending_median_cut_pct": 13, "pending_median_cdom": 42 }, "county_counts": { "Miami-Dade": 150 }, "tier": "h4", "series": [ { "date": "2026-09-07", "active": 150, "cut_pct": 32.7, "median_cdom": 96.0, "median_list_price": 5497000.0 } ] }, "condos": { "active": 1596, "sample_ok": true, "small_sample": false, "pending": 207, "median_list_price": 549835.0, "cut_count": 553, "cut_pct": 34.6, "raised_count": 84, "valid_price_count": 1596, "missing_price_count": 0, "unchanged_count": 959, "not_below_original_count": 1043, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.0, "median_cut_dollars": 34000.0, "cut_last30": 158, "cut_last30_pct": 9.9, "cut_last7": 43, "median_dom": 88.0, "median_cdom": 90.0, "dom_n": 1596, "cdom_n": 1596, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 1596, "relisted_count": 17, "relisted_pct": 1.1, "over90": 787, "over90_pct": 49.3, "over180": 428, "fresh_held": 581, "fresh_held_pct": 36.4, "fresh_held_missing_cdom_count": 0, "stale_uncut": 376, "stale_uncut_pct": 23.6, "dom_buckets": [ { "label": "0-30", "count": 490, "pct": 30.7 }, { "label": "31-60", "count": 166, "pct": 10.4 }, { "label": "61-90", "count": 153, "pct": 9.6 }, { "label": "91-180", "count": 359, "pct": 22.5 }, { "label": "181+", "count": 428, "pct": 26.8 } ], "bands": [ { "label": "Under $250K", "active": 187, "cut": 83, "cut_pct": 44.4, "median_cdom": 87, "cut_pct_denominator": 187, "cdom_n": 187, "valid_price_count": 187 }, { "label": "$250K to $500K", "active": 545, "cut": 198, "cut_pct": 36.3, "median_cdom": 81, "cut_pct_denominator": 545, "cdom_n": 545, "valid_price_count": 545 }, { "label": "$500K to $1M", "active": 410, "cut": 158, "cut_pct": 38.5, "median_cdom": 94.0, "cut_pct_denominator": 410, "cdom_n": 410, "valid_price_count": 410 }, { "label": "$1M and up", "active": 454, "cut": 114, "cut_pct": 25.1, "median_cdom": 101.0, "cut_pct_denominator": 454, "cdom_n": 454, "valid_price_count": 454 } ], "pending_cut_count": 70, "pending_cut_pct": 33.8, "pending_valid_price_count": 207, "pending_missing_price_count": 0, "pending_unchanged_count": 126, "pending_raised_count": 11, "pending_not_below_original_count": 137, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 207, "pending_dom_n": 207, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 8.6, "pending_median_cdom": 81, "denominators": { "cut_pct": 1596, "cut_last30_pct": 1596, "relisted_pct": 1596, "fresh_held_pct": 1596, "stale_uncut_pct": 1596, "over90_pct": 1596, "dom_bucket_pct": 1596, "pending_cut_pct": 207, "median_dom": 1596, "median_cdom": 1596, "median_cut_pct": 553, "median_cut_dollars": 553, "pending_median_cut_pct": 70, "pending_median_cdom": 207 }, "county_counts": { "Miami-Dade": 1596 }, "tier": "c3", "series": [ { "date": "2026-09-07", "active": 1596, "cut_pct": 34.6, "median_cdom": 90.0, "median_list_price": 549835.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "32.7% of Miami Beach houses for sale are asking less than their original list price; 34.6% of condos", "Seller Blink Rate™ in Miami Beach: 32.7% of houses list below original asking, against 37.6% across Miami-Dade County", "Buying in Miami Beach? 49 of the 150 houses for sale are asking below their original price, by a median $330K" ], "lede": "MIAMI BEACH, Fla., September 7, 2026 - 32.7% of the 150 single-family homes listed for sale in Miami Beach (49 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 49 reduced listings, the median reduction is 6.9% (about $330K). Among the city's 1,596 condominium listings, 34.6% are asking below their original price, by a median 6%.", "quotes": [ "\"32.7 percent of single-family homes for sale in Miami Beach have a current asking price below their original list price; among those 49 reduced listings the median reduction is $330K.\"", "\"Among active Miami Beach houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 96 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 31 percent of the 42 Miami Beach houses under contract had a recorded asking price below their original list price; the median reduction among that group was 10.2 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miami Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (91 unchanged, 10 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 150 houses, 1,596 condominiums, 42 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-miami-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Miami Beach versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Miami Beach houses 32.7%, Miami-Dade County houses 37.6%; Miami Beach condominiums 34.6%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 32.7% of Miami Beach houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "visible_labels": [ "37.4%", "34.6%", "37.6%", "32.7%" ] }, { "caption": "Active Miami Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 50.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 28%, 31-60 days 10.7%, 61-90 days 10.7%, 91-180 days 18%, 181+ days 32.7%. Condominiums: 0-30 days 30.7%, 31-60 days 10.4%, 61-90 days 9.6%, 91-180 days 22.5%, 181+ days 26.8%.", "title": "50.7% of Miami Beach houses for sale with a recorded cumulative-days value exceed 90 days; 49.3% of condos", "visible_labels": [ "28%", "30.7%", "10.7%", "10.4%", "10.7%", "9.6%", "18%", "22.5%", "32.7%", "26.8%", "50.7%" ] }, { "caption": "Share of active Miami Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 5 listed, count only; $1M to $2M 35.7% (5 of 14); $2M to $5M 44.9% (22 of 49); $5M and up 25.6% (21 of 82).", "title": "$2M to $5M Miami Beach houses show the highest share asking below original: 44.9% of 49", "visible_labels": [ "25.6%", "21", "82", "44.9%", "22", "49", "35.7%", "5", "14", "5", "0" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 1995, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 187, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 187, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 187, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 545, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 545, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 545, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 410, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 410, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 410, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 454, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 454, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 454, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 1596, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Miami-Dade", "before": null, "after": 1596, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 1596, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 1596, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 1596, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 1596, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 1596, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 553, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 553, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 1596, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 1596, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 207, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 207, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 1596, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 1596, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 1596, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 1043, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 1596, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 207, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 207, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 137, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 126, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 207, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 959, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 1596, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 150, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Miami-Dade", "before": null, "after": 150, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 150, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 150, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 150, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 150, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 150, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 150, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 150, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 150, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 150, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 150, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 101, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 150, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 150, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Miami Beach houses 32.7%, Miami-Dade County houses 37.6%; Miami Beach condominiums 34.6%, Miami-Dade County condominiums 37.4%.", "after": "Horizontal bar chart. Miami Beach houses 32.7%, Miami-Dade County houses 37.6%; Miami Beach condominiums 34.6%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Miami Beach versus Miami-Dade County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Miami Beach versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Miami Beach houses are cutting 4.9 points less often than Miami-Dade County", "after": "Seller Blink Rate™: 32.7% of Miami Beach houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "37.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "34.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "37.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "32.7%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 28.0%, 31-60 days 10.7%, 61-90 days 10.7%, 91-180 days 18.0%, 181+ days 32.7%. Condominiums: 0-30 days 30.7%, 31-60 days 10.4%, 61-90 days 9.6%, 91-180 days 22.5%, 181+ days 26.8%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 28%, 31-60 days 10.7%, 61-90 days 10.7%, 91-180 days 18%, 181+ days 32.7%. Condominiums: 0-30 days 30.7%, 31-60 days 10.4%, 61-90 days 9.6%, 91-180 days 22.5%, 181+ days 26.8%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Miami Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 50.7% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Miami Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 50.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "50.7% of Miami Beach houses for sale have waited more than 90 days, counting every relisting", "after": "50.7% of Miami Beach houses for sale with a recorded cumulative-days value exceed 90 days; 49.3% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "28%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "50.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "30.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "10.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "10.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "10.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "9.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "18%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "22.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "32.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "26.8%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M too few to read of 5; $1M to $2M 35.7% of 14; $2M to $5M 44.9% of 49; $5M and up 25.6% of 82.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 5 listed, count only; $1M to $2M 35.7% (5 of 14); $2M to $5M 44.9% (22 of 49); $5M and up 25.6% (21 of 82).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Miami Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Miami Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$2M to $5M Miami Beach houses have cut most often: 44.9% of 49", "after": "$2M to $5M Miami Beach houses show the highest share asking below original: 44.9% of 49", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "25.6%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "82", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "44.9%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "22", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "49", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "35.7%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "32.7% of Miami Beach houses for sale have cut their asking price, 34.6% of condos", "after": "32.7% of Miami Beach houses for sale are asking less than their original list price; 34.6% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Miami Beach sellers hold firmer than the rest of Miami-Dade County as 50.7% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Miami Beach: 32.7% of houses list below original asking, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Miami Beach? One in three houses have already come down once, by a median $330K", "after": "Buying in Miami Beach? 49 of the 150 houses for sale are asking below their original price, by a median $330K", "before_present": true, "after_present": true }, { "field": "lede", "before": "MIAMI BEACH, Fla., September 7, 2026 - 32.7% of the 150 single-family homes listed for sale in Miami Beach have reduced their asking price at least once, by a median 6.9% (about $330K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 1,596 condominium listings, 34.6% have cut, by a median 6.0%.", "after": "MIAMI BEACH, Fla., September 7, 2026 - 32.7% of the 150 single-family homes listed for sale in Miami Beach (49 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 49 reduced listings, the median reduction is 6.9% (about $330K). Among the city's 1,596 condominium listings, 34.6% are asking below their original price, by a median 6%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Miami Beach and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 150 houses, 1,596 condominiums, 42 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-miami-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miami Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (91 unchanged, 10 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 150 houses, 1,596 condominiums, 42 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-miami-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"32.7 percent of single-family homes for sale in Miami Beach have reduced their asking price at least once, by a median $330K.\"", "after": "\"32.7 percent of single-family homes for sale in Miami Beach have a current asking price below their original list price; among those 49 reduced listings the median reduction is $330K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Miami Beach house for sale has been waiting 96 days, not the 96 the current listing shows.\"", "after": "\"Among active Miami Beach houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 96 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Miami Beach houses now under contract, 69.0 percent never reduced their asking price; the rest cut by a median 10.2 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 31 percent of the 42 Miami Beach houses under contract had a recorded asking price below their original list price; the median reduction among that group was 10.2 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "845098a66c48dd4b2af7e95e95d0816cfce21b32c9c160977307e0641e098517", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nMiami Beach price cuts and true days on market\nHEADLINE OPTIONS\n32.7% of Miami Beach houses for sale have cut their asking price, 34.6% of condos\nMiami Beach sellers hold firmer than the rest of Miami-Dade County as 50.7% of houses pass 90 days on\nthe market\nBuying in Miami Beach? One in three houses have already come down once, by a median $330K\nLEDE\nMIAMI BEACH, Fla., September 7, 2026 - 32.7% of the 150 single-family homes listed for sale in Miami Beach\nhave reduced their asking price at least once, by a median 6.9% (about $330K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Among the city's 1,596 condominium listings, 34.6% have cut, by\na median 6.0%.\nNUT GRAF\nThe figures point to a market where 31.0% of houses reached a contract only after a price cut: of the 42 Miami\nBeach houses now under contract, 31.0% reduced before going under contract, with a median cut of 10.2%\nand a median 122 days to contract. Across Miami-Dade County the price-cut share is 37.6% for houses and\n37.4% for condominiums, so Miami Beach houses are cutting 4.9 points less often than the county. Counting\nevery relisting, the median Miami Beach house for sale has been on the market 96 days, against 96 on its\ncurrent listing; 1.3% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nMiami Beach\n150\nShare with at\nleast one price\nreduction,\nhouses\n32.7% (49 of 150)\nMedian\nreduction\nfrom original\nasking, houses\n6.9% (about $330K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings, Miami\nBeach\n1,596\nShare with at\nleast one price\nreduction,\ncondominiums\n34.6% (553 of 1,596)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n96 days (96 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n50.7% (76 of 150)\nHouses under\ncontract that\nreduced first\n31.0% of 42\nMiami-Dade\nCounty price-\ncut share,\nhouses /\ncondominiums\n37.6% / 37.4%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Firmer than similar-priced cities\nPeer group,\nhouses\n(median\nasking $2M\nand up; peer\ncut share\n34.0%)\nMiami Shores, Southwest Ranches, Lighthouse Point, Coral Gables, North Palm Beach, Pinecrest, Key Biscayne, Palm \nQUOTABLE DATA POINTS\n\"32.7 percent of single-family homes for sale in Miami Beach have reduced their asking price at least once,\nby a median $330K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Miami Beach house for sale has been waiting 96 days, not the 96 the\ncurrent listing shows.\"\n\"Of the Miami Beach houses now under contract, 69.0 percent never reduced their asking price; the rest\ncut by a median 10.2 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Miami Beach versus Miami-Dade County, houses and condominiums, September\n7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Miami Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 50.7% of houses have passed\n90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Miami Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Miami Beach and Miami-Dade County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 150 houses, 1,596 condominiums, 42\nhouses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every\nmorning at https://www.pbprealestate.com/price-cuts-miami-beach/ . Conditions read: How the read works: each city is compared\nwith its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately;\nthe peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure\nand at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over.\nCutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read\nis relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real\nEstate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate\nactivity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "41cb2e874b4be694ad9131418936a9cbf06e6693232a54b53749a84782311871", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nMiami Beach asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/miami-beach/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n32.7% of Miami Beach houses for sale are asking less than their original list price; 34.6% of condos\nSeller Blink Rate™ in Miami Beach: 32.7% of houses list below original asking, against 37.6% across Miami-\nDade County\nBuying in Miami Beach? 49 of the 150 houses for sale are asking below their original price, by a median\n$330K\nLEDE\nMIAMI BEACH, Fla., September 7, 2026 - 32.7% of the 150 single-family homes listed for sale in Miami Beach\n(49 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 49 reduced listings, the median reduction is\n6.9% (about $330K). Among the city's 1,596 condominium listings, 34.6% are asking below their original price,\nby a median 6%.\nNUT GRAF\nFor active Miami Beach houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are\nboth 96 days (from 150 and 150 listings with a value in each field). Equal medians describe the recorded fields\nonly; they do not establish anything about individual listing histories. 1.3% of all active houses have both fields\nrecorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a\nrelisting event. Of the 42 Miami Beach houses under contract (Pending or Active Under Contract), 13 (31%)\nhave a recorded asking price below their original list price; the median reduction among that group is 10.2%.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nThe remainder are not recorded as below their original list price, which is not a price history. These asking-price\nfields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original\nare 37.6% for houses and 37.4% for condominiums; Miami Beach houses are 4.9 points below the county\nshare.\nFACT BOX\nActive single-family listings, Miami Beach\n150\nSeptember 7, 2026\nShare asking below original list price,\nhouses\n32.7% (49 of 150)\nSeptember 7, 2026\nPrice pairs recorded / missing; unchanged /\nabove original, houses\n150 / 0; 91 / 10\nSeptember 7, 2026\nMedian reduction among the 49 reduced\nhouses\n6.9% (about $330K)\nSeptember 7, 2026\nActive condominium listings, Miami Beach\n1,596\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n34.6% (553 of 1,596)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n96 / 96 days (from 150 / 150 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90 days\n50.7% (76 of 150 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking below\noriginal list price\n31% (13 of 42)\nSeptember 7, 2026\nMiami-Dade County share asking below\noriginal, houses / condominiums\n37.6% / 37.4%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nHouses: Between the comparison thresholds;\nCondominiums: Lower below-original share than\npeers\nSeptember 7, 2026\nPeer group, houses (median asking $2M and\nup; peer share 34%)\nMiami Shores, Southwest Ranches, Lighthouse Point,\nCoral Gables, North Palm Beach, Pinecrest, Key\nBiscayne, Palm Beach\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"32.7 percent of single-family homes for sale in Miami Beach have a current asking price below their\noriginal list price; among those 49 reduced listings the median reduction is $330K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"Among active Miami Beach houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket\nvalues are both 96 days. These are MLS-recorded fields, not an independently reconstructed listing\nhistory.\"\n\"At the snapshot, 31 percent of the 42 Miami Beach houses under contract had a recorded asking price\nbelow their original list price; the median reduction among that group was 10.2 percent. The remainder\nwere not recorded as below their original list price, which is not a price history. Agreed contract prices are\nnot inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Miami Beach versus Miami-Dade\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nChart data (aggregate): Horizontal bar chart. Miami Beach houses 32.7%, Miami-Dade County houses 37.6%;\nMiami Beach condominiums 34.6%, Miami-Dade County condominiums 37.4%. Share of active listings asking\nbelow their original list price, September 7, 2026.\nActive Miami Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 50.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 28%, 31-60\ndays 10.7%, 61-90 days 10.7%, 91-180 days 18%, 181+ days 32.7%. Condominiums: 0-30 days 30.7%, 31-60\ndays 10.4%, 61-90 days 9.6%, 91-180 days 22.5%, 181+ days 26.8%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Miami Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with\n10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 0 listed, count only; $500K to $1M 5 listed, count only; $1M to $2M 35.7% (5 of 14);\n$2M to $5M 44.9% (22 of 49); $5M and up 25.6% (21 of 82).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miami Beach,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (91 unchanged, 10 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 150 houses,\n1,596 condominiums, 42 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami-beach/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-miami-beach/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "885f2f0eca70a8af41c7b731c3cb367ea77aad3063908a30787f9081697f9a1e", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - MIAMI BEACH PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 32.7% of Miami Beach houses for sale are asking less than their original list price; 34.6% of condos\n2. Seller Blink Rate™ in Miami Beach: 32.7% of houses list below original asking, against 37.6% across Miami-Dade County\n3. Buying in Miami Beach? 49 of the 150 houses for sale are asking below their original price, by a median $330K\n\nLEDE\nMIAMI BEACH, Fla., September 7, 2026 - 32.7% of the 150 single-family homes listed for sale in Miami Beach (49 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 49 reduced listings, the median reduction is 6.9% (about $330K). Among the city's 1,596 condominium listings, 34.6% are asking below their original price, by a median 6%.\n\nNUT GRAF\nFor active Miami Beach houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 96 days (from 150 and 150 listings with a value in each field). Equal medians describe the recorded fields only; they do not establish anything about individual listing histories. 1.3% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 42 Miami Beach houses under contract (Pending or Active Under Contract), 13 (31%) have a recorded asking price below their original list price; the median reduction among that group is 10.2%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.6% for houses and 37.4% for condominiums; Miami Beach houses are 4.9 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Miami Beach: 150 [September 7, 2026]\n- Share asking below original list price, houses: 32.7% (49 of 150) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 150 / 0; 91 / 10 [September 7, 2026]\n- Median reduction among the 49 reduced houses: 6.9% (about $330K) [September 7, 2026]\n- Active condominium listings, Miami Beach: 1,596 [September 7, 2026]\n- Share asking below original list price, condominiums: 34.6% (553 of 1,596) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 96 / 96 days (from 150 / 150 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 50.7% (76 of 150 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 31% (13 of 42) [September 7, 2026]\n- Miami-Dade County share asking below original, houses / condominiums: 37.6% / 37.4% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Lower below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking $2M and up; peer share 34%): Miami Shores, Southwest Ranches, Lighthouse Point, Coral Gables, North Palm Beach, Pinecrest, Key Biscayne, Palm Beach [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"32.7 percent of single-family homes for sale in Miami Beach have a current asking price below their original list price; among those 49 reduced listings the median reduction is $330K.\"\n- \"Among active Miami Beach houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 96 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 31 percent of the 42 Miami Beach houses under contract had a recorded asking price below their original list price; the median reduction among that group was 10.2 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- miami-beach-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Miami Beach versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Miami Beach houses 32.7%, Miami-Dade County houses 37.6%; Miami Beach condominiums 34.6%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.\n- miami-beach-true-days-on-market-r1-2026-09-07.png\n Caption: Active Miami Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 50.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 28%, 31-60 days 10.7%, 61-90 days 10.7%, 91-180 days 18%, 181+ days 32.7%. Condominiums: 0-30 days 30.7%, 31-60 days 10.4%, 61-90 days 9.6%, 91-180 days 22.5%, 181+ days 26.8%.\n- miami-beach-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Miami Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 5 listed, count only; $1M to $2M 35.7% (5 of 14); $2M to $5M 44.9% (22 of 49); $5M and up 25.6% (21 of 82).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miami Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (91 unchanged, 10 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 150 houses, 1,596 condominiums, 42 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-miami-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-1245a0228a92103fe7c7" }, { "slug": "miami-beach", "city": "Miami Beach", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "active": 1596, "with_fee": 1551, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 1596, "cut_count": 553, "cut_pct": 34.6, "median_cut_pct": 6.0, "median_cut_dollars": 34000 }, "outliers_dropped": 32, "n": 1519, "median": 1137, "p10": 550, "p25": 752, "p75": 1835, "p90": 3570, "min": 220, "max": 9341, "median_sqft": 1.32, "n_sqft": 1483, "median_pct_price": 2.33, "median_list_price": 540000, "median_year_built": 1970, "median_sqft_area": 890, "over_1000": 884, "over_1000_pct": 58.2, "under_500": 110, "under_500_pct": 7.2, "hi_thr": 1000, "lo_thr": 500, "over_hi": 884, "over_hi_pct": 58.2, "under_lo": 110, "under_lo_pct": 7.2, "types": { "Condominium": { "count": 1486, "pct": 97.8 }, "StockCooperative": { "count": 19, "pct": 1.3 }, "Townhouse": { "count": 8, "pct": 0.5 }, "null": { "count": 4, "pct": 0.3 }, "Villa": { "count": 2, "pct": 0.1 } }, "regime": { "COA": { "count": 1466, "pct": 96.5 }, "HOA": { "count": 30, "pct": 2.0 }, "not_recorded": { "count": 23, "pct": 1.5 } }, "villa_median": 5135, "townhouse_median": 1112, "cadence": { "Monthly": { "count": 1454, "pct": 95.7 }, "Quarterly": { "count": 63, "pct": 4.1 }, "SemiAnnually": { "count": 1, "pct": 0.1 }, "Annually": { "count": 1, "pct": 0.1 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 5, "pct": 0.3 }, { "label": "$250 to $500", "count": 105, "pct": 6.9 }, { "label": "$500 to $750", "count": 261, "pct": 17.2 }, { "label": "$750 to $1,000", "count": 264, "pct": 17.4 }, { "label": "$1,000 to $1,500", "count": 345, "pct": 22.7 }, { "label": "$1,500 to $2,000", "count": 208, "pct": 13.7 }, { "label": "$2,000 and up", "count": 331, "pct": 21.8 } ], "decades": [ { "label": "1950s", "n": 70, "median": 568, "median_sqft": 1.1 }, { "label": "1960s", "n": 440, "median": 1087, "median_sqft": 1.27 }, { "label": "1970s", "n": 147, "median": 937, "median_sqft": 1.0 }, { "label": "1980s", "n": 97, "median": 1286, "median_sqft": 1.28 }, { "label": "1990s", "n": 118, "median": 1616, "median_sqft": 1.41 }, { "label": "2000s", "n": 241, "median": 2267, "median_sqft": 1.72 }, { "label": "2010s", "n": 86, "median": 1970, "median_sqft": 1.73 }, { "label": "2020s", "n": 73, "median": 1995, "median_sqft": 2.13 } ], "bands": [ { "label": "Under $250K", "n": 176, "median": 600, "median_pct_price": 3.38 }, { "label": "$250K to $500K", "n": 535, "median": 856, "median_pct_price": 2.84 }, { "label": "$500K to $1M", "n": 402, "median": 1334, "median_pct_price": 2.25 }, { "label": "$1M and up", "n": 406, "median": 2652, "median_pct_price": 1.31 } ], "pre1995": { "n": 1027, "median": 933 }, "post2005": { "n": 310, "median": 2070 }, "includes": [ { "key": "Water", "label": "Water", "count": 986, "pct": 70.3 }, { "key": "Trash", "label": "Trash", "count": 928, "pct": 66.2 }, { "key": "Sewer", "label": "Sewer", "count": 857, "pct": 61.1 }, { "key": "CommonAreas", "label": "Common areas", "count": 791, "pct": 56.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 639, "pct": 45.6 }, { "key": "CableTv", "label": "Cable TV", "count": 606, "pct": 43.2 }, { "key": "Pools", "label": "Pool", "count": 565, "pct": 40.3 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 550, "pct": 39.2 }, { "key": "Security", "label": "Security", "count": 508, "pct": 36.2 }, { "key": "HotWater", "label": "Hot water", "count": 506, "pct": 36.1 }, { "key": "Insurance", "label": "Building insurance", "count": 493, "pct": 35.2 }, { "key": "Internet", "label": "Internet", "count": 478, "pct": 34.1 }, { "key": "PestControl", "label": "Pest control", "count": 316, "pct": 22.5 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 263, "pct": 18.8 } ], "includes_n": 1402, "flags": { "sa_mentioned": { "count": 167, "pct": 11.0 }, "sa_none_or_paid": { "count": 117, "pct": 7.7 }, "sa_pending": { "count": 20, "pct": 1.3 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 1, "pct": 0.1 }, "milestone": { "count": 143, "pct": 9.4 }, "reserves": { "count": 18, "pct": 1.2 }, "land_lease": { "count": 11, "pct": 0.7 }, "remarks_n": 1518 }, "developments": [ { "name": "The Decoplage", "master": null, "n": 39, "anecdotal": false, "median": 1056, "median_sqft": 1.55, "year_built": 1965, "median_list_price": 489000, "sa_mentioned": 13, "sa_pending": 2, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Roney Palace", "master": null, "n": 37, "anecdotal": false, "median": 1924, "median_sqft": 2.14, "year_built": 1926, "median_list_price": 1210000, "sa_mentioned": 6, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Pavilion", "master": null, "n": 26, "anecdotal": false, "median": 1172, "median_sqft": 1.26, "year_built": 1968, "median_list_price": 585000, "sa_mentioned": 6, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Castle Beach Club", "master": null, "n": 24, "anecdotal": false, "median": 873, "median_sqft": 2.18, "year_built": 1966, "median_list_price": 425000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mirador 1000", "master": null, "n": 22, "anecdotal": false, "median": 1094, "median_sqft": 1.33, "year_built": 1968, "median_list_price": 397500, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Central Carillon Beach Co", "master": null, "n": 20, "anecdotal": false, "median": 2878, "median_sqft": 3.58, "year_built": 2008, "median_list_price": 569500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Club Atlantis", "master": null, "n": 20, "anecdotal": false, "median": 1155, "median_sqft": 1.26, "year_built": 1982, "median_list_price": 784500, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Seacoast 5151", "master": null, "n": 19, "anecdotal": false, "median": 1057, "median_sqft": 1.03, "year_built": 1966, "median_list_price": 800000, "sa_mentioned": 5, "sa_pending": 2, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Carriage House", "master": null, "n": 18, "anecdotal": false, "median": 1372, "median_sqft": 1.4, "year_built": 1967, "median_list_price": 524000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mirador 1200", "master": null, "n": 15, "anecdotal": false, "median": 1061, "median_sqft": 1.27, "year_built": 1965, "median_list_price": 360000, "sa_mentioned": 5, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "72 Park", "master": null, "n": 14, "anecdotal": false, "median": 1837, "median_sqft": 2.18, "year_built": 2025, "median_list_price": 1662500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Continuum On South Beach C", "master": null, "n": 14, "anecdotal": false, "median": 4514, "median_sqft": 2.47, "year_built": 2002, "median_list_price": 7995000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "North Carillon Beach Cond", "master": null, "n": 14, "anecdotal": false, "median": 4240, "median_sqft": 3.41, "year_built": 2008, "median_list_price": 1862000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Strand On Ocean Drive", "master": null, "n": 14, "anecdotal": false, "median": 1536, "median_sqft": 3.4, "year_built": 1950, "median_list_price": 312500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Fontainebleau Iii", "master": null, "n": 13, "anecdotal": false, "median": 954, "median_sqft": 1.75, "year_built": 2008, "median_list_price": 1200000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Meridian", "master": null, "n": 13, "anecdotal": false, "median": 1487, "median_sqft": 1.51, "year_built": 2005, "median_list_price": 899000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "5600", "master": null, "n": 12, "anecdotal": false, "median": 1452, "median_sqft": 1.13, "year_built": 1967, "median_list_price": 724500, "sa_mentioned": 3, "sa_pending": 2, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Burleigh House", "master": null, "n": 12, "anecdotal": false, "median": 1207, "median_sqft": 0.97, "year_built": 1970, "median_list_price": 602500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Alexander", "master": null, "n": 12, "anecdotal": false, "median": 1808, "median_sqft": 1.88, "year_built": 1962, "median_list_price": 540000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Carriage Club North C", "master": null, "n": 12, "anecdotal": false, "median": 1658, "median_sqft": 1.54, "year_built": 1964, "median_list_price": 424500, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Floridian", "master": null, "n": 12, "anecdotal": false, "median": 1595, "median_sqft": 1.43, "year_built": 1997, "median_list_price": 1100000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Akoya", "master": null, "n": 11, "anecdotal": false, "median": 1500, "median_sqft": 1.25, "year_built": 2004, "median_list_price": 1950000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Amd Pl of 2Nd Ocean Front Sub", "master": null, "n": 11, "anecdotal": false, "median": 1981, "median_sqft": 1.73, "year_built": 2016, "median_list_price": 949900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Fontainebleau Iii Ocean C", "master": null, "n": 11, "anecdotal": false, "median": 1068, "median_sqft": 1.69, "year_built": 2008, "median_list_price": 1079000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "King Cole", "master": null, "n": 11, "anecdotal": false, "median": 1368, "median_sqft": 1.28, "year_built": 1963, "median_list_price": 345000, "sa_mentioned": 3, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Parkview Point", "master": null, "n": 11, "anecdotal": false, "median": 1107, "median_sqft": 0.97, "year_built": 1964, "median_list_price": 365000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Presidential", "master": null, "n": 11, "anecdotal": false, "median": 1134, "median_sqft": 1.74, "year_built": 1970, "median_list_price": 474999, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Maison Grande", "master": null, "n": 10, "anecdotal": false, "median": 1164, "median_sqft": 0.9, "year_built": 1971, "median_list_price": 647500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Seacoast 5700", "master": null, "n": 10, "anecdotal": false, "median": 1434, "median_sqft": 1.58, "year_built": 1968, "median_list_price": 472500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "South Bay Club", "master": null, "n": 10, "anecdotal": false, "median": 932, "median_sqft": 1.35, "year_built": 1966, "median_list_price": 462000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "1100 West", "master": null, "n": 9, "anecdotal": true, "median": 1707, "median_sqft": 3.21, "year_built": 2008, "median_list_price": 420000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Five Park", "master": null, "n": 9, "anecdotal": true, "median": 3928, "median_sqft": 2.43, "year_built": 2025, "median_list_price": 3999999, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Fontainebleau Ii", "master": null, "n": 9, "anecdotal": true, "median": 1389, "median_sqft": 1.38, "year_built": 2005, "median_list_price": 1349000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lincoln Sub", "master": null, "n": 9, "anecdotal": true, "median": 707, "median_sqft": 1.32, "year_built": 2016, "median_list_price": 270000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mei", "master": null, "n": 9, "anecdotal": true, "median": 3500, "median_sqft": 2.61, "year_built": 2008, "median_list_price": 2195000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mirasol Ocean Towers Cond", "master": null, "n": 9, "anecdotal": true, "median": 1111, "median_sqft": 0.93, "year_built": 1975, "median_list_price": 575000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oceanside Plaza", "master": null, "n": 9, "anecdotal": true, "median": 1350, "median_sqft": 1.34, "year_built": 1967, "median_list_price": 549000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Portofino Tower", "master": null, "n": 9, "anecdotal": true, "median": 3940, "median_sqft": 1.93, "year_built": 1996, "median_list_price": 3500000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Triton Tower", "master": null, "n": 9, "anecdotal": true, "median": 577, "median_sqft": 0.75, "year_built": 1966, "median_list_price": 424000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Yacht Club at Portofino C", "master": "Portofino C", "n": 9, "anecdotal": true, "median": 1120, "median_sqft": 1.4, "year_built": 1999, "median_list_price": 790000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "2399 Collins Avenue", "master": null, "n": 8, "anecdotal": true, "median": 6029, "median_sqft": 3.08, "year_built": 2015, "median_list_price": 6524500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Arlen Beach", "master": null, "n": 8, "anecdotal": true, "median": 1385, "median_sqft": 1.63, "year_built": 1969, "median_list_price": 494000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bayview Terr", "master": null, "n": 8, "anecdotal": true, "median": 874, "median_sqft": 1.06, "year_built": 1971, "median_list_price": 365000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "La Gorce Palace", "master": null, "n": 8, "anecdotal": true, "median": 1908, "median_sqft": 1.43, "year_built": 1995, "median_list_price": 1022500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Setai Resort Residences", "master": null, "n": 8, "anecdotal": true, "median": 5424, "median_sqft": 4.55, "year_built": 2004, "median_list_price": 4050000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Stanton House", "master": null, "n": 8, "anecdotal": true, "median": 937, "median_sqft": 1.17, "year_built": 1973, "median_list_price": 291000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Grandview", "master": null, "n": 8, "anecdotal": true, "median": 1714, "median_sqft": 1.63, "year_built": 1998, "median_list_price": 659500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Waverly at South Beac", "master": "South Beac", "n": 8, "anecdotal": true, "median": 1557, "median_sqft": 1.39, "year_built": 2001, "median_list_price": 1074000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Point", "master": null, "n": 7, "anecdotal": true, "median": 945, "median_sqft": 1.43, "year_built": 1970, "median_list_price": 539000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Royal Atlantic", "master": null, "n": 7, "anecdotal": true, "median": 702, "median_sqft": 1.07, "year_built": 1969, "median_list_price": 540000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "South Carillon Beach Cond", "master": null, "n": 7, "anecdotal": true, "median": 3690, "median_sqft": 3.65, "year_built": 2008, "median_list_price": 949000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Collins", "master": null, "n": 7, "anecdotal": true, "median": 1029, "median_sqft": 1.23, "year_built": 1969, "median_list_price": 550000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Georgian", "master": null, "n": 7, "anecdotal": true, "median": 1635, "median_sqft": 1.5, "year_built": 1980, "median_list_price": 735000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "West Bay Plaza", "master": null, "n": 7, "anecdotal": true, "median": 983, "median_sqft": 1.2, "year_built": 1995, "median_list_price": 550000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "1500 Ocean Drive", "master": null, "n": 6, "anecdotal": true, "median": 2124, "median_sqft": 1.79, "year_built": 1998, "median_list_price": 1625000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Aquasol", "master": null, "n": 6, "anecdotal": true, "median": 1000, "median_sqft": 1.09, "year_built": 1968, "median_list_price": 361750, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Island Terrace", "master": null, "n": 6, "anecdotal": true, "median": 1436, "median_sqft": 1.5, "year_built": 1967, "median_list_price": 461500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lincoln Towers", "master": null, "n": 6, "anecdotal": true, "median": 1058, "median_sqft": 1.16, "year_built": 1966, "median_list_price": 349000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Park", "master": null, "n": 6, "anecdotal": true, "median": 1210, "median_sqft": 1.2, "year_built": 1968, "median_list_price": 425000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Terra Beachside", "master": null, "n": 6, "anecdotal": true, "median": 1857, "median_sqft": 1.18, "year_built": 2010, "median_list_price": 794000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "South Beac", "n": 8, "median": 1557, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Portofino C", "n": 7, "median": 1120, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Aqua Condo", "n": 5, "median": 5108, "enclaves": 3, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 1149, "p25": 760, "p75": 1854, "n": 1484, "median_sqft": 1.33, "sa_pending_pct": 1.3 }, { "date": "2026-09-07", "median": 1137, "p25": 752, "p75": 1835, "n": 1519, "median_sqft": 1.32, "sa_pending_pct": 1.3 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Miami Beach condo for sale carries a $1,137-a-month association fee, 42% above the South Florida median", "58.2% of Miami Beach condos on the market ask $1,000 or more a month in fees; 7.2% stay under $500", "Miami Beach condos built since 2005 carry fees 122% higher than buildings from before 1995" ], "lede": "MIAMI BEACH, Fla., September 7, 2026 - The median monthly association fee across the 1,519 condominiums listed for sale in Miami Beach is $1,137, with half of the listings between $752 and $1,835 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 42% above the five-county South Florida median of $800, and ranks Miami Beach 19 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Miami Beach carries a monthly association fee of $1,137, 42% above the five-county South Florida median of $800.\"", "\"58.2 percent of Miami Beach condos on the market ask $1,000 or more a month in association fees; only 7.2 percent stay under $500.\"", "\"In Miami Beach, a condo completed since 2005 carries a median fee of $2,070 a month, against $933 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Miami Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (32 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-miami-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Miami Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Miami Beach median $1,137 a month, South Florida median $800; Miami Beach ranks 19 of 69 cities.", "title": "Miami Beach condo fees sit 42% above the South Florida median" }, { "caption": "Share of active Miami Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0.3% (5 listings); $250 to $500 6.9% (105 listings); $500 to $750 17.2% (261 listings); $750 to $1,000 17.4% (264 listings); $1,000 to $1,500 22.7% (345 listings); $1,500 to $2,000 13.7% (208 listings); $2,000 and up 21.8% (331 listings).", "title": "22.7% of Miami Beach condos for sale carry a fee of $1,000 to $1,500 a month" }, { "caption": "Median monthly-equivalent association fee for active Miami Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1950s $568 (70 listings); 1960s $1,087 (440 listings); 1970s $937 (147 listings); 1980s $1,286 (97 listings); 1990s $1,616 (118 listings); 2000s $2,267 (241 listings); 2010s $1,970 (86 listings); 2020s $1,995 (73 listings).", "title": "Miami Beach condos built since 2005 ask 122% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 1596 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 1596, "with_fee": 1551, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 1551, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 45, "n": 1519, "retained_n": 1519, "outliers_dropped": 32, "trim_applied": true, "cuts": { "active": 1596, "cut_count": 553, "cut_pct": 34.6, "median_cut_pct": 6.0, "median_cut_dollars": 34000, "valid_price_count": 1596, "missing_price_count": 0, "unchanged_count": 959, "raised_count": 84, "not_below_original_count": 1043, "cut_pct_denominator": 1596, "cut_sample_ok": true, "median_cut_n": 553 }, "trim_bounds": { "p1": 219.5, "p99": 9343.5 }, "retained_small_sample": false, "retained_below_30": false, "median": 1137, "p10": 550, "p25": 752, "p75": 1835, "p90": 3570, "min": 220, "max": 9341, "median_sqft": 1.32, "n_sqft": 1483, "median_pct_price": 2.33, "n_pct_price": 1519, "median_list_price": 540000, "median_year_built": 1970, "median_sqft_area": 890, "over_1000": 884, "over_1000_pct": 58.2, "under_500": 110, "under_500_pct": 7.2, "hi_thr": 1000, "lo_thr": 500, "over_hi": 884, "over_hi_pct": 58.2, "under_lo": 110, "under_lo_pct": 7.2, "types": { "Condominium": { "count": 1486, "pct": 97.8 }, "StockCooperative": { "count": 19, "pct": 1.3 }, "Townhouse": { "count": 8, "pct": 0.5 }, "null": { "count": 4, "pct": 0.3 }, "Villa": { "count": 2, "pct": 0.1 } }, "regime": { "COA": { "count": 1466, "pct": 96.5 }, "HOA": { "count": 30, "pct": 2.0 }, "not_recorded": { "count": 23, "pct": 1.5 } }, "villa_median": 5135, "townhouse_median": 1112, "cadence": { "Monthly": { "count": 1454, "pct": 95.7 }, "Quarterly": { "count": 63, "pct": 4.1 }, "SemiAnnually": { "count": 1, "pct": 0.1 }, "Annually": { "count": 1, "pct": 0.1 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 5, "pct": 0.3 }, { "label": "$250 to $500", "count": 105, "pct": 6.9 }, { "label": "$500 to $750", "count": 261, "pct": 17.2 }, { "label": "$750 to $1,000", "count": 264, "pct": 17.4 }, { "label": "$1,000 to $1,500", "count": 345, "pct": 22.7 }, { "label": "$1,500 to $2,000", "count": 208, "pct": 13.7 }, { "label": "$2,000 and up", "count": 331, "pct": 21.8 } ], "decades": [ { "label": "1950s", "n": 70, "median": 568, "median_sqft": 1.1 }, { "label": "1960s", "n": 440, "median": 1087, "median_sqft": 1.27 }, { "label": "1970s", "n": 147, "median": 937, "median_sqft": 1.0 }, { "label": "1980s", "n": 97, "median": 1286, "median_sqft": 1.28 }, { "label": "1990s", "n": 118, "median": 1616, "median_sqft": 1.41 }, { "label": "2000s", "n": 241, "median": 2267, "median_sqft": 1.72 }, { "label": "2010s", "n": 86, "median": 1970, "median_sqft": 1.73 }, { "label": "2020s", "n": 73, "median": 1995, "median_sqft": 2.13 } ], "bands": [ { "label": "Under $250K", "n": 176, "median": 600, "median_pct_price": 3.38 }, { "label": "$250K to $500K", "n": 535, "median": 856, "median_pct_price": 2.84 }, { "label": "$500K to $1M", "n": 402, "median": 1334, "median_pct_price": 2.25 }, { "label": "$1M and up", "n": 406, "median": 2652, "median_pct_price": 1.31 } ], "pre1995": { "n": 1027, "median": 933 }, "post2005": { "n": 310, "median": 2070 }, "includes": [ { "key": "Water", "label": "Water", "count": 986, "pct": 70.3 }, { "key": "Trash", "label": "Trash", "count": 928, "pct": 66.2 }, { "key": "Sewer", "label": "Sewer", "count": 857, "pct": 61.1 }, { "key": "CommonAreas", "label": "Common areas", "count": 791, "pct": 56.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 639, "pct": 45.6 }, { "key": "CableTv", "label": "Cable TV", "count": 606, "pct": 43.2 }, { "key": "Pools", "label": "Pool", "count": 565, "pct": 40.3 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 550, "pct": 39.2 }, { "key": "Security", "label": "Security", "count": 508, "pct": 36.2 }, { "key": "HotWater", "label": "Hot water", "count": 506, "pct": 36.1 }, { "key": "Insurance", "label": "Building insurance", "count": 493, "pct": 35.2 }, { "key": "Internet", "label": "Internet", "count": 478, "pct": 34.1 }, { "key": "PestControl", "label": "Pest control", "count": 316, "pct": 22.5 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 263, "pct": 18.8 } ], "includes_n": 1402, "flags": { "sa_mentioned": { "count": 167, "pct": 11.0 }, "sa_none_or_paid": { "count": 117, "pct": 7.7 }, "sa_pending": { "count": 20, "pct": 1.3 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 1, "pct": 0.1 }, "milestone": { "count": 143, "pct": 9.4 }, "reserves": { "count": 18, "pct": 1.2 }, "land_lease": { "count": 11, "pct": 0.7 }, "remarks_n": 1518 }, "denominators": { "fee_percentages": 1519, "fee_medians_percentiles": 1519, "median_sqft": 1483, "median_pct_price": 1519, "includes_pct": 1402, "flags_pct": 1519, "cut_pct": 1596 }, "developments": [ { "name": "The Decoplage", "master": null, "n": 39, "anecdotal": false, "median": 1056, "median_sqft": 1.55, "year_built": 1965, "median_list_price": 489000, "sa_mentioned": 13, "sa_pending": 2, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Roney Palace", "master": null, "n": 37, "anecdotal": false, "median": 1924, "median_sqft": 2.14, "year_built": 1926, "median_list_price": 1210000, "sa_mentioned": 6, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Pavilion", "master": null, "n": 26, "anecdotal": false, "median": 1172, "median_sqft": 1.26, "year_built": 1968, "median_list_price": 585000, "sa_mentioned": 6, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Castle Beach Club", "master": null, "n": 24, "anecdotal": false, "median": 873, "median_sqft": 2.18, "year_built": 1966, "median_list_price": 425000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mirador 1000", "master": null, "n": 22, "anecdotal": false, "median": 1094, "median_sqft": 1.33, "year_built": 1968, "median_list_price": 397500, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Central Carillon Beach Co", "master": null, "n": 20, "anecdotal": false, "median": 2878, "median_sqft": 3.58, "year_built": 2008, "median_list_price": 569500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Club Atlantis", "master": null, "n": 20, "anecdotal": false, "median": 1155, "median_sqft": 1.26, "year_built": 1982, "median_list_price": 784500, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Seacoast 5151", "master": null, "n": 19, "anecdotal": false, "median": 1057, "median_sqft": 1.03, "year_built": 1966, "median_list_price": 800000, "sa_mentioned": 5, "sa_pending": 2, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Carriage House", "master": null, "n": 18, "anecdotal": false, "median": 1372, "median_sqft": 1.4, "year_built": 1967, "median_list_price": 524000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mirador 1200", "master": null, "n": 15, "anecdotal": false, "median": 1061, "median_sqft": 1.27, "year_built": 1965, "median_list_price": 360000, "sa_mentioned": 5, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "72 Park", "master": null, "n": 14, "anecdotal": false, "median": 1837, "median_sqft": 2.18, "year_built": 2025, "median_list_price": 1662500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Continuum On South Beach C", "master": null, "n": 14, "anecdotal": false, "median": 4514, "median_sqft": 2.47, "year_built": 2002, "median_list_price": 7995000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "North Carillon Beach Cond", "master": null, "n": 14, "anecdotal": false, "median": 4240, "median_sqft": 3.41, "year_built": 2008, "median_list_price": 1862000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Strand On Ocean Drive", "master": null, "n": 14, "anecdotal": false, "median": 1536, "median_sqft": 3.4, "year_built": 1950, "median_list_price": 312500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Fontainebleau Iii", "master": null, "n": 13, "anecdotal": false, "median": 954, "median_sqft": 1.75, "year_built": 2008, "median_list_price": 1200000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Meridian", "master": null, "n": 13, "anecdotal": false, "median": 1487, "median_sqft": 1.51, "year_built": 2005, "median_list_price": 899000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "5600", "master": null, "n": 12, "anecdotal": false, "median": 1452, "median_sqft": 1.13, "year_built": 1967, "median_list_price": 724500, "sa_mentioned": 3, "sa_pending": 2, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Burleigh House", "master": null, "n": 12, "anecdotal": false, "median": 1207, "median_sqft": 0.97, "year_built": 1970, "median_list_price": 602500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Alexander", "master": null, "n": 12, "anecdotal": false, "median": 1808, "median_sqft": 1.88, "year_built": 1962, "median_list_price": 540000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Carriage Club North C", "master": null, "n": 12, "anecdotal": false, "median": 1658, "median_sqft": 1.54, "year_built": 1964, "median_list_price": 424500, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Floridian", "master": null, "n": 12, "anecdotal": false, "median": 1595, "median_sqft": 1.43, "year_built": 1997, "median_list_price": 1100000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Akoya", "master": null, "n": 11, "anecdotal": false, "median": 1500, "median_sqft": 1.25, "year_built": 2004, "median_list_price": 1950000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Amd Pl of 2Nd Ocean Front Sub", "master": null, "n": 11, "anecdotal": false, "median": 1981, "median_sqft": 1.73, "year_built": 2016, "median_list_price": 949900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Fontainebleau Iii Ocean C", "master": null, "n": 11, "anecdotal": false, "median": 1068, "median_sqft": 1.69, "year_built": 2008, "median_list_price": 1079000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "King Cole", "master": null, "n": 11, "anecdotal": false, "median": 1368, "median_sqft": 1.28, "year_built": 1963, "median_list_price": 345000, "sa_mentioned": 3, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Parkview Point", "master": null, "n": 11, "anecdotal": false, "median": 1107, "median_sqft": 0.97, "year_built": 1964, "median_list_price": 365000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Presidential", "master": null, "n": 11, "anecdotal": false, "median": 1134, "median_sqft": 1.74, "year_built": 1970, "median_list_price": 474999, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Maison Grande", "master": null, "n": 10, "anecdotal": false, "median": 1164, "median_sqft": 0.9, "year_built": 1971, "median_list_price": 647500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Seacoast 5700", "master": null, "n": 10, "anecdotal": false, "median": 1434, "median_sqft": 1.58, "year_built": 1968, "median_list_price": 472500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "South Bay Club", "master": null, "n": 10, "anecdotal": false, "median": 932, "median_sqft": 1.35, "year_built": 1966, "median_list_price": 462000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "1100 West", "master": null, "n": 9, "anecdotal": true, "median": 1707, "median_sqft": 3.21, "year_built": 2008, "median_list_price": 420000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Five Park", "master": null, "n": 9, "anecdotal": true, "median": 3928, "median_sqft": 2.43, "year_built": 2025, "median_list_price": 3999999, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Fontainebleau Ii", "master": null, "n": 9, "anecdotal": true, "median": 1389, "median_sqft": 1.38, "year_built": 2005, "median_list_price": 1349000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lincoln Sub", "master": null, "n": 9, "anecdotal": true, "median": 707, "median_sqft": 1.32, "year_built": 2016, "median_list_price": 270000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mei", "master": null, "n": 9, "anecdotal": true, "median": 3500, "median_sqft": 2.61, "year_built": 2008, "median_list_price": 2195000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Mirasol Ocean Towers Cond", "master": null, "n": 9, "anecdotal": true, "median": 1111, "median_sqft": 0.93, "year_built": 1975, "median_list_price": 575000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oceanside Plaza", "master": null, "n": 9, "anecdotal": true, "median": 1350, "median_sqft": 1.34, "year_built": 1967, "median_list_price": 549000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Portofino Tower", "master": null, "n": 9, "anecdotal": true, "median": 3940, "median_sqft": 1.93, "year_built": 1996, "median_list_price": 3500000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Triton Tower", "master": null, "n": 9, "anecdotal": true, "median": 577, "median_sqft": 0.75, "year_built": 1966, "median_list_price": 424000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Yacht Club at Portofino C", "master": "Portofino C", "n": 9, "anecdotal": true, "median": 1120, "median_sqft": 1.4, "year_built": 1999, "median_list_price": 790000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "2399 Collins Avenue", "master": null, "n": 8, "anecdotal": true, "median": 6029, "median_sqft": 3.08, "year_built": 2015, "median_list_price": 6524500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Arlen Beach", "master": null, "n": 8, "anecdotal": true, "median": 1385, "median_sqft": 1.63, "year_built": 1969, "median_list_price": 494000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bayview Terr", "master": null, "n": 8, "anecdotal": true, "median": 874, "median_sqft": 1.06, "year_built": 1971, "median_list_price": 365000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "La Gorce Palace", "master": null, "n": 8, "anecdotal": true, "median": 1908, "median_sqft": 1.43, "year_built": 1995, "median_list_price": 1022500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Setai Resort Residences", "master": null, "n": 8, "anecdotal": true, "median": 5424, "median_sqft": 4.55, "year_built": 2004, "median_list_price": 4050000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Stanton House", "master": null, "n": 8, "anecdotal": true, "median": 937, "median_sqft": 1.17, "year_built": 1973, "median_list_price": 291000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Grandview", "master": null, "n": 8, "anecdotal": true, "median": 1714, "median_sqft": 1.63, "year_built": 1998, "median_list_price": 659500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Waverly at South Beac", "master": "South Beac", "n": 8, "anecdotal": true, "median": 1557, "median_sqft": 1.39, "year_built": 2001, "median_list_price": 1074000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Point", "master": null, "n": 7, "anecdotal": true, "median": 945, "median_sqft": 1.43, "year_built": 1970, "median_list_price": 539000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Royal Atlantic", "master": null, "n": 7, "anecdotal": true, "median": 702, "median_sqft": 1.07, "year_built": 1969, "median_list_price": 540000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "South Carillon Beach Cond", "master": null, "n": 7, "anecdotal": true, "median": 3690, "median_sqft": 3.65, "year_built": 2008, "median_list_price": 949000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Collins", "master": null, "n": 7, "anecdotal": true, "median": 1029, "median_sqft": 1.23, "year_built": 1969, "median_list_price": 550000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Georgian", "master": null, "n": 7, "anecdotal": true, "median": 1635, "median_sqft": 1.5, "year_built": 1980, "median_list_price": 735000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "West Bay Plaza", "master": null, "n": 7, "anecdotal": true, "median": 983, "median_sqft": 1.2, "year_built": 1995, "median_list_price": 550000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "1500 Ocean Drive", "master": null, "n": 6, "anecdotal": true, "median": 2124, "median_sqft": 1.79, "year_built": 1998, "median_list_price": 1625000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Aquasol", "master": null, "n": 6, "anecdotal": true, "median": 1000, "median_sqft": 1.09, "year_built": 1968, "median_list_price": 361750, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Island Terrace", "master": null, "n": 6, "anecdotal": true, "median": 1436, "median_sqft": 1.5, "year_built": 1967, "median_list_price": 461500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lincoln Towers", "master": null, "n": 6, "anecdotal": true, "median": 1058, "median_sqft": 1.16, "year_built": 1966, "median_list_price": 349000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Park", "master": null, "n": 6, "anecdotal": true, "median": 1210, "median_sqft": 1.2, "year_built": 1968, "median_list_price": 425000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Terra Beachside", "master": null, "n": 6, "anecdotal": true, "median": 1857, "median_sqft": 1.18, "year_built": 2010, "median_list_price": 794000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "South Beac", "n": 8, "median": 1557, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Portofino C", "n": 7, "median": 1120, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Aqua Condo", "n": 5, "median": 5108, "enclaves": 3, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 1137, "p25": 752, "p75": 1835, "n": 1519, "median_sqft": 1.32, "sa_pending_pct": 1.3 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Miami Beach condo monthly association fees have a median of $1,137 in the retained usable-fee sample of 1,519 listings, 42% above the five-county median", "In Miami Beach's retained usable-fee sample (1,519 listings after exclusions and percentile trimming), 58.2% have monthly-equivalent fees of $1,000 or more and 7.2% are below $500", "Miami Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=310) vs pre-1995 (n=1027), monthly median 122% higher" ], "lede": "MIAMI BEACH, Fla., September 7, 2026 - Among 1,519 active condominium listings in Miami Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,137, with the middle half between $752 and $1,835, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 1,596 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 42% above the separately trimmed five-county median of $800 and ranks 19th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Miami Beach's retained usable-fee sample (n=1,519), after exclusions and percentile trimming, is $1,137, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Miami Beach condos in the retained usable-fee sample (n=1,519) after exclusions and percentile trimming, 58.2 percent have listed monthly-equivalent fees of $1,000 or more and 7.2 percent are below $500.\"", "\"Among the retained usable-fee listings in Miami Beach with a recorded construction year, the median monthly-equivalent fee is $2,070 for a recorded year built of 2005 or later (310 listings) and $933 for those built before 1995 (1027 listings).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Miami Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (1,551 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (32 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 1,519 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 1,596 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-miami-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Miami Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Miami Beach retained-sample median $1,137 a month (n=1,519); five-county median $800 (n=22,695, region-level trim).", "title": "Miami Beach condos, retained usable-fee sample (n=1,519): median $1,137/month, 42% above the five-county median of $800", "visible_labels": [ "$1,137", "1,519", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 1,519 active Miami Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0.3% (5 listings); $250 to $500 6.9% (105 listings); $500 to $750 17.2% (261 listings); $750 to $1,000 17.4% (264 listings); $1,000 to $1,500 22.7% (345 listings); $1,500 to $2,000 13.7% (208 listings); $2,000 and up 21.8% (331 listings).", "title": "22.7% of Miami Beach's retained usable-fee sample (1,519 listings) falls in the $1,000 to $1,500 monthly band", "visible_labels": [ "0.3%", "5", "6.9%", "105", "17.2%", "261", "17.4%", "264", "22.7%", "345", "13.7%", "208", "21.8%", "331" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Miami Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=310; pre-1995 n=1027.", "alt": "Column chart of median fee by recorded decade built: 1950s $568 (70 listings); 1960s $1,087 (440 listings); 1970s $937 (147 listings); 1980s $1,286 (97 listings); 1990s $1,616 (118 listings); 2000s $2,267 (241 listings); 2010s $1,970 (86 listings); 2020s $1,995 (73 listings). Recorded year built 2005 or later $2,070 (310 listings); before 1995 $933 (1027 listings).", "title": "Miami Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=310) vs pre-1995 (n=1027), monthly median 122% higher", "visible_labels": [ "$568", "70", "$1,087", "440", "$937", "147", "$1,286", "97", "$1,616", "118", "$2,267", "241", "$1,970", "86", "$1,995", "73", "$2,070", "310", "$933", "1027" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 1596, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 1596, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 553, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 1043, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 959, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 1596, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 1596, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 1519, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 1519, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 1519, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 1402, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 1519, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 1483, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 1551, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 1519, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 1519, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 219.5, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 9343.5, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Miami Beach median $1,137 a month, South Florida median $800; Miami Beach ranks 19 of 69 cities.", "after": "Dot strip chart in five county lanes. Miami Beach retained-sample median $1,137 a month (n=1,519); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Miami Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Miami Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Miami Beach condo fees sit 42% above the South Florida median", "after": "Miami Beach condos, retained usable-fee sample (n=1,519): median $1,137/month, 42% above the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$1,137", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "1,519", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0.3% (5 listings); $250 to $500 6.9% (105 listings); $500 to $750 17.2% (261 listings); $750 to $1,000 17.4% (264 listings); $1,000 to $1,500 22.7% (345 listings); $1,500 to $2,000 13.7% (208 listings); $2,000 and up 21.8% (331 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0.3% (5 listings); $250 to $500 6.9% (105 listings); $500 to $750 17.2% (261 listings); $750 to $1,000 17.4% (264 listings); $1,000 to $1,500 22.7% (345 listings); $1,500 to $2,000 13.7% (208 listings); $2,000 and up 21.8% (331 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Miami Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 1,519 active Miami Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "22.7% of Miami Beach condos for sale carry a fee of $1,000 to $1,500 a month", "after": "22.7% of Miami Beach's retained usable-fee sample (1,519 listings) falls in the $1,000 to $1,500 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "13.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "208", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "21.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "331", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "6.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "105", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "17.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "261", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "17.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "264", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "22.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "345", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1950s $568 (70 listings); 1960s $1,087 (440 listings); 1970s $937 (147 listings); 1980s $1,286 (97 listings); 1990s $1,616 (118 listings); 2000s $2,267 (241 listings); 2010s $1,970 (86 listings); 2020s $1,995 (73 listings).", "after": "Column chart of median fee by recorded decade built: 1950s $568 (70 listings); 1960s $1,087 (440 listings); 1970s $937 (147 listings); 1980s $1,286 (97 listings); 1990s $1,616 (118 listings); 2000s $2,267 (241 listings); 2010s $1,970 (86 listings); 2020s $1,995 (73 listings). Recorded year built 2005 or later $2,070 (310 listings); before 1995 $933 (1027 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Miami Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Miami Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=310; pre-1995 n=1027.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Miami Beach condos built since 2005 ask 122% more in fees than those built before 1995", "after": "Miami Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=310) vs pre-1995 (n=1027), monthly median 122% higher", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$568", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$2,267", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "241", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "$1,970", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "86", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "$1,995", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[15]", "before": null, "after": "73", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[16]", "before": null, "after": "$2,070", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[17]", "before": null, "after": "310", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[18]", "before": null, "after": "$933", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[19]", "before": null, "after": "1027", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "70", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$1,087", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "440", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$937", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "147", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$1,286", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "97", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$1,616", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "118", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Miami Beach condo for sale carries a $1,137-a-month association fee, 42% above the South Florida median", "after": "Miami Beach condo monthly association fees have a median of $1,137 in the retained usable-fee sample of 1,519 listings, 42% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "58.2% of Miami Beach condos on the market ask $1,000 or more a month in fees; 7.2% stay under $500", "after": "In Miami Beach's retained usable-fee sample (1,519 listings after exclusions and percentile trimming), 58.2% have monthly-equivalent fees of $1,000 or more and 7.2% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Miami Beach condos built since 2005 carry fees 122% higher than buildings from before 1995", "after": "Miami Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=310) vs pre-1995 (n=1027), monthly median 122% higher", "before_present": true, "after_present": true }, { "field": "lede", "before": "MIAMI BEACH, Fla., September 7, 2026 - The median monthly association fee across the 1,519 condominiums listed for sale in Miami Beach is $1,137, with half of the listings between $752 and $1,835 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 42% above the five-county South Florida median of $800, and ranks Miami Beach 19 of 69 cities.", "after": "MIAMI BEACH, Fla., September 7, 2026 - Among 1,519 active condominium listings in Miami Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,137, with the middle half between $752 and $1,835, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 1,596 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 42% above the separately trimmed five-county median of $800 and ranks 19th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Miami Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (32 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-miami-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Miami Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (1,551 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (32 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 1,519 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 1,596 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-miami-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Miami Beach carries a monthly association fee of $1,137, 42% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Miami Beach's retained usable-fee sample (n=1,519), after exclusions and percentile trimming, is $1,137, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"58.2 percent of Miami Beach condos on the market ask $1,000 or more a month in association fees; only 7.2 percent stay under $500.\"", "after": "\"Among Miami Beach condos in the retained usable-fee sample (n=1,519) after exclusions and percentile trimming, 58.2 percent have listed monthly-equivalent fees of $1,000 or more and 7.2 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Miami Beach, a condo completed since 2005 carries a median fee of $2,070 a month, against $933 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Miami Beach with a recorded construction year, the median monthly-equivalent fee is $2,070 for a recorded year built of 2005 or later (310 listings) and $933 for those built before 1995 (1027 listings).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "599ad0b632199988670aaa0a691d74838bf232fe954f5681c0a570e482c03dd9", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nMiami Beach condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Miami Beach condo for sale carries a $1,137-a-month association fee, 42% above the South\nFlorida median\n58.2% of Miami Beach condos on the market ask $1,000 or more a month in fees; 7.2% stay under $500\nMiami Beach condos built since 2005 carry fees 122% higher than buildings from before 1995\nLEDE\nMIAMI BEACH, Fla., September 7, 2026 - The median monthly association fee across the 1,519 condominiums\nlisted for sale in Miami Beach is $1,137, with half of the listings between $752 and $1,835 a month, according\nto a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 42% above the five-county South\nFlorida median of $800, and ranks Miami Beach 19 of 69 cities.\nNUT GRAF\nPer square foot, the median Miami Beach condo fee is $1.32 a month on a median unit of 890 square feet; at\nthe median asking price of $540K, a year of fees equals 2.33% of the price. 58.2% of listings ask $1,000 or\nmore a month and 7.2% under $500. 0% of listings report two association layers (a master and a sub-\nassociation); 4.1% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention\na special assessment on 11% of listings, describe one as pending or payable by the buyer on 1.3%, and mention\na mandatory club or membership on 0.1%. Buildings completed since 2005 carry a median fee of $2,070\nagainst $933 for those completed before 1995.\nFACT BOX\nActive condominium listings, Miami Beach\n1,596 (1,519 with a usable fee after the\n1% trim)\nSeptember 7, 2026\nMedian monthly association fee\n$1,137\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$752 to $1,835\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.32 (median unit 890 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n2.33% (asking $540K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n58.2% / 7.2%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n4.1%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n11% / 1.3%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0.1%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Miami Beach ranks 19 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$2,070 (310 listings) / $933 (1027 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Miami Beach carries a monthly association fee of $1,137, 42%\nabove the five-county South Florida median of $800.\"\n\"58.2 percent of Miami Beach condos on the market ask $1,000 or more a month in association fees; only\n7.2 percent stay under $500.\"\n\"In Miami Beach, a condo completed since 2005 carries a median fee of $2,070 a month, against $933 for\na building completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Miami Beach against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Miami Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS\nvia PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Miami Beach condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Miami Beach permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (32 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-miami-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity\nor accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing\nOpportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "08c93df4f004c68eb1deab2d382b62e80712e0d118fd55475a4b4acf8e050518", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nMiami Beach condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/miami-beach/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nMiami Beach condo monthly association fees have a median of $1,137 in the retained usable-fee sample of\n1,519 listings, 42% above the five-county median\nIn Miami Beach's retained usable-fee sample (1,519 listings after exclusions and percentile trimming), 58.2%\nhave monthly-equivalent fees of $1,000 or more and 7.2% are below $500\nMiami Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=310) vs pre-1995 (n=1027),\nmonthly median 122% higher\nLEDE\nMIAMI BEACH, Fla., September 7, 2026 - Among 1,519 active condominium listings in Miami Beach retained\nafter excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its\n99th percentile, the median monthly association fee is $1,137, with the middle half between $752 and $1,835,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 1,596\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 42% above the separately trimmed five-county median\nof $800 and ranks 19th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Miami Beach condo fee is $1.32 a month (1,483\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n2.33% of the listing's current asking price across 1,519 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 58.2% of the retained sample have fees of $1,000 or more a\nmonth and 7.2% are below $500. 0% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 4.1% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 11% of the retained sample, describe one as pending or payable by\nthe buyer on 1.3%, and mention a mandatory club or membership on 0.1%; 1,518 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $2,070 for a recorded\nyear built of 2005 or later (310 listings) and $933 for those built before 1995 (1027 listings); construction year\nis a recorded field and this comparison does not explain why fees differ. \nFACT BOX\nActive condominium listings, Miami Beach (before\nexclusions and trimming)\n1,596\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n1,551 / 1,519 (32 trimmed; 0 fee without\nbilling frequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$1,137\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$752 to $1,835\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.32 (1,483 retained listings with recorded\nliving area of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n2.33% (1,519 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n58.2% (884) / 7.2% (110) of 1,519\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n4.1%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n11% / 1.3%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0.1%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Miami Beach ranks 19th\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$2,070 (2005+ n=310) / $933 (pre-1995\nn=1027)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Miami Beach's retained usable-fee sample (n=1,519),\nafter exclusions and percentile trimming, is $1,137, compared with $800 in the separately trimmed five-\ncounty sample.\"\n\"Among Miami Beach condos in the retained usable-fee sample (n=1,519) after exclusions and percentile\ntrimming, 58.2 percent have listed monthly-equivalent fees of $1,000 or more and 7.2 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Miami Beach with a recorded construction year, the median\nmonthly-equivalent fee is $2,070 for a recorded year built of 2005 or later (310 listings) and $933 for\nthose built before 1995 (1027 listings).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Miami Beach and\nthe published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference\nuses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Miami Beach retained-sample median $1,137 a\nmonth (n=1,519); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 1,519 active Miami Beach condominium listings retained after unusable-fee exclusions\nand city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0.3% (5\nlistings); $250 to $500 6.9% (105 listings); $500 to $750 17.2% (261 listings); $750 to $1,000 17.4% (264\nlistings); $1,000 to $1,500 22.7% (345 listings); $1,500 to $2,000 13.7% (208 listings); $2,000 and up 21.8%\n(331 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Miami Beach condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+\nn=310; pre-1995 n=1027.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1950s $568 (70 listings); 1960s\n$1,087 (440 listings); 1970s $937 (147 listings); 1980s $1,286 (97 listings); 1990s $1,616 (118 listings); 2000s\n$2,267 (241 listings); 2010s $1,970 (86 listings); 2020s $1,995 (73 listings). Recorded year built 2005 or later\n$2,070 (310 listings); before 1995 $933 (1027 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Miami Beach, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (1,551 here). Fees below the 1st or above the 99th percentile\nare excluded by the stated percentile rule (32 here); these records have not been independently verified as errors. This leaves the\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nretained usable-fee sample of 1,519 listings; every fee median, percentile, band share and percentage in this kit describes that\nretained sample, not all 1,596 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a\nverified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings\nthrough the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate\nsource table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami-beach/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-miami-beach/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "19e9a62b0374f4e1a796e61b23e6cee3ca4df9ab5d56e97f77aecab3749bd99b", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - MIAMI BEACH CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Miami Beach condo monthly association fees have a median of $1,137 in the retained usable-fee sample of 1,519 listings, 42% above the five-county median\n2. In Miami Beach's retained usable-fee sample (1,519 listings after exclusions and percentile trimming), 58.2% have monthly-equivalent fees of $1,000 or more and 7.2% are below $500\n3. Miami Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=310) vs pre-1995 (n=1027), monthly median 122% higher\n\nLEDE\nMIAMI BEACH, Fla., September 7, 2026 - Among 1,519 active condominium listings in Miami Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,137, with the middle half between $752 and $1,835, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 1,596 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 42% above the separately trimmed five-county median of $800 and ranks 19th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Miami Beach condo fee is $1.32 a month (1,483 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.33% of the listing's current asking price across 1,519 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 58.2% of the retained sample have fees of $1,000 or more a month and 7.2% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 4.1% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 11% of the retained sample, describe one as pending or payable by the buyer on 1.3%, and mention a mandatory club or membership on 0.1%; 1,518 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $2,070 for a recorded year built of 2005 or later (310 listings) and $933 for those built before 1995 (1027 listings); construction year is a recorded field and this comparison does not explain why fees differ. \n\nFACT BOX (exact figures)\n- Active condominium listings, Miami Beach (before exclusions and trimming): 1,596 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 1,551 / 1,519 (32 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $1,137 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $752 to $1,835 [September 7, 2026]\n- Median fee per square foot per month: $1.32 (1,483 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 2.33% (1,519 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 58.2% (884) / 7.2% (110) of 1,519 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 4.1% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 11% / 1.3% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0.1% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Miami Beach ranks 19th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $2,070 (2005+ n=310) / $933 (pre-1995 n=1027) [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Miami Beach's retained usable-fee sample (n=1,519), after exclusions and percentile trimming, is $1,137, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Miami Beach condos in the retained usable-fee sample (n=1,519) after exclusions and percentile trimming, 58.2 percent have listed monthly-equivalent fees of $1,000 or more and 7.2 percent are below $500.\"\n- \"Among the retained usable-fee listings in Miami Beach with a recorded construction year, the median monthly-equivalent fee is $2,070 for a recorded year built of 2005 or later (310 listings) and $933 for those built before 1995 (1027 listings).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- miami-beach-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Miami Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Miami Beach retained-sample median $1,137 a month (n=1,519); five-county median $800 (n=22,695, region-level trim).\n- miami-beach-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 1,519 active Miami Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0.3% (5 listings); $250 to $500 6.9% (105 listings); $500 to $750 17.2% (261 listings); $750 to $1,000 17.4% (264 listings); $1,000 to $1,500 22.7% (345 listings); $1,500 to $2,000 13.7% (208 listings); $2,000 and up 21.8% (331 listings).\n- miami-beach-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Miami Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=310; pre-1995 n=1027.\n Alt text: Column chart of median fee by recorded decade built: 1950s $568 (70 listings); 1960s $1,087 (440 listings); 1970s $937 (147 listings); 1980s $1,286 (97 listings); 1990s $1,616 (118 listings); 2000s $2,267 (241 listings); 2010s $1,970 (86 listings); 2020s $1,995 (73 listings). Recorded year built 2005 or later $2,070 (310 listings); before 1995 $933 (1027 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Miami Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (1,551 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (32 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 1,519 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 1,596 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-miami-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "miami-gardens", "city": "Miami Gardens", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "segments": { "houses": { "active": 194, "sample_ok": true, "small_sample": false, "pending": 105, "median_list_price": 569999.5, "cut_count": 65, "cut_pct": 33.5, "raised_count": 11, "median_cut_pct": 3.4, "median_cut_dollars": 20000.0, "cut_last30": 42, "cut_last30_pct": 21.6, "cut_last7": 8, "median_dom": 27.0, "median_cdom": 27.5, "relisted_count": 2, "relisted_pct": 1.0, "over90": 48, "over90_pct": 24.7, "over180": 21, "fresh_held": 101, "fresh_held_pct": 52.1, "stale_uncut": 22, "stale_uncut_pct": 11.3, "dom_buckets": [ { "label": "0-30", "count": 102, "pct": 52.6 }, { "label": "31-60", "count": 33, "pct": 17.0 }, { "label": "61-90", "count": 11, "pct": 5.7 }, { "label": "91-180", "count": 27, "pct": 13.9 }, { "label": "181+", "count": 21, "pct": 10.8 } ], "bands": [ { "label": "Under $500K", "active": 35, "cut": 10, "cut_pct": 28.6, "median_cdom": 27 }, { "label": "$500K to $1M", "active": 159, "cut": 55, "cut_pct": 34.6, "median_cdom": 28 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 31, "pending_cut_pct": 29.5, "pending_median_cut_pct": 3.1, "pending_median_cdom": 25, "tier": "h1", "series": [ { "date": "2026-09-05", "active": 192, "cut_pct": 33.3, "median_cdom": 29.0, "median_list_price": 574450.0 }, { "date": "2026-09-06", "active": 191, "cut_pct": 34.0, "median_cdom": 29, "median_list_price": 574000.0 }, { "date": "2026-09-07", "active": 194, "cut_pct": 33.5, "median_cdom": 27.5, "median_list_price": 569999.5 } ] }, "condos": { "active": 48, "sample_ok": true, "small_sample": false, "pending": 6, "median_list_price": 156500.0, "cut_count": 20, "cut_pct": 41.7, "raised_count": 1, "median_cut_pct": 5.7, "median_cut_dollars": 10000.0, "cut_last30": 7, "cut_last30_pct": 14.6, "cut_last7": 2, "median_dom": 105.0, "median_cdom": 105.0, "relisted_count": 0, "relisted_pct": 0.0, "over90": 27, "over90_pct": 56.2, "over180": 14, "fresh_held": 12, "fresh_held_pct": 25.0, "stale_uncut": 14, "stale_uncut_pct": 29.2, "dom_buckets": [ { "label": "0-30", "count": 11, "pct": 22.9 }, { "label": "31-60", "count": 6, "pct": 12.5 }, { "label": "61-90", "count": 4, "pct": 8.3 }, { "label": "91-180", "count": 13, "pct": 27.1 }, { "label": "181+", "count": 14, "pct": 29.2 } ], "bands": [ { "label": "Under $250K", "active": 38, "cut": 17, "cut_pct": 44.7, "median_cdom": 120.0 }, { "label": "$250K to $500K", "active": 9, "cut": 3, "cut_pct": 33.3, "median_cdom": 63 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M and up", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 69 } ], "pending_cut_count": 2, "pending_cut_pct": 33.3, "pending_median_cut_pct": 16.5, "pending_median_cdom": 99.5, "tier": "c1", "series": [ { "date": "2026-09-05", "active": 41, "cut_pct": 41.5, "median_cdom": 118, "median_list_price": 150000.0 }, { "date": "2026-09-06", "active": 41, "cut_pct": 41.5, "median_cdom": 118, "median_list_price": 150000.0 }, { "date": "2026-09-07", "active": 48, "cut_pct": 41.7, "median_cdom": 105.0, "median_list_price": 156500.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "33.5% of Miami Gardens houses for sale have cut their asking price, 41.7% of condos", "Miami Gardens sellers hold firmer than the rest of Miami-Dade County as 24.7% of houses pass 90 days on the market", "Buying in Miami Gardens? One in three houses have already come down once, by a median $20K" ], "lede": "MIAMI GARDENS, Fla., September 7, 2026 - 33.5% of the 194 single-family homes listed for sale in Miami Gardens have reduced their asking price at least once, by a median 3.4% (about $20K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 48 condominium listings, 41.7% have cut, by a median 5.7%.", "quotes": [ "\"33.5 percent of single-family homes for sale in Miami Gardens have reduced their asking price at least once, by a median $20K.\"", "\"Counting every relisting, the median Miami Gardens house for sale has been waiting 28 days, not the 27 the current listing shows.\"", "\"Of the Miami Gardens houses now under contract, 70.5 percent never reduced their asking price; the rest cut by a median 3.1 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Miami Gardens and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 194 houses, 48 condominiums, 105 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-miami-gardens/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Miami Gardens versus Miami-Dade County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Miami Gardens houses 33.5%, Miami-Dade County houses 37.6%; Miami Gardens condominiums 41.7%, Miami-Dade County condominiums 37.4%.", "title": "Miami Gardens houses are cutting 4.1 points less often than Miami-Dade County" }, { "caption": "Active Miami Gardens listings by cumulative days on market, houses and condominiums, September 7, 2026. 24.7% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 52.6%, 31-60 days 17.0%, 61-90 days 5.7%, 91-180 days 13.9%, 181+ days 10.8%. Condominiums: 0-30 days 22.9%, 31-60 days 12.5%, 61-90 days 8.3%, 91-180 days 27.1%, 181+ days 29.2%.", "title": "24.7% of Miami Gardens houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Miami Gardens houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 28.6% of 35; $500K to $1M 34.6% of 159; $1M to $2M too few to read of 0; $2M to $5M too few to read of 0; $5M and up too few to read of 0.", "title": "$500K to $1M Miami Gardens houses have cut most often: 34.6% of 159" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 353 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 194, "sample_ok": true, "small_sample": false, "pending": 105, "median_list_price": 569999.5, "cut_count": 65, "cut_pct": 33.5, "raised_count": 11, "valid_price_count": 194, "missing_price_count": 0, "unchanged_count": 118, "not_below_original_count": 129, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 3.4, "median_cut_dollars": 20000.0, "cut_last30": 42, "cut_last30_pct": 21.6, "cut_last7": 8, "median_dom": 27.0, "median_cdom": 27.5, "dom_n": 194, "cdom_n": 194, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 194, "relisted_count": 2, "relisted_pct": 1.0, "over90": 48, "over90_pct": 24.7, "over180": 21, "fresh_held": 101, "fresh_held_pct": 52.1, "fresh_held_missing_cdom_count": 0, "stale_uncut": 22, "stale_uncut_pct": 11.3, "dom_buckets": [ { "label": "0-30", "count": 102, "pct": 52.6 }, { "label": "31-60", "count": 33, "pct": 17.0 }, { "label": "61-90", "count": 11, "pct": 5.7 }, { "label": "91-180", "count": 27, "pct": 13.9 }, { "label": "181+", "count": 21, "pct": 10.8 } ], "bands": [ { "label": "Under $500K", "active": 35, "cut": 10, "cut_pct": 28.6, "median_cdom": 27, "cut_pct_denominator": 35, "cdom_n": 35, "valid_price_count": 35 }, { "label": "$500K to $1M", "active": 159, "cut": 55, "cut_pct": 34.6, "median_cdom": 28, "cut_pct_denominator": 159, "cdom_n": 159, "valid_price_count": 159 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 31, "pending_cut_pct": 29.5, "pending_valid_price_count": 105, "pending_missing_price_count": 0, "pending_unchanged_count": 67, "pending_raised_count": 7, "pending_not_below_original_count": 74, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 105, "pending_dom_n": 105, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 3.1, "pending_median_cdom": 25, "denominators": { "cut_pct": 194, "cut_last30_pct": 194, "relisted_pct": 194, "fresh_held_pct": 194, "stale_uncut_pct": 194, "over90_pct": 194, "dom_bucket_pct": 194, "pending_cut_pct": 105, "median_dom": 194, "median_cdom": 194, "median_cut_pct": 65, "median_cut_dollars": 65, "pending_median_cut_pct": 31, "pending_median_cdom": 105 }, "county_counts": { "Miami-Dade": 194 }, "tier": "h1", "series": [ { "date": "2026-09-07", "active": 194, "cut_pct": 33.5, "median_cdom": 27.5, "median_list_price": 569999.5 } ] }, "condos": { "active": 48, "sample_ok": true, "small_sample": false, "pending": 6, "median_list_price": 156500.0, "cut_count": 20, "cut_pct": 41.7, "raised_count": 1, "valid_price_count": 48, "missing_price_count": 0, "unchanged_count": 27, "not_below_original_count": 28, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 5.7, "median_cut_dollars": 10000.0, "cut_last30": 7, "cut_last30_pct": 14.6, "cut_last7": 2, "median_dom": 105.0, "median_cdom": 105.0, "dom_n": 48, "cdom_n": 48, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 48, "relisted_count": 0, "relisted_pct": 0.0, "over90": 27, "over90_pct": 56.2, "over180": 14, "fresh_held": 12, "fresh_held_pct": 25.0, "fresh_held_missing_cdom_count": 0, "stale_uncut": 14, "stale_uncut_pct": 29.2, "dom_buckets": [ { "label": "0-30", "count": 11, "pct": 22.9 }, { "label": "31-60", "count": 6, "pct": 12.5 }, { "label": "61-90", "count": 4, "pct": 8.3 }, { "label": "91-180", "count": 13, "pct": 27.1 }, { "label": "181+", "count": 14, "pct": 29.2 } ], "bands": [ { "label": "Under $250K", "active": 38, "cut": 17, "cut_pct": 44.7, "median_cdom": 120.0, "cut_pct_denominator": 38, "cdom_n": 38, "valid_price_count": 38 }, { "label": "$250K to $500K", "active": 9, "cut": 3, "cut_pct": 33.3, "median_cdom": 63, "cut_pct_denominator": 9, "cdom_n": 9, "valid_price_count": 9 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 69, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 } ], "pending_cut_count": 2, "pending_cut_pct": 33.3, "pending_valid_price_count": 6, "pending_missing_price_count": 0, "pending_unchanged_count": 4, "pending_raised_count": 0, "pending_not_below_original_count": 4, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 6, "pending_dom_n": 6, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 16.5, "pending_median_cdom": 99.5, "denominators": { "cut_pct": 48, "cut_last30_pct": 48, "relisted_pct": 48, "fresh_held_pct": 48, "stale_uncut_pct": 48, "over90_pct": 48, "dom_bucket_pct": 48, "pending_cut_pct": 6, "median_dom": 48, "median_cdom": 48, "median_cut_pct": 20, "median_cut_dollars": 20, "pending_median_cut_pct": 2, "pending_median_cdom": 6 }, "county_counts": { "Miami-Dade": 48 }, "tier": "c1", "series": [ { "date": "2026-09-07", "active": 48, "cut_pct": 41.7, "median_cdom": 105.0, "median_list_price": 156500.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "33.5% of Miami Gardens houses for sale are asking less than their original list price; 41.7% of condos", "Seller Blink Rate™ in Miami Gardens: 33.5% of houses list below original asking, against 37.6% across Miami-Dade County", "Buying in Miami Gardens? 65 of the 194 houses for sale are asking below their original price, by a median $20K" ], "lede": "MIAMI GARDENS, Fla., September 7, 2026 - 33.5% of the 194 single-family homes listed for sale in Miami Gardens (65 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 65 reduced listings, the median reduction is 3.4% (about $20K). Among the city's 48 condominium listings, 41.7% are asking below their original price, by a median 5.7%.", "quotes": [ "\"33.5 percent of single-family homes for sale in Miami Gardens have a current asking price below their original list price; among those 65 reduced listings the median reduction is $20K.\"", "\"Among active Miami Gardens houses, the median recorded CumulativeDaysOnMarket value is 28 days and the median recorded DaysOnMarket value is 27 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 29.5 percent of the 105 Miami Gardens houses under contract had a recorded asking price below their original list price; the median reduction among that group was 3.1 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miami Gardens, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (118 unchanged, 11 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 194 houses, 48 condominiums, 105 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami-gardens/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-miami-gardens/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Miami Gardens versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Miami Gardens houses 33.5%, Miami-Dade County houses 37.6%; Miami Gardens condominiums 41.7%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 33.5% of Miami Gardens houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "visible_labels": [ "37.4%", "41.7%", "37.6%", "33.5%" ] }, { "caption": "Active Miami Gardens houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 24.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 52.6%, 31-60 days 17%, 61-90 days 5.7%, 91-180 days 13.9%, 181+ days 10.8%. Condominiums: 0-30 days 22.9%, 31-60 days 12.5%, 61-90 days 8.3%, 91-180 days 27.1%, 181+ days 29.2%.", "title": "24.7% of Miami Gardens houses for sale with a recorded cumulative-days value exceed 90 days; 56.2% of condos", "visible_labels": [ "52.6%", "22.9%", "17%", "12.5%", "5.7%", "8.3%", "13.9%", "27.1%", "10.8%", "29.2%", "24.7%" ] }, { "caption": "Share of active Miami Gardens houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 28.6% (10 of 35); $500K to $1M 34.6% (55 of 159); $1M to $2M 0 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.", "title": "$500K to $1M Miami Gardens houses show the highest share asking below original: 34.6% of 159", "visible_labels": [ "0", "0", "0", "34.6%", "55", "159", "28.6%", "10", "35" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 353, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Miami-Dade", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Miami-Dade", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 129, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 74, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 118, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 194, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Miami Gardens houses 33.5%, Miami-Dade County houses 37.6%; Miami Gardens condominiums 41.7%, Miami-Dade County condominiums 37.4%.", "after": "Horizontal bar chart. Miami Gardens houses 33.5%, Miami-Dade County houses 37.6%; Miami Gardens condominiums 41.7%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Miami Gardens versus Miami-Dade County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Miami Gardens versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Miami Gardens houses are cutting 4.1 points less often than Miami-Dade County", "after": "Seller Blink Rate™: 33.5% of Miami Gardens houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "37.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "41.7%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "37.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "33.5%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 52.6%, 31-60 days 17.0%, 61-90 days 5.7%, 91-180 days 13.9%, 181+ days 10.8%. Condominiums: 0-30 days 22.9%, 31-60 days 12.5%, 61-90 days 8.3%, 91-180 days 27.1%, 181+ days 29.2%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 52.6%, 31-60 days 17%, 61-90 days 5.7%, 91-180 days 13.9%, 181+ days 10.8%. Condominiums: 0-30 days 22.9%, 31-60 days 12.5%, 61-90 days 8.3%, 91-180 days 27.1%, 181+ days 29.2%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Miami Gardens listings by cumulative days on market, houses and condominiums, September 7, 2026. 24.7% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Miami Gardens houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 24.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "24.7% of Miami Gardens houses for sale have waited more than 90 days, counting every relisting", "after": "24.7% of Miami Gardens houses for sale with a recorded cumulative-days value exceed 90 days; 56.2% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "52.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "24.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "22.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "17%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "12.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "5.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "8.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "13.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "27.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "10.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "29.2%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 28.6% of 35; $500K to $1M 34.6% of 159; $1M to $2M too few to read of 0; $2M to $5M too few to read of 0; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 28.6% (10 of 35); $500K to $1M 34.6% (55 of 159); $1M to $2M 0 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Miami Gardens houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Miami Gardens houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Miami Gardens houses have cut most often: 34.6% of 159", "after": "$500K to $1M Miami Gardens houses show the highest share asking below original: 34.6% of 159", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "34.6%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "55", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "159", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "28.6%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "35", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "33.5% of Miami Gardens houses for sale have cut their asking price, 41.7% of condos", "after": "33.5% of Miami Gardens houses for sale are asking less than their original list price; 41.7% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Miami Gardens sellers hold firmer than the rest of Miami-Dade County as 24.7% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Miami Gardens: 33.5% of houses list below original asking, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Miami Gardens? One in three houses have already come down once, by a median $20K", "after": "Buying in Miami Gardens? 65 of the 194 houses for sale are asking below their original price, by a median $20K", "before_present": true, "after_present": true }, { "field": "lede", "before": "MIAMI GARDENS, Fla., September 7, 2026 - 33.5% of the 194 single-family homes listed for sale in Miami Gardens have reduced their asking price at least once, by a median 3.4% (about $20K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 48 condominium listings, 41.7% have cut, by a median 5.7%.", "after": "MIAMI GARDENS, Fla., September 7, 2026 - 33.5% of the 194 single-family homes listed for sale in Miami Gardens (65 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 65 reduced listings, the median reduction is 3.4% (about $20K). Among the city's 48 condominium listings, 41.7% are asking below their original price, by a median 5.7%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Miami Gardens and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 194 houses, 48 condominiums, 105 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-miami-gardens/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miami Gardens, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (118 unchanged, 11 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 194 houses, 48 condominiums, 105 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami-gardens/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-miami-gardens/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"33.5 percent of single-family homes for sale in Miami Gardens have reduced their asking price at least once, by a median $20K.\"", "after": "\"33.5 percent of single-family homes for sale in Miami Gardens have a current asking price below their original list price; among those 65 reduced listings the median reduction is $20K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Miami Gardens house for sale has been waiting 28 days, not the 27 the current listing shows.\"", "after": "\"Among active Miami Gardens houses, the median recorded CumulativeDaysOnMarket value is 28 days and the median recorded DaysOnMarket value is 27 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Miami Gardens houses now under contract, 70.5 percent never reduced their asking price; the rest cut by a median 3.1 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 29.5 percent of the 105 Miami Gardens houses under contract had a recorded asking price below their original list price; the median reduction among that group was 3.1 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "83453813c5bd96a7639df0e517fbc3f985e054fbe65ce69f2560fbc7934c8db4", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nMiami Gardens price cuts and true days on market\nHEADLINE OPTIONS\n33.5% of Miami Gardens houses for sale have cut their asking price, 41.7% of condos\nMiami Gardens sellers hold firmer than the rest of Miami-Dade County as 24.7% of houses pass 90 days on\nthe market\nBuying in Miami Gardens? One in three houses have already come down once, by a median $20K\nLEDE\nMIAMI GARDENS, Fla., September 7, 2026 - 33.5% of the 194 single-family homes listed for sale in Miami\nGardens have reduced their asking price at least once, by a median 3.4% (about $20K), according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. Among the city's 48 condominium listings, 41.7% have\ncut, by a median 5.7%.\nNUT GRAF\nThe figures point to a market where 29.5% of houses reached a contract only after a price cut: of the 105\nMiami Gardens houses now under contract, 29.5% reduced before going under contract, with a median cut of\n3.1% and a median 25 days to contract. Across Miami-Dade County the price-cut share is 37.6% for houses\nand 37.4% for condominiums, so Miami Gardens houses are cutting 4.1 points less often than the county.\nCounting every relisting, the median Miami Gardens house for sale has been on the market 28 days, against 27\non its current listing; 1.0% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nMiami\nGardens\n194\nShare with at\nleast one price\nreduction,\nhouses\n33.5% (65 of 194)\nMedian\nreduction\nfrom original\nasking, houses\n3.4% (about $20K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings, Miami\nGardens\n48\nShare with at\nleast one price\nreduction,\ncondominiums\n41.7% (20 of 48)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n28 days (27 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n24.7% (48 of 194)\nHouses under\ncontract that\nreduced first\n29.5% of 105\nMiami-Dade\nCounty price-\ncut share,\nhouses /\ncondominiums\n37.6% / 37.4%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Firmer than similar-priced cities; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking under\n$600K; peer\ncut share\n40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida\nQUOTABLE DATA POINTS\n\"33.5 percent of single-family homes for sale in Miami Gardens have reduced their asking price at least\nonce, by a median $20K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Miami Gardens house for sale has been waiting 28 days, not the 27\nthe current listing shows.\"\n\"Of the Miami Gardens houses now under contract, 70.5 percent never reduced their asking price; the rest\ncut by a median 3.1 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Miami Gardens versus Miami-Dade County, houses and condominiums,\nSeptember 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Miami Gardens listings by cumulative days on market, houses and condominiums, September 7, 2026. 24.7% of houses have\npassed 90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Miami Gardens houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Miami Gardens and Miami-Dade County\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit\nreflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days\non market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences;\ncondominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under\nContract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 194 houses, 48\ncondominiums, 105 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields.\nFigures refresh every morning at https://www.pbprealestate.com/price-cuts-miami-gardens/ . Conditions read: How the read works:\neach city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and\ncondominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3\npoints under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced\ncities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and\nthe label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a\nforecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and\nmay not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "42b59cb427a33a874e25754a690d823956d0b4fa643ade4479b75683e61dd9a3", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nMiami Gardens asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/miami-\ngardens/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n33.5% of Miami Gardens houses for sale are asking less than their original list price; 41.7% of condos\nSeller Blink Rate™ in Miami Gardens: 33.5% of houses list below original asking, against 37.6% across\nMiami-Dade County\nBuying in Miami Gardens? 65 of the 194 houses for sale are asking below their original price, by a median\n$20K\nLEDE\nMIAMI GARDENS, Fla., September 7, 2026 - 33.5% of the 194 single-family homes listed for sale in Miami\nGardens (65 listings) have a current asking price below their original list price, according to PBP Real Estate's\nanalysis of BeachesMLS listing data as of September 7, 2026. Among those 65 reduced listings, the median\nreduction is 3.4% (about $20K). Among the city's 48 condominium listings, 41.7% are asking below their\noriginal price, by a median 5.7%.\nNUT GRAF\nFor active Miami Gardens houses, the median recorded CumulativeDaysOnMarket value is 28 days and the\nmedian recorded DaysOnMarket value is 27 days, each calculated from non-missing values in that field (194\nand 194 listings). 1% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 105 Miami Gardens houses\nunder contract (Pending or Active Under Contract), 31 (29.5%) have a recorded asking price below their\noriginal list price; the median reduction among that group is 3.1%. The remainder are not recorded as below\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\ntheir original list price, which is not a price history. These asking-price fields do not disclose the agreed contract\nprice. Across Miami-Dade County the shares asking below original are 37.6% for houses and 37.4% for\ncondominiums; Miami Gardens houses are 4.1 points below the county share.\nFACT BOX\nActive single-family listings, Miami\nGardens\n194\nSeptember 7, 2026\nShare asking below original list price,\nhouses\n33.5% (65 of 194)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original, houses\n194 / 0; 118 / 11\nSeptember 7, 2026\nMedian reduction among the 65\nreduced houses\n3.4% (about $20K)\nSeptember 7, 2026\nActive condominium listings, Miami\nGardens\n48\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n41.7% (20 of 48)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n28 / 27 days (from 194 / 194 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90\ndays\n24.7% (48 of 194 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking below\noriginal list price\n29.5% (31 of 105)\nSeptember 7, 2026\nMiami-Dade County share asking\nbelow original, houses /\ncondominiums\n37.6% / 37.4%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed\nin method)\nHouses: Lower below-original share than peers;\nCondominiums: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking\nunder $600K; peer share 40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North\nLauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City,\nWest Park, Margate, Sunrise, Lake Worth Beach, Deerfield\nBeach, Lantana, Coconut Creek, Boynton Beach, Oakland\nPark\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"33.5 percent of single-family homes for sale in Miami Gardens have a current asking price below their\noriginal list price; among those 65 reduced listings the median reduction is $20K.\"\n\"Among active Miami Gardens houses, the median recorded CumulativeDaysOnMarket value is 28 days\nand the median recorded DaysOnMarket value is 27 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"At the snapshot, 29.5 percent of the 105 Miami Gardens houses under contract had a recorded asking\nprice below their original list price; the median reduction among that group was 3.1 percent. The\nremainder were not recorded as below their original list price, which is not a price history. Agreed contract\nprices are not inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Miami Gardens versus Miami-Dade\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Miami Gardens houses 33.5%, Miami-Dade County houses\n37.6%; Miami Gardens condominiums 41.7%, Miami-Dade County condominiums 37.4%. Share of active\nlistings asking below their original list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Miami Gardens houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 24.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 52.6%, 31-60\ndays 17%, 61-90 days 5.7%, 91-180 days 13.9%, 181+ days 10.8%. Condominiums: 0-30 days 22.9%, 31-60\ndays 12.5%, 61-90 days 8.3%, 91-180 days 27.1%, 181+ days 29.2%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Miami Gardens houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with\n10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 28.6% (10 of 35); $500K to $1M 34.6% (55 of 159); $1M to $2M 0 listed, count only;\n$2M to $5M 0 listed, count only; $5M and up 0 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miami Gardens,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (118 unchanged, 11 above original, 0 without both prices among houses). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 194 houses,\n48 condominiums, 105 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami-gardens/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-miami-gardens/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "06bc4ac4dd3548c0c8ea084a2f6e9887f7324832a44f16f0061829f6c20423dd", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - MIAMI GARDENS PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 33.5% of Miami Gardens houses for sale are asking less than their original list price; 41.7% of condos\n2. Seller Blink Rate™ in Miami Gardens: 33.5% of houses list below original asking, against 37.6% across Miami-Dade County\n3. Buying in Miami Gardens? 65 of the 194 houses for sale are asking below their original price, by a median $20K\n\nLEDE\nMIAMI GARDENS, Fla., September 7, 2026 - 33.5% of the 194 single-family homes listed for sale in Miami Gardens (65 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 65 reduced listings, the median reduction is 3.4% (about $20K). Among the city's 48 condominium listings, 41.7% are asking below their original price, by a median 5.7%.\n\nNUT GRAF\nFor active Miami Gardens houses, the median recorded CumulativeDaysOnMarket value is 28 days and the median recorded DaysOnMarket value is 27 days, each calculated from non-missing values in that field (194 and 194 listings). 1% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 105 Miami Gardens houses under contract (Pending or Active Under Contract), 31 (29.5%) have a recorded asking price below their original list price; the median reduction among that group is 3.1%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.6% for houses and 37.4% for condominiums; Miami Gardens houses are 4.1 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Miami Gardens: 194 [September 7, 2026]\n- Share asking below original list price, houses: 33.5% (65 of 194) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 194 / 0; 118 / 11 [September 7, 2026]\n- Median reduction among the 65 reduced houses: 3.4% (about $20K) [September 7, 2026]\n- Active condominium listings, Miami Gardens: 48 [September 7, 2026]\n- Share asking below original list price, condominiums: 41.7% (20 of 48) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 28 / 27 days (from 194 / 194 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 24.7% (48 of 194 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 29.5% (31 of 105) [September 7, 2026]\n- Miami-Dade County share asking below original, houses / condominiums: 37.6% / 37.4% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Lower below-original share than peers; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking under $600K; peer share 40.7%): Tamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City, West Park, Margate, Sunrise, Lake Worth Beach, Deerfield Beach, Lantana, Coconut Creek, Boynton Beach, Oakland Park [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"33.5 percent of single-family homes for sale in Miami Gardens have a current asking price below their original list price; among those 65 reduced listings the median reduction is $20K.\"\n- \"Among active Miami Gardens houses, the median recorded CumulativeDaysOnMarket value is 28 days and the median recorded DaysOnMarket value is 27 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 29.5 percent of the 105 Miami Gardens houses under contract had a recorded asking price below their original list price; the median reduction among that group was 3.1 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- miami-gardens-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Miami Gardens versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Miami Gardens houses 33.5%, Miami-Dade County houses 37.6%; Miami Gardens condominiums 41.7%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.\n- miami-gardens-true-days-on-market-r1-2026-09-07.png\n Caption: Active Miami Gardens houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 24.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 52.6%, 31-60 days 17%, 61-90 days 5.7%, 91-180 days 13.9%, 181+ days 10.8%. Condominiums: 0-30 days 22.9%, 31-60 days 12.5%, 61-90 days 8.3%, 91-180 days 27.1%, 181+ days 29.2%.\n- miami-gardens-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Miami Gardens houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 28.6% (10 of 35); $500K to $1M 34.6% (55 of 159); $1M to $2M 0 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miami Gardens, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (118 unchanged, 11 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 194 houses, 48 condominiums, 105 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami-gardens/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-miami-gardens/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-1245a0228a92103fe7c7" }, { "slug": "miami-gardens", "city": "Miami Gardens", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "active": 48, "with_fee": 48, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 48, "cut_count": 20, "cut_pct": 41.7, "median_cut_pct": 5.7, "median_cut_dollars": 10000 }, "outliers_dropped": 2, "n": 46, "median": 358, "p10": 240, "p25": 302, "p75": 474, "p90": 563, "min": 205, "max": 684, "median_sqft": 0.45, "n_sqft": 46, "median_pct_price": 2.8, "median_list_price": 152500, "median_year_built": 1972, "median_sqft_area": 780, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 37, "under_500_pct": 80.4, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 37, "under_lo_pct": 80.4, "types": { "Condominium": { "count": 39, "pct": 84.8 }, "Townhouse": { "count": 6, "pct": 13.0 }, "SingleFamilyResidence": { "count": 1, "pct": 2.2 } }, "regime": { "COA": { "count": 45, "pct": 97.8 }, "HOA": { "count": 1, "pct": 2.2 } }, "villa_median": null, "townhouse_median": 455, "cadence": { "Monthly": { "count": 46, "pct": 100.0 } }, "stacked": { "count": 2, "pct": 4.3, "median_total": 559, "median_master": 232 }, "bins": [ { "label": "Under $250", "count": 6, "pct": 13.0 }, { "label": "$250 to $500", "count": 31, "pct": 67.4 }, { "label": "$500 to $750", "count": 9, "pct": 19.6 }, { "label": "$750 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 8, "median": 320, "median_sqft": 0.47 }, { "label": "1970s", "n": 24, "median": 350, "median_sqft": 0.49 }, { "label": "1980s", "n": 5, "median": 455, "median_sqft": 0.37 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 8, "median": 394, "median_sqft": 0.33 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 1, "median": 205, "median_sqft": 0.14 } ], "bands": [ { "label": "Under $250K", "n": 37, "median": 350, "median_pct_price": 3.01 }, { "label": "$250K to $500K", "n": 9, "median": 455, "median_pct_price": 1.67 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 37, "median": 350 }, "post2005": { "n": 9, "median": 386 }, "includes": [ { "key": "Water", "label": "Water", "count": 24, "pct": 58.5 }, { "key": "CommonAreas", "label": "Common areas", "count": 23, "pct": 56.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 22, "pct": 53.7 }, { "key": "Sewer", "label": "Sewer", "count": 20, "pct": 48.8 }, { "key": "Trash", "label": "Trash", "count": 20, "pct": 48.8 }, { "key": "Pools", "label": "Pool", "count": 15, "pct": 36.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 14, "pct": 34.1 }, { "key": "HotWater", "label": "Hot water", "count": 11, "pct": 26.8 }, { "key": "Insurance", "label": "Building insurance", "count": 10, "pct": 24.4 }, { "key": "Roof", "label": "Roof", "count": 8, "pct": 19.5 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 7, "pct": 17.1 }, { "key": "Security", "label": "Security", "count": 6, "pct": 14.6 }, { "key": "PestControl", "label": "Pest control", "count": 4, "pct": 9.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 4, "pct": 9.8 } ], "includes_n": 41, "flags": { "sa_mentioned": { "count": 2, "pct": 4.3 }, "sa_none_or_paid": { "count": 2, "pct": 4.3 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 46 }, "developments": [ { "name": "New World Apts Iv", "master": null, "n": 5, "anecdotal": true, "median": 563, "median_sqft": 0.77, "year_built": 1970, "median_list_price": 145000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-06", "median": 350, "p25": 300, "p75": 446, "n": 39, "median_sqft": 0.48, "sa_pending_pct": 0.0 }, { "date": "2026-09-07", "median": 358, "p25": 302, "p75": 474, "n": 46, "median_sqft": 0.45, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Miami Gardens condo for sale carries a $358-a-month association fee, 55% below the South Florida median", "0% of Miami Gardens condos on the market ask $1,000 or more a month in fees; 80.4% stay under $500", "Miami Gardens condo fees run $302 to $474 a month for the middle half of listings" ], "lede": "MIAMI GARDENS, Fla., September 7, 2026 - The median monthly association fee across the 46 condominiums listed for sale in Miami Gardens is $358, with half of the listings between $302 and $474 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 55% below the five-county South Florida median of $800, and ranks Miami Gardens 69 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Miami Gardens carries a monthly association fee of $358, 55% below the five-county South Florida median of $800.\"", "\"0 percent of Miami Gardens condos on the market ask $1,000 or more a month in association fees; only 80.4 percent stay under $500.\"", "\"On the median Miami Gardens condo, a year of association fees equals 2.8 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Miami Gardens permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-miami-gardens/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Miami Gardens against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Miami Gardens median $358 a month, South Florida median $800; Miami Gardens ranks 69 of 69 cities.", "title": "Miami Gardens condo fees sit 55% below the South Florida median" }, { "caption": "Share of active Miami Gardens condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 13% (6 listings); $250 to $500 67.4% (31 listings); $500 to $750 19.6% (9 listings); $750 to $1,000 0% (0 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "67.4% of Miami Gardens condos for sale carry a fee of $250 to $500 a month" }, { "caption": "Median monthly-equivalent association fee for active Miami Gardens condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s too few (8 listings); 1970s $350 (24 listings); 1980s too few (5 listings); 2000s too few (8 listings); 2020s too few (1 listings).", "title": "Miami Gardens condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 48 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 48, "with_fee": 48, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 48, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 46, "retained_n": 46, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 48, "cut_count": 20, "cut_pct": 41.7, "median_cut_pct": 5.7, "median_cut_dollars": 10000, "valid_price_count": 48, "missing_price_count": 0, "unchanged_count": 27, "raised_count": 1, "not_below_original_count": 28, "cut_pct_denominator": 48, "cut_sample_ok": true, "median_cut_n": 20 }, "trim_bounds": { "p1": 177.97, "p99": 1251.6300000000012 }, "retained_small_sample": false, "retained_below_30": false, "median": 358, "p10": 240, "p25": 302, "p75": 474, "p90": 563, "min": 205, "max": 684, "median_sqft": 0.45, "n_sqft": 46, "median_pct_price": 2.8, "n_pct_price": 46, "median_list_price": 152500, "median_year_built": 1972, "median_sqft_area": 780, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 37, "under_500_pct": 80.4, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 37, "under_lo_pct": 80.4, "types": { "Condominium": { "count": 39, "pct": 84.8 }, "Townhouse": { "count": 6, "pct": 13.0 }, "SingleFamilyResidence": { "count": 1, "pct": 2.2 } }, "regime": { "COA": { "count": 45, "pct": 97.8 }, "HOA": { "count": 1, "pct": 2.2 } }, "villa_median": null, "townhouse_median": 455, "cadence": { "Monthly": { "count": 46, "pct": 100.0 } }, "stacked": { "count": 2, "pct": 4.3, "median_total": 559, "median_master": 232 }, "bins": [ { "label": "Under $250", "count": 6, "pct": 13.0 }, { "label": "$250 to $500", "count": 31, "pct": 67.4 }, { "label": "$500 to $750", "count": 9, "pct": 19.6 }, { "label": "$750 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 8, "median": 320, "median_sqft": 0.47 }, { "label": "1970s", "n": 24, "median": 350, "median_sqft": 0.49 }, { "label": "1980s", "n": 5, "median": 455, "median_sqft": 0.37 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 8, "median": 394, "median_sqft": 0.33 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 1, "median": 205, "median_sqft": 0.14 } ], "bands": [ { "label": "Under $250K", "n": 37, "median": 350, "median_pct_price": 3.01 }, { "label": "$250K to $500K", "n": 9, "median": 455, "median_pct_price": 1.67 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 37, "median": 350 }, "post2005": { "n": 9, "median": 386 }, "includes": [ { "key": "Water", "label": "Water", "count": 24, "pct": 58.5 }, { "key": "CommonAreas", "label": "Common areas", "count": 23, "pct": 56.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 22, "pct": 53.7 }, { "key": "Sewer", "label": "Sewer", "count": 20, "pct": 48.8 }, { "key": "Trash", "label": "Trash", "count": 20, "pct": 48.8 }, { "key": "Pools", "label": "Pool", "count": 15, "pct": 36.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 14, "pct": 34.1 }, { "key": "HotWater", "label": "Hot water", "count": 11, "pct": 26.8 }, { "key": "Insurance", "label": "Building insurance", "count": 10, "pct": 24.4 }, { "key": "Roof", "label": "Roof", "count": 8, "pct": 19.5 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 7, "pct": 17.1 }, { "key": "Security", "label": "Security", "count": 6, "pct": 14.6 }, { "key": "PestControl", "label": "Pest control", "count": 4, "pct": 9.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 4, "pct": 9.8 } ], "includes_n": 41, "flags": { "sa_mentioned": { "count": 2, "pct": 4.3 }, "sa_none_or_paid": { "count": 2, "pct": 4.3 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 46 }, "denominators": { "fee_percentages": 46, "fee_medians_percentiles": 46, "median_sqft": 46, "median_pct_price": 46, "includes_pct": 41, "flags_pct": 46, "cut_pct": 48 }, "developments": [ { "name": "New World Apts Iv", "master": null, "n": 5, "anecdotal": true, "median": 563, "median_sqft": 0.77, "year_built": 1970, "median_list_price": 145000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 358, "p25": 302, "p75": 474, "n": 46, "median_sqft": 0.45, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Miami Gardens condo monthly association fees have a median of $358 in the retained usable-fee sample of 46 listings, 55% below the five-county median", "In Miami Gardens's retained usable-fee sample (46 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 80.4% are below $500", "Miami Gardens's retained usable-fee sample (n=46): reported monthly-equivalent association fees range from $302 to $474 at the 25th to 75th percentiles" ], "lede": "MIAMI GARDENS, Fla., September 7, 2026 - Among 46 active condominium listings in Miami Gardens retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $358, with the middle half between $302 and $474, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 48 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 55% below the separately trimmed five-county median of $800 and ranks 69th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Miami Gardens's retained usable-fee sample (n=46), after exclusions and percentile trimming, is $358, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Miami Gardens condos in the retained usable-fee sample (n=46) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 80.4 percent are below $500.\"", "\"Among 46 retained listings with a current asking price of at least $20,000 in Miami Gardens's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.8 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Miami Gardens, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (48 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 46 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 48 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami-gardens/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-miami-gardens/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Miami Gardens and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Miami Gardens retained-sample median $358 a month (n=46); five-county median $800 (n=22,695, region-level trim).", "title": "Miami Gardens condos, retained usable-fee sample (n=46): median $358/month, 55% below the five-county median of $800", "visible_labels": [ "$358", "46", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 46 active Miami Gardens condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 13% (6 listings); $250 to $500 67.4% (31 listings); $500 to $750 19.6% (9 listings); $750 to $1,000 0% (0 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "67.4% of Miami Gardens's retained usable-fee sample (46 listings) falls in the $250 to $500 monthly band", "visible_labels": [ "13%", "6", "67.4%", "31", "19.6%", "9", "0%", "0", "0%", "0", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Miami Gardens condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1960s count only (8 listings); 1970s $350 (24 listings); 1980s count only (5 listings); 2000s count only (8 listings); 2020s count only (1 listings).", "title": "Miami Gardens condo fees by recorded decade built, retained usable-fee sample (n=46)", "visible_labels": [ "8", "$350", "24", "5", "8", "1" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 177.97, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1251.6300000000012, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Miami Gardens median $358 a month, South Florida median $800; Miami Gardens ranks 69 of 69 cities.", "after": "Dot strip chart in five county lanes. Miami Gardens retained-sample median $358 a month (n=46); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Miami Gardens against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Miami Gardens and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Miami Gardens condo fees sit 55% below the South Florida median", "after": "Miami Gardens condos, retained usable-fee sample (n=46): median $358/month, 55% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$358", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "46", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 13% (6 listings); $250 to $500 67.4% (31 listings); $500 to $750 19.6% (9 listings); $750 to $1,000 0% (0 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 13% (6 listings); $250 to $500 67.4% (31 listings); $500 to $750 19.6% (9 listings); $750 to $1,000 0% (0 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Miami Gardens condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 46 active Miami Gardens condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "67.4% of Miami Gardens condos for sale carry a fee of $250 to $500 a month", "after": "67.4% of Miami Gardens's retained usable-fee sample (46 listings) falls in the $250 to $500 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "13%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "67.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "31", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "19.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s too few (8 listings); 1970s $350 (24 listings); 1980s too few (5 listings); 2000s too few (8 listings); 2020s too few (1 listings).", "after": "Column chart of median fee by recorded decade built: 1960s count only (8 listings); 1970s $350 (24 listings); 1980s count only (5 listings); 2000s count only (8 listings); 2020s count only (1 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Miami Gardens condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Miami Gardens condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Miami Gardens condo fees by decade the building was completed", "after": "Miami Gardens condo fees by recorded decade built, retained usable-fee sample (n=46)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$350", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "24", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Miami Gardens condo for sale carries a $358-a-month association fee, 55% below the South Florida median", "after": "Miami Gardens condo monthly association fees have a median of $358 in the retained usable-fee sample of 46 listings, 55% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "0% of Miami Gardens condos on the market ask $1,000 or more a month in fees; 80.4% stay under $500", "after": "In Miami Gardens's retained usable-fee sample (46 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 80.4% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Miami Gardens condo fees run $302 to $474 a month for the middle half of listings", "after": "Miami Gardens's retained usable-fee sample (n=46): reported monthly-equivalent association fees range from $302 to $474 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "MIAMI GARDENS, Fla., September 7, 2026 - The median monthly association fee across the 46 condominiums listed for sale in Miami Gardens is $358, with half of the listings between $302 and $474 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 55% below the five-county South Florida median of $800, and ranks Miami Gardens 69 of 69 cities.", "after": "MIAMI GARDENS, Fla., September 7, 2026 - Among 46 active condominium listings in Miami Gardens retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $358, with the middle half between $302 and $474, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 48 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 55% below the separately trimmed five-county median of $800 and ranks 69th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Miami Gardens permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-miami-gardens/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Miami Gardens, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (48 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 46 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 48 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami-gardens/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-miami-gardens/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Miami Gardens carries a monthly association fee of $358, 55% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Miami Gardens's retained usable-fee sample (n=46), after exclusions and percentile trimming, is $358, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"0 percent of Miami Gardens condos on the market ask $1,000 or more a month in association fees; only 80.4 percent stay under $500.\"", "after": "\"Among Miami Gardens condos in the retained usable-fee sample (n=46) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 80.4 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Miami Gardens condo, a year of association fees equals 2.8 percent of the asking price.\"", "after": "\"Among 46 retained listings with a current asking price of at least $20,000 in Miami Gardens's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.8 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "ede6d6e0005e65c44d1e650613ba3d1c4456ca8a92a428bd829ab5c66a74a904", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nMiami Gardens condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Miami Gardens condo for sale carries a $358-a-month association fee, 55% below the South\nFlorida median\n0% of Miami Gardens condos on the market ask $1,000 or more a month in fees; 80.4% stay under $500\nMiami Gardens condo fees run $302 to $474 a month for the middle half of listings\nLEDE\nMIAMI GARDENS, Fla., September 7, 2026 - The median monthly association fee across the 46 condominiums\nlisted for sale in Miami Gardens is $358, with half of the listings between $302 and $474 a month, according\nto a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 55% below the five-county South\nFlorida median of $800, and ranks Miami Gardens 69 of 69 cities.\nNUT GRAF\nPer square foot, the median Miami Gardens condo fee is $0.45 a month on a median unit of 780 square feet; at\nthe median asking price of $152K, a year of fees equals 2.8% of the price. 0% of listings ask $1,000 or more a\nmonth and 80.4% under $500. 4.3% of listings report two association layers (a master and a sub-association);\n0% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 4.3% of listings, describe one as pending or payable by the buyer on 0%, and mention a\nmandatory club or membership on 0%.\nFACT BOX\nActive condominium listings, Miami Gardens\n48 (46 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$358\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$302 to $474\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.45 (median unit 780 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n2.8% (asking $152K)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n0% / 80.4%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n4.3% (2)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n4.3% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Miami Gardens ranks 69 of 69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Miami Gardens carries a monthly association fee of $358, 55%\nbelow the five-county South Florida median of $800.\"\n\"0 percent of Miami Gardens condos on the market ask $1,000 or more a month in association fees; only\n80.4 percent stay under $500.\"\n\"On the median Miami Gardens condo, a year of association fees equals 2.8 percent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Miami Gardens against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Miami Gardens condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nMedian monthly-equivalent association fee for active Miami Gardens condominiums by decade the building was completed, September\n7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Miami Gardens permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-miami-gardens/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "ea6478de32548e89450329d4f89fffefea16d5248cc2caca0f196e512a64a7c4", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nMiami Gardens condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/miami-\ngardens/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nMiami Gardens condo monthly association fees have a median of $358 in the retained usable-fee sample of\n46 listings, 55% below the five-county median\nIn Miami Gardens's retained usable-fee sample (46 listings after exclusions and percentile trimming), 0%\nhave monthly-equivalent fees of $1,000 or more and 80.4% are below $500\nMiami Gardens's retained usable-fee sample (n=46): reported monthly-equivalent association fees range\nfrom $302 to $474 at the 25th to 75th percentiles\nLEDE\nMIAMI GARDENS, Fla., September 7, 2026 - Among 46 active condominium listings in Miami Gardens retained\nafter excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its\n99th percentile, the median monthly association fee is $358, with the middle half between $302 and $474,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 48\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 55% below the separately trimmed five-county median\nof $800 and ranks 69th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Miami Gardens condo fee is $0.45 a month (46\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n2.8% of the listing's current asking price across 46 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a\nmonth and 80.4% are below $500. 4.3% of the retained sample report two association layers (a master and a\nsub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 4.3% of the retained sample, describe one as pending or\npayable by the buyer on 0%, and mention a mandatory club or membership on 0%; 46 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association.\nFACT BOX\nActive condominium listings, Miami Gardens\n(before exclusions and trimming)\n48\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n48 / 46 (2 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$358\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$302 to $474\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.45 (46 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n2.8% (46 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n0% (0) / 80.4% (37) of 46\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n4.3% (2)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n4.3% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Miami Gardens ranks\n69th among 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Miami Gardens's retained usable-fee sample (n=46),\nafter exclusions and percentile trimming, is $358, compared with $800 in the separately trimmed five-\ncounty sample.\"\n\"Among Miami Gardens condos in the retained usable-fee sample (n=46) after exclusions and percentile\ntrimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 80.4 percent are below\n$500.\"\n\"Among 46 retained listings with a current asking price of at least $20,000 in Miami Gardens's usable-fee\nsample after exclusions and percentile trimming, a year of reported association fees equals a median 2.8\npercent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Miami Gardens\nand the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Miami Gardens retained-sample median $358 a\nmonth (n=46); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 46 active Miami Gardens condominium listings retained after unusable-fee exclusions\nand city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 13% (6\nlistings); $250 to $500 67.4% (31 listings); $500 to $750 19.6% (9 listings); $750 to $1,000 0% (0 listings);\n$1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Miami Gardens condominiums in the retained usable-\nfee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s count only (8 listings);\n1970s $350 (24 listings); 1980s count only (5 listings); 2000s count only (8 listings); 2020s count only (1\nlistings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Miami Gardens, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (48 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 46 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 48 active listings. Region and county comparisons are trimmed separately within their own samples (the\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nfive-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a\nverified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings\nthrough the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate\nsource table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami-gardens/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-miami-gardens/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "34de86a52a6e4f3c674273241a8cd87e41fca8d539e20c61d4c1ed1d325fcc1e", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - MIAMI GARDENS CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Miami Gardens condo monthly association fees have a median of $358 in the retained usable-fee sample of 46 listings, 55% below the five-county median\n2. In Miami Gardens's retained usable-fee sample (46 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 80.4% are below $500\n3. Miami Gardens's retained usable-fee sample (n=46): reported monthly-equivalent association fees range from $302 to $474 at the 25th to 75th percentiles\n\nLEDE\nMIAMI GARDENS, Fla., September 7, 2026 - Among 46 active condominium listings in Miami Gardens retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $358, with the middle half between $302 and $474, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 48 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 55% below the separately trimmed five-county median of $800 and ranks 69th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Miami Gardens condo fee is $0.45 a month (46 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.8% of the listing's current asking price across 46 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a month and 80.4% are below $500. 4.3% of the retained sample report two association layers (a master and a sub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 4.3% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 46 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association.\n\nFACT BOX (exact figures)\n- Active condominium listings, Miami Gardens (before exclusions and trimming): 48 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 48 / 46 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $358 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $302 to $474 [September 7, 2026]\n- Median fee per square foot per month: $0.45 (46 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 2.8% (46 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 0% (0) / 80.4% (37) of 46 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 4.3% (2) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 0% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 4.3% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Miami Gardens ranks 69th among 69 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Miami Gardens's retained usable-fee sample (n=46), after exclusions and percentile trimming, is $358, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Miami Gardens condos in the retained usable-fee sample (n=46) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 80.4 percent are below $500.\"\n- \"Among 46 retained listings with a current asking price of at least $20,000 in Miami Gardens's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.8 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- miami-gardens-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Miami Gardens and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Miami Gardens retained-sample median $358 a month (n=46); five-county median $800 (n=22,695, region-level trim).\n- miami-gardens-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 46 active Miami Gardens condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 13% (6 listings); $250 to $500 67.4% (31 listings); $500 to $750 19.6% (9 listings); $750 to $1,000 0% (0 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\n- miami-gardens-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Miami Gardens condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1960s count only (8 listings); 1970s $350 (24 listings); 1980s count only (5 listings); 2000s count only (8 listings); 2020s count only (1 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Miami Gardens, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (48 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 46 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 48 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami-gardens/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-miami-gardens/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "miami-lakes", "city": "Miami Lakes", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "segments": { "houses": { "active": 49, "sample_ok": true, "small_sample": false, "pending": 17, "median_list_price": 1299000.0, "cut_count": 20, "cut_pct": 40.8, "raised_count": 1, "median_cut_pct": 5.4, "median_cut_dollars": 55000.0, "cut_last30": 9, "cut_last30_pct": 18.4, "cut_last7": 4, "median_dom": 57, "median_cdom": 60, "relisted_count": 2, "relisted_pct": 4.1, "over90": 19, "over90_pct": 38.8, "over180": 8, "fresh_held": 21, "fresh_held_pct": 42.9, "stale_uncut": 8, "stale_uncut_pct": 16.3, "dom_buckets": [ { "label": "0-30", "count": 20, "pct": 40.8 }, { "label": "31-60", "count": 5, "pct": 10.2 }, { "label": "61-90", "count": 5, "pct": 10.2 }, { "label": "91-180", "count": 11, "pct": 22.4 }, { "label": "181+", "count": 8, "pct": 16.3 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 8, "cut": 5, "cut_pct": 62.5, "median_cdom": 76.0 }, { "label": "$1M to $2M", "active": 32, "cut": 12, "cut_pct": 37.5, "median_cdom": 30.5 }, { "label": "$2M to $5M", "active": 9, "cut": 3, "cut_pct": 33.3, "median_cdom": 111 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 6, "pending_cut_pct": 35.3, "pending_median_cut_pct": 7.4, "pending_median_cdom": 53, "tier": "h3", "series": [ { "date": "2026-09-05", "active": 48, "cut_pct": 41.7, "median_cdom": 64.5, "median_list_price": 1299500.0 }, { "date": "2026-09-06", "active": 48, "cut_pct": 41.7, "median_cdom": 64.5, "median_list_price": 1299500.0 }, { "date": "2026-09-07", "active": 49, "cut_pct": 40.8, "median_cdom": 60, "median_list_price": 1299000.0 } ] }, "condos": { "active": 21, "sample_ok": false, "small_sample": false, "pending": 2, "median_list_price": 319999.0, "cut_count": 11, "cut_pct": 52.4, "raised_count": 1, "median_cut_pct": 3.6, "median_cut_dollars": 14900.0, "cut_last30": 8, "cut_last30_pct": 38.1, "cut_last7": 3, "median_dom": 51, "median_cdom": 51, "relisted_count": 0, "relisted_pct": 0.0, "over90": 8, "over90_pct": 38.1, "over180": 2, "fresh_held": 8, "fresh_held_pct": 38.1, "stale_uncut": 2, "stale_uncut_pct": 9.5, "dom_buckets": [ { "label": "0-30", "count": 8, "pct": 38.1 }, { "label": "31-60", "count": 4, "pct": 19.0 }, { "label": "61-90", "count": 1, "pct": 4.8 }, { "label": "91-180", "count": 6, "pct": 28.6 }, { "label": "181+", "count": 2, "pct": 9.5 } ], "bands": [ { "label": "Under $250K", "active": 6, "cut": 3, "cut_pct": 50.0, "median_cdom": 85.0 }, { "label": "$250K to $500K", "active": 15, "cut": 8, "cut_pct": 53.3, "median_cdom": 42 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 1, "pending_cut_pct": 50.0, "pending_median_cut_pct": 1.8, "pending_median_cdom": 64.5, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "40.8% of Miami Lakes houses for sale have cut their asking price", "Miami Lakes sellers blink faster than the rest of Miami-Dade County as 38.8% of houses pass 90 days on the market", "Buying in Miami Lakes? Two in five houses have already come down once, by a median $55K" ], "lede": "MIAMI LAKES, Fla., September 7, 2026 - 40.8% of the 49 single-family homes listed for sale in Miami Lakes have reduced their asking price at least once, by a median 5.4% (about $55K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 21 for sale, too few to report percentages (floor 30).", "quotes": [ "\"40.8 percent of single-family homes for sale in Miami Lakes have reduced their asking price at least once, by a median $55K.\"", "\"Counting every relisting, the median Miami Lakes house for sale has been waiting 60 days, not the 57 the current listing shows.\"", "\"Of the Miami Lakes houses now under contract, 64.7 percent never reduced their asking price; the rest cut by a median 7.4 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Miami Lakes and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 49 houses, 21 condominiums, 17 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-miami-lakes/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Miami Lakes versus Miami-Dade County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Miami Lakes houses 40.8%, Miami-Dade County houses 37.6%. Condominiums: 21 for sale, too few to report.", "title": "Miami Lakes houses are cutting 3.2 points more often than Miami-Dade County" }, { "caption": "Active Miami Lakes listings by cumulative days on market, houses, September 7, 2026. 38.8% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 40.8%, 31-60 days 10.2%, 61-90 days 10.2%, 91-180 days 22.4%, 181+ days 16.3%.", "title": "38.8% of Miami Lakes houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Miami Lakes houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M too few to read of 8; $1M to $2M 37.5% of 32; $2M to $5M too few to read of 9; $5M and up too few to read of 0.", "title": "$1M to $2M Miami Lakes houses have cut most often: 37.5% of 32" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 89 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 49, "sample_ok": true, "small_sample": false, "pending": 17, "median_list_price": 1299000.0, "cut_count": 20, "cut_pct": 40.8, "raised_count": 1, "valid_price_count": 49, "missing_price_count": 0, "unchanged_count": 28, "not_below_original_count": 29, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 5.4, "median_cut_dollars": 55000.0, "cut_last30": 9, "cut_last30_pct": 18.4, "cut_last7": 4, "median_dom": 57, "median_cdom": 60, "dom_n": 49, "cdom_n": 49, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 49, "relisted_count": 2, "relisted_pct": 4.1, "over90": 19, "over90_pct": 38.8, "over180": 8, "fresh_held": 21, "fresh_held_pct": 42.9, "fresh_held_missing_cdom_count": 0, "stale_uncut": 8, "stale_uncut_pct": 16.3, "dom_buckets": [ { "label": "0-30", "count": 20, "pct": 40.8 }, { "label": "31-60", "count": 5, "pct": 10.2 }, { "label": "61-90", "count": 5, "pct": 10.2 }, { "label": "91-180", "count": 11, "pct": 22.4 }, { "label": "181+", "count": 8, "pct": 16.3 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 8, "cut": 5, "cut_pct": 62.5, "median_cdom": 76.0, "cut_pct_denominator": 8, "cdom_n": 8, "valid_price_count": 8 }, { "label": "$1M to $2M", "active": 32, "cut": 12, "cut_pct": 37.5, "median_cdom": 30.5, "cut_pct_denominator": 32, "cdom_n": 32, "valid_price_count": 32 }, { "label": "$2M to $5M", "active": 9, "cut": 3, "cut_pct": 33.3, "median_cdom": 111, "cut_pct_denominator": 9, "cdom_n": 9, "valid_price_count": 9 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 6, "pending_cut_pct": 35.3, "pending_valid_price_count": 17, "pending_missing_price_count": 0, "pending_unchanged_count": 11, "pending_raised_count": 0, "pending_not_below_original_count": 11, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 17, "pending_dom_n": 17, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 7.4, "pending_median_cdom": 53, "denominators": { "cut_pct": 49, "cut_last30_pct": 49, "relisted_pct": 49, "fresh_held_pct": 49, "stale_uncut_pct": 49, "over90_pct": 49, "dom_bucket_pct": 49, "pending_cut_pct": 17, "median_dom": 49, "median_cdom": 49, "median_cut_pct": 20, "median_cut_dollars": 20, "pending_median_cut_pct": 6, "pending_median_cdom": 17 }, "county_counts": { "Miami-Dade": 49 }, "tier": "h3", "series": [ { "date": "2026-09-07", "active": 49, "cut_pct": 40.8, "median_cdom": 60, "median_list_price": 1299000.0 } ] }, "condos": { "active": 21, "sample_ok": false, "small_sample": false, "pending": 2, "median_list_price": 319999.0, "cut_count": 11, "cut_pct": 52.4, "raised_count": 1, "valid_price_count": 21, "missing_price_count": 0, "unchanged_count": 9, "not_below_original_count": 10, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 3.6, "median_cut_dollars": 14900.0, "cut_last30": 8, "cut_last30_pct": 38.1, "cut_last7": 3, "median_dom": 51, "median_cdom": 51, "dom_n": 21, "cdom_n": 21, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 21, "relisted_count": 0, "relisted_pct": 0.0, "over90": 8, "over90_pct": 38.1, "over180": 2, "fresh_held": 8, "fresh_held_pct": 38.1, "fresh_held_missing_cdom_count": 0, "stale_uncut": 2, "stale_uncut_pct": 9.5, "dom_buckets": [ { "label": "0-30", "count": 8, "pct": 38.1 }, { "label": "31-60", "count": 4, "pct": 19.0 }, { "label": "61-90", "count": 1, "pct": 4.8 }, { "label": "91-180", "count": 6, "pct": 28.6 }, { "label": "181+", "count": 2, "pct": 9.5 } ], "bands": [ { "label": "Under $250K", "active": 6, "cut": 3, "cut_pct": 50.0, "median_cdom": 85.0, "cut_pct_denominator": 6, "cdom_n": 6, "valid_price_count": 6 }, { "label": "$250K to $500K", "active": 15, "cut": 8, "cut_pct": 53.3, "median_cdom": 42, "cut_pct_denominator": 15, "cdom_n": 15, "valid_price_count": 15 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 1, "pending_cut_pct": 50.0, "pending_valid_price_count": 2, "pending_missing_price_count": 0, "pending_unchanged_count": 1, "pending_raised_count": 0, "pending_not_below_original_count": 1, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 2, "pending_dom_n": 2, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 1.8, "pending_median_cdom": 64.5, "denominators": { "cut_pct": 21, "cut_last30_pct": 21, "relisted_pct": 21, "fresh_held_pct": 21, "stale_uncut_pct": 21, "over90_pct": 21, "dom_bucket_pct": 21, "pending_cut_pct": 2, "median_dom": 21, "median_cdom": 21, "median_cut_pct": 11, "median_cut_dollars": 11, "pending_median_cut_pct": 1, "pending_median_cdom": 2 }, "county_counts": { "Miami-Dade": 21 }, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "40.8% of Miami Lakes houses for sale are asking less than their original list price", "Seller Blink Rate™ in Miami Lakes: 40.8% of houses list below original asking, against 37.6% across Miami-Dade County", "Buying in Miami Lakes? 20 of the 49 houses for sale are asking below their original price, by a median $55K" ], "lede": "MIAMI LAKES, Fla., September 7, 2026 - 40.8% of the 49 single-family homes listed for sale in Miami Lakes (20 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 20 reduced listings, the median reduction is 5.4% (about $55K). Condominiums: 21 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"40.8 percent of single-family homes for sale in Miami Lakes have a current asking price below their original list price; among those 20 reduced listings the median reduction is $55K.\"", "\"Among active Miami Lakes houses, the median recorded CumulativeDaysOnMarket value is 60 days and the median recorded DaysOnMarket value is 57 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"17 Miami Lakes houses are under contract in this snapshot, 6 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miami Lakes, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (28 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 49 houses, 21 condominiums, 17 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami-lakes/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-miami-lakes/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Miami Lakes versus Miami-Dade County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Miami Lakes houses 40.8%, Miami-Dade County houses 37.6%. Condominiums: 21 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 40.8% of Miami Lakes houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "visible_labels": [ "37.6%", "40.8%" ] }, { "caption": "Active Miami Lakes houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 38.8% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 40.8%, 31-60 days 10.2%, 61-90 days 10.2%, 91-180 days 22.4%, 181+ days 16.3%.", "title": "38.8% of Miami Lakes houses for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "40.8%", "10.2%", "10.2%", "22.4%", "16.3%", "38.8%" ] }, { "caption": "Share of active Miami Lakes houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 8 listed, count only; $1M to $2M 37.5% (12 of 32); $2M to $5M 9 listed, count only; $5M and up 0 listed, count only.", "title": "$1M to $2M Miami Lakes houses show the highest share asking below original: 37.5% of 32", "visible_labels": [ "0", "9", "37.5%", "12", "32", "8", "0" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Miami-Dade", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Miami-Dade", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 49, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Miami Lakes houses 40.8%, Miami-Dade County houses 37.6%. Condominiums: 21 for sale, too few to report.", "after": "Horizontal bar chart. Miami Lakes houses 40.8%, Miami-Dade County houses 37.6%. Condominiums: 21 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Miami Lakes versus Miami-Dade County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Miami Lakes versus Miami-Dade County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Miami Lakes houses are cutting 3.2 points more often than Miami-Dade County", "after": "Seller Blink Rate™: 40.8% of Miami Lakes houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "37.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "40.8%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 40.8%, 31-60 days 10.2%, 61-90 days 10.2%, 91-180 days 22.4%, 181+ days 16.3%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 40.8%, 31-60 days 10.2%, 61-90 days 10.2%, 91-180 days 22.4%, 181+ days 16.3%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Miami Lakes listings by cumulative days on market, houses, September 7, 2026. 38.8% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Miami Lakes houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 38.8% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "38.8% of Miami Lakes houses for sale have waited more than 90 days, counting every relisting", "after": "38.8% of Miami Lakes houses for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "40.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "10.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "10.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "22.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "16.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "38.8%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M too few to read of 8; $1M to $2M 37.5% of 32; $2M to $5M too few to read of 9; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 8 listed, count only; $1M to $2M 37.5% (12 of 32); $2M to $5M 9 listed, count only; $5M and up 0 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Miami Lakes houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Miami Lakes houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$1M to $2M Miami Lakes houses have cut most often: 37.5% of 32", "after": "$1M to $2M Miami Lakes houses show the highest share asking below original: 37.5% of 32", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "37.5%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "32", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "40.8% of Miami Lakes houses for sale have cut their asking price", "after": "40.8% of Miami Lakes houses for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Miami Lakes sellers blink faster than the rest of Miami-Dade County as 38.8% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Miami Lakes: 40.8% of houses list below original asking, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Miami Lakes? Two in five houses have already come down once, by a median $55K", "after": "Buying in Miami Lakes? 20 of the 49 houses for sale are asking below their original price, by a median $55K", "before_present": true, "after_present": true }, { "field": "lede", "before": "MIAMI LAKES, Fla., September 7, 2026 - 40.8% of the 49 single-family homes listed for sale in Miami Lakes have reduced their asking price at least once, by a median 5.4% (about $55K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 21 for sale, too few to report percentages (floor 30).", "after": "MIAMI LAKES, Fla., September 7, 2026 - 40.8% of the 49 single-family homes listed for sale in Miami Lakes (20 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 20 reduced listings, the median reduction is 5.4% (about $55K). Condominiums: 21 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Miami Lakes and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 49 houses, 21 condominiums, 17 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-miami-lakes/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miami Lakes, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (28 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 49 houses, 21 condominiums, 17 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami-lakes/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-miami-lakes/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"40.8 percent of single-family homes for sale in Miami Lakes have reduced their asking price at least once, by a median $55K.\"", "after": "\"40.8 percent of single-family homes for sale in Miami Lakes have a current asking price below their original list price; among those 20 reduced listings the median reduction is $55K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Miami Lakes house for sale has been waiting 60 days, not the 57 the current listing shows.\"", "after": "\"Among active Miami Lakes houses, the median recorded CumulativeDaysOnMarket value is 60 days and the median recorded DaysOnMarket value is 57 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Miami Lakes houses now under contract, 64.7 percent never reduced their asking price; the rest cut by a median 7.4 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"17 Miami Lakes houses are under contract in this snapshot, 6 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "0134013e29fa1db2761129a5bf3540d4cc4c5e7f5095e8429421a140f745cff4", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nMiami Lakes price cuts and true days on market\nHEADLINE OPTIONS\n40.8% of Miami Lakes houses for sale have cut their asking price\nMiami Lakes sellers blink faster than the rest of Miami-Dade County as 38.8% of houses pass 90 days on\nthe market\nBuying in Miami Lakes? Two in five houses have already come down once, by a median $55K\nLEDE\nMIAMI LAKES, Fla., September 7, 2026 - 40.8% of the 49 single-family homes listed for sale in Miami Lakes\nhave reduced their asking price at least once, by a median 5.4% (about $55K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Condominiums: 21 for sale, too few to report percentages (floor\n30).\nNUT GRAF\nThe figures point to a market where 35.3% of houses reached a contract only after a price cut: of the 17 Miami\nLakes houses now under contract, 35.3% reduced before going under contract, with a median cut of 7.4% and\na median 53 days to contract. Across Miami-Dade County the price-cut share is 37.6% for houses and 37.4%\nfor condominiums, so Miami Lakes houses are cutting 3.2 points more often than the county. Counting every\nrelisting, the median Miami Lakes house for sale has been on the market 60 days, against 57 on its current\nlisting; 4.1% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nMiami Lakes\n49\nS\nShare with at\nleast one price\nreduction,\nhouses\n40.8% (20 of 49)\nS\nMedian\nreduction\nfrom original\nasking, houses\n5.4% (about $55K)\nS\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nActive\ncondominium\nlistings, Miami\nLakes\n21 (below the 30-listing floor; percentages not reported)\nS\nMedian\ncumulative\ndays on\nmarket,\nhouses\n60 days (57 on current listing)\nS\nHouses on\nmarket more\nthan 90 days,\ncumulative\n38.8% (19 of 49)\nS\nHouses under\ncontract that\nreduced first\n35.3% of 17\nS\nMiami-Dade\nCounty price-\ncut share,\nhouses /\ncondominiums\n37.6% / 37.4%\nS\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace\nS\nPeer group,\nhouses\n(median\nasking $1M to\n$2M; peer cut\nshare 44.0%)\nWellington, Weston, Davie, Doral, Parkland, Delray Beach, Palm Beach Gardens, Palmetto Bay, Jupiter, Boca Raton S\nQUOTABLE DATA POINTS\n\"40.8 percent of single-family homes for sale in Miami Lakes have reduced their asking price at least once,\nby a median $55K.\"\n\"Counting every relisting, the median Miami Lakes house for sale has been waiting 60 days, not the 57 the\ncurrent listing shows.\"\n\"Of the Miami Lakes houses now under contract, 64.7 percent never reduced their asking price; the rest\ncut by a median 7.4 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Miami Lakes versus Miami-Dade County, houses, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nActive Miami Lakes listings by cumulative days on market, houses, September 7, 2026. 38.8% of houses have passed 90 days. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nShare of active Miami Lakes houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Miami Lakes and Miami-Dade County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 49 houses, 21 condominiums, 17 houses\nunder contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied;\nevery figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-miami-\nlakes/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median\nasking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than\nsimilar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10)\nnever cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer\nthan four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these\nmarkets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "cd15814d346f8a61ec8b09c16582f1b762fc8cef6cda9f37d0a4e0ee394b2ca2", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nMiami Lakes asking-price reductions and recorded days\non market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/miami-lakes/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n40.8% of Miami Lakes houses for sale are asking less than their original list price\nSeller Blink Rate™ in Miami Lakes: 40.8% of houses list below original asking, against 37.6% across Miami-\nDade County\nBuying in Miami Lakes? 20 of the 49 houses for sale are asking below their original price, by a median $55K\nLEDE\nMIAMI LAKES, Fla., September 7, 2026 - 40.8% of the 49 single-family homes listed for sale in Miami Lakes\n(20 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 20 reduced listings, the median reduction is\n5.4% (about $55K). Condominiums: 21 for sale, below the 30-listing floor, so no percentages are reported for\nthem.\nNUT GRAF\nFor active Miami Lakes houses, the median recorded CumulativeDaysOnMarket value is 60 days and the\nmedian recorded DaysOnMarket value is 57 days, each calculated from non-missing values in that field (49 and\n49 listings). 4.1% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. 17 Miami Lakes houses are under\ncontract (Pending or Active Under Contract), 6 of them with a recorded asking price below original; fewer than\n30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nMiami-Dade County the shares asking below original are 37.6% for houses and 37.4% for condominiums;\nMiami Lakes houses are 3.2 points above the county share.\nFACT BOX\nActive single-family listings, Miami Lakes\n49\nSeptember 7, 2026\nShare asking below original list price, houses\n40.8% (20 of 49)\nSeptember 7, 2026\nPrice pairs recorded / missing; unchanged /\nabove original, houses\n49 / 0; 28 / 1\nSeptember 7, 2026\nMedian reduction among the 20 reduced\nhouses\n5.4% (about $55K)\nSeptember 7, 2026\nActive condominium listings, Miami Lakes\n21 (below the 30-listing floor; percentages not\nreported)\nSeptember 7, 2026\nMedian recorded CumulativeDaysOnMarket /\nDaysOnMarket, houses\n60 / 57 days (from 49 / 49 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90 days\n38.8% (19 of 49 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count only; fewer\nthan 30)\n17, 6 asking below original\nSeptember 7, 2026\nMiami-Dade County share asking below\noriginal, houses / condominiums\n37.6% / 37.4%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nHouses: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking $1M to\n$2M; peer share 44%)\nWellington, Weston, Davie, Doral, Parkland, Delray\nBeach, Palm Beach Gardens, Palmetto Bay, Jupiter,\nBoca Raton\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"40.8 percent of single-family homes for sale in Miami Lakes have a current asking price below their\noriginal list price; among those 20 reduced listings the median reduction is $55K.\"\n\"Among active Miami Lakes houses, the median recorded CumulativeDaysOnMarket value is 60 days and\nthe median recorded DaysOnMarket value is 57 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"17 Miami Lakes houses are under contract in this snapshot, 6 of them with a recorded asking price below\noriginal; the group is too small to report a percentage. These asking-price fields do not disclose the agreed\ncontract price.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Miami Lakes versus Miami-Dade\nCounty, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Miami Lakes houses 40.8%, Miami-Dade County houses 37.6%.\nCondominiums: 21 for sale, count only. Share of active listings asking below their original list price, September\n7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive Miami Lakes houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded\nvalue in that field; 38.8% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real\nEstate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 40.8%, 31-60\ndays 10.2%, 61-90 days 10.2%, 91-180 days 22.4%, 181+ days 16.3%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Miami Lakes houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10\nto 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 0 listed, count only; $500K to $1M 8 listed, count only; $1M to $2M 37.5% (12 of 32);\n$2M to $5M 9 listed, count only; $5M and up 0 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miami Lakes,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (28 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below\nthe floor and appear as a count only. Sample sizes: 49 houses, 21 condominiums, 17 houses under contract. Geography is the MLS\nCity field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller\nBlink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded\nasking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published\ncity shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a\nbelow-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/miami-lakes/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-miami-lakes/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "aa0c9dc4d81283caee25d067c618d5276b5df2a3ef409c31010924ac1900c19a", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - MIAMI LAKES PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 40.8% of Miami Lakes houses for sale are asking less than their original list price\n2. Seller Blink Rate™ in Miami Lakes: 40.8% of houses list below original asking, against 37.6% across Miami-Dade County\n3. Buying in Miami Lakes? 20 of the 49 houses for sale are asking below their original price, by a median $55K\n\nLEDE\nMIAMI LAKES, Fla., September 7, 2026 - 40.8% of the 49 single-family homes listed for sale in Miami Lakes (20 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 20 reduced listings, the median reduction is 5.4% (about $55K). Condominiums: 21 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active Miami Lakes houses, the median recorded CumulativeDaysOnMarket value is 60 days and the median recorded DaysOnMarket value is 57 days, each calculated from non-missing values in that field (49 and 49 listings). 4.1% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 17 Miami Lakes houses are under contract (Pending or Active Under Contract), 6 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.6% for houses and 37.4% for condominiums; Miami Lakes houses are 3.2 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Miami Lakes: 49 [September 7, 2026]\n- Share asking below original list price, houses: 40.8% (20 of 49) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 49 / 0; 28 / 1 [September 7, 2026]\n- Median reduction among the 20 reduced houses: 5.4% (about $55K) [September 7, 2026]\n- Active condominium listings, Miami Lakes: 21 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 60 / 57 days (from 49 / 49 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 38.8% (19 of 49 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 17, 6 asking below original [September 7, 2026]\n- Miami-Dade County share asking below original, houses / condominiums: 37.6% / 37.4% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking $1M to $2M; peer share 44%): Wellington, Weston, Davie, Doral, Parkland, Delray Beach, Palm Beach Gardens, Palmetto Bay, Jupiter, Boca Raton [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"40.8 percent of single-family homes for sale in Miami Lakes have a current asking price below their original list price; among those 20 reduced listings the median reduction is $55K.\"\n- \"Among active Miami Lakes houses, the median recorded CumulativeDaysOnMarket value is 60 days and the median recorded DaysOnMarket value is 57 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"17 Miami Lakes houses are under contract in this snapshot, 6 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- miami-lakes-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Miami Lakes versus Miami-Dade County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Miami Lakes houses 40.8%, Miami-Dade County houses 37.6%. Condominiums: 21 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- miami-lakes-true-days-on-market-r1-2026-09-07.png\n Caption: Active Miami Lakes houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 38.8% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 40.8%, 31-60 days 10.2%, 61-90 days 10.2%, 91-180 days 22.4%, 181+ days 16.3%.\n- miami-lakes-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Miami Lakes houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 8 listed, count only; $1M to $2M 37.5% (12 of 32); $2M to $5M 9 listed, count only; $5M and up 0 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miami Lakes, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (28 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 49 houses, 21 condominiums, 17 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami-lakes/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-miami-lakes/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-1245a0228a92103fe7c7" }, { "slug": "miami-shores", "city": "Miami Shores", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "segments": { "houses": { "active": 47, "sample_ok": true, "small_sample": false, "pending": 16, "median_list_price": 2150000.0, "cut_count": 16, "cut_pct": 34.0, "raised_count": 0, "median_cut_pct": 4.9, "median_cut_dollars": 100000.0, "cut_last30": 6, "cut_last30_pct": 12.8, "cut_last7": 1, "median_dom": 65, "median_cdom": 65, "relisted_count": 0, "relisted_pct": 0.0, "over90": 14, "over90_pct": 29.8, "over180": 3, "fresh_held": 20, "fresh_held_pct": 42.6, "stale_uncut": 5, "stale_uncut_pct": 10.6, "dom_buckets": [ { "label": "0-30", "count": 18, "pct": 38.3 }, { "label": "31-60", "count": 3, "pct": 6.4 }, { "label": "61-90", "count": 12, "pct": 25.5 }, { "label": "91-180", "count": 11, "pct": 23.4 }, { "label": "181+", "count": 3, "pct": 6.4 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 3, "cut": 1, "cut_pct": 33.3, "median_cdom": 27 }, { "label": "$1M to $2M", "active": 19, "cut": 9, "cut_pct": 47.4, "median_cdom": 70 }, { "label": "$2M to $5M", "active": 20, "cut": 6, "cut_pct": 30.0, "median_cdom": 53.5 }, { "label": "$5M and up", "active": 5, "cut": 0, "cut_pct": 0.0, "median_cdom": 72 } ], "pending_cut_count": 2, "pending_cut_pct": 12.5, "pending_median_cut_pct": 9.0, "pending_median_cdom": 33.0, "tier": "h4", "series": [ { "date": "2026-09-05", "active": 48, "cut_pct": 33.3, "median_cdom": 64.0, "median_list_price": 2137500.0 }, { "date": "2026-09-06", "active": 48, "cut_pct": 33.3, "median_cdom": 64.0, "median_list_price": 2137500.0 }, { "date": "2026-09-07", "active": 47, "cut_pct": 34.0, "median_cdom": 65, "median_list_price": 2150000.0 } ] }, "condos": { "active": 13, "sample_ok": false, "small_sample": false, "pending": 1, "median_list_price": 318000.0, "cut_count": 5, "cut_pct": 38.5, "raised_count": 0, "median_cut_pct": 5.0, "median_cut_dollars": 19001.0, "cut_last30": 3, "cut_last30_pct": 23.1, "cut_last7": 0, "median_dom": 36, "median_cdom": 36, "relisted_count": 1, "relisted_pct": 7.7, "over90": 4, "over90_pct": 30.8, "over180": 2, "fresh_held": 5, "fresh_held_pct": 38.5, "stale_uncut": 3, "stale_uncut_pct": 23.1, "dom_buckets": [ { "label": "0-30", "count": 6, "pct": 46.2 }, { "label": "31-60", "count": 1, "pct": 7.7 }, { "label": "61-90", "count": 2, "pct": 15.4 }, { "label": "91-180", "count": 2, "pct": 15.4 }, { "label": "181+", "count": 2, "pct": 15.4 } ], "bands": [ { "label": "Under $250K", "active": 2, "cut": 2, "cut_pct": 100.0, "median_cdom": 120.0 }, { "label": "$250K to $500K", "active": 10, "cut": 2, "cut_pct": 20.0, "median_cdom": 29.5 }, { "label": "$500K to $1M", "active": 1, "cut": 1, "cut_pct": 100.0, "median_cdom": 69 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 1, "pending_cut_pct": 100.0, "pending_median_cut_pct": 19.2, "pending_median_cdom": 180, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "34.0% of Miami Shores houses for sale have cut their asking price", "Miami Shores sellers hold firmer than the rest of Miami-Dade County as 29.8% of houses pass 90 days on the market", "Buying in Miami Shores? One in three houses have already come down once, by a median $100K" ], "lede": "MIAMI SHORES, Fla., September 7, 2026 - 34.0% of the 47 single-family homes listed for sale in Miami Shores have reduced their asking price at least once, by a median 4.9% (about $100K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 13 for sale, too few to report percentages (floor 30).", "quotes": [ "\"34.0 percent of single-family homes for sale in Miami Shores have reduced their asking price at least once, by a median $100K.\"", "\"Counting every relisting, the median Miami Shores house for sale has been waiting 65 days, not the 65 the current listing shows.\"", "\"Of the Miami Shores houses now under contract, 87.5 percent never reduced their asking price; the rest cut by a median 9.0 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Miami Shores and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 47 houses, 13 condominiums, 16 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-miami-shores/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Miami Shores versus Miami-Dade County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Miami Shores houses 34.0%, Miami-Dade County houses 37.6%. Condominiums: 13 for sale, too few to report.", "title": "Miami Shores houses are cutting 3.6 points less often than Miami-Dade County" }, { "caption": "Active Miami Shores listings by cumulative days on market, houses, September 7, 2026. 29.8% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 38.3%, 31-60 days 6.4%, 61-90 days 25.5%, 91-180 days 23.4%, 181+ days 6.4%.", "title": "29.8% of Miami Shores houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Miami Shores houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M too few to read of 3; $1M to $2M 47.4% of 19; $2M to $5M 30.0% of 20; $5M and up too few to read of 5.", "title": "Price cuts by price band, Miami Shores houses" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 77 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 47, "sample_ok": true, "small_sample": false, "pending": 16, "median_list_price": 2150000.0, "cut_count": 16, "cut_pct": 34.0, "raised_count": 0, "valid_price_count": 47, "missing_price_count": 0, "unchanged_count": 31, "not_below_original_count": 31, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 4.9, "median_cut_dollars": 100000.0, "cut_last30": 6, "cut_last30_pct": 12.8, "cut_last7": 1, "median_dom": 65, "median_cdom": 65, "dom_n": 47, "cdom_n": 47, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 47, "relisted_count": 0, "relisted_pct": 0.0, "over90": 14, "over90_pct": 29.8, "over180": 3, "fresh_held": 20, "fresh_held_pct": 42.6, "fresh_held_missing_cdom_count": 0, "stale_uncut": 5, "stale_uncut_pct": 10.6, "dom_buckets": [ { "label": "0-30", "count": 18, "pct": 38.3 }, { "label": "31-60", "count": 3, "pct": 6.4 }, { "label": "61-90", "count": 12, "pct": 25.5 }, { "label": "91-180", "count": 11, "pct": 23.4 }, { "label": "181+", "count": 3, "pct": 6.4 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 3, "cut": 1, "cut_pct": 33.3, "median_cdom": 27, "cut_pct_denominator": 3, "cdom_n": 3, "valid_price_count": 3 }, { "label": "$1M to $2M", "active": 19, "cut": 9, "cut_pct": 47.4, "median_cdom": 70, "cut_pct_denominator": 19, "cdom_n": 19, "valid_price_count": 19 }, { "label": "$2M to $5M", "active": 20, "cut": 6, "cut_pct": 30.0, "median_cdom": 53.5, "cut_pct_denominator": 20, "cdom_n": 20, "valid_price_count": 20 }, { "label": "$5M and up", "active": 5, "cut": 0, "cut_pct": 0.0, "median_cdom": 72, "cut_pct_denominator": 5, "cdom_n": 5, "valid_price_count": 5 } ], "pending_cut_count": 2, "pending_cut_pct": 12.5, "pending_valid_price_count": 16, "pending_missing_price_count": 0, "pending_unchanged_count": 13, "pending_raised_count": 1, "pending_not_below_original_count": 14, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 16, "pending_dom_n": 16, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 9.0, "pending_median_cdom": 33.0, "denominators": { "cut_pct": 47, "cut_last30_pct": 47, "relisted_pct": 47, "fresh_held_pct": 47, "stale_uncut_pct": 47, "over90_pct": 47, "dom_bucket_pct": 47, "pending_cut_pct": 16, "median_dom": 47, "median_cdom": 47, "median_cut_pct": 16, "median_cut_dollars": 16, "pending_median_cut_pct": 2, "pending_median_cdom": 16 }, "county_counts": { "Miami-Dade": 47 }, "tier": "h4", "series": [ { "date": "2026-09-07", "active": 47, "cut_pct": 34.0, "median_cdom": 65, "median_list_price": 2150000.0 } ] }, "condos": { "active": 13, "sample_ok": false, "small_sample": false, "pending": 1, "median_list_price": 318000.0, "cut_count": 5, "cut_pct": 38.5, "raised_count": 0, "valid_price_count": 13, "missing_price_count": 0, "unchanged_count": 8, "not_below_original_count": 8, "cut_sample_ok": false, "cut_small_sample": true, "median_cut_pct": 5.0, "median_cut_dollars": 19001.0, "cut_last30": 3, "cut_last30_pct": 23.1, "cut_last7": 0, "median_dom": 36, "median_cdom": 36, "dom_n": 13, "cdom_n": 13, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 13, "relisted_count": 1, "relisted_pct": 7.7, "over90": 4, "over90_pct": 30.8, "over180": 2, "fresh_held": 5, "fresh_held_pct": 38.5, "fresh_held_missing_cdom_count": 0, "stale_uncut": 3, "stale_uncut_pct": 23.1, "dom_buckets": [ { "label": "0-30", "count": 6, "pct": 46.2 }, { "label": "31-60", "count": 1, "pct": 7.7 }, { "label": "61-90", "count": 2, "pct": 15.4 }, { "label": "91-180", "count": 2, "pct": 15.4 }, { "label": "181+", "count": 2, "pct": 15.4 } ], "bands": [ { "label": "Under $250K", "active": 2, "cut": 2, "cut_pct": 100.0, "median_cdom": 120.0, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 }, { "label": "$250K to $500K", "active": 10, "cut": 2, "cut_pct": 20.0, "median_cdom": 29.5, "cut_pct_denominator": 10, "cdom_n": 10, "valid_price_count": 10 }, { "label": "$500K to $1M", "active": 1, "cut": 1, "cut_pct": 100.0, "median_cdom": 69, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 1, "pending_cut_pct": 100.0, "pending_valid_price_count": 1, "pending_missing_price_count": 0, "pending_unchanged_count": 0, "pending_raised_count": 0, "pending_not_below_original_count": 0, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 1, "pending_dom_n": 1, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 19.2, "pending_median_cdom": 180, "denominators": { "cut_pct": 13, "cut_last30_pct": 13, "relisted_pct": 13, "fresh_held_pct": 13, "stale_uncut_pct": 13, "over90_pct": 13, "dom_bucket_pct": 13, "pending_cut_pct": 1, "median_dom": 13, "median_cdom": 13, "median_cut_pct": 5, "median_cut_dollars": 5, "pending_median_cut_pct": 1, "pending_median_cdom": 1 }, "county_counts": { "Miami-Dade": 13 }, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "34% of Miami Shores houses for sale are asking less than their original list price", "Seller Blink Rate™ in Miami Shores: 34% of houses list below original asking, against 37.6% across Miami-Dade County", "Buying in Miami Shores? 16 of the 47 houses for sale are asking below their original price, by a median $100K" ], "lede": "MIAMI SHORES, Fla., September 7, 2026 - 34% of the 47 single-family homes listed for sale in Miami Shores (16 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 16 reduced listings, the median reduction is 4.9% (about $100K). Condominiums: 13 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"34 percent of single-family homes for sale in Miami Shores have a current asking price below their original list price; among those 16 reduced listings the median reduction is $100K.\"", "\"Among active Miami Shores houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 65 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"16 Miami Shores houses are under contract in this snapshot, 2 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miami Shores, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (31 unchanged, 0 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 47 houses, 13 condominiums, 16 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami-shores/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-miami-shores/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Miami Shores versus Miami-Dade County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Miami Shores houses 34%, Miami-Dade County houses 37.6%. Condominiums: 13 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 34% of Miami Shores houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "visible_labels": [ "37.6%", "34%" ] }, { "caption": "Active Miami Shores houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 29.8% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 38.3%, 31-60 days 6.4%, 61-90 days 25.5%, 91-180 days 23.4%, 181+ days 6.4%.", "title": "29.8% of Miami Shores houses for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "38.3%", "6.4%", "25.5%", "23.4%", "6.4%", "29.8%" ] }, { "caption": "Share of active Miami Shores houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 3 listed, count only; $1M to $2M 47.4% (9 of 19); $2M to $5M 30% (6 of 20); $5M and up 5 listed, count only.", "title": "Share asking below original by current asking-price band, Miami Shores houses", "visible_labels": [ "5", "30%", "6", "20", "47.4%", "9", "19", "3", "0" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 77, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Miami-Dade", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Miami-Dade", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 47, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Miami Shores houses 34.0%, Miami-Dade County houses 37.6%. Condominiums: 13 for sale, too few to report.", "after": "Horizontal bar chart. Miami Shores houses 34%, Miami-Dade County houses 37.6%. Condominiums: 13 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Miami Shores versus Miami-Dade County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Miami Shores versus Miami-Dade County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Miami Shores houses are cutting 3.6 points less often than Miami-Dade County", "after": "Seller Blink Rate™: 34% of Miami Shores houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "37.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "34%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 38.3%, 31-60 days 6.4%, 61-90 days 25.5%, 91-180 days 23.4%, 181+ days 6.4%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 38.3%, 31-60 days 6.4%, 61-90 days 25.5%, 91-180 days 23.4%, 181+ days 6.4%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Miami Shores listings by cumulative days on market, houses, September 7, 2026. 29.8% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Miami Shores houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 29.8% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "29.8% of Miami Shores houses for sale have waited more than 90 days, counting every relisting", "after": "29.8% of Miami Shores houses for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "38.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "6.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "25.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "23.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "6.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "29.8%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M too few to read of 3; $1M to $2M 47.4% of 19; $2M to $5M 30.0% of 20; $5M and up too few to read of 5.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 3 listed, count only; $1M to $2M 47.4% (9 of 19); $2M to $5M 30% (6 of 20); $5M and up 5 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Miami Shores houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Miami Shores houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Price cuts by price band, Miami Shores houses", "after": "Share asking below original by current asking-price band, Miami Shores houses", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "30%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "47.4%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "19", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "34.0% of Miami Shores houses for sale have cut their asking price", "after": "34% of Miami Shores houses for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Miami Shores sellers hold firmer than the rest of Miami-Dade County as 29.8% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Miami Shores: 34% of houses list below original asking, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Miami Shores? One in three houses have already come down once, by a median $100K", "after": "Buying in Miami Shores? 16 of the 47 houses for sale are asking below their original price, by a median $100K", "before_present": true, "after_present": true }, { "field": "lede", "before": "MIAMI SHORES, Fla., September 7, 2026 - 34.0% of the 47 single-family homes listed for sale in Miami Shores have reduced their asking price at least once, by a median 4.9% (about $100K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 13 for sale, too few to report percentages (floor 30).", "after": "MIAMI SHORES, Fla., September 7, 2026 - 34% of the 47 single-family homes listed for sale in Miami Shores (16 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 16 reduced listings, the median reduction is 4.9% (about $100K). Condominiums: 13 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Miami Shores and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 47 houses, 13 condominiums, 16 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-miami-shores/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miami Shores, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (31 unchanged, 0 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 47 houses, 13 condominiums, 16 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami-shores/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-miami-shores/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"34.0 percent of single-family homes for sale in Miami Shores have reduced their asking price at least once, by a median $100K.\"", "after": "\"34 percent of single-family homes for sale in Miami Shores have a current asking price below their original list price; among those 16 reduced listings the median reduction is $100K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Miami Shores house for sale has been waiting 65 days, not the 65 the current listing shows.\"", "after": "\"Among active Miami Shores houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 65 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Miami Shores houses now under contract, 87.5 percent never reduced their asking price; the rest cut by a median 9.0 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"16 Miami Shores houses are under contract in this snapshot, 2 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "6e774b821c7b65af51e65003c50ac9a6aa50e8e7f0228dc44f61d2d2800d2149", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nMiami Shores price cuts and true days on market\nHEADLINE OPTIONS\n34.0% of Miami Shores houses for sale have cut their asking price\nMiami Shores sellers hold firmer than the rest of Miami-Dade County as 29.8% of houses pass 90 days on\nthe market\nBuying in Miami Shores? One in three houses have already come down once, by a median $100K\nLEDE\nMIAMI SHORES, Fla., September 7, 2026 - 34.0% of the 47 single-family homes listed for sale in Miami Shores\nhave reduced their asking price at least once, by a median 4.9% (about $100K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Condominiums: 13 for sale, too few to report percentages (floor\n30).\nNUT GRAF\nThe figures point to a market where 12.5% of houses reached a contract only after a price cut: of the 16 Miami\nShores houses now under contract, 12.5% reduced before going under contract, with a median cut of 9.0% and\na median 33 days to contract. Across Miami-Dade County the price-cut share is 37.6% for houses and 37.4%\nfor condominiums, so Miami Shores houses are cutting 3.6 points less often than the county. Counting every\nrelisting, the median Miami Shores house for sale has been on the market 65 days, against 65 on its current\nlisting; 0.0% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nMiami Shores\n47\nShare with at\nleast one price\nreduction,\nhouses\n34.0% (16 of 47)\nMedian\nreduction\nfrom original\nasking, houses\n4.9% (about $100K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nActive\ncondominium\nlistings, Miami\nShores\n13 (below the 30-listing floor; percentages not reported)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n65 days (65 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n29.8% (14 of 47)\nHouses under\ncontract that\nreduced first\n12.5% of 16\nMiami-Dade\nCounty price-\ncut share,\nhouses /\ncondominiums\n37.6% / 37.4%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking $2M\nand up; peer\ncut share\n34.0%)\nSouthwest Ranches, Lighthouse Point, Coral Gables, North Palm Beach, Miami Beach, Pinecrest, Key Biscayne, Palm B\nQUOTABLE DATA POINTS\n\"34.0 percent of single-family homes for sale in Miami Shores have reduced their asking price at least once,\nby a median $100K.\"\n\"Counting every relisting, the median Miami Shores house for sale has been waiting 65 days, not the 65\nthe current listing shows.\"\n\"Of the Miami Shores houses now under contract, 87.5 percent never reduced their asking price; the rest\ncut by a median 9.0 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Miami Shores versus Miami-Dade County, houses, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nActive Miami Shores listings by cumulative days on market, houses, September 7, 2026. 29.8% of houses have passed 90 days. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nShare of active Miami Shores houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Miami Shores and Miami-Dade County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 47 houses, 13 condominiums, 16 houses\nunder contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied;\nevery figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-miami-\nshores/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median\nasking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than\nsimilar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10)\nnever cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer\nthan four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these\nmarkets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "2831a8559e0d31a71ff5478e14763bd603e1c0fb3749970707e0590877a5896f", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nMiami Shores asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/miami-shores/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n34% of Miami Shores houses for sale are asking less than their original list price\nSeller Blink Rate™ in Miami Shores: 34% of houses list below original asking, against 37.6% across Miami-\nDade County\nBuying in Miami Shores? 16 of the 47 houses for sale are asking below their original price, by a median\n$100K\nLEDE\nMIAMI SHORES, Fla., September 7, 2026 - 34% of the 47 single-family homes listed for sale in Miami Shores\n(16 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 16 reduced listings, the median reduction is\n4.9% (about $100K). Condominiums: 13 for sale, below the 30-listing floor, so no percentages are reported for\nthem.\nNUT GRAF\nFor active Miami Shores houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values\nare both 65 days (from 47 and 47 listings with a value in each field). Equal medians describe the recorded fields\nonly; they do not establish anything about individual listing histories. 0% of all active houses have both fields\nrecorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a\nrelisting event. 16 Miami Shores houses are under contract (Pending or Active Under Contract), 2 of them with\na recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\ndo not disclose the agreed contract price. Across Miami-Dade County the shares asking below original are\n37.6% for houses and 37.4% for condominiums; Miami Shores houses are 3.6 points below the county share.\nFACT BOX\nActive single-family listings, Miami Shores\n47\nSeptember 7, 2026\nShare asking below original list price, houses\n34% (16 of 47)\nSeptember 7, 2026\nPrice pairs recorded / missing; unchanged /\nabove original, houses\n47 / 0; 31 / 0\nSeptember 7, 2026\nMedian reduction among the 16 reduced\nhouses\n4.9% (about $100K)\nSeptember 7, 2026\nActive condominium listings, Miami Shores\n13 (below the 30-listing floor; percentages not\nreported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket / DaysOnMarket,\nhouses\n65 / 65 days (from 47 / 47 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90 days\n29.8% (14 of 47 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count only; fewer\nthan 30)\n16, 2 asking below original\nSeptember 7, 2026\nMiami-Dade County share asking below\noriginal, houses / condominiums\n37.6% / 37.4%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nHouses: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking $2M and\nup; peer share 34%)\nSouthwest Ranches, Lighthouse Point, Coral Gables,\nNorth Palm Beach, Miami Beach, Pinecrest, Key\nBiscayne, Palm Beach\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"34 percent of single-family homes for sale in Miami Shores have a current asking price below their original\nlist price; among those 16 reduced listings the median reduction is $100K.\"\n\"Among active Miami Shores houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket\nvalues are both 65 days. These are MLS-recorded fields, not an independently reconstructed listing\nhistory.\"\n\"16 Miami Shores houses are under contract in this snapshot, 2 of them with a recorded asking price below\noriginal; the group is too small to report a percentage. These asking-price fields do not disclose the agreed\ncontract price.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Miami Shores versus Miami-Dade\nCounty, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Miami Shores houses 34%, Miami-Dade County houses 37.6%.\nCondominiums: 13 for sale, count only. Share of active listings asking below their original list price, September\n7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive Miami Shores houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded\nvalue in that field; 29.8% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real\nEstate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 38.3%, 31-60\ndays 6.4%, 61-90 days 25.5%, 91-180 days 23.4%, 181+ days 6.4%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Miami Shores houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with\n10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 0 listed, count only; $500K to $1M 3 listed, count only; $1M to $2M 47.4% (9 of 19);\n$2M to $5M 30% (6 of 20); $5M and up 5 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miami Shores,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (31 unchanged, 0 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below\nthe floor and appear as a count only. Sample sizes: 47 houses, 13 condominiums, 16 houses under contract. Geography is the MLS\nCity field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller\nBlink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded\nasking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published\ncity shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a\nbelow-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/miami-shores/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-miami-shores/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "660fc4ed66bdd7949389659371e338fc3a38e33a05ee52883782b5c0579893be", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - MIAMI SHORES PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 34% of Miami Shores houses for sale are asking less than their original list price\n2. Seller Blink Rate™ in Miami Shores: 34% of houses list below original asking, against 37.6% across Miami-Dade County\n3. Buying in Miami Shores? 16 of the 47 houses for sale are asking below their original price, by a median $100K\n\nLEDE\nMIAMI SHORES, Fla., September 7, 2026 - 34% of the 47 single-family homes listed for sale in Miami Shores (16 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 16 reduced listings, the median reduction is 4.9% (about $100K). Condominiums: 13 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active Miami Shores houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 65 days (from 47 and 47 listings with a value in each field). Equal medians describe the recorded fields only; they do not establish anything about individual listing histories. 0% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 16 Miami Shores houses are under contract (Pending or Active Under Contract), 2 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.6% for houses and 37.4% for condominiums; Miami Shores houses are 3.6 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Miami Shores: 47 [September 7, 2026]\n- Share asking below original list price, houses: 34% (16 of 47) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 47 / 0; 31 / 0 [September 7, 2026]\n- Median reduction among the 16 reduced houses: 4.9% (about $100K) [September 7, 2026]\n- Active condominium listings, Miami Shores: 13 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 65 / 65 days (from 47 / 47 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 29.8% (14 of 47 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 16, 2 asking below original [September 7, 2026]\n- Miami-Dade County share asking below original, houses / condominiums: 37.6% / 37.4% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking $2M and up; peer share 34%): Southwest Ranches, Lighthouse Point, Coral Gables, North Palm Beach, Miami Beach, Pinecrest, Key Biscayne, Palm Beach [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"34 percent of single-family homes for sale in Miami Shores have a current asking price below their original list price; among those 16 reduced listings the median reduction is $100K.\"\n- \"Among active Miami Shores houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 65 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"16 Miami Shores houses are under contract in this snapshot, 2 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- miami-shores-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Miami Shores versus Miami-Dade County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Miami Shores houses 34%, Miami-Dade County houses 37.6%. Condominiums: 13 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- miami-shores-true-days-on-market-r1-2026-09-07.png\n Caption: Active Miami Shores houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 29.8% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 38.3%, 31-60 days 6.4%, 61-90 days 25.5%, 91-180 days 23.4%, 181+ days 6.4%.\n- miami-shores-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Miami Shores houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 3 listed, count only; $1M to $2M 47.4% (9 of 19); $2M to $5M 30% (6 of 20); $5M and up 5 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miami Shores, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (31 unchanged, 0 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 47 houses, 13 condominiums, 16 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami-shores/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-miami-shores/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-1245a0228a92103fe7c7" }, { "slug": "miramar", "city": "Miramar", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 218, "sample_ok": true, "small_sample": false, "pending": 110, "median_list_price": 699999.5, "cut_count": 77, "cut_pct": 35.3, "raised_count": 10, "median_cut_pct": 3.8, "median_cut_dollars": 25505.0, "cut_last30": 48, "cut_last30_pct": 22.0, "cut_last7": 3, "median_dom": 30.0, "median_cdom": 32.0, "relisted_count": 7, "relisted_pct": 3.2, "over90": 53, "over90_pct": 24.3, "over180": 19, "fresh_held": 107, "fresh_held_pct": 49.1, "stale_uncut": 22, "stale_uncut_pct": 10.1, "dom_buckets": [ { "label": "0-30", "count": 107, "pct": 49.1 }, { "label": "31-60", "count": 25, "pct": 11.5 }, { "label": "61-90", "count": 33, "pct": 15.1 }, { "label": "91-180", "count": 34, "pct": 15.6 }, { "label": "181+", "count": 19, "pct": 8.7 } ], "bands": [ { "label": "Under $500K", "active": 27, "cut": 11, "cut_pct": 40.7, "median_cdom": 35 }, { "label": "$500K to $1M", "active": 142, "cut": 45, "cut_pct": 31.7, "median_cdom": 26.5 }, { "label": "$1M to $2M", "active": 47, "cut": 20, "cut_pct": 42.6, "median_cdom": 60 }, { "label": "$2M to $5M", "active": 2, "cut": 1, "cut_pct": 50.0, "median_cdom": 108.0 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 43, "pending_cut_pct": 39.1, "pending_median_cut_pct": 5.3, "pending_median_cdom": 35.0, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 217, "cut_pct": 35.0, "median_cdom": 31, "median_list_price": 700000.0 }, { "date": "2026-09-06", "active": 216, "cut_pct": 35.6, "median_cdom": 32.0, "median_list_price": 699999.5 }, { "date": "2026-09-07", "active": 218, "cut_pct": 35.3, "median_cdom": 32.0, "median_list_price": 699999.5 } ] }, "condos": { "active": 132, "sample_ok": true, "small_sample": false, "pending": 22, "median_list_price": 310000.0, "cut_count": 64, "cut_pct": 48.5, "raised_count": 3, "median_cut_pct": 3.8, "median_cut_dollars": 10700.0, "cut_last30": 27, "cut_last30_pct": 20.5, "cut_last7": 8, "median_dom": 76.5, "median_cdom": 77.5, "relisted_count": 1, "relisted_pct": 0.8, "over90": 56, "over90_pct": 42.4, "over180": 27, "fresh_held": 40, "fresh_held_pct": 30.3, "stale_uncut": 20, "stale_uncut_pct": 15.2, "dom_buckets": [ { "label": "0-30", "count": 37, "pct": 28.0 }, { "label": "31-60", "count": 19, "pct": 14.4 }, { "label": "61-90", "count": 20, "pct": 15.2 }, { "label": "91-180", "count": 29, "pct": 22.0 }, { "label": "181+", "count": 27, "pct": 20.5 } ], "bands": [ { "label": "Under $250K", "active": 35, "cut": 16, "cut_pct": 45.7, "median_cdom": 86 }, { "label": "$250K to $500K", "active": 95, "cut": 48, "cut_pct": 50.5, "median_cdom": 77 }, { "label": "$500K to $1M", "active": 2, "cut": 0, "cut_pct": 0.0, "median_cdom": 3.0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 6, "pending_cut_pct": 27.3, "pending_median_cut_pct": 2.6, "pending_median_cdom": 66.0, "tier": "c2", "series": [ { "date": "2026-09-05", "active": 97, "cut_pct": 46.4, "median_cdom": 68, "median_list_price": 275000.0 }, { "date": "2026-09-06", "active": 96, "cut_pct": 45.8, "median_cdom": 68.0, "median_list_price": 272000.0 }, { "date": "2026-09-07", "active": 132, "cut_pct": 48.5, "median_cdom": 77.5, "median_list_price": 310000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "35.3% of Miramar houses for sale have cut their asking price, 48.5% of condos", "Miramar sellers hold firmer than the rest of Broward County as 24.3% of houses pass 90 days on the market", "Buying in Miramar? One in three houses have already come down once, by a median $26K" ], "lede": "MIRAMAR, Fla., September 7, 2026 - 35.3% of the 218 single-family homes listed for sale in Miramar have reduced their asking price at least once, by a median 3.8% (about $26K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 132 condominium listings, 48.5% have cut, by a median 3.8%.", "quotes": [ "\"35.3 percent of single-family homes for sale in Miramar have reduced their asking price at least once, by a median $26K.\"", "\"Counting every relisting, the median Miramar house for sale has been waiting 32 days, not the 30 the current listing shows.\"", "\"Of the Miramar houses now under contract, 60.9 percent never reduced their asking price; the rest cut by a median 5.3 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Miramar and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 218 houses, 132 condominiums, 110 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-miramar/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Miramar versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Miramar houses 35.3%, Broward County houses 43.3%; Miramar condominiums 48.5%, Broward County condominiums 45.0%.", "title": "Miramar houses are cutting 8.0 points less often than Broward County" }, { "caption": "Active Miramar listings by cumulative days on market, houses and condominiums, September 7, 2026. 24.3% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 49.1%, 31-60 days 11.5%, 61-90 days 15.1%, 91-180 days 15.6%, 181+ days 8.7%. Condominiums: 0-30 days 28.0%, 31-60 days 14.4%, 61-90 days 15.2%, 91-180 days 22.0%, 181+ days 20.5%.", "title": "24.3% of Miramar houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Miramar houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 40.7% of 27; $500K to $1M 31.7% of 142; $1M to $2M 42.6% of 47; $2M to $5M too few to read of 2; $5M and up too few to read of 0.", "title": "$1M to $2M Miramar houses have cut most often: 42.6% of 47" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 482 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 218, "sample_ok": true, "small_sample": false, "pending": 110, "median_list_price": 699999.5, "cut_count": 77, "cut_pct": 35.3, "raised_count": 10, "valid_price_count": 218, "missing_price_count": 0, "unchanged_count": 131, "not_below_original_count": 141, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 3.8, "median_cut_dollars": 25505.0, "cut_last30": 48, "cut_last30_pct": 22.0, "cut_last7": 3, "median_dom": 30.0, "median_cdom": 32.0, "dom_n": 218, "cdom_n": 218, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 218, "relisted_count": 7, "relisted_pct": 3.2, "over90": 53, "over90_pct": 24.3, "over180": 19, "fresh_held": 107, "fresh_held_pct": 49.1, "fresh_held_missing_cdom_count": 0, "stale_uncut": 22, "stale_uncut_pct": 10.1, "dom_buckets": [ { "label": "0-30", "count": 107, "pct": 49.1 }, { "label": "31-60", "count": 25, "pct": 11.5 }, { "label": "61-90", "count": 33, "pct": 15.1 }, { "label": "91-180", "count": 34, "pct": 15.6 }, { "label": "181+", "count": 19, "pct": 8.7 } ], "bands": [ { "label": "Under $500K", "active": 27, "cut": 11, "cut_pct": 40.7, "median_cdom": 35, "cut_pct_denominator": 27, "cdom_n": 27, "valid_price_count": 27 }, { "label": "$500K to $1M", "active": 142, "cut": 45, "cut_pct": 31.7, "median_cdom": 26.5, "cut_pct_denominator": 142, "cdom_n": 142, "valid_price_count": 142 }, { "label": "$1M to $2M", "active": 47, "cut": 20, "cut_pct": 42.6, "median_cdom": 60, "cut_pct_denominator": 47, "cdom_n": 47, "valid_price_count": 47 }, { "label": "$2M to $5M", "active": 2, "cut": 1, "cut_pct": 50.0, "median_cdom": 108.0, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 43, "pending_cut_pct": 39.1, "pending_valid_price_count": 110, "pending_missing_price_count": 0, "pending_unchanged_count": 62, "pending_raised_count": 5, "pending_not_below_original_count": 67, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 110, "pending_dom_n": 110, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 5.3, "pending_median_cdom": 35.0, "denominators": { "cut_pct": 218, "cut_last30_pct": 218, "relisted_pct": 218, "fresh_held_pct": 218, "stale_uncut_pct": 218, "over90_pct": 218, "dom_bucket_pct": 218, "pending_cut_pct": 110, "median_dom": 218, "median_cdom": 218, "median_cut_pct": 77, "median_cut_dollars": 77, "pending_median_cut_pct": 43, "pending_median_cdom": 110 }, "county_counts": { "Broward": 218 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 218, "cut_pct": 35.3, "median_cdom": 32.0, "median_list_price": 699999.5 } ] }, "condos": { "active": 132, "sample_ok": true, "small_sample": false, "pending": 22, "median_list_price": 310000.0, "cut_count": 64, "cut_pct": 48.5, "raised_count": 3, "valid_price_count": 132, "missing_price_count": 0, "unchanged_count": 65, "not_below_original_count": 68, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 3.8, "median_cut_dollars": 10700.0, "cut_last30": 27, "cut_last30_pct": 20.5, "cut_last7": 8, "median_dom": 76.5, "median_cdom": 77.5, "dom_n": 132, "cdom_n": 132, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 132, "relisted_count": 1, "relisted_pct": 0.8, "over90": 56, "over90_pct": 42.4, "over180": 27, "fresh_held": 40, "fresh_held_pct": 30.3, "fresh_held_missing_cdom_count": 0, "stale_uncut": 20, "stale_uncut_pct": 15.2, "dom_buckets": [ { "label": "0-30", "count": 37, "pct": 28.0 }, { "label": "31-60", "count": 19, "pct": 14.4 }, { "label": "61-90", "count": 20, "pct": 15.2 }, { "label": "91-180", "count": 29, "pct": 22.0 }, { "label": "181+", "count": 27, "pct": 20.5 } ], "bands": [ { "label": "Under $250K", "active": 35, "cut": 16, "cut_pct": 45.7, "median_cdom": 86, "cut_pct_denominator": 35, "cdom_n": 35, "valid_price_count": 35 }, { "label": "$250K to $500K", "active": 95, "cut": 48, "cut_pct": 50.5, "median_cdom": 77, "cut_pct_denominator": 95, "cdom_n": 95, "valid_price_count": 95 }, { "label": "$500K to $1M", "active": 2, "cut": 0, "cut_pct": 0.0, "median_cdom": 3.0, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 6, "pending_cut_pct": 27.3, "pending_valid_price_count": 22, "pending_missing_price_count": 0, "pending_unchanged_count": 14, "pending_raised_count": 2, "pending_not_below_original_count": 16, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 22, "pending_dom_n": 22, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 2.6, "pending_median_cdom": 66.0, "denominators": { "cut_pct": 132, "cut_last30_pct": 132, "relisted_pct": 132, "fresh_held_pct": 132, "stale_uncut_pct": 132, "over90_pct": 132, "dom_bucket_pct": 132, "pending_cut_pct": 22, "median_dom": 132, "median_cdom": 132, "median_cut_pct": 64, "median_cut_dollars": 64, "pending_median_cut_pct": 6, "pending_median_cdom": 22 }, "county_counts": { "Broward": 132 }, "tier": "c2", "series": [ { "date": "2026-09-07", "active": 132, "cut_pct": 48.5, "median_cdom": 77.5, "median_list_price": 310000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "35.3% of Miramar houses for sale are asking less than their original list price; 48.5% of condos", "Seller Blink Rate™ in Miramar: 35.3% of houses list below original asking, against 43.3% across Broward County", "Buying in Miramar? 77 of the 218 houses for sale are asking below their original price, by a median $26K" ], "lede": "MIRAMAR, Fla., September 7, 2026 - 35.3% of the 218 single-family homes listed for sale in Miramar (77 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 77 reduced listings, the median reduction is 3.8% (about $26K). Among the city's 132 condominium listings, 48.5% are asking below their original price, by a median 3.8%.", "quotes": [ "\"35.3 percent of single-family homes for sale in Miramar have a current asking price below their original list price; among those 77 reduced listings the median reduction is $26K.\"", "\"Among active Miramar houses, the median recorded CumulativeDaysOnMarket value is 32 days and the median recorded DaysOnMarket value is 30 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 39.1 percent of the 110 Miramar houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.3 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miramar, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (131 unchanged, 10 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 218 houses, 132 condominiums, 110 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miramar/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-miramar/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Miramar versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Miramar houses 35.3%, Broward County houses 43.3%; Miramar condominiums 48.5%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 35.3% of Miramar houses for sale are asking below their original price, against 43.3% across Broward County", "visible_labels": [ "45%", "48.5%", "43.3%", "35.3%" ] }, { "caption": "Active Miramar houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 24.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 49.1%, 31-60 days 11.5%, 61-90 days 15.1%, 91-180 days 15.6%, 181+ days 8.7%. Condominiums: 0-30 days 28%, 31-60 days 14.4%, 61-90 days 15.2%, 91-180 days 22%, 181+ days 20.5%.", "title": "24.3% of Miramar houses for sale with a recorded cumulative-days value exceed 90 days; 42.4% of condos", "visible_labels": [ "49.1%", "28%", "11.5%", "14.4%", "15.1%", "15.2%", "15.6%", "22%", "8.7%", "20.5%", "24.3%" ] }, { "caption": "Share of active Miramar houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 40.7% (11 of 27); $500K to $1M 31.7% (45 of 142); $1M to $2M 42.6% (20 of 47); $2M to $5M 2 listed, count only; $5M and up 0 listed, count only.", "title": "$1M to $2M Miramar houses show the highest share asking below original: 42.6% of 47", "visible_labels": [ "0", "2", "42.6%", "20", "47", "31.7%", "45", "142", "40.7%", "11", "27" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 482, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 64, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 64, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 142, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 142, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 142, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 218, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 218, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 218, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 218, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 218, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 218, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 218, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 77, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 77, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 218, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 218, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 110, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 110, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 218, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 218, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 218, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 141, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 218, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 110, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 110, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 110, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 131, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 218, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Miramar houses 35.3%, Broward County houses 43.3%; Miramar condominiums 48.5%, Broward County condominiums 45.0%.", "after": "Horizontal bar chart. Miramar houses 35.3%, Broward County houses 43.3%; Miramar condominiums 48.5%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Miramar versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Miramar versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Miramar houses are cutting 8.0 points less often than Broward County", "after": "Seller Blink Rate™: 35.3% of Miramar houses for sale are asking below their original price, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "48.5%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "35.3%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 49.1%, 31-60 days 11.5%, 61-90 days 15.1%, 91-180 days 15.6%, 181+ days 8.7%. Condominiums: 0-30 days 28.0%, 31-60 days 14.4%, 61-90 days 15.2%, 91-180 days 22.0%, 181+ days 20.5%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 49.1%, 31-60 days 11.5%, 61-90 days 15.1%, 91-180 days 15.6%, 181+ days 8.7%. Condominiums: 0-30 days 28%, 31-60 days 14.4%, 61-90 days 15.2%, 91-180 days 22%, 181+ days 20.5%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Miramar listings by cumulative days on market, houses and condominiums, September 7, 2026. 24.3% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Miramar houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 24.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "24.3% of Miramar houses for sale have waited more than 90 days, counting every relisting", "after": "24.3% of Miramar houses for sale with a recorded cumulative-days value exceed 90 days; 42.4% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "49.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "24.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "28%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "11.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "14.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "15.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "15.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "15.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "22%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "8.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "20.5%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 40.7% of 27; $500K to $1M 31.7% of 142; $1M to $2M 42.6% of 47; $2M to $5M too few to read of 2; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 40.7% (11 of 27); $500K to $1M 31.7% (45 of 142); $1M to $2M 42.6% (20 of 47); $2M to $5M 2 listed, count only; $5M and up 0 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Miramar houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Miramar houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$1M to $2M Miramar houses have cut most often: 42.6% of 47", "after": "$1M to $2M Miramar houses show the highest share asking below original: 42.6% of 47", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "42.6%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "47", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "31.7%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "45", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "142", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "40.7%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "35.3% of Miramar houses for sale have cut their asking price, 48.5% of condos", "after": "35.3% of Miramar houses for sale are asking less than their original list price; 48.5% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Miramar sellers hold firmer than the rest of Broward County as 24.3% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Miramar: 35.3% of houses list below original asking, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Miramar? One in three houses have already come down once, by a median $26K", "after": "Buying in Miramar? 77 of the 218 houses for sale are asking below their original price, by a median $26K", "before_present": true, "after_present": true }, { "field": "lede", "before": "MIRAMAR, Fla., September 7, 2026 - 35.3% of the 218 single-family homes listed for sale in Miramar have reduced their asking price at least once, by a median 3.8% (about $26K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 132 condominium listings, 48.5% have cut, by a median 3.8%.", "after": "MIRAMAR, Fla., September 7, 2026 - 35.3% of the 218 single-family homes listed for sale in Miramar (77 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 77 reduced listings, the median reduction is 3.8% (about $26K). Among the city's 132 condominium listings, 48.5% are asking below their original price, by a median 3.8%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Miramar and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 218 houses, 132 condominiums, 110 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-miramar/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miramar, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (131 unchanged, 10 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 218 houses, 132 condominiums, 110 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miramar/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-miramar/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"35.3 percent of single-family homes for sale in Miramar have reduced their asking price at least once, by a median $26K.\"", "after": "\"35.3 percent of single-family homes for sale in Miramar have a current asking price below their original list price; among those 77 reduced listings the median reduction is $26K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Miramar house for sale has been waiting 32 days, not the 30 the current listing shows.\"", "after": "\"Among active Miramar houses, the median recorded CumulativeDaysOnMarket value is 32 days and the median recorded DaysOnMarket value is 30 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Miramar houses now under contract, 60.9 percent never reduced their asking price; the rest cut by a median 5.3 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 39.1 percent of the 110 Miramar houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.3 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "4764552fcf2f78273cb83826bcd8188f6a9f6cfca0084dd225acd3420ca931fe", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nMiramar price cuts and true days on market\nHEADLINE OPTIONS\n35.3% of Miramar houses for sale have cut their asking price, 48.5% of condos\nMiramar sellers hold firmer than the rest of Broward County as 24.3% of houses pass 90 days on the market\nBuying in Miramar? One in three houses have already come down once, by a median $26K\nLEDE\nMIRAMAR, Fla., September 7, 2026 - 35.3% of the 218 single-family homes listed for sale in Miramar have\nreduced their asking price at least once, by a median 3.8% (about $26K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Among the city's 132 condominium listings, 48.5% have cut, by a\nmedian 3.8%.\nNUT GRAF\nThe figures point to a market where 39.1% of houses reached a contract only after a price cut: of the 110\nMiramar houses now under contract, 39.1% reduced before going under contract, with a median cut of 5.3%\nand a median 35 days to contract. Across Broward County the price-cut share is 43.3% for houses and 45.0%\nfor condominiums, so Miramar houses are cutting 8.0 points less often than the county. Counting every\nrelisting, the median Miramar house for sale has been on the market 32 days, against 30 on its current listing;\n3.2% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nMiramar\n218\nShare with at\nleast one price\nreduction,\nhouses\n35.3% (77 of 218)\nMedian\nreduction\nfrom original\nasking, houses\n3.8% (about $26K)\nActive\ncondominium\n132\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nlistings,\nMiramar\nShare with at\nleast one price\nreduction,\ncondominiums\n48.5% (64 of 132)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n32 days (30 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n24.3% (53 of 218)\nHouses under\ncontract that\nreduced first\n39.1% of 110\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting faster than similar-priced cities\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Bea\nQUOTABLE DATA POINTS\n\"35.3 percent of single-family homes for sale in Miramar have reduced their asking price at least once, by a\nmedian $26K.\"\n\"Counting every relisting, the median Miramar house for sale has been waiting 32 days, not the 30 the\ncurrent listing shows.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Of the Miramar houses now under contract, 60.9 percent never reduced their asking price; the rest cut by\na median 5.3 percent before a buyer committed. Contract prices are not known until the sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Miramar versus Broward County, houses and condominiums, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Miramar listings by cumulative days on market, houses and condominiums, September 7, 2026. 24.3% of houses have passed 90\ndays. Source: BeachesMLS via PBP Real Estate.\nShare of active Miramar houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked;\nunder 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Miramar and Broward County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 218 houses, 132 condominiums, 110 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-miramar/ . Conditions read: How the read works: each city is compared with its peer group, the\nSouth Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "fe1c6e15b5c82a06373b390604de48699be83a7bda46b181b69337e94ea89db4", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nMiramar asking-price reductions and recorded days on\nmarket\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/miramar/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n35.3% of Miramar houses for sale are asking less than their original list price; 48.5% of condos\nSeller Blink Rate™ in Miramar: 35.3% of houses list below original asking, against 43.3% across Broward\nCounty\nBuying in Miramar? 77 of the 218 houses for sale are asking below their original price, by a median $26K\nLEDE\nMIRAMAR, Fla., September 7, 2026 - 35.3% of the 218 single-family homes listed for sale in Miramar (77\nlistings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 77 reduced listings, the median reduction is\n3.8% (about $26K). Among the city's 132 condominium listings, 48.5% are asking below their original price, by\na median 3.8%.\nNUT GRAF\nFor active Miramar houses, the median recorded CumulativeDaysOnMarket value is 32 days and the median\nrecorded DaysOnMarket value is 30 days, each calculated from non-missing values in that field (218 and 218\nlistings). 3.2% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 110 Miramar houses under\ncontract (Pending or Active Under Contract), 43 (39.1%) have a recorded asking price below their original list\nprice; the median reduction among that group is 5.3%. The remainder are not recorded as below their original\nlist price, which is not a price history. These asking-price fields do not disclose the agreed contract price.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nAcross Broward County the shares asking below original are 43.3% for houses and 45% for condominiums;\nMiramar houses are 8.0 points below the county share.\nFACT BOX\nActive single-family listings,\nMiramar\n218\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n35.3% (77 of 218)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n218 / 0; 131 / 10\nSeptember 7, 2026\nMedian reduction among the 77\nreduced houses\n3.8% (about $26K)\nSeptember 7, 2026\nActive condominium listings,\nMiramar\n132\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n48.5% (64 of 132)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n32 / 30 days (from 218 / 218 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over\n90 days\n24.3% (53 of 218 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking\nbelow original list price\n39.1% (43 of 110)\nSeptember 7, 2026\nBroward County share asking\nbelow original, houses /\ncondominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Between the comparison thresholds; Condominiums:\nHigher below-original share than peers\nSeptember 7, 2026\nPeer group, houses (median\nasking $600K to $1M; peer share\n44.3%)\nRoyal Palm Beach, Homestead, Jensen Beach, Hallandale Beach,\nHollywood, Pompano Beach, Dania Beach, Hialeah, North\nMiami Beach, West Palm Beach, Pembroke Pines, Cutler Bay,\nThe Acreage, Coral Springs, North Miami, Hobe Sound, Stuart,\nPlantation, Westlake, Loxahatchee, Miami, Cooper City, Palm\nCity, Wilton Manors, Fort Lauderdale\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"35.3 percent of single-family homes for sale in Miramar have a current asking price below their original list\nprice; among those 77 reduced listings the median reduction is $26K.\"\n\"Among active Miramar houses, the median recorded CumulativeDaysOnMarket value is 32 days and the\nmedian recorded DaysOnMarket value is 30 days. These are MLS-recorded fields, not an independently\nreconstructed listing history.\"\n\"At the snapshot, 39.1 percent of the 110 Miramar houses under contract had a recorded asking price\nbelow their original list price; the median reduction among that group was 5.3 percent. The remainder\nwere not recorded as below their original list price, which is not a price history. Agreed contract prices are\nnot inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Miramar versus Broward County,\nhouses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Miramar houses 35.3%, Broward County houses 43.3%; Miramar\ncondominiums 48.5%, Broward County condominiums 45%. Share of active listings asking below their original\nlist price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Miramar houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings\nwith a recorded value in that field; 24.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 49.1%, 31-60\ndays 11.5%, 61-90 days 15.1%, 91-180 days 15.6%, 181+ days 8.7%. Condominiums: 0-30 days 28%, 31-60\ndays 14.4%, 61-90 days 15.2%, 91-180 days 22%, 181+ days 20.5%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Miramar houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to\n29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 40.7% (11 of 27); $500K to $1M 31.7% (45 of 142); $1M to $2M 42.6% (20 of 47);\n$2M to $5M 2 listed, count only; $5M and up 0 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miramar, permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (131 unchanged, 10 above original, 0 without both prices among houses). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 218 houses,\n132 condominiums, 110 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miramar/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-miramar/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "cfc87b7c7f8f9b61ff22deea4608895529a5531e07a99b0484552d07ec3beb6b", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - MIRAMAR PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 35.3% of Miramar houses for sale are asking less than their original list price; 48.5% of condos\n2. Seller Blink Rate™ in Miramar: 35.3% of houses list below original asking, against 43.3% across Broward County\n3. Buying in Miramar? 77 of the 218 houses for sale are asking below their original price, by a median $26K\n\nLEDE\nMIRAMAR, Fla., September 7, 2026 - 35.3% of the 218 single-family homes listed for sale in Miramar (77 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 77 reduced listings, the median reduction is 3.8% (about $26K). Among the city's 132 condominium listings, 48.5% are asking below their original price, by a median 3.8%.\n\nNUT GRAF\nFor active Miramar houses, the median recorded CumulativeDaysOnMarket value is 32 days and the median recorded DaysOnMarket value is 30 days, each calculated from non-missing values in that field (218 and 218 listings). 3.2% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 110 Miramar houses under contract (Pending or Active Under Contract), 43 (39.1%) have a recorded asking price below their original list price; the median reduction among that group is 5.3%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; Miramar houses are 8.0 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Miramar: 218 [September 7, 2026]\n- Share asking below original list price, houses: 35.3% (77 of 218) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 218 / 0; 131 / 10 [September 7, 2026]\n- Median reduction among the 77 reduced houses: 3.8% (about $26K) [September 7, 2026]\n- Active condominium listings, Miramar: 132 [September 7, 2026]\n- Share asking below original list price, condominiums: 48.5% (64 of 132) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 32 / 30 days (from 218 / 218 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 24.3% (53 of 218 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 39.1% (43 of 110) [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Higher below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, North Miami Beach, West Palm Beach, Pembroke Pines, Cutler Bay, The Acreage, Coral Springs, North Miami, Hobe Sound, Stuart, Plantation, Westlake, Loxahatchee, Miami, Cooper City, Palm City, Wilton Manors, Fort Lauderdale [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"35.3 percent of single-family homes for sale in Miramar have a current asking price below their original list price; among those 77 reduced listings the median reduction is $26K.\"\n- \"Among active Miramar houses, the median recorded CumulativeDaysOnMarket value is 32 days and the median recorded DaysOnMarket value is 30 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 39.1 percent of the 110 Miramar houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.3 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- miramar-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Miramar versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Miramar houses 35.3%, Broward County houses 43.3%; Miramar condominiums 48.5%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.\n- miramar-true-days-on-market-r1-2026-09-07.png\n Caption: Active Miramar houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 24.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 49.1%, 31-60 days 11.5%, 61-90 days 15.1%, 91-180 days 15.6%, 181+ days 8.7%. Condominiums: 0-30 days 28%, 31-60 days 14.4%, 61-90 days 15.2%, 91-180 days 22%, 181+ days 20.5%.\n- miramar-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Miramar houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 40.7% (11 of 27); $500K to $1M 31.7% (45 of 142); $1M to $2M 42.6% (20 of 47); $2M to $5M 2 listed, count only; $5M and up 0 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miramar, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (131 unchanged, 10 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 218 houses, 132 condominiums, 110 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miramar/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-miramar/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "miramar", "city": "Miramar", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 132, "with_fee": 131, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 132, "cut_count": 64, "cut_pct": 48.5, "median_cut_pct": 3.8, "median_cut_dollars": 10700 }, "outliers_dropped": 3, "n": 128, "median": 478, "p10": 360, "p25": 411, "p75": 548, "p90": 599, "min": 265, "max": 713, "median_sqft": 0.46, "n_sqft": 127, "median_pct_price": 1.85, "median_list_price": 310000, "median_year_built": 2001, "median_sqft_area": 1056, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 73, "under_500_pct": 57.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 73, "under_lo_pct": 57.0, "types": { "Condominium": { "count": 92, "pct": 71.9 }, "Townhouse": { "count": 35, "pct": 27.3 }, "Villa": { "count": 1, "pct": 0.8 } }, "regime": { "COA": { "count": 128, "pct": 100.0 } }, "villa_median": 494, "townhouse_median": 488, "cadence": { "Monthly": { "count": 128, "pct": 100.0 } }, "stacked": { "count": 1, "pct": 0.8, "median_total": 665, "median_master": 159 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 73, "pct": 57.0 }, { "label": "$500 to $750", "count": 55, "pct": 43.0 }, { "label": "$750 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 4, "median": 401, "median_sqft": 0.64 }, { "label": "1970s", "n": 11, "median": 494, "median_sqft": 0.5 }, { "label": "1980s", "n": 30, "median": 432, "median_sqft": 0.53 }, { "label": "1990s", "n": 7, "median": 599, "median_sqft": 0.62 }, { "label": "2000s", "n": 73, "median": 488, "median_sqft": 0.43 }, { "label": "2010s", "n": 3, "median": 360, "median_sqft": 0.27 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 34, "median": 447, "median_pct_price": 2.86 }, { "label": "$250K to $500K", "n": 93, "median": 488, "median_pct_price": 1.64 }, { "label": "$500K to $1M", "n": 1, "median": 713, "median_pct_price": 1.43 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 46, "median": 448 }, "post2005": { "n": 43, "median": 500 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 88, "pct": 75.2 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 72, "pct": 61.5 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 62, "pct": 53.0 }, { "key": "Trash", "label": "Trash", "count": 60, "pct": 51.3 }, { "key": "Pools", "label": "Pool", "count": 54, "pct": 46.2 }, { "key": "Sewer", "label": "Sewer", "count": 51, "pct": 43.6 }, { "key": "Water", "label": "Water", "count": 48, "pct": 41.0 }, { "key": "Roof", "label": "Roof", "count": 46, "pct": 39.3 }, { "key": "Security", "label": "Security", "count": 43, "pct": 36.8 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 35, "pct": 29.9 }, { "key": "Insurance", "label": "Building insurance", "count": 34, "pct": 29.1 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 19, "pct": 16.2 }, { "key": "CableTv", "label": "Cable TV", "count": 11, "pct": 9.4 }, { "key": "Internet", "label": "Internet", "count": 7, "pct": 6.0 } ], "includes_n": 117, "flags": { "sa_mentioned": { "count": 5, "pct": 3.9 }, "sa_none_or_paid": { "count": 2, "pct": 1.6 }, "sa_pending": { "count": 3, "pct": 2.3 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 127 }, "developments": [ { "name": "Lakeshore at University P", "master": "University P", "n": 16, "anecdotal": false, "median": 478, "median_sqft": 0.59, "year_built": 1983, "median_list_price": 212450, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Aventine at Miramar", "master": "Miramar Condo", "n": 12, "anecdotal": false, "median": 430, "median_sqft": 0.44, "year_built": 2001, "median_list_price": 347500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "El Ad Residences at Miram", "master": null, "n": 8, "anecdotal": true, "median": 462, "median_sqft": 0.5, "year_built": 2005, "median_list_price": 305000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tuscany", "master": null, "n": 8, "anecdotal": true, "median": 442, "median_sqft": 0.39, "year_built": 2006, "median_list_price": 352948, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "El Ad Enclave at Miramar C", "master": "Miramar", "n": 6, "anecdotal": true, "median": 599, "median_sqft": 0.62, "year_built": 2000, "median_list_price": 270000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Foxcroft Apts", "master": null, "n": 6, "anecdotal": true, "median": 489, "median_sqft": 0.53, "year_built": 1975, "median_list_price": 227500, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Miramar Club", "master": null, "n": 6, "anecdotal": true, "median": 424, "median_sqft": 0.53, "year_built": 1984, "median_list_price": 199450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Verano at Miramar", "master": "Miramar Condo", "n": 6, "anecdotal": true, "median": 288, "median_sqft": 0.27, "year_built": 1989, "median_list_price": 264200, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Melrose Point", "master": null, "n": 5, "anecdotal": true, "median": 463, "median_sqft": 0.36, "year_built": 2005, "median_list_price": 399000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Village Walk", "master": null, "n": 5, "anecdotal": true, "median": 595, "median_sqft": 0.45, "year_built": 2008, "median_list_price": 375000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Miramar Condo", "n": 20, "median": 392, "enclaves": 4, "stacked_pct": 0.0 }, { "name": "University P", "n": 15, "median": 506, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Miramar", "n": 5, "median": 599, "enclaves": 2, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 462, "p25": 401, "p75": 540, "n": 93, "median_sqft": 0.49, "sa_pending_pct": 3.2 }, { "date": "2026-09-07", "median": 478, "p25": 411, "p75": 548, "n": 128, "median_sqft": 0.46, "sa_pending_pct": 2.3 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Miramar condo for sale carries a $478-a-month association fee, 40% below the South Florida median", "0% of Miramar condos on the market ask $1,000 or more a month in fees; 57% stay under $500", "Miramar condos built since 2005 carry fees 12% higher than buildings from before 1995" ], "lede": "MIRAMAR, Fla., September 7, 2026 - The median monthly association fee across the 128 condominiums listed for sale in Miramar is $478, with half of the listings between $411 and $548 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 40% below the five-county South Florida median of $800, and ranks Miramar 64 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Miramar carries a monthly association fee of $478, 40% below the five-county South Florida median of $800.\"", "\"0 percent of Miramar condos on the market ask $1,000 or more a month in association fees; only 57 percent stay under $500.\"", "\"In Miramar, a condo completed since 2005 carries a median fee of $500 a month, against $448 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Miramar permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (3 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-miramar/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Miramar against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Miramar median $478 a month, South Florida median $800; Miramar ranks 64 of 69 cities.", "title": "Miramar condo fees sit 40% below the South Florida median" }, { "caption": "Share of active Miramar condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 57% (73 listings); $500 to $750 43% (55 listings); $750 to $1,000 0% (0 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "57% of Miramar condos for sale carry a fee of $250 to $500 a month" }, { "caption": "Median monthly-equivalent association fee for active Miramar condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s too few (4 listings); 1970s $494 (11 listings); 1980s $432 (30 listings); 1990s too few (7 listings); 2000s $488 (73 listings); 2010s too few (3 listings).", "title": "Miramar condos built since 2005 ask 12% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 132 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 132, "with_fee": 131, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 131, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 1, "n": 128, "retained_n": 128, "outliers_dropped": 3, "trim_applied": true, "cuts": { "active": 132, "cut_count": 64, "cut_pct": 48.5, "median_cut_pct": 3.8, "median_cut_dollars": 10700, "valid_price_count": 132, "missing_price_count": 0, "unchanged_count": 65, "raised_count": 3, "not_below_original_count": 68, "cut_pct_denominator": 132, "cut_sample_ok": true, "median_cut_n": 64 }, "trim_bounds": { "p1": 260.1, "p99": 713.0 }, "retained_small_sample": false, "retained_below_30": false, "median": 478, "p10": 360, "p25": 411, "p75": 548, "p90": 599, "min": 265, "max": 713, "median_sqft": 0.46, "n_sqft": 127, "median_pct_price": 1.85, "n_pct_price": 128, "median_list_price": 310000, "median_year_built": 2001, "median_sqft_area": 1056, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 73, "under_500_pct": 57.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 73, "under_lo_pct": 57.0, "types": { "Condominium": { "count": 92, "pct": 71.9 }, "Townhouse": { "count": 35, "pct": 27.3 }, "Villa": { "count": 1, "pct": 0.8 } }, "regime": { "COA": { "count": 128, "pct": 100.0 } }, "villa_median": 494, "townhouse_median": 488, "cadence": { "Monthly": { "count": 128, "pct": 100.0 } }, "stacked": { "count": 1, "pct": 0.8, "median_total": 665, "median_master": 159 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 73, "pct": 57.0 }, { "label": "$500 to $750", "count": 55, "pct": 43.0 }, { "label": "$750 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 4, "median": 401, "median_sqft": 0.64 }, { "label": "1970s", "n": 11, "median": 494, "median_sqft": 0.5 }, { "label": "1980s", "n": 30, "median": 432, "median_sqft": 0.53 }, { "label": "1990s", "n": 7, "median": 599, "median_sqft": 0.62 }, { "label": "2000s", "n": 73, "median": 488, "median_sqft": 0.43 }, { "label": "2010s", "n": 3, "median": 360, "median_sqft": 0.27 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 34, "median": 447, "median_pct_price": 2.86 }, { "label": "$250K to $500K", "n": 93, "median": 488, "median_pct_price": 1.64 }, { "label": "$500K to $1M", "n": 1, "median": 713, "median_pct_price": 1.43 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 46, "median": 448 }, "post2005": { "n": 43, "median": 500 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 88, "pct": 75.2 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 72, "pct": 61.5 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 62, "pct": 53.0 }, { "key": "Trash", "label": "Trash", "count": 60, "pct": 51.3 }, { "key": "Pools", "label": "Pool", "count": 54, "pct": 46.2 }, { "key": "Sewer", "label": "Sewer", "count": 51, "pct": 43.6 }, { "key": "Water", "label": "Water", "count": 48, "pct": 41.0 }, { "key": "Roof", "label": "Roof", "count": 46, "pct": 39.3 }, { "key": "Security", "label": "Security", "count": 43, "pct": 36.8 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 35, "pct": 29.9 }, { "key": "Insurance", "label": "Building insurance", "count": 34, "pct": 29.1 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 19, "pct": 16.2 }, { "key": "CableTv", "label": "Cable TV", "count": 11, "pct": 9.4 }, { "key": "Internet", "label": "Internet", "count": 7, "pct": 6.0 } ], "includes_n": 117, "flags": { "sa_mentioned": { "count": 5, "pct": 3.9 }, "sa_none_or_paid": { "count": 2, "pct": 1.6 }, "sa_pending": { "count": 3, "pct": 2.3 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 127 }, "denominators": { "fee_percentages": 128, "fee_medians_percentiles": 128, "median_sqft": 127, "median_pct_price": 128, "includes_pct": 117, "flags_pct": 128, "cut_pct": 132 }, "developments": [ { "name": "Lakeshore at University P", "master": "University P", "n": 16, "anecdotal": false, "median": 478, "median_sqft": 0.59, "year_built": 1983, "median_list_price": 212450, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Aventine at Miramar", "master": "Miramar Condo", "n": 12, "anecdotal": false, "median": 430, "median_sqft": 0.44, "year_built": 2001, "median_list_price": 347500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "El Ad Residences at Miram", "master": null, "n": 8, "anecdotal": true, "median": 462, "median_sqft": 0.5, "year_built": 2005, "median_list_price": 305000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tuscany", "master": null, "n": 8, "anecdotal": true, "median": 442, "median_sqft": 0.39, "year_built": 2006, "median_list_price": 352948, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "El Ad Enclave at Miramar C", "master": "Miramar", "n": 6, "anecdotal": true, "median": 599, "median_sqft": 0.62, "year_built": 2000, "median_list_price": 270000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Foxcroft Apts", "master": null, "n": 6, "anecdotal": true, "median": 489, "median_sqft": 0.53, "year_built": 1975, "median_list_price": 227500, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Miramar Club", "master": null, "n": 6, "anecdotal": true, "median": 424, "median_sqft": 0.53, "year_built": 1984, "median_list_price": 199450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Verano at Miramar", "master": "Miramar Condo", "n": 6, "anecdotal": true, "median": 288, "median_sqft": 0.27, "year_built": 1989, "median_list_price": 264200, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Melrose Point", "master": null, "n": 5, "anecdotal": true, "median": 463, "median_sqft": 0.36, "year_built": 2005, "median_list_price": 399000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Village Walk", "master": null, "n": 5, "anecdotal": true, "median": 595, "median_sqft": 0.45, "year_built": 2008, "median_list_price": 375000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Miramar Condo", "n": 20, "median": 392, "enclaves": 4, "stacked_pct": 0.0 }, { "name": "University P", "n": 15, "median": 506, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Miramar", "n": 5, "median": 599, "enclaves": 2, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 478, "p25": 411, "p75": 548, "n": 128, "median_sqft": 0.46, "sa_pending_pct": 2.3 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Miramar condo monthly association fees have a median of $478 in the retained usable-fee sample of 128 listings, 40% below the five-county median", "In Miramar's retained usable-fee sample (128 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 57% are below $500", "Miramar condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=43) vs pre-1995 (n=46), monthly median 12% higher" ], "lede": "MIRAMAR, Fla., September 7, 2026 - Among 128 active condominium listings in Miramar retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $478, with the middle half between $411 and $548, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 132 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 40% below the separately trimmed five-county median of $800 and ranks 64th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Miramar's retained usable-fee sample (n=128), after exclusions and percentile trimming, is $478, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Miramar condos in the retained usable-fee sample (n=128) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 57 percent are below $500.\"", "\"Among the retained usable-fee listings in Miramar with a recorded construction year, the median monthly-equivalent fee is $500 for a recorded year built of 2005 or later (43 listings) and $448 for those built before 1995 (46 listings).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Miramar, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (131 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (3 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 128 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 132 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miramar/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-miramar/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Miramar and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Miramar retained-sample median $478 a month (n=128); five-county median $800 (n=22,695, region-level trim).", "title": "Miramar condos, retained usable-fee sample (n=128): median $478/month, 40% below the five-county median of $800", "visible_labels": [ "$478", "128", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 128 active Miramar condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 57% (73 listings); $500 to $750 43% (55 listings); $750 to $1,000 0% (0 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "57% of Miramar's retained usable-fee sample (128 listings) falls in the $250 to $500 monthly band", "visible_labels": [ "0%", "0", "57%", "73", "43%", "55", "0%", "0", "0%", "0", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Miramar condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=43; pre-1995 n=46.", "alt": "Column chart of median fee by recorded decade built: 1960s count only (4 listings); 1970s $494 (11 listings); 1980s $432 (30 listings); 1990s count only (7 listings); 2000s $488 (73 listings); 2010s count only (3 listings). Recorded year built 2005 or later $500 (43 listings); before 1995 $448 (46 listings).", "title": "Miramar condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=43) vs pre-1995 (n=46), monthly median 12% higher", "visible_labels": [ "4", "$494", "11", "$432", "30", "7", "$488", "73", "3", "$500", "43", "$448", "46" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 64, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 128, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 128, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 128, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 117, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 128, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 127, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 131, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 128, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 128, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 260.1, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 713.0, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Miramar median $478 a month, South Florida median $800; Miramar ranks 64 of 69 cities.", "after": "Dot strip chart in five county lanes. Miramar retained-sample median $478 a month (n=128); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Miramar against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Miramar and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Miramar condo fees sit 40% below the South Florida median", "after": "Miramar condos, retained usable-fee sample (n=128): median $478/month, 40% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$478", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "128", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 57% (73 listings); $500 to $750 43% (55 listings); $750 to $1,000 0% (0 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 57% (73 listings); $500 to $750 43% (55 listings); $750 to $1,000 0% (0 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Miramar condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 128 active Miramar condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "57% of Miramar condos for sale carry a fee of $250 to $500 a month", "after": "57% of Miramar's retained usable-fee sample (128 listings) falls in the $250 to $500 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "57%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "73", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "43%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "55", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s too few (4 listings); 1970s $494 (11 listings); 1980s $432 (30 listings); 1990s too few (7 listings); 2000s $488 (73 listings); 2010s too few (3 listings).", "after": "Column chart of median fee by recorded decade built: 1960s count only (4 listings); 1970s $494 (11 listings); 1980s $432 (30 listings); 1990s count only (7 listings); 2000s $488 (73 listings); 2010s count only (3 listings). Recorded year built 2005 or later $500 (43 listings); before 1995 $448 (46 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Miramar condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Miramar condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=43; pre-1995 n=46.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Miramar condos built since 2005 ask 12% more in fees than those built before 1995", "after": "Miramar condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=43) vs pre-1995 (n=46), monthly median 12% higher", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "43", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "$448", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "46", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$494", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$432", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "30", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$488", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "73", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "$500", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Miramar condo for sale carries a $478-a-month association fee, 40% below the South Florida median", "after": "Miramar condo monthly association fees have a median of $478 in the retained usable-fee sample of 128 listings, 40% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "0% of Miramar condos on the market ask $1,000 or more a month in fees; 57% stay under $500", "after": "In Miramar's retained usable-fee sample (128 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 57% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Miramar condos built since 2005 carry fees 12% higher than buildings from before 1995", "after": "Miramar condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=43) vs pre-1995 (n=46), monthly median 12% higher", "before_present": true, "after_present": true }, { "field": "lede", "before": "MIRAMAR, Fla., September 7, 2026 - The median monthly association fee across the 128 condominiums listed for sale in Miramar is $478, with half of the listings between $411 and $548 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 40% below the five-county South Florida median of $800, and ranks Miramar 64 of 69 cities.", "after": "MIRAMAR, Fla., September 7, 2026 - Among 128 active condominium listings in Miramar retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $478, with the middle half between $411 and $548, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 132 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 40% below the separately trimmed five-county median of $800 and ranks 64th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Miramar permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (3 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-miramar/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Miramar, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (131 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (3 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 128 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 132 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miramar/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-miramar/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Miramar carries a monthly association fee of $478, 40% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Miramar's retained usable-fee sample (n=128), after exclusions and percentile trimming, is $478, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"0 percent of Miramar condos on the market ask $1,000 or more a month in association fees; only 57 percent stay under $500.\"", "after": "\"Among Miramar condos in the retained usable-fee sample (n=128) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 57 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Miramar, a condo completed since 2005 carries a median fee of $500 a month, against $448 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Miramar with a recorded construction year, the median monthly-equivalent fee is $500 for a recorded year built of 2005 or later (43 listings) and $448 for those built before 1995 (46 listings).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "025b860cef45e7aec62268574da0f2570cab0f4d1b1743bb09729615edbfee27", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nMiramar condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Miramar condo for sale carries a $478-a-month association fee, 40% below the South Florida\nmedian\n0% of Miramar condos on the market ask $1,000 or more a month in fees; 57% stay under $500\nMiramar condos built since 2005 carry fees 12% higher than buildings from before 1995\nLEDE\nMIRAMAR, Fla., September 7, 2026 - The median monthly association fee across the 128 condominiums listed\nfor sale in Miramar is $478, with half of the listings between $411 and $548 a month, according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. That is 40% below the five-county South Florida\nmedian of $800, and ranks Miramar 64 of 69 cities.\nNUT GRAF\nPer square foot, the median Miramar condo fee is $0.46 a month on a median unit of 1,056 square feet; at the\nmedian asking price of $310K, a year of fees equals 1.85% of the price. 0% of listings ask $1,000 or more a\nmonth and 57% under $500. 0.8% of listings report two association layers (a master and a sub-association); 0%\nare billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 3.9% of listings, describe one as pending or payable by the buyer on 2.3%, and mention a\nmandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of $500 against\n$448 for those completed before 1995.\nFACT BOX\nActive condominium listings, Miramar\n132 (128 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$478\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$411 to $548\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.46 (median unit 1,056 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n1.85% (asking $310K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n0% / 57%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0.8% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n3.9% / 2.3%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Miramar ranks 64 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$500 (43 listings) / $448 (46 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Miramar carries a monthly association fee of $478, 40% below\nthe five-county South Florida median of $800.\"\n\"0 percent of Miramar condos on the market ask $1,000 or more a month in association fees; only 57\npercent stay under $500.\"\n\"In Miramar, a condo completed since 2005 carries a median fee of $500 a month, against $448 for a\nbuilding completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Miramar against every South Florida city with 30 or more active condo listings, grouped\nby county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Miramar condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via\nPBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Miramar condominiums by decade the building was completed, September 7, 2026.\nDecades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Miramar permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (3 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-miramar/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "375a08fc0c3539dc2dcb2d5e05777f269a0d007922733a7387e3fdd97755625c", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nMiramar condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/miramar/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nMiramar condo monthly association fees have a median of $478 in the retained usable-fee sample of 128\nlistings, 40% below the five-county median\nIn Miramar's retained usable-fee sample (128 listings after exclusions and percentile trimming), 0% have\nmonthly-equivalent fees of $1,000 or more and 57% are below $500\nMiramar condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=43) vs pre-1995 (n=46), monthly\nmedian 12% higher\nLEDE\nMIRAMAR, Fla., September 7, 2026 - Among 128 active condominium listings in Miramar retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly association fee is $478, with the middle half between $411 and $548,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 132\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 40% below the separately trimmed five-county median\nof $800 and ranks 64th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Miramar condo fee is $0.46 a month (127 retained\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nlistings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.85% of\nthe listing's current asking price across 128 retained listings with a current asking price of at least $20,000; this\nis the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a month and 57% are\nbelow $500. 0.8% of the retained sample report two association layers (a master and a sub-association,\nsummed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks\nmention a special assessment on 3.9% of the retained sample, describe one as pending or payable by the buyer\non 2.3%, and mention a mandatory club or membership on 0%; 127 retained listings carry remarks. These are\nkeyword classifications of free text, not verified facts about any association. Among retained listings with a\nrecorded construction year, the median monthly-equivalent fee is $500 for a recorded year built of 2005 or\nlater (43 listings) and $448 for those built before 1995 (46 listings); construction year is a recorded field and\nthis comparison does not explain why fees differ. \nFACT BOX\nActive condominium listings, Miramar (before\nexclusions and trimming)\n132\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n131 / 128 (3 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$478\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$411 to $548\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.46 (127 retained listings with recorded\nliving area of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n1.85% (128 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n0% (0) / 57% (73) of 128\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0.8% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n3.9% / 2.3%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Miramar ranks 64th\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$500 (2005+ n=43) / $448 (pre-1995 n=46)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Miramar's retained usable-fee sample (n=128), after\nexclusions and percentile trimming, is $478, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Miramar condos in the retained usable-fee sample (n=128) after exclusions and percentile\ntrimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 57 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Miramar with a recorded construction year, the median\nmonthly-equivalent fee is $500 for a recorded year built of 2005 or later (43 listings) and $448 for those\nbuilt before 1995 (46 listings).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Miramar and the\npublished comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses\na separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Miramar retained-sample median $478 a month\n(n=128); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 128 active Miramar condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 57% (73 listings); $500 to $750 43% (55 listings); $750 to $1,000 0% (0 listings);\n$1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Miramar condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=43;\npre-1995 n=46.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s count only (4 listings);\n1970s $494 (11 listings); 1980s $432 (30 listings); 1990s count only (7 listings); 2000s $488 (73 listings);\n2010s count only (3 listings). Recorded year built 2005 or later $500 (43 listings); before 1995 $448 (46\nlistings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Miramar, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (131 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (3 here); these records have not been independently verified as errors. This leaves the retained\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nusable-fee sample of 128 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 132 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miramar/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-miramar/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "1f7a34a9ce83778acfd0657834d1de9226f6c84c2b52e8b32db4ab00a7be3612", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - MIRAMAR CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Miramar condo monthly association fees have a median of $478 in the retained usable-fee sample of 128 listings, 40% below the five-county median\n2. In Miramar's retained usable-fee sample (128 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 57% are below $500\n3. Miramar condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=43) vs pre-1995 (n=46), monthly median 12% higher\n\nLEDE\nMIRAMAR, Fla., September 7, 2026 - Among 128 active condominium listings in Miramar retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $478, with the middle half between $411 and $548, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 132 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 40% below the separately trimmed five-county median of $800 and ranks 64th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Miramar condo fee is $0.46 a month (127 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.85% of the listing's current asking price across 128 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a month and 57% are below $500. 0.8% of the retained sample report two association layers (a master and a sub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 3.9% of the retained sample, describe one as pending or payable by the buyer on 2.3%, and mention a mandatory club or membership on 0%; 127 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $500 for a recorded year built of 2005 or later (43 listings) and $448 for those built before 1995 (46 listings); construction year is a recorded field and this comparison does not explain why fees differ. \n\nFACT BOX (exact figures)\n- Active condominium listings, Miramar (before exclusions and trimming): 132 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 131 / 128 (3 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $478 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $411 to $548 [September 7, 2026]\n- Median fee per square foot per month: $0.46 (127 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 1.85% (128 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 0% (0) / 57% (73) of 128 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0.8% (1) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 0% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 3.9% / 2.3% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Miramar ranks 64th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $500 (2005+ n=43) / $448 (pre-1995 n=46) [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Miramar's retained usable-fee sample (n=128), after exclusions and percentile trimming, is $478, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Miramar condos in the retained usable-fee sample (n=128) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 57 percent are below $500.\"\n- \"Among the retained usable-fee listings in Miramar with a recorded construction year, the median monthly-equivalent fee is $500 for a recorded year built of 2005 or later (43 listings) and $448 for those built before 1995 (46 listings).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- miramar-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Miramar and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Miramar retained-sample median $478 a month (n=128); five-county median $800 (n=22,695, region-level trim).\n- miramar-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 128 active Miramar condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 57% (73 listings); $500 to $750 43% (55 listings); $750 to $1,000 0% (0 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\n- miramar-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Miramar condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=43; pre-1995 n=46.\n Alt text: Column chart of median fee by recorded decade built: 1960s count only (4 listings); 1970s $494 (11 listings); 1980s $432 (30 listings); 1990s count only (7 listings); 2000s $488 (73 listings); 2010s count only (3 listings). Recorded year built 2005 or later $500 (43 listings); before 1995 $448 (46 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Miramar, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (131 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (3 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 128 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 132 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miramar/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-miramar/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "miramar", "city": "Miramar", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 40, "with_fee": 39, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 40, "cut_count": 19, "cut_pct": 47.5, "median_cut_pct": 3.6, "median_cut_dollars": 19000 }, "outliers_dropped": 2, "n": 37, "median": 298, "p10": 220, "p25": 257, "p75": 405, "p90": 472, "min": 192, "max": 549, "median_sqft": 0.18, "n_sqft": 37, "median_pct_price": 0.7, "median_list_price": 485000, "median_year_built": 2002, "median_sqft_area": 1601, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 36, "under_500_pct": 97.3, "hi_thr": 500, "lo_thr": 200, "over_hi": 1, "over_hi_pct": 2.7, "under_lo": 2, "under_lo_pct": 5.4, "types": { "Townhouse": { "count": 34, "pct": 91.9 }, "Villa": { "count": 3, "pct": 8.1 } }, "regime": { "HOA": { "count": 36, "pct": 97.3 }, "not_recorded": { "count": 1, "pct": 2.7 } }, "villa_median": 192, "townhouse_median": 299, "cadence": { "Monthly": { "count": 37, "pct": 100.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 2, "pct": 5.4 }, { "label": "$200 to $300", "count": 17, "pct": 45.9 }, { "label": "$300 to $400", "count": 6, "pct": 16.2 }, { "label": "$400 to $600", "count": 12, "pct": 32.4 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 2, "median": 192, "median_sqft": 0.15 }, { "label": "1990s", "n": 6, "median": 374, "median_sqft": 0.26 }, { "label": "2000s", "n": 21, "median": 283, "median_sqft": 0.17 }, { "label": "2010s", "n": 7, "median": 320, "median_sqft": 0.19 }, { "label": "2020s", "n": 1, "median": 270, "median_sqft": 0.18 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 22, "median": 304, "median_pct_price": 0.77 }, { "label": "$500K to $1M", "n": 15, "median": 298, "median_pct_price": 0.67 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 2, "median": 192 }, "post2005": { "n": 15, "median": 400 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 25, "pct": 75.8 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 20, "pct": 60.6 }, { "key": "Security", "label": "Security", "count": 16, "pct": 48.5 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 9, "pct": 27.3 }, { "key": "Trash", "label": "Trash", "count": 8, "pct": 24.2 }, { "key": "Pools", "label": "Pool", "count": 8, "pct": 24.2 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 7, "pct": 21.2 }, { "key": "CableTv", "label": "Cable TV", "count": 5, "pct": 15.2 }, { "key": "Roof", "label": "Roof", "count": 5, "pct": 15.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 5, "pct": 15.2 }, { "key": "Sewer", "label": "Sewer", "count": 2, "pct": 6.1 }, { "key": "Insurance", "label": "Building insurance", "count": 1, "pct": 3.0 }, { "key": "Internet", "label": "Internet", "count": 1, "pct": 3.0 } ], "includes_n": 33, "flags": { "sa_mentioned": { "count": 1, "pct": 2.7 }, "sa_none_or_paid": { "count": 1, "pct": 2.7 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 37 }, "developments": [ { "name": "Parcel D at Sunset Lakes", "master": "Sunset Lakes", "n": 5, "anecdotal": true, "median": 300, "median_sqft": 0.25, "year_built": 2002, "median_list_price": 525000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [ { "name": "Sunset Lakes", "n": 5, "median": 300, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 298, "p25": 257, "p75": 405, "n": 37, "median_sqft": 0.18, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Miramar townhouse or villa for sale carries a $298-a-month homeowners association fee, in line with the South Florida median", "2.7% of Miramar townhouses and villas on the market ask $500 or more a month in fees; 5.4% stay under $200", "Miramar HOA fees on townhouses and villas run $257 to $405 a month for the middle half of listings" ], "lede": "MIRAMAR, Fla., September 7, 2026 - The median monthly homeowners association fee across the 37 townhouses and villas listed for sale in Miramar is $298, with half of the listings between $257 and $405 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is in line with the five-county South Florida median of $300, and ranks Miramar 22 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Miramar carries a monthly homeowners association fee of $298, in line with the five-county South Florida median of $300.\"", "\"2.7 percent of Miramar townhouses and villas on the market ask $500 or more a month in fees; 5.4 percent stay under $200.\"", "\"On the median Miramar townhouse or villa, a year of homeowners association fees equals 0.7 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Miramar permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-miramar/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Miramar against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Miramar median $298 a month, South Florida median $300; Miramar ranks 22 of 34 cities.", "title": "Miramar HOA fees on townhouses and villas sit at the South Florida median" }, { "caption": "Share of active Miramar townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 5.4% (2 listings); $200 to $300 45.9% (17 listings); $300 to $400 16.2% (6 listings); $400 to $600 32.4% (12 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "title": "45.9% of Miramar townhouses and villas for sale carry a fee of $200 to $300 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Miramar townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1980s too few (2 listings); 1990s too few (6 listings); 2000s $283 (21 listings); 2010s too few (7 listings); 2020s too few (1 listings).", "title": "Miramar HOA fees on townhouses and villas by decade the home was completed" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 40 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 40, "with_fee": 39, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 39, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 1, "n": 37, "retained_n": 37, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 40, "cut_count": 19, "cut_pct": 47.5, "median_cut_pct": 3.6, "median_cut_dollars": 19000, "valid_price_count": 40, "missing_price_count": 0, "unchanged_count": 21, "raised_count": 0, "not_below_original_count": 21, "cut_pct_denominator": 40, "cut_sample_ok": true, "median_cut_n": 19 }, "trim_bounds": { "p1": 184.56, "p99": 660.5999999999996 }, "retained_small_sample": true, "retained_below_30": false, "median": 298, "p10": 220, "p25": 257, "p75": 405, "p90": 472, "min": 192, "max": 549, "median_sqft": 0.18, "n_sqft": 37, "median_pct_price": 0.7, "n_pct_price": 37, "median_list_price": 485000, "median_year_built": 2002, "median_sqft_area": 1601, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 36, "under_500_pct": 97.3, "hi_thr": 500, "lo_thr": 200, "over_hi": 1, "over_hi_pct": 2.7, "under_lo": 2, "under_lo_pct": 5.4, "types": { "Townhouse": { "count": 34, "pct": 91.9 }, "Villa": { "count": 3, "pct": 8.1 } }, "regime": { "HOA": { "count": 36, "pct": 97.3 }, "not_recorded": { "count": 1, "pct": 2.7 } }, "villa_median": 192, "townhouse_median": 299, "cadence": { "Monthly": { "count": 37, "pct": 100.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 2, "pct": 5.4 }, { "label": "$200 to $300", "count": 17, "pct": 45.9 }, { "label": "$300 to $400", "count": 6, "pct": 16.2 }, { "label": "$400 to $600", "count": 12, "pct": 32.4 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 2, "median": 192, "median_sqft": 0.15 }, { "label": "1990s", "n": 6, "median": 374, "median_sqft": 0.26 }, { "label": "2000s", "n": 21, "median": 283, "median_sqft": 0.17 }, { "label": "2010s", "n": 7, "median": 320, "median_sqft": 0.19 }, { "label": "2020s", "n": 1, "median": 270, "median_sqft": 0.18 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 22, "median": 304, "median_pct_price": 0.77 }, { "label": "$500K to $1M", "n": 15, "median": 298, "median_pct_price": 0.67 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 2, "median": 192 }, "post2005": { "n": 15, "median": 400 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 25, "pct": 75.8 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 20, "pct": 60.6 }, { "key": "Security", "label": "Security", "count": 16, "pct": 48.5 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 9, "pct": 27.3 }, { "key": "Trash", "label": "Trash", "count": 8, "pct": 24.2 }, { "key": "Pools", "label": "Pool", "count": 8, "pct": 24.2 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 7, "pct": 21.2 }, { "key": "CableTv", "label": "Cable TV", "count": 5, "pct": 15.2 }, { "key": "Roof", "label": "Roof", "count": 5, "pct": 15.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 5, "pct": 15.2 }, { "key": "Sewer", "label": "Sewer", "count": 2, "pct": 6.1 }, { "key": "Insurance", "label": "Building insurance", "count": 1, "pct": 3.0 }, { "key": "Internet", "label": "Internet", "count": 1, "pct": 3.0 } ], "includes_n": 33, "flags": { "sa_mentioned": { "count": 1, "pct": 2.7 }, "sa_none_or_paid": { "count": 1, "pct": 2.7 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 37 }, "denominators": { "fee_percentages": 37, "fee_medians_percentiles": 37, "median_sqft": 37, "median_pct_price": 37, "includes_pct": 33, "flags_pct": 37, "cut_pct": 40 }, "developments": [ { "name": "Parcel D at Sunset Lakes", "master": "Sunset Lakes", "n": 5, "anecdotal": true, "median": 300, "median_sqft": 0.25, "year_built": 2002, "median_list_price": 525000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [ { "name": "Sunset Lakes", "n": 5, "median": 300, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 298, "p25": 257, "p75": 405, "n": 37, "median_sqft": 0.18, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Miramar townhouse or villa monthly homeowners association fees have a median of $298 in the retained usable-fee sample of 37 listings, about the same as the five-county median. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "In Miramar's retained usable-fee sample (37 listings after exclusions and percentile trimming), 2.7% have monthly-equivalent fees of $500 or more and 5.4% are below $200. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "Miramar's retained usable-fee sample (n=37): reported monthly-equivalent homeowners association fees range from $257 to $405 at the 25th to 75th percentiles. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures." ], "lede": "MIRAMAR, Fla., September 7, 2026 - Among 37 active townhouse or villa listings in Miramar retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $298, with the middle half between $257 and $405, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 40 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is about the same as the separately trimmed five-county median of $300 and ranks 22nd among 34 published city medians. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Miramar's retained usable-fee sample (n=37), after exclusions and percentile trimming, is $298, compared with $300 in the separately trimmed five-county sample. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"", "\"Among Miramar townhouses and villas in the retained usable-fee sample (n=37) after exclusions and percentile trimming, 2.7 percent have listed monthly-equivalent fees of $500 or more and 5.4 percent are below $200. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"", "\"Among 37 retained listings with a current asking price of at least $20,000 in Miramar's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.7 percent of the current asking price (median of per-listing ratios). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Miramar, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (39 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 37 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 40 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miramar/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-miramar/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Miramar and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "alt": "Dot strip chart in five county lanes. Miramar retained-sample median $298 a month (n=37); five-county median $300 (n=3,206, region-level trim). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "title": "Miramar townhouses and villas, retained usable-fee sample (n=37): median $298/month, about the same as the five-county median of $300. Small sample: 39 valid before trim; 37 retained.", "visible_labels": [ "$298", "37", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 37 active Miramar townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 5.4% (2 listings); $200 to $300 45.9% (17 listings); $300 to $400 16.2% (6 listings); $400 to $600 32.4% (12 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "title": "45.9% of Miramar's retained usable-fee sample (37 listings) falls in the $200 to $300 monthly band. Small sample: 39 valid before trim; 37 retained.", "visible_labels": [ "0%", "0", "5.4%", "2", "45.9%", "17", "16.2%", "6", "32.4%", "12", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Miramar townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "alt": "Column chart of median fee by recorded decade built: 1980s count only (2 listings); 1990s count only (6 listings); 2000s $283 (21 listings); 2010s count only (7 listings); 2020s count only (1 listings). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "title": "Miramar HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=37). Small sample: 39 valid before trim; 37 retained.", "visible_labels": [ "2", "6", "$283", "21", "7", "1" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 184.56, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 660.5999999999996, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Miramar median $298 a month, South Florida median $300; Miramar ranks 22 of 34 cities.", "after": "Dot strip chart in five county lanes. Miramar retained-sample median $298 a month (n=37); five-county median $300 (n=3,206, region-level trim). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Miramar against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Miramar and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Miramar HOA fees on townhouses and villas sit at the South Florida median", "after": "Miramar townhouses and villas, retained usable-fee sample (n=37): median $298/month, about the same as the five-county median of $300. Small sample: 39 valid before trim; 37 retained.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$298", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "37", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 5.4% (2 listings); $200 to $300 45.9% (17 listings); $300 to $400 16.2% (6 listings); $400 to $600 32.4% (12 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 5.4% (2 listings); $200 to $300 45.9% (17 listings); $300 to $400 16.2% (6 listings); $400 to $600 32.4% (12 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Miramar townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 37 active Miramar townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "45.9% of Miramar townhouses and villas for sale carry a fee of $200 to $300 a month", "after": "45.9% of Miramar's retained usable-fee sample (37 listings) falls in the $200 to $300 monthly band. Small sample: 39 valid before trim; 37 retained.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "5.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "45.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "17", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "16.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "32.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1980s too few (2 listings); 1990s too few (6 listings); 2000s $283 (21 listings); 2010s too few (7 listings); 2020s too few (1 listings).", "after": "Column chart of median fee by recorded decade built: 1980s count only (2 listings); 1990s count only (6 listings); 2000s $283 (21 listings); 2010s count only (7 listings); 2020s count only (1 listings). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Miramar townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Miramar townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Miramar HOA fees on townhouses and villas by decade the home was completed", "after": "Miramar HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=37). Small sample: 39 valid before trim; 37 retained.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$283", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Miramar townhouse or villa for sale carries a $298-a-month homeowners association fee, in line with the South Florida median", "after": "Miramar townhouse or villa monthly homeowners association fees have a median of $298 in the retained usable-fee sample of 37 listings, about the same as the five-county median. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "2.7% of Miramar townhouses and villas on the market ask $500 or more a month in fees; 5.4% stay under $200", "after": "In Miramar's retained usable-fee sample (37 listings after exclusions and percentile trimming), 2.7% have monthly-equivalent fees of $500 or more and 5.4% are below $200. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Miramar HOA fees on townhouses and villas run $257 to $405 a month for the middle half of listings", "after": "Miramar's retained usable-fee sample (n=37): reported monthly-equivalent homeowners association fees range from $257 to $405 at the 25th to 75th percentiles. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "lede", "before": "MIRAMAR, Fla., September 7, 2026 - The median monthly homeowners association fee across the 37 townhouses and villas listed for sale in Miramar is $298, with half of the listings between $257 and $405 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is in line with the five-county South Florida median of $300, and ranks Miramar 22 of 34 cities.", "after": "MIRAMAR, Fla., September 7, 2026 - Among 37 active townhouse or villa listings in Miramar retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $298, with the middle half between $257 and $405, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 40 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is about the same as the separately trimmed five-county median of $300 and ranks 22nd among 34 published city medians. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Miramar permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-miramar/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Miramar, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (39 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 37 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 40 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miramar/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-miramar/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Miramar carries a monthly homeowners association fee of $298, in line with the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Miramar's retained usable-fee sample (n=37), after exclusions and percentile trimming, is $298, compared with $300 in the separately trimmed five-county sample. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"2.7 percent of Miramar townhouses and villas on the market ask $500 or more a month in fees; 5.4 percent stay under $200.\"", "after": "\"Among Miramar townhouses and villas in the retained usable-fee sample (n=37) after exclusions and percentile trimming, 2.7 percent have listed monthly-equivalent fees of $500 or more and 5.4 percent are below $200. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Miramar townhouse or villa, a year of homeowners association fees equals 0.7 percent of the asking price.\"", "after": "\"Among 37 retained listings with a current asking price of at least $20,000 in Miramar's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.7 percent of the current asking price (median of per-listing ratios). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "1ee0a2991cdc25f7e42fef636f138fefaee0e588344b72ada598735a875e57a8", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nMiramar HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Miramar townhouse or villa for sale carries a $298-a-month homeowners association fee, in line\nwith the South Florida median\n2.7% of Miramar townhouses and villas on the market ask $500 or more a month in fees; 5.4% stay under\n$200\nMiramar HOA fees on townhouses and villas run $257 to $405 a month for the middle half of listings\nLEDE\nMIRAMAR, Fla., September 7, 2026 - The median monthly homeowners association fee across the 37\ntownhouses and villas listed for sale in Miramar is $298, with half of the listings between $257 and $405 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is in line with the five-\ncounty South Florida median of $300, and ranks Miramar 22 of 34 cities.\nNUT GRAF\nPer square foot, the median Miramar townhouse or villa fee is $0.18 a month on a median home of 1,601\nsquare feet; at the median asking price of $485K, a year of fees equals 0.7% of the price. 2.7% of listings ask\n$500 or more a month and 5.4% under $200. 0% of listings report two association layers (a master and a sub-\nassociation); 0% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a\nspecial assessment on 2.7% of listings, describe one as pending or payable by the buyer on 0%, and mention a\nmandatory club or membership on 0%. 8.1% of the listings are entered as single-level villas, the rest as\ntownhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Miramar\n40 (37 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$298\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$257 to $405\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.18 (median home 1,601 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n0.7% (asking $485K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $500 or more a month / under $200\n2.7% / 5.4%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n2.7% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Miramar ranks 22 of 34\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Miramar carries a monthly homeowners association fee of\n$298, in line with the five-county South Florida median of $300.\"\n\"2.7 percent of Miramar townhouses and villas on the market ask $500 or more a month in fees; 5.4\npercent stay under $200.\"\n\"On the median Miramar townhouse or villa, a year of homeowners association fees equals 0.7 percent of\nthe asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Miramar against every South Florida city with 30 or more active townhouse or villa\nlistings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Miramar townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Miramar townhouses and villas by decade the home was completed,\nSeptember 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Miramar permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-miramar/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "2e8476165455f9cb37723012a5dd1d4c8a4634e8138241fe9e8e5f4372c84014", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nMiramar HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/miramar/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nMiramar townhouse or villa monthly homeowners association fees have a median of $298 in the retained\nusable-fee sample of 37 listings, about the same as the five-county median. Small sample: 39 valid before\ntrimming; 37 retained. A few listings can materially change these figures.\nIn Miramar's retained usable-fee sample (37 listings after exclusions and percentile trimming), 2.7% have\nmonthly-equivalent fees of $500 or more and 5.4% are below $200. Small sample: 39 valid before trimming;\n37 retained. A few listings can materially change these figures.\nMiramar's retained usable-fee sample (n=37): reported monthly-equivalent homeowners association fees\nrange from $257 to $405 at the 25th to 75th percentiles. Small sample: 39 valid before trimming; 37\nretained. A few listings can materially change these figures.\nLEDE\nMIRAMAR, Fla., September 7, 2026 - Among 37 active townhouse or villa listings in Miramar retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly homeowners association fee is $298, with the middle half between $257 and\n$405, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n40 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is about the same as the separately trimmed five-\ncounty median of $300 and ranks 22nd among 34 published city medians. Small sample: 39 valid before\ntrimming; 37 retained. A few listings can materially change these figures.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Miramar townhouse or villa fee is $0.18 a month (37\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n0.7% of the listing's current asking price across 37 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 2.7% of the retained sample have fees of $500 or more a\nmonth and 5.4% are below $200. 0% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 2.7% of the retained sample, describe one as pending or payable by\nthe buyer on 0%, and mention a mandatory club or membership on 0%; 37 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. 8.1% of retained listings\nhave the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported\ntogether after condominium classification. Small sample: 39 valid before trimming; 37 retained. A few listings\ncan materially change these figures.\nFACT BOX\nActive townhouse or villa listings, Miramar\n(before exclusions and trimming)\n40\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n39 / 37 (2 trimmed; 0 fee without billing frequency\nexcluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$298\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$257 to $405\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.18 (37 retained listings with recorded living area\nof at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n0.7% (37 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n2.7% (1) / 5.4% (2) of 37\nSeptember 7, 2026\nTwo association layers reported (master +\nsub), retained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly),\nretained sample\n0%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n2.7% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); Miramar ranks 22nd among 34\npublished city medians\nSeptember 7, 2026\nSmall retained fee sample — interpretation\ncaution\nSmall sample: 39 valid before trimming; 37 retained.\nA few listings can materially change these figures.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Miramar's retained usable-fee sample\n(n=37), after exclusions and percentile trimming, is $298, compared with $300 in the separately trimmed\nfive-county sample. Small sample: 39 valid before trimming; 37 retained. A few listings can materially\nchange these figures.\"\n\"Among Miramar townhouses and villas in the retained usable-fee sample (n=37) after exclusions and\npercentile trimming, 2.7 percent have listed monthly-equivalent fees of $500 or more and 5.4 percent are\nbelow $200. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change\nthese figures.\"\n\"Among 37 retained listings with a current asking price of at least $20,000 in Miramar's usable-fee sample\nafter exclusions and percentile trimming, a year of reported homeowners association fees equals a median\n0.7 percent of the current asking price (median of per-listing ratios). Small sample: 39 valid before\ntrimming; 37 retained. A few listings can materially change these figures.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nMiramar and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-\ncounty reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a\nvalid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small\nsample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\nChart data (aggregate): Dot strip chart in five county lanes. Miramar retained-sample median $298 a month\n(n=37); five-county median $300 (n=3,206, region-level trim). Small sample: 39 valid before trimming; 37\nretained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 37 active Miramar townhouse or villa listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these\nfigures.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 0% (0\nlistings); $100 to $200 5.4% (2 listings); $200 to $300 45.9% (17 listings); $300 to $400 16.2% (6 listings);\n$400 to $600 32.4% (12 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings). Small sample:\n39 valid before trimming; 37 retained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Miramar townhouses and villas in the\nretained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a\nrecorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small\nsample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1980s count only (2 listings);\n1990s count only (6 listings); 2000s $283 (21 listings); 2010s count only (7 listings); 2020s count only (1\nlistings). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Miramar, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (39 here). Fees below the 1st or above the 99th percentile are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nexcluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 37 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 40 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after\ncondominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's\nfinances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the\nbrokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but\nnot guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/miramar/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/hoa-fees-miramar/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "40988f2066a382eff871c227c3c7f3799262ddb7e618a497d441a82a3c061042", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - MIRAMAR HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Miramar townhouse or villa monthly homeowners association fees have a median of $298 in the retained usable-fee sample of 37 listings, about the same as the five-county median. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n2. In Miramar's retained usable-fee sample (37 listings after exclusions and percentile trimming), 2.7% have monthly-equivalent fees of $500 or more and 5.4% are below $200. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n3. Miramar's retained usable-fee sample (n=37): reported monthly-equivalent homeowners association fees range from $257 to $405 at the 25th to 75th percentiles. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n\nLEDE\nMIRAMAR, Fla., September 7, 2026 - Among 37 active townhouse or villa listings in Miramar retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $298, with the middle half between $257 and $405, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 40 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is about the same as the separately trimmed five-county median of $300 and ranks 22nd among 34 published city medians. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Miramar townhouse or villa fee is $0.18 a month (37 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 0.7% of the listing's current asking price across 37 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 2.7% of the retained sample have fees of $500 or more a month and 5.4% are below $200. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 2.7% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 37 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. 8.1% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Miramar (before exclusions and trimming): 40 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 39 / 37 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $298 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $257 to $405 [September 7, 2026]\n- Median fee per square foot per month: $0.18 (37 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 0.7% (37 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 2.7% (1) / 5.4% (2) of 37 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 0% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 2.7% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Miramar ranks 22nd among 34 published city medians [September 7, 2026]\n- Small retained fee sample — interpretation caution: Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Miramar's retained usable-fee sample (n=37), after exclusions and percentile trimming, is $298, compared with $300 in the separately trimmed five-county sample. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"\n- \"Among Miramar townhouses and villas in the retained usable-fee sample (n=37) after exclusions and percentile trimming, 2.7 percent have listed monthly-equivalent fees of $500 or more and 5.4 percent are below $200. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"\n- \"Among 37 retained listings with a current asking price of at least $20,000 in Miramar's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.7 percent of the current asking price (median of per-listing ratios). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- miramar-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Miramar and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n Alt text: Dot strip chart in five county lanes. Miramar retained-sample median $298 a month (n=37); five-county median $300 (n=3,206, region-level trim). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n- miramar-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 37 active Miramar townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 5.4% (2 listings); $200 to $300 45.9% (17 listings); $300 to $400 16.2% (6 listings); $400 to $600 32.4% (12 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n- miramar-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Miramar townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n Alt text: Column chart of median fee by recorded decade built: 1980s count only (2 listings); 1990s count only (6 listings); 2000s $283 (21 listings); 2010s count only (7 listings); 2020s count only (1 listings). Small sample: 39 valid before trimming; 37 retained. A few listings can materially change these figures.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Miramar, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (39 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 37 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 40 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miramar/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-miramar/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "north-bay-village", "city": "North Bay Village", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "segments": { "houses": { "active": 11, "sample_ok": false, "small_sample": false, "pending": 1, "median_list_price": 5290000.0, "cut_count": 3, "cut_pct": 27.3, "raised_count": 2, "median_cut_pct": 6.7, "median_cut_dollars": 160000.0, "cut_last30": 1, "cut_last30_pct": 9.1, "cut_last7": 1, "median_dom": 75, "median_cdom": 75, "relisted_count": 0, "relisted_pct": 0.0, "over90": 5, "over90_pct": 45.5, "over180": 4, "fresh_held": 3, "fresh_held_pct": 27.3, "stale_uncut": 3, "stale_uncut_pct": 27.3, "dom_buckets": [ { "label": "0-30", "count": 1, "pct": 9.1 }, { "label": "31-60", "count": 2, "pct": 18.2 }, { "label": "61-90", "count": 3, "pct": 27.3 }, { "label": "91-180", "count": 1, "pct": 9.1 }, { "label": "181+", "count": 4, "pct": 36.4 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M to $2M", "active": 5, "cut": 2, "cut_pct": 40.0, "median_cdom": 214 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$5M and up", "active": 6, "cut": 1, "cut_pct": 16.7, "median_cdom": 61.5 } ], "pending_cut_count": 0, "pending_cut_pct": 0.0, "pending_median_cut_pct": null, "pending_median_cdom": 20, "series": [] }, "condos": { "active": 140, "sample_ok": true, "small_sample": false, "pending": 14, "median_list_price": 425000.0, "cut_count": 59, "cut_pct": 42.1, "raised_count": 8, "median_cut_pct": 5.4, "median_cut_dollars": 20000.0, "cut_last30": 24, "cut_last30_pct": 17.1, "cut_last7": 5, "median_dom": 91.5, "median_cdom": 91.5, "relisted_count": 2, "relisted_pct": 1.4, "over90": 72, "over90_pct": 51.4, "over180": 47, "fresh_held": 31, "fresh_held_pct": 22.1, "stale_uncut": 35, "stale_uncut_pct": 25.0, "dom_buckets": [ { "label": "0-30", "count": 25, "pct": 17.9 }, { "label": "31-60", "count": 23, "pct": 16.4 }, { "label": "61-90", "count": 20, "pct": 14.3 }, { "label": "91-180", "count": 25, "pct": 17.9 }, { "label": "181+", "count": 47, "pct": 33.6 } ], "bands": [ { "label": "Under $250K", "active": 30, "cut": 16, "cut_pct": 53.3, "median_cdom": 129.5 }, { "label": "$250K to $500K", "active": 58, "cut": 27, "cut_pct": 46.6, "median_cdom": 89.5 }, { "label": "$500K to $1M", "active": 34, "cut": 11, "cut_pct": 32.4, "median_cdom": 104.0 }, { "label": "$1M and up", "active": 18, "cut": 5, "cut_pct": 27.8, "median_cdom": 87.0 } ], "pending_cut_count": 4, "pending_cut_pct": 28.6, "pending_median_cut_pct": 4.1, "pending_median_cdom": 63.0, "tier": "c3", "series": [ { "date": "2026-09-05", "active": 138, "cut_pct": 42.0, "median_cdom": 93.0, "median_list_price": 422000.0 }, { "date": "2026-09-06", "active": 138, "cut_pct": 42.0, "median_cdom": 91.5, "median_list_price": 422000.0 }, { "date": "2026-09-07", "active": 140, "cut_pct": 42.1, "median_cdom": 91.5, "median_list_price": 425000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "42.1% of North Bay Village condominiums for sale have cut their asking price", "North Bay Village sellers blink faster than the rest of Miami-Dade County as 51.4% of condominiums pass 90 days on the market", "Buying in North Bay Village? Two in five condominiums have already come down once, by a median $20K" ], "lede": "NORTH BAY VILLAGE, Fla., September 7, 2026 - 42.1% of the 140 condominiums listed for sale in North Bay Village have reduced their asking price at least once, by a median 5.4% (about $20K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 11 for sale, too few to report percentages (floor 30).", "quotes": [ "\"42.1 percent of condominiums for sale in North Bay Village have reduced their asking price at least once, by a median $20K.\"", "\"Counting every relisting, the median North Bay Village condominium for sale has been waiting 92 days, not the 92 the current listing shows.\"", "\"Of the North Bay Village condominiums now under contract, 71.4 percent never reduced their asking price; the rest cut by a median 4.1 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in North Bay Village and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 140 condominiums, 11 houses, 14 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-north-bay-village/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, North Bay Village versus Miami-Dade County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. North Bay Village condominiums 42.1%, Miami-Dade County condominiums 37.4%. Houses: 11 for sale, too few to report.", "title": "North Bay Village condominiums are cutting 4.7 points more often than Miami-Dade County" }, { "caption": "Active North Bay Village listings by cumulative days on market, condominiums, September 7, 2026. 51.4% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 17.9%, 31-60 days 16.4%, 61-90 days 14.3%, 91-180 days 17.9%, 181+ days 33.6%.", "title": "51.4% of North Bay Village condominiums for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active North Bay Village condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K 53.3% of 30; $250K to $500K 46.6% of 58; $500K to $1M 32.4% of 34; $1M and up 27.8% of 18.", "title": "Under $250K North Bay Village condominiums have cut most often: 53.3% of 30" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 166 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 11, "sample_ok": false, "small_sample": false, "pending": 1, "median_list_price": 5290000.0, "cut_count": 3, "cut_pct": 27.3, "raised_count": 2, "valid_price_count": 11, "missing_price_count": 0, "unchanged_count": 6, "not_below_original_count": 8, "cut_sample_ok": false, "cut_small_sample": true, "median_cut_pct": 6.7, "median_cut_dollars": 160000.0, "cut_last30": 1, "cut_last30_pct": 9.1, "cut_last7": 1, "median_dom": 75, "median_cdom": 75, "dom_n": 11, "cdom_n": 11, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 11, "relisted_count": 0, "relisted_pct": 0.0, "over90": 5, "over90_pct": 45.5, "over180": 4, "fresh_held": 3, "fresh_held_pct": 27.3, "fresh_held_missing_cdom_count": 0, "stale_uncut": 3, "stale_uncut_pct": 27.3, "dom_buckets": [ { "label": "0-30", "count": 1, "pct": 9.1 }, { "label": "31-60", "count": 2, "pct": 18.2 }, { "label": "61-90", "count": 3, "pct": 27.3 }, { "label": "91-180", "count": 1, "pct": 9.1 }, { "label": "181+", "count": 4, "pct": 36.4 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M to $2M", "active": 5, "cut": 2, "cut_pct": 40.0, "median_cdom": 214, "cut_pct_denominator": 5, "cdom_n": 5, "valid_price_count": 5 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$5M and up", "active": 6, "cut": 1, "cut_pct": 16.7, "median_cdom": 61.5, "cut_pct_denominator": 6, "cdom_n": 6, "valid_price_count": 6 } ], "pending_cut_count": 0, "pending_cut_pct": 0.0, "pending_valid_price_count": 1, "pending_missing_price_count": 0, "pending_unchanged_count": 1, "pending_raised_count": 0, "pending_not_below_original_count": 1, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 1, "pending_dom_n": 1, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": null, "pending_median_cdom": 20, "denominators": { "cut_pct": 11, "cut_last30_pct": 11, "relisted_pct": 11, "fresh_held_pct": 11, "stale_uncut_pct": 11, "over90_pct": 11, "dom_bucket_pct": 11, "pending_cut_pct": 1, "median_dom": 11, "median_cdom": 11, "median_cut_pct": 3, "median_cut_dollars": 3, "pending_median_cut_pct": 0, "pending_median_cdom": 1 }, "county_counts": { "Miami-Dade": 11 }, "series": [] }, "condos": { "active": 140, "sample_ok": true, "small_sample": false, "pending": 14, "median_list_price": 425000.0, "cut_count": 59, "cut_pct": 42.1, "raised_count": 8, "valid_price_count": 140, "missing_price_count": 0, "unchanged_count": 73, "not_below_original_count": 81, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 5.4, "median_cut_dollars": 20000.0, "cut_last30": 24, "cut_last30_pct": 17.1, "cut_last7": 5, "median_dom": 91.5, "median_cdom": 91.5, "dom_n": 140, "cdom_n": 140, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 140, "relisted_count": 2, "relisted_pct": 1.4, "over90": 72, "over90_pct": 51.4, "over180": 47, "fresh_held": 31, "fresh_held_pct": 22.1, "fresh_held_missing_cdom_count": 0, "stale_uncut": 35, "stale_uncut_pct": 25.0, "dom_buckets": [ { "label": "0-30", "count": 25, "pct": 17.9 }, { "label": "31-60", "count": 23, "pct": 16.4 }, { "label": "61-90", "count": 20, "pct": 14.3 }, { "label": "91-180", "count": 25, "pct": 17.9 }, { "label": "181+", "count": 47, "pct": 33.6 } ], "bands": [ { "label": "Under $250K", "active": 30, "cut": 16, "cut_pct": 53.3, "median_cdom": 129.5, "cut_pct_denominator": 30, "cdom_n": 30, "valid_price_count": 30 }, { "label": "$250K to $500K", "active": 58, "cut": 27, "cut_pct": 46.6, "median_cdom": 89.5, "cut_pct_denominator": 58, "cdom_n": 58, "valid_price_count": 58 }, { "label": "$500K to $1M", "active": 34, "cut": 11, "cut_pct": 32.4, "median_cdom": 104.0, "cut_pct_denominator": 34, "cdom_n": 34, "valid_price_count": 34 }, { "label": "$1M and up", "active": 18, "cut": 5, "cut_pct": 27.8, "median_cdom": 87.0, "cut_pct_denominator": 18, "cdom_n": 18, "valid_price_count": 18 } ], "pending_cut_count": 4, "pending_cut_pct": 28.6, "pending_valid_price_count": 14, "pending_missing_price_count": 0, "pending_unchanged_count": 10, "pending_raised_count": 0, "pending_not_below_original_count": 10, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 14, "pending_dom_n": 14, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 4.1, "pending_median_cdom": 63.0, "denominators": { "cut_pct": 140, "cut_last30_pct": 140, "relisted_pct": 140, "fresh_held_pct": 140, "stale_uncut_pct": 140, "over90_pct": 140, "dom_bucket_pct": 140, "pending_cut_pct": 14, "median_dom": 140, "median_cdom": 140, "median_cut_pct": 59, "median_cut_dollars": 59, "pending_median_cut_pct": 4, "pending_median_cdom": 14 }, "county_counts": { "Miami-Dade": 140 }, "tier": "c3", "series": [ { "date": "2026-09-07", "active": 140, "cut_pct": 42.1, "median_cdom": 91.5, "median_list_price": 425000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "42.1% of North Bay Village condominiums for sale are asking less than their original list price", "Seller Blink Rate™ in North Bay Village: 42.1% of condominiums list below original asking, against 37.4% across Miami-Dade County", "Buying in North Bay Village? 59 of the 140 condominiums for sale are asking below their original price, by a median $20K" ], "lede": "NORTH BAY VILLAGE, Fla., September 7, 2026 - 42.1% of the 140 condominiums listed for sale in North Bay Village (59 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 59 reduced listings, the median reduction is 5.4% (about $20K). Houses: 11 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"42.1 percent of condominiums for sale in North Bay Village have a current asking price below their original list price; among those 59 reduced listings the median reduction is $20K.\"", "\"Among active North Bay Village condominiums, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 92 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"14 North Bay Village condominiums are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is North Bay Village, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (73 unchanged, 8 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 140 condominiums, 11 houses, 14 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-bay-village/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-north-bay-village/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, North Bay Village versus Miami-Dade County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. North Bay Village condominiums 42.1%, Miami-Dade County condominiums 37.4%. Houses: 11 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 42.1% of North Bay Village condominiums for sale are asking below their original price, against 37.4% across Miami-Dade County", "visible_labels": [ "37.4%", "42.1%" ] }, { "caption": "Active North Bay Village condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 51.4% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 17.9%, 31-60 days 16.4%, 61-90 days 14.3%, 91-180 days 17.9%, 181+ days 33.6%.", "title": "51.4% of North Bay Village condominiums for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "17.9%", "16.4%", "14.3%", "17.9%", "33.6%", "51.4%" ] }, { "caption": "Share of active North Bay Village condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 53.3% (16 of 30); $250K to $500K 46.6% (27 of 58); $500K to $1M 32.4% (11 of 34); $1M and up 27.8% (5 of 18).", "title": "Under $250K North Bay Village condominiums show the highest share asking below original: 53.3% of 30", "visible_labels": [ "27.8%", "5", "18", "32.4%", "11", "34", "46.6%", "27", "58", "53.3%", "16", "30" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 166, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Miami-Dade", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 81, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 73, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Miami-Dade", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 11, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. North Bay Village condominiums 42.1%, Miami-Dade County condominiums 37.4%. Houses: 11 for sale, too few to report.", "after": "Horizontal bar chart. North Bay Village condominiums 42.1%, Miami-Dade County condominiums 37.4%. Houses: 11 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, North Bay Village versus Miami-Dade County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, North Bay Village versus Miami-Dade County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "North Bay Village condominiums are cutting 4.7 points more often than Miami-Dade County", "after": "Seller Blink Rate™: 42.1% of North Bay Village condominiums for sale are asking below their original price, against 37.4% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "37.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "42.1%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 17.9%, 31-60 days 16.4%, 61-90 days 14.3%, 91-180 days 17.9%, 181+ days 33.6%.", "after": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 17.9%, 31-60 days 16.4%, 61-90 days 14.3%, 91-180 days 17.9%, 181+ days 33.6%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active North Bay Village listings by cumulative days on market, condominiums, September 7, 2026. 51.4% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active North Bay Village condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 51.4% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "51.4% of North Bay Village condominiums for sale have waited more than 90 days, counting every relisting", "after": "51.4% of North Bay Village condominiums for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "17.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "16.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "14.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "17.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "33.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "51.4%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K 53.3% of 30; $250K to $500K 46.6% of 58; $500K to $1M 32.4% of 34; $1M and up 27.8% of 18.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 53.3% (16 of 30); $250K to $500K 46.6% (27 of 58); $500K to $1M 32.4% (11 of 34); $1M and up 27.8% (5 of 18).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active North Bay Village condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active North Bay Village condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Under $250K North Bay Village condominiums have cut most often: 53.3% of 30", "after": "Under $250K North Bay Village condominiums show the highest share asking below original: 53.3% of 30", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "27.8%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "30", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "18", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "32.4%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "34", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "46.6%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "58", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "53.3%", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "42.1% of North Bay Village condominiums for sale have cut their asking price", "after": "42.1% of North Bay Village condominiums for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "North Bay Village sellers blink faster than the rest of Miami-Dade County as 51.4% of condominiums pass 90 days on the market", "after": "Seller Blink Rate™ in North Bay Village: 42.1% of condominiums list below original asking, against 37.4% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in North Bay Village? Two in five condominiums have already come down once, by a median $20K", "after": "Buying in North Bay Village? 59 of the 140 condominiums for sale are asking below their original price, by a median $20K", "before_present": true, "after_present": true }, { "field": "lede", "before": "NORTH BAY VILLAGE, Fla., September 7, 2026 - 42.1% of the 140 condominiums listed for sale in North Bay Village have reduced their asking price at least once, by a median 5.4% (about $20K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 11 for sale, too few to report percentages (floor 30).", "after": "NORTH BAY VILLAGE, Fla., September 7, 2026 - 42.1% of the 140 condominiums listed for sale in North Bay Village (59 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 59 reduced listings, the median reduction is 5.4% (about $20K). Houses: 11 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in North Bay Village and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 140 condominiums, 11 houses, 14 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-north-bay-village/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is North Bay Village, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (73 unchanged, 8 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 140 condominiums, 11 houses, 14 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-bay-village/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-north-bay-village/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"42.1 percent of condominiums for sale in North Bay Village have reduced their asking price at least once, by a median $20K.\"", "after": "\"42.1 percent of condominiums for sale in North Bay Village have a current asking price below their original list price; among those 59 reduced listings the median reduction is $20K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median North Bay Village condominium for sale has been waiting 92 days, not the 92 the current listing shows.\"", "after": "\"Among active North Bay Village condominiums, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 92 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the North Bay Village condominiums now under contract, 71.4 percent never reduced their asking price; the rest cut by a median 4.1 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"14 North Bay Village condominiums are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "f29f57b50f940f865bc8a6b9f01c1c7d525da96ea0ea079bfb5ebfd3245208e1", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nNorth Bay Village price cuts and true days on market\nHEADLINE OPTIONS\n42.1% of North Bay Village condominiums for sale have cut their asking price\nNorth Bay Village sellers blink faster than the rest of Miami-Dade County as 51.4% of condominiums pass\n90 days on the market\nBuying in North Bay Village? Two in five condominiums have already come down once, by a median $20K\nLEDE\nNORTH BAY VILLAGE, Fla., September 7, 2026 - 42.1% of the 140 condominiums listed for sale in North Bay\nVillage have reduced their asking price at least once, by a median 5.4% (about $20K), according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. Houses: 11 for sale, too few to report percentages\n(floor 30).\nNUT GRAF\nThe figures point to a market where 28.6% of condominiums reached a contract only after a price cut: of the\n14 North Bay Village condominiums now under contract, 28.6% reduced before going under contract, with a\nmedian cut of 4.1% and a median 63 days to contract. Across Miami-Dade County the price-cut share is 37.4%\nfor condominiums and 37.6% for houses, so North Bay Village condominiums are cutting 4.7 points more often\nthan the county. Counting every relisting, the median North Bay Village condominium for sale has been on the\nmarket 92 days, against 92 on its current listing; 1.4% of active condominiums have been withdrawn and\nrelisted at least once.\nFACT BOX\nActive\ncondominium\nlistings, North\nBay Village\n140\nShare with at\nleast one price\nreduction,\ncondominiums\n42.1% (59 of 140)\nMedian\nreduction from\n5.4% (about $20K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\noriginal asking,\ncondominiums\nActive single-\nfamily listings,\nNorth Bay\nVillage\n11 (below the 30-listing floor; percentages not reported)\nMedian\ncumulative days\non market,\ncondominiums\n92 days (92 on current listing)\nCondominiums\non market more\nthan 90 days,\ncumulative\n51.4% (72 of 140)\nCondominiums\nunder contract\nthat reduced\nfirst\n28.6% of 14\nMiami-Dade\nCounty price-\ncut share,\ncondominiums /\nhouses\n37.4% / 37.6%\nConditions read\n(PBP rule,\ndisclosed in\nmethod)\nCondominiums: Cutting at peer pace\nPeer group,\ncondominiums\n(median asking\n$350K to\n$600K; peer\ncut share\n41.0%)\nNorth Miami Beach, Hollywood, North Palm Beach, Tequesta, South Palm Beach, Jensen Beach, Doral, Wellington, A\nQUOTABLE DATA POINTS\n\"42.1 percent of condominiums for sale in North Bay Village have reduced their asking price at least once,\nby a median $20K.\"\n\"Counting every relisting, the median North Bay Village condominium for sale has been waiting 92 days,\nnot the 92 the current listing shows.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Of the North Bay Village condominiums now under contract, 71.4 percent never reduced their asking\nprice; the rest cut by a median 4.1 percent before a buyer committed. Contract prices are not known until\nthe sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, North Bay Village versus Miami-Dade County, condominiums, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive North Bay Village listings by cumulative days on market, condominiums, September 7, 2026. 51.4% of condominiums have passed\n90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active North Bay Village condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30\nlistings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in North Bay Village and Miami-Dade County\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nreflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days\non market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences;\ncondominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under\nContract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 140 condominiums, 11\nhouses, 14 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate\nor model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-north-bay-village/ . Conditions read: How the read works: each city is compared with its peer\ngroup, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer\nfigure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at\nleast 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting\nat peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is\nrelative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "abfc295faa1f60948d4b525b0ae2418be4ac804fa135d5406c6d78687b9d14da", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nNorth Bay Village asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/north-bay-\nvillage/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n42.1% of North Bay Village condominiums for sale are asking less than their original list price\nSeller Blink Rate™ in North Bay Village: 42.1% of condominiums list below original asking, against 37.4%\nacross Miami-Dade County\nBuying in North Bay Village? 59 of the 140 condominiums for sale are asking below their original price, by a\nmedian $20K\nLEDE\nNORTH BAY VILLAGE, Fla., September 7, 2026 - 42.1% of the 140 condominiums listed for sale in North Bay\nVillage (59 listings) have a current asking price below their original list price, according to PBP Real Estate's\nanalysis of BeachesMLS listing data as of September 7, 2026. Among those 59 reduced listings, the median\nreduction is 5.4% (about $20K). Houses: 11 for sale, below the 30-listing floor, so no percentages are reported\nfor them.\nNUT GRAF\nFor active North Bay Village condominiums, the median recorded CumulativeDaysOnMarket and\nDaysOnMarket values are both 92 days (from 140 and 140 listings with a value in each field). Equal medians\ndescribe the recorded fields only; they do not establish anything about individual listing histories. 1.4% of all\nactive condominiums have both fields recorded and a cumulative value greater than their DaysOnMarket value;\nthis comparison does not establish a relisting event. 14 North Bay Village condominiums are under contract\n(Pending or Active Under Contract), 4 of them with a recorded asking price below original; fewer than 30, so no\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\npercentage is reported. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade\nCounty the shares asking below original are 37.4% for condominiums and 37.6% for houses; North Bay Village\ncondominiums are 4.7 points above the county share.\nFACT BOX\nActive condominium listings, North\nBay Village\n140\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n42.1% (59 of 140)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\ncondominiums\n140 / 0; 73 / 8\nSeptember 7, 2026\nMedian reduction among the 59\nreduced condominiums\n5.4% (about $20K)\nSeptember 7, 2026\nActive single-family listings, North Bay\nVillage\n11 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, condominiums\n92 / 92 days (from 140 / 140 recorded values)\nSeptember 7, 2026\nCondominiums with recorded\nCumulativeDaysOnMarket over 90\ndays\n51.4% (72 of 140 with a recorded value)\nSeptember 7, 2026\nCondominiums under contract (count\nonly; fewer than 30)\n14, 4 asking below original\nSeptember 7, 2026\nMiami-Dade County share asking\nbelow original, condominiums / houses\n37.4% / 37.6%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nCondominiums: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, condominiums (median\nasking $350K to $600K; peer share\n41%)\nNorth Miami Beach, Hollywood, North Palm Beach,\nTequesta, South Palm Beach, Jensen Beach, Doral,\nWellington, Aventura, Fort Lauderdale, Miami, Lauderdale\nBy The Sea, Hutchinson Island, Miami Beach, Jupiter\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"42.1 percent of condominiums for sale in North Bay Village have a current asking price below their\noriginal list price; among those 59 reduced listings the median reduction is $20K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"Among active North Bay Village condominiums, the median recorded CumulativeDaysOnMarket and\nDaysOnMarket values are both 92 days. These are MLS-recorded fields, not an independently\nreconstructed listing history.\"\n\"14 North Bay Village condominiums are under contract in this snapshot, 4 of them with a recorded asking\nprice below original; the group is too small to report a percentage. These asking-price fields do not disclose\nthe agreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, North Bay Village versus Miami-\nDade County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nChart data (aggregate): Horizontal bar chart. North Bay Village condominiums 42.1%, Miami-Dade County\ncondominiums 37.4%. Houses: 11 for sale, count only. Share of active listings asking below their original list\nprice, September 7, 2026.\nActive North Bay Village condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a\nrecorded value in that field; 51.4% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Condominiums: 0-30 days\n17.9%, 31-60 days 16.4%, 61-90 days 14.3%, 91-180 days 17.9%, 181+ days 33.6%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active North Bay Village condominiums asking below their original list price, by current asking-price band, September 7, 2026.\nBands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\ncondominiums: Under $250K 53.3% (16 of 30); $250K to $500K 46.6% (27 of 58); $500K to $1M 32.4% (11\nof 34); $1M and up 27.8% (5 of 18).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is North Bay Village,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (73 unchanged, 8 above original, 0 without both prices among condominiums). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the\nfloor and appear as a count only. Sample sizes: 140 condominiums, 11 houses, 14 condominiums under contract. Geography is the\nMLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County.\nSeller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded\nasking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published\ncity shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a\nbelow-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/north-bay-village/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-north-bay-village/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "ac01ad281585c098ceb5195da09a34aec6c7af8c75daaaadb969b206ab28f2d1", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - NORTH BAY VILLAGE PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 42.1% of North Bay Village condominiums for sale are asking less than their original list price\n2. Seller Blink Rate™ in North Bay Village: 42.1% of condominiums list below original asking, against 37.4% across Miami-Dade County\n3. Buying in North Bay Village? 59 of the 140 condominiums for sale are asking below their original price, by a median $20K\n\nLEDE\nNORTH BAY VILLAGE, Fla., September 7, 2026 - 42.1% of the 140 condominiums listed for sale in North Bay Village (59 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 59 reduced listings, the median reduction is 5.4% (about $20K). Houses: 11 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active North Bay Village condominiums, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 92 days (from 140 and 140 listings with a value in each field). Equal medians describe the recorded fields only; they do not establish anything about individual listing histories. 1.4% of all active condominiums have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 14 North Bay Village condominiums are under contract (Pending or Active Under Contract), 4 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.4% for condominiums and 37.6% for houses; North Bay Village condominiums are 4.7 points above the county share.\n\nFACT BOX (exact figures)\n- Active condominium listings, North Bay Village: 140 [September 7, 2026]\n- Share asking below original list price, condominiums: 42.1% (59 of 140) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, condominiums: 140 / 0; 73 / 8 [September 7, 2026]\n- Median reduction among the 59 reduced condominiums: 5.4% (about $20K) [September 7, 2026]\n- Active single-family listings, North Bay Village: 11 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, condominiums: 92 / 92 days (from 140 / 140 recorded values) [September 7, 2026]\n- Condominiums with recorded CumulativeDaysOnMarket over 90 days: 51.4% (72 of 140 with a recorded value) [September 7, 2026]\n- Condominiums under contract (count only; fewer than 30): 14, 4 asking below original [September 7, 2026]\n- Miami-Dade County share asking below original, condominiums / houses: 37.4% / 37.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, condominiums (median asking $350K to $600K; peer share 41%): North Miami Beach, Hollywood, North Palm Beach, Tequesta, South Palm Beach, Jensen Beach, Doral, Wellington, Aventura, Fort Lauderdale, Miami, Lauderdale By The Sea, Hutchinson Island, Miami Beach, Jupiter [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"42.1 percent of condominiums for sale in North Bay Village have a current asking price below their original list price; among those 59 reduced listings the median reduction is $20K.\"\n- \"Among active North Bay Village condominiums, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 92 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"14 North Bay Village condominiums are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- north-bay-village-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, North Bay Village versus Miami-Dade County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. North Bay Village condominiums 42.1%, Miami-Dade County condominiums 37.4%. Houses: 11 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- north-bay-village-true-days-on-market-r1-2026-09-07.png\n Caption: Active North Bay Village condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 51.4% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Condominiums: 0-30 days 17.9%, 31-60 days 16.4%, 61-90 days 14.3%, 91-180 days 17.9%, 181+ days 33.6%.\n- north-bay-village-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active North Bay Village condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 53.3% (16 of 30); $250K to $500K 46.6% (27 of 58); $500K to $1M 32.4% (11 of 34); $1M and up 27.8% (5 of 18).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is North Bay Village, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (73 unchanged, 8 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 140 condominiums, 11 houses, 14 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-bay-village/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-north-bay-village/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-1245a0228a92103fe7c7" }, { "slug": "north-bay-village", "city": "North Bay Village", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "active": 140, "with_fee": 140, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 140, "cut_count": 59, "cut_pct": 42.1, "median_cut_pct": 5.4, "median_cut_dollars": 20000 }, "outliers_dropped": 4, "n": 136, "median": 871, "p10": 568, "p25": 788, "p75": 1274, "p90": 1977, "min": 324, "max": 3400, "median_sqft": 0.94, "n_sqft": 136, "median_pct_price": 2.51, "median_list_price": 425000, "median_year_built": 1987, "median_sqft_area": 1030, "over_1000": 40, "over_1000_pct": 29.4, "under_500": 8, "under_500_pct": 5.9, "hi_thr": 1000, "lo_thr": 500, "over_hi": 40, "over_hi_pct": 29.4, "under_lo": 8, "under_lo_pct": 5.9, "types": { "Condominium": { "count": 135, "pct": 99.3 }, "Townhouse": { "count": 1, "pct": 0.7 } }, "regime": { "COA": { "count": 110, "pct": 80.9 }, "not_recorded": { "count": 23, "pct": 16.9 }, "HOA": { "count": 3, "pct": 2.2 } }, "villa_median": null, "townhouse_median": 1300, "cadence": { "Monthly": { "count": 135, "pct": 99.3 }, "Quarterly": { "count": 1, "pct": 0.7 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 8, "pct": 5.9 }, { "label": "$500 to $750", "count": 21, "pct": 15.4 }, { "label": "$750 to $1,000", "count": 67, "pct": 49.3 }, { "label": "$1,000 to $1,500", "count": 16, "pct": 11.8 }, { "label": "$1,500 to $2,000", "count": 10, "pct": 7.4 }, { "label": "$2,000 and up", "count": 14, "pct": 10.3 } ], "decades": [ { "label": "1950s", "n": 12, "median": 936, "median_sqft": 0.98 }, { "label": "1960s", "n": 42, "median": 830, "median_sqft": 1.01 }, { "label": "1970s", "n": 6, "median": 715, "median_sqft": 0.8 }, { "label": "1980s", "n": 33, "median": 826, "median_sqft": 0.82 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 34, "median": 1428, "median_sqft": 0.96 }, { "label": "2010s", "n": 1, "median": 2662, "median_sqft": 1.07 }, { "label": "2020s", "n": 8, "median": 2130, "median_sqft": 1.61 } ], "bands": [ { "label": "Under $250K", "n": 28, "median": 638, "median_pct_price": 3.74 }, { "label": "$250K to $500K", "n": 58, "median": 854, "median_pct_price": 2.62 }, { "label": "$500K to $1M", "n": 34, "median": 1094, "median_pct_price": 2.0 }, { "label": "$1M and up", "n": 16, "median": 2132, "median_pct_price": 1.67 } ], "pre1995": { "n": 93, "median": 829 }, "post2005": { "n": 41, "median": 1750 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 77, "pct": 63.1 }, { "key": "Water", "label": "Water", "count": 70, "pct": 57.4 }, { "key": "Trash", "label": "Trash", "count": 65, "pct": 53.3 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 64, "pct": 52.5 }, { "key": "Pools", "label": "Pool", "count": 57, "pct": 46.7 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 52, "pct": 42.6 }, { "key": "Sewer", "label": "Sewer", "count": 52, "pct": 42.6 }, { "key": "Insurance", "label": "Building insurance", "count": 41, "pct": 33.6 }, { "key": "Security", "label": "Security", "count": 41, "pct": 33.6 }, { "key": "PestControl", "label": "Pest control", "count": 29, "pct": 23.8 }, { "key": "CableTv", "label": "Cable TV", "count": 27, "pct": 22.1 }, { "key": "HotWater", "label": "Hot water", "count": 27, "pct": 22.1 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 22, "pct": 18.0 }, { "key": "Roof", "label": "Roof", "count": 22, "pct": 18.0 } ], "includes_n": 122, "flags": { "sa_mentioned": { "count": 18, "pct": 13.2 }, "sa_none_or_paid": { "count": 10, "pct": 7.4 }, "sa_pending": { "count": 6, "pct": 4.4 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 3, "pct": 2.2 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 1, "pct": 0.7 }, "remarks_n": 136 }, "developments": [ { "name": "The Grandview Palace Cond", "master": null, "n": 32, "anecdotal": false, "median": 826, "median_sqft": 0.81, "year_built": 1987, "median_list_price": 464000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bayshore Yacht Tennis C", "master": null, "n": 18, "anecdotal": false, "median": 587, "median_sqft": 1.26, "year_built": 1963, "median_list_price": 217500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Kennedy House", "master": null, "n": 11, "anecdotal": false, "median": 975, "median_sqft": 1.03, "year_built": 1952, "median_list_price": 259000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Treasures On the Bay Ii C", "master": null, "n": 9, "anecdotal": true, "median": 830, "median_sqft": 1.01, "year_built": 1965, "median_list_price": 269000, "sa_mentioned": 6, "sa_pending": 2, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Eloquence On the Bay Cond", "master": null, "n": 8, "anecdotal": true, "median": 1977, "median_sqft": 1.36, "year_built": 2009, "median_list_price": 963888, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Island Place at North Bay", "master": "North Bay", "n": 7, "anecdotal": true, "median": 841, "median_sqft": 1.03, "year_built": 1966, "median_list_price": 232900, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "360 A", "master": null, "n": 5, "anecdotal": true, "median": 893, "median_sqft": 0.71, "year_built": 2007, "median_list_price": 565000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "North Bay Villas", "master": null, "n": 5, "anecdotal": true, "median": 685, "median_sqft": 0.8, "year_built": 1972, "median_list_price": 225000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Shoma Bay", "master": null, "n": 5, "anecdotal": true, "median": 1750, "median_sqft": 1.61, "year_built": 2028, "median_list_price": 1357000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 } ], "masters": [ { "name": "North Bay", "n": 7, "median": 841, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 866, "p25": 786, "p75": 1201, "n": 134, "median_sqft": 0.94, "sa_pending_pct": 4.5 }, { "date": "2026-09-07", "median": 871, "p25": 788, "p75": 1274, "n": 136, "median_sqft": 0.94, "sa_pending_pct": 4.4 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical North Bay Village condo for sale carries a $871-a-month association fee, 9% above the South Florida median", "29.4% of North Bay Village condos on the market ask $1,000 or more a month in fees; 5.9% stay under $500", "North Bay Village condos built since 2005 carry fees 111% higher than buildings from before 1995" ], "lede": "NORTH BAY VILLAGE, Fla., September 7, 2026 - The median monthly association fee across the 136 condominiums listed for sale in North Bay Village is $871, with half of the listings between $788 and $1,274 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 9% above the five-county South Florida median of $800, and ranks North Bay Village 27 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in North Bay Village carries a monthly association fee of $871, 9% above the five-county South Florida median of $800.\"", "\"29.4 percent of North Bay Village condos on the market ask $1,000 or more a month in association fees; only 5.9 percent stay under $500.\"", "\"In North Bay Village, a condo completed since 2005 carries a median fee of $1,750 a month, against $829 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in North Bay Village permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-north-bay-village/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, North Bay Village against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. North Bay Village median $871 a month, South Florida median $800; North Bay Village ranks 27 of 69 cities.", "title": "North Bay Village condo fees sit 9% above the South Florida median" }, { "caption": "Share of active North Bay Village condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 5.9% (8 listings); $500 to $750 15.4% (21 listings); $750 to $1,000 49.3% (67 listings); $1,000 to $1,500 11.8% (16 listings); $1,500 to $2,000 7.4% (10 listings); $2,000 and up 10.3% (14 listings).", "title": "49.3% of North Bay Village condos for sale carry a fee of $750 to $1,000 a month" }, { "caption": "Median monthly-equivalent association fee for active North Bay Village condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1950s $936 (12 listings); 1960s $830 (42 listings); 1970s too few (6 listings); 1980s $826 (33 listings); 2000s $1,428 (34 listings); 2010s too few (1 listings); 2020s too few (8 listings).", "title": "North Bay Village condos built since 2005 ask 111% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 140 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 140, "with_fee": 140, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 140, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 136, "retained_n": 136, "outliers_dropped": 4, "trim_applied": true, "cuts": { "active": 140, "cut_count": 59, "cut_pct": 42.1, "median_cut_pct": 5.4, "median_cut_dollars": 20000, "valid_price_count": 140, "missing_price_count": 0, "unchanged_count": 73, "raised_count": 8, "not_below_original_count": 81, "cut_pct_denominator": 140, "cut_sample_ok": true, "median_cut_n": 59 }, "trim_bounds": { "p1": 318.51, "p99": 3906.300000000011 }, "retained_small_sample": false, "retained_below_30": false, "median": 871, "p10": 568, "p25": 788, "p75": 1274, "p90": 1977, "min": 324, "max": 3400, "median_sqft": 0.94, "n_sqft": 136, "median_pct_price": 2.51, "n_pct_price": 136, "median_list_price": 425000, "median_year_built": 1987, "median_sqft_area": 1030, "over_1000": 40, "over_1000_pct": 29.4, "under_500": 8, "under_500_pct": 5.9, "hi_thr": 1000, "lo_thr": 500, "over_hi": 40, "over_hi_pct": 29.4, "under_lo": 8, "under_lo_pct": 5.9, "types": { "Condominium": { "count": 135, "pct": 99.3 }, "Townhouse": { "count": 1, "pct": 0.7 } }, "regime": { "COA": { "count": 110, "pct": 80.9 }, "not_recorded": { "count": 23, "pct": 16.9 }, "HOA": { "count": 3, "pct": 2.2 } }, "villa_median": null, "townhouse_median": 1300, "cadence": { "Monthly": { "count": 135, "pct": 99.3 }, "Quarterly": { "count": 1, "pct": 0.7 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 8, "pct": 5.9 }, { "label": "$500 to $750", "count": 21, "pct": 15.4 }, { "label": "$750 to $1,000", "count": 67, "pct": 49.3 }, { "label": "$1,000 to $1,500", "count": 16, "pct": 11.8 }, { "label": "$1,500 to $2,000", "count": 10, "pct": 7.4 }, { "label": "$2,000 and up", "count": 14, "pct": 10.3 } ], "decades": [ { "label": "1950s", "n": 12, "median": 936, "median_sqft": 0.98 }, { "label": "1960s", "n": 42, "median": 830, "median_sqft": 1.01 }, { "label": "1970s", "n": 6, "median": 715, "median_sqft": 0.8 }, { "label": "1980s", "n": 33, "median": 826, "median_sqft": 0.82 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 34, "median": 1428, "median_sqft": 0.96 }, { "label": "2010s", "n": 1, "median": 2662, "median_sqft": 1.07 }, { "label": "2020s", "n": 8, "median": 2130, "median_sqft": 1.61 } ], "bands": [ { "label": "Under $250K", "n": 28, "median": 638, "median_pct_price": 3.74 }, { "label": "$250K to $500K", "n": 58, "median": 854, "median_pct_price": 2.62 }, { "label": "$500K to $1M", "n": 34, "median": 1094, "median_pct_price": 2.0 }, { "label": "$1M and up", "n": 16, "median": 2132, "median_pct_price": 1.67 } ], "pre1995": { "n": 93, "median": 829 }, "post2005": { "n": 41, "median": 1750 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 77, "pct": 63.1 }, { "key": "Water", "label": "Water", "count": 70, "pct": 57.4 }, { "key": "Trash", "label": "Trash", "count": 65, "pct": 53.3 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 64, "pct": 52.5 }, { "key": "Pools", "label": "Pool", "count": 57, "pct": 46.7 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 52, "pct": 42.6 }, { "key": "Sewer", "label": "Sewer", "count": 52, "pct": 42.6 }, { "key": "Insurance", "label": "Building insurance", "count": 41, "pct": 33.6 }, { "key": "Security", "label": "Security", "count": 41, "pct": 33.6 }, { "key": "PestControl", "label": "Pest control", "count": 29, "pct": 23.8 }, { "key": "CableTv", "label": "Cable TV", "count": 27, "pct": 22.1 }, { "key": "HotWater", "label": "Hot water", "count": 27, "pct": 22.1 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 22, "pct": 18.0 }, { "key": "Roof", "label": "Roof", "count": 22, "pct": 18.0 } ], "includes_n": 122, "flags": { "sa_mentioned": { "count": 18, "pct": 13.2 }, "sa_none_or_paid": { "count": 10, "pct": 7.4 }, "sa_pending": { "count": 6, "pct": 4.4 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 3, "pct": 2.2 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 1, "pct": 0.7 }, "remarks_n": 136 }, "denominators": { "fee_percentages": 136, "fee_medians_percentiles": 136, "median_sqft": 136, "median_pct_price": 136, "includes_pct": 122, "flags_pct": 136, "cut_pct": 140 }, "developments": [ { "name": "The Grandview Palace Cond", "master": null, "n": 32, "anecdotal": false, "median": 826, "median_sqft": 0.81, "year_built": 1987, "median_list_price": 464000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bayshore Yacht Tennis C", "master": null, "n": 18, "anecdotal": false, "median": 587, "median_sqft": 1.26, "year_built": 1963, "median_list_price": 217500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Kennedy House", "master": null, "n": 11, "anecdotal": false, "median": 975, "median_sqft": 1.03, "year_built": 1952, "median_list_price": 259000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Treasures On the Bay Ii C", "master": null, "n": 9, "anecdotal": true, "median": 830, "median_sqft": 1.01, "year_built": 1965, "median_list_price": 269000, "sa_mentioned": 6, "sa_pending": 2, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Eloquence On the Bay Cond", "master": null, "n": 8, "anecdotal": true, "median": 1977, "median_sqft": 1.36, "year_built": 2009, "median_list_price": 963888, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Island Place at North Bay", "master": "North Bay", "n": 7, "anecdotal": true, "median": 841, "median_sqft": 1.03, "year_built": 1966, "median_list_price": 232900, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "360 A", "master": null, "n": 5, "anecdotal": true, "median": 893, "median_sqft": 0.71, "year_built": 2007, "median_list_price": 565000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "North Bay Villas", "master": null, "n": 5, "anecdotal": true, "median": 685, "median_sqft": 0.8, "year_built": 1972, "median_list_price": 225000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Shoma Bay", "master": null, "n": 5, "anecdotal": true, "median": 1750, "median_sqft": 1.61, "year_built": 2028, "median_list_price": 1357000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 } ], "masters": [ { "name": "North Bay", "n": 7, "median": 841, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 871, "p25": 788, "p75": 1274, "n": 136, "median_sqft": 0.94, "sa_pending_pct": 4.4 } ] }, "min_active": 30 }, "wording": { "headlines": [ "North Bay Village condo monthly association fees have a median of $871 in the retained usable-fee sample of 136 listings, 9% above the five-county median", "In North Bay Village's retained usable-fee sample (136 listings after exclusions and percentile trimming), 29.4% have monthly-equivalent fees of $1,000 or more and 5.9% are below $500", "North Bay Village condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=41) vs pre-1995 (n=93), monthly median 111% higher" ], "lede": "NORTH BAY VILLAGE, Fla., September 7, 2026 - Among 136 active condominium listings in North Bay Village retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $871, with the middle half between $788 and $1,274, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 140 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 9% above the separately trimmed five-county median of $800 and ranks 27th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in North Bay Village's retained usable-fee sample (n=136), after exclusions and percentile trimming, is $871, compared with $800 in the separately trimmed five-county sample.\"", "\"Among North Bay Village condos in the retained usable-fee sample (n=136) after exclusions and percentile trimming, 29.4 percent have listed monthly-equivalent fees of $1,000 or more and 5.9 percent are below $500.\"", "\"Among the retained usable-fee listings in North Bay Village with a recorded construction year, the median monthly-equivalent fee is $1,750 for a recorded year built of 2005 or later (41 listings) and $829 for those built before 1995 (93 listings).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is North Bay Village, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (140 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 136 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 140 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-bay-village/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-north-bay-village/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, North Bay Village and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. North Bay Village retained-sample median $871 a month (n=136); five-county median $800 (n=22,695, region-level trim).", "title": "North Bay Village condos, retained usable-fee sample (n=136): median $871/month, 9% above the five-county median of $800", "visible_labels": [ "$871", "136", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 136 active North Bay Village condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 5.9% (8 listings); $500 to $750 15.4% (21 listings); $750 to $1,000 49.3% (67 listings); $1,000 to $1,500 11.8% (16 listings); $1,500 to $2,000 7.4% (10 listings); $2,000 and up 10.3% (14 listings).", "title": "49.3% of North Bay Village's retained usable-fee sample (136 listings) falls in the $750 to $1,000 monthly band", "visible_labels": [ "0%", "0", "5.9%", "8", "15.4%", "21", "49.3%", "67", "11.8%", "16", "7.4%", "10", "10.3%", "14" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among North Bay Village condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=41; pre-1995 n=93.", "alt": "Column chart of median fee by recorded decade built: 1950s $936 (12 listings); 1960s $830 (42 listings); 1970s count only (6 listings); 1980s $826 (33 listings); 2000s $1,428 (34 listings); 2010s count only (1 listings); 2020s count only (8 listings). Recorded year built 2005 or later $1,750 (41 listings); before 1995 $829 (93 listings).", "title": "North Bay Village condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=41) vs pre-1995 (n=93), monthly median 111% higher", "visible_labels": [ "$936", "12", "$830", "42", "6", "$826", "33", "$1,428", "34", "1", "8", "$1,750", "41", "$829", "93" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 81, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 73, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 136, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 136, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 136, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 122, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 136, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 136, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 136, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 136, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 318.51, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 3906.300000000011, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. North Bay Village median $871 a month, South Florida median $800; North Bay Village ranks 27 of 69 cities.", "after": "Dot strip chart in five county lanes. North Bay Village retained-sample median $871 a month (n=136); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, North Bay Village against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, North Bay Village and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "North Bay Village condo fees sit 9% above the South Florida median", "after": "North Bay Village condos, retained usable-fee sample (n=136): median $871/month, 9% above the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$871", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "136", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 5.9% (8 listings); $500 to $750 15.4% (21 listings); $750 to $1,000 49.3% (67 listings); $1,000 to $1,500 11.8% (16 listings); $1,500 to $2,000 7.4% (10 listings); $2,000 and up 10.3% (14 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 5.9% (8 listings); $500 to $750 15.4% (21 listings); $750 to $1,000 49.3% (67 listings); $1,000 to $1,500 11.8% (16 listings); $1,500 to $2,000 7.4% (10 listings); $2,000 and up 10.3% (14 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active North Bay Village condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 136 active North Bay Village condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "49.3% of North Bay Village condos for sale carry a fee of $750 to $1,000 a month", "after": "49.3% of North Bay Village's retained usable-fee sample (136 listings) falls in the $750 to $1,000 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "7.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "10.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "5.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "15.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "49.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "67", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "11.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1950s $936 (12 listings); 1960s $830 (42 listings); 1970s too few (6 listings); 1980s $826 (33 listings); 2000s $1,428 (34 listings); 2010s too few (1 listings); 2020s too few (8 listings).", "after": "Column chart of median fee by recorded decade built: 1950s $936 (12 listings); 1960s $830 (42 listings); 1970s count only (6 listings); 1980s $826 (33 listings); 2000s $1,428 (34 listings); 2010s count only (1 listings); 2020s count only (8 listings). Recorded year built 2005 or later $1,750 (41 listings); before 1995 $829 (93 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active North Bay Village condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among North Bay Village condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=41; pre-1995 n=93.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "North Bay Village condos built since 2005 ask 111% more in fees than those built before 1995", "after": "North Bay Village condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=41) vs pre-1995 (n=93), monthly median 111% higher", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$936", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "$1,750", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "41", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "$829", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "93", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$830", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "42", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "$826", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "33", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "$1,428", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "34", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical North Bay Village condo for sale carries a $871-a-month association fee, 9% above the South Florida median", "after": "North Bay Village condo monthly association fees have a median of $871 in the retained usable-fee sample of 136 listings, 9% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "29.4% of North Bay Village condos on the market ask $1,000 or more a month in fees; 5.9% stay under $500", "after": "In North Bay Village's retained usable-fee sample (136 listings after exclusions and percentile trimming), 29.4% have monthly-equivalent fees of $1,000 or more and 5.9% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "North Bay Village condos built since 2005 carry fees 111% higher than buildings from before 1995", "after": "North Bay Village condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=41) vs pre-1995 (n=93), monthly median 111% higher", "before_present": true, "after_present": true }, { "field": "lede", "before": "NORTH BAY VILLAGE, Fla., September 7, 2026 - The median monthly association fee across the 136 condominiums listed for sale in North Bay Village is $871, with half of the listings between $788 and $1,274 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 9% above the five-county South Florida median of $800, and ranks North Bay Village 27 of 69 cities.", "after": "NORTH BAY VILLAGE, Fla., September 7, 2026 - Among 136 active condominium listings in North Bay Village retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $871, with the middle half between $788 and $1,274, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 140 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 9% above the separately trimmed five-county median of $800 and ranks 27th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in North Bay Village permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-north-bay-village/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is North Bay Village, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (140 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 136 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 140 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-bay-village/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-north-bay-village/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in North Bay Village carries a monthly association fee of $871, 9% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in North Bay Village's retained usable-fee sample (n=136), after exclusions and percentile trimming, is $871, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"29.4 percent of North Bay Village condos on the market ask $1,000 or more a month in association fees; only 5.9 percent stay under $500.\"", "after": "\"Among North Bay Village condos in the retained usable-fee sample (n=136) after exclusions and percentile trimming, 29.4 percent have listed monthly-equivalent fees of $1,000 or more and 5.9 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In North Bay Village, a condo completed since 2005 carries a median fee of $1,750 a month, against $829 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in North Bay Village with a recorded construction year, the median monthly-equivalent fee is $1,750 for a recorded year built of 2005 or later (41 listings) and $829 for those built before 1995 (93 listings).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "51356b2e8635b6dfd1311de3f29276914bf6955b4375cce8c3780d3885166ab5", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nNorth Bay Village condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical North Bay Village condo for sale carries a $871-a-month association fee, 9% above the South\nFlorida median\n29.4% of North Bay Village condos on the market ask $1,000 or more a month in fees; 5.9% stay under\n$500\nNorth Bay Village condos built since 2005 carry fees 111% higher than buildings from before 1995\nLEDE\nNORTH BAY VILLAGE, Fla., September 7, 2026 - The median monthly association fee across the 136\ncondominiums listed for sale in North Bay Village is $871, with half of the listings between $788 and $1,274 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 9% above the five-\ncounty South Florida median of $800, and ranks North Bay Village 27 of 69 cities.\nNUT GRAF\nPer square foot, the median North Bay Village condo fee is $0.94 a month on a median unit of 1,030 square\nfeet; at the median asking price of $425K, a year of fees equals 2.51% of the price. 29.4% of listings ask\n$1,000 or more a month and 5.9% under $500. 0% of listings report two association layers (a master and a\nsub-association); 0.7% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 13.2% of listings, describe one as pending or payable by the buyer on 4.4%,\nand mention a mandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of\n$1,750 against $829 for those completed before 1995.\nFACT BOX\nActive condominium listings, North Bay Village\n140 (136 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$871\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$788 to $1,274\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.94 (median unit 1,030 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n2.51% (asking $425K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n29.4% / 5.9%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n0.7%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n13.2% / 4.4%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; North Bay Village ranks 27 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$1,750 (41 listings) / $829 (93 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in North Bay Village carries a monthly association fee of $871,\n9% above the five-county South Florida median of $800.\"\n\"29.4 percent of North Bay Village condos on the market ask $1,000 or more a month in association fees;\nonly 5.9 percent stay under $500.\"\n\"In North Bay Village, a condo completed since 2005 carries a median fee of $1,750 a month, against $829\nfor a building completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, North Bay Village against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active North Bay Village condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active North Bay Village condominiums by decade the building was completed,\nSeptember 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in North Bay Village permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-north-bay-village/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "1b58960a9c7a00330df08f66a3927de26602d0f539698dc9262a5c12d5c41a0d", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nNorth Bay Village condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/north-bay-\nvillage/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nNorth Bay Village condo monthly association fees have a median of $871 in the retained usable-fee sample\nof 136 listings, 9% above the five-county median\nIn North Bay Village's retained usable-fee sample (136 listings after exclusions and percentile trimming),\n29.4% have monthly-equivalent fees of $1,000 or more and 5.9% are below $500\nNorth Bay Village condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=41) vs pre-1995 (n=93),\nmonthly median 111% higher\nLEDE\nNORTH BAY VILLAGE, Fla., September 7, 2026 - Among 136 active condominium listings in North Bay Village\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly association fee is $871, with the middle half between $788 and\n$1,274, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n140 active condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 9% above the separately trimmed five-county median of\n$800 and ranks 27th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median North Bay Village condo fee is $0.94 a month (136\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n2.51% of the listing's current asking price across 136 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 29.4% of the retained sample have fees of $1,000 or more a\nmonth and 5.9% are below $500. 0% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 0.7% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 13.2% of the retained sample, describe one as pending or payable by\nthe buyer on 4.4%, and mention a mandatory club or membership on 0%; 136 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. Among retained listings\nwith a recorded construction year, the median monthly-equivalent fee is $1,750 for a recorded year built of\n2005 or later (41 listings) and $829 for those built before 1995 (93 listings); construction year is a recorded\nfield and this comparison does not explain why fees differ. \nFACT BOX\nActive condominium listings, North Bay Village\n(before exclusions and trimming)\n140\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n140 / 136 (4 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$871\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$788 to $1,274\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.94 (136 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n2.51% (136 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n29.4% (40) / 5.9% (8) of 136\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n0.7%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n13.2% / 4.4%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); North Bay Village ranks\n27th among 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$1,750 (2005+ n=41) / $829 (pre-1995 n=93)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in North Bay Village's retained usable-fee sample (n=136),\nafter exclusions and percentile trimming, is $871, compared with $800 in the separately trimmed five-\ncounty sample.\"\n\"Among North Bay Village condos in the retained usable-fee sample (n=136) after exclusions and\npercentile trimming, 29.4 percent have listed monthly-equivalent fees of $1,000 or more and 5.9 percent\nare below $500.\"\n\"Among the retained usable-fee listings in North Bay Village with a recorded construction year, the median\nmonthly-equivalent fee is $1,750 for a recorded year built of 2005 or later (41 listings) and $829 for those\nbuilt before 1995 (93 listings).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, North Bay Village\nand the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. North Bay Village retained-sample median $871 a\nmonth (n=136); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 136 active North Bay Village condominium listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 5.9% (8 listings); $500 to $750 15.4% (21 listings); $750 to $1,000 49.3% (67 listings);\n$1,000 to $1,500 11.8% (16 listings); $1,500 to $2,000 7.4% (10 listings); $2,000 and up 10.3% (14 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among North Bay Village condominiums in the retained usable-\nfee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt\n2005+ n=41; pre-1995 n=93.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1950s $936 (12 listings); 1960s\n$830 (42 listings); 1970s count only (6 listings); 1980s $826 (33 listings); 2000s $1,428 (34 listings); 2010s\ncount only (1 listings); 2020s count only (8 listings). Recorded year built 2005 or later $1,750 (41 listings);\nbefore 1995 $829 (93 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is North Bay Village, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (140 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 136 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 140 active listings. Region and county comparisons are trimmed separately within their own samples\n(the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is\nnot a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet;\nannual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-\nlisting ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10\nlistings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples\nwith fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least\n30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-\ndollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written\npublic remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse,\nvilla or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal\ndescription is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums\nare reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical\nclassifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the\nMLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its\nindividual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may\nrequest the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records)\nfrom info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained\nlater same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files;\noriginal edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-\nbay-village/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-\nnorth-bay-village/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis\nof BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "83b4a3e40f72895f2b8e67e32f22ce4cdffe6a5c75b02c9a2d2a439fd7a5e1e3", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - NORTH BAY VILLAGE CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. North Bay Village condo monthly association fees have a median of $871 in the retained usable-fee sample of 136 listings, 9% above the five-county median\n2. In North Bay Village's retained usable-fee sample (136 listings after exclusions and percentile trimming), 29.4% have monthly-equivalent fees of $1,000 or more and 5.9% are below $500\n3. North Bay Village condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=41) vs pre-1995 (n=93), monthly median 111% higher\n\nLEDE\nNORTH BAY VILLAGE, Fla., September 7, 2026 - Among 136 active condominium listings in North Bay Village retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $871, with the middle half between $788 and $1,274, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 140 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 9% above the separately trimmed five-county median of $800 and ranks 27th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median North Bay Village condo fee is $0.94 a month (136 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.51% of the listing's current asking price across 136 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 29.4% of the retained sample have fees of $1,000 or more a month and 5.9% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 0.7% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 13.2% of the retained sample, describe one as pending or payable by the buyer on 4.4%, and mention a mandatory club or membership on 0%; 136 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $1,750 for a recorded year built of 2005 or later (41 listings) and $829 for those built before 1995 (93 listings); construction year is a recorded field and this comparison does not explain why fees differ. \n\nFACT BOX (exact figures)\n- Active condominium listings, North Bay Village (before exclusions and trimming): 140 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 140 / 136 (4 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $871 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $788 to $1,274 [September 7, 2026]\n- Median fee per square foot per month: $0.94 (136 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 2.51% (136 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 29.4% (40) / 5.9% (8) of 136 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 0.7% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 13.2% / 4.4% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); North Bay Village ranks 27th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $1,750 (2005+ n=41) / $829 (pre-1995 n=93) [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in North Bay Village's retained usable-fee sample (n=136), after exclusions and percentile trimming, is $871, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among North Bay Village condos in the retained usable-fee sample (n=136) after exclusions and percentile trimming, 29.4 percent have listed monthly-equivalent fees of $1,000 or more and 5.9 percent are below $500.\"\n- \"Among the retained usable-fee listings in North Bay Village with a recorded construction year, the median monthly-equivalent fee is $1,750 for a recorded year built of 2005 or later (41 listings) and $829 for those built before 1995 (93 listings).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- north-bay-village-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, North Bay Village and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. North Bay Village retained-sample median $871 a month (n=136); five-county median $800 (n=22,695, region-level trim).\n- north-bay-village-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 136 active North Bay Village condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 5.9% (8 listings); $500 to $750 15.4% (21 listings); $750 to $1,000 49.3% (67 listings); $1,000 to $1,500 11.8% (16 listings); $1,500 to $2,000 7.4% (10 listings); $2,000 and up 10.3% (14 listings).\n- north-bay-village-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among North Bay Village condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=41; pre-1995 n=93.\n Alt text: Column chart of median fee by recorded decade built: 1950s $936 (12 listings); 1960s $830 (42 listings); 1970s count only (6 listings); 1980s $826 (33 listings); 2000s $1,428 (34 listings); 2010s count only (1 listings); 2020s count only (8 listings). Recorded year built 2005 or later $1,750 (41 listings); before 1995 $829 (93 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is North Bay Village, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (140 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 136 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 140 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-bay-village/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-north-bay-village/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "north-lauderdale", "city": "North Lauderdale", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 52, "sample_ok": true, "small_sample": false, "pending": 18, "median_list_price": 450000.0, "cut_count": 24, "cut_pct": 46.2, "raised_count": 2, "median_cut_pct": 4.5, "median_cut_dollars": 24000.0, "cut_last30": 17, "cut_last30_pct": 32.7, "cut_last7": 5, "median_dom": 28.5, "median_cdom": 33.0, "relisted_count": 4, "relisted_pct": 7.7, "over90": 17, "over90_pct": 32.7, "over180": 7, "fresh_held": 22, "fresh_held_pct": 42.3, "stale_uncut": 4, "stale_uncut_pct": 7.7, "dom_buckets": [ { "label": "0-30", "count": 24, "pct": 46.2 }, { "label": "31-60", "count": 7, "pct": 13.5 }, { "label": "61-90", "count": 4, "pct": 7.7 }, { "label": "91-180", "count": 10, "pct": 19.2 }, { "label": "181+", "count": 7, "pct": 13.5 } ], "bands": [ { "label": "Under $500K", "active": 43, "cut": 21, "cut_pct": 48.8, "median_cdom": 33 }, { "label": "$500K to $1M", "active": 8, "cut": 2, "cut_pct": 25.0, "median_cdom": 55.0 }, { "label": "$1M to $2M", "active": 1, "cut": 1, "cut_pct": 100.0, "median_cdom": 139 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 10, "pending_cut_pct": 55.6, "pending_median_cut_pct": 6.2, "pending_median_cdom": 26.0, "tier": "h1", "series": [ { "date": "2026-09-05", "active": 51, "cut_pct": 45.1, "median_cdom": 33, "median_list_price": 450000.0 }, { "date": "2026-09-06", "active": 52, "cut_pct": 46.2, "median_cdom": 33.0, "median_list_price": 450000.0 }, { "date": "2026-09-07", "active": 52, "cut_pct": 46.2, "median_cdom": 33.0, "median_list_price": 450000.0 } ] }, "condos": { "active": 72, "sample_ok": true, "small_sample": false, "pending": 5, "median_list_price": 174500.0, "cut_count": 37, "cut_pct": 51.4, "raised_count": 0, "median_cut_pct": 6.1, "median_cut_dollars": 13000.0, "cut_last30": 13, "cut_last30_pct": 18.1, "cut_last7": 3, "median_dom": 120.0, "median_cdom": 131.0, "relisted_count": 4, "relisted_pct": 5.6, "over90": 41, "over90_pct": 56.9, "over180": 24, "fresh_held": 19, "fresh_held_pct": 26.4, "stale_uncut": 13, "stale_uncut_pct": 18.1, "dom_buckets": [ { "label": "0-30", "count": 16, "pct": 22.2 }, { "label": "31-60", "count": 7, "pct": 9.7 }, { "label": "61-90", "count": 8, "pct": 11.1 }, { "label": "91-180", "count": 17, "pct": 23.6 }, { "label": "181+", "count": 24, "pct": 33.3 } ], "bands": [ { "label": "Under $250K", "active": 65, "cut": 35, "cut_pct": 53.8, "median_cdom": 111 }, { "label": "$250K to $500K", "active": 7, "cut": 2, "cut_pct": 28.6, "median_cdom": 170 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 2, "pending_cut_pct": 40.0, "pending_median_cut_pct": 3.3, "pending_median_cdom": 52, "tier": "c1", "series": [ { "date": "2026-09-05", "active": 68, "cut_pct": 51.5, "median_cdom": 131.5, "median_list_price": 174500.0 }, { "date": "2026-09-06", "active": 69, "cut_pct": 50.7, "median_cdom": 133, "median_list_price": 169000.0 }, { "date": "2026-09-07", "active": 72, "cut_pct": 51.4, "median_cdom": 131.0, "median_list_price": 174500.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "46.2% of North Lauderdale houses for sale have cut their asking price, 51.4% of condos", "North Lauderdale sellers blink faster than the rest of Broward County as 32.7% of houses pass 90 days on the market", "Buying in North Lauderdale? Half houses have already come down once, by a median $24K" ], "lede": "NORTH LAUDERDALE, Fla., September 7, 2026 - 46.2% of the 52 single-family homes listed for sale in North Lauderdale have reduced their asking price at least once, by a median 4.5% (about $24K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 72 condominium listings, 51.4% have cut, by a median 6.1%.", "quotes": [ "\"46.2 percent of single-family homes for sale in North Lauderdale have reduced their asking price at least once, by a median $24K.\"", "\"Counting every relisting, the median North Lauderdale house for sale has been waiting 33 days, not the 28 the current listing shows.\"", "\"Of the North Lauderdale houses now under contract, 44.4 percent never reduced their asking price; the rest cut by a median 6.2 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in North Lauderdale and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 52 houses, 72 condominiums, 18 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-north-lauderdale/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, North Lauderdale versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. North Lauderdale houses 46.2%, Broward County houses 43.3%; North Lauderdale condominiums 51.4%, Broward County condominiums 45.0%.", "title": "North Lauderdale houses are cutting 2.9 points more often than Broward County" }, { "caption": "Active North Lauderdale listings by cumulative days on market, houses and condominiums, September 7, 2026. 32.7% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 46.2%, 31-60 days 13.5%, 61-90 days 7.7%, 91-180 days 19.2%, 181+ days 13.5%. Condominiums: 0-30 days 22.2%, 31-60 days 9.7%, 61-90 days 11.1%, 91-180 days 23.6%, 181+ days 33.3%.", "title": "32.7% of North Lauderdale houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active North Lauderdale houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 48.8% of 43; $500K to $1M too few to read of 8; $1M to $2M too few to read of 1; $2M to $5M too few to read of 0; $5M and up too few to read of 0.", "title": "Under $500K North Lauderdale houses have cut most often: 48.8% of 43" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 147 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 52, "sample_ok": true, "small_sample": false, "pending": 18, "median_list_price": 450000.0, "cut_count": 24, "cut_pct": 46.2, "raised_count": 2, "valid_price_count": 52, "missing_price_count": 0, "unchanged_count": 26, "not_below_original_count": 28, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 4.5, "median_cut_dollars": 24000.0, "cut_last30": 17, "cut_last30_pct": 32.7, "cut_last7": 5, "median_dom": 28.5, "median_cdom": 33.0, "dom_n": 52, "cdom_n": 52, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 52, "relisted_count": 4, "relisted_pct": 7.7, "over90": 17, "over90_pct": 32.7, "over180": 7, "fresh_held": 22, "fresh_held_pct": 42.3, "fresh_held_missing_cdom_count": 0, "stale_uncut": 4, "stale_uncut_pct": 7.7, "dom_buckets": [ { "label": "0-30", "count": 24, "pct": 46.2 }, { "label": "31-60", "count": 7, "pct": 13.5 }, { "label": "61-90", "count": 4, "pct": 7.7 }, { "label": "91-180", "count": 10, "pct": 19.2 }, { "label": "181+", "count": 7, "pct": 13.5 } ], "bands": [ { "label": "Under $500K", "active": 43, "cut": 21, "cut_pct": 48.8, "median_cdom": 33, "cut_pct_denominator": 43, "cdom_n": 43, "valid_price_count": 43 }, { "label": "$500K to $1M", "active": 8, "cut": 2, "cut_pct": 25.0, "median_cdom": 55.0, "cut_pct_denominator": 8, "cdom_n": 8, "valid_price_count": 8 }, { "label": "$1M to $2M", "active": 1, "cut": 1, "cut_pct": 100.0, "median_cdom": 139, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 10, "pending_cut_pct": 55.6, "pending_valid_price_count": 18, "pending_missing_price_count": 0, "pending_unchanged_count": 7, "pending_raised_count": 1, "pending_not_below_original_count": 8, "pending_sample_ok": false, "pending_cut_sample_ok": true, "pending_cdom_n": 18, "pending_dom_n": 18, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 6.2, "pending_median_cdom": 26.0, "denominators": { "cut_pct": 52, "cut_last30_pct": 52, "relisted_pct": 52, "fresh_held_pct": 52, "stale_uncut_pct": 52, "over90_pct": 52, "dom_bucket_pct": 52, "pending_cut_pct": 18, "median_dom": 52, "median_cdom": 52, "median_cut_pct": 24, "median_cut_dollars": 24, "pending_median_cut_pct": 10, "pending_median_cdom": 18 }, "county_counts": { "Broward": 52 }, "tier": "h1", "series": [ { "date": "2026-09-07", "active": 52, "cut_pct": 46.2, "median_cdom": 33.0, "median_list_price": 450000.0 } ] }, "condos": { "active": 72, "sample_ok": true, "small_sample": false, "pending": 5, "median_list_price": 174500.0, "cut_count": 37, "cut_pct": 51.4, "raised_count": 0, "valid_price_count": 72, "missing_price_count": 0, "unchanged_count": 35, "not_below_original_count": 35, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.1, "median_cut_dollars": 13000.0, "cut_last30": 13, "cut_last30_pct": 18.1, "cut_last7": 3, "median_dom": 120.0, "median_cdom": 131.0, "dom_n": 72, "cdom_n": 72, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 72, "relisted_count": 4, "relisted_pct": 5.6, "over90": 41, "over90_pct": 56.9, "over180": 24, "fresh_held": 19, "fresh_held_pct": 26.4, "fresh_held_missing_cdom_count": 0, "stale_uncut": 13, "stale_uncut_pct": 18.1, "dom_buckets": [ { "label": "0-30", "count": 16, "pct": 22.2 }, { "label": "31-60", "count": 7, "pct": 9.7 }, { "label": "61-90", "count": 8, "pct": 11.1 }, { "label": "91-180", "count": 17, "pct": 23.6 }, { "label": "181+", "count": 24, "pct": 33.3 } ], "bands": [ { "label": "Under $250K", "active": 65, "cut": 35, "cut_pct": 53.8, "median_cdom": 111, "cut_pct_denominator": 65, "cdom_n": 65, "valid_price_count": 65 }, { "label": "$250K to $500K", "active": 7, "cut": 2, "cut_pct": 28.6, "median_cdom": 170, "cut_pct_denominator": 7, "cdom_n": 7, "valid_price_count": 7 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 2, "pending_cut_pct": 40.0, "pending_valid_price_count": 5, "pending_missing_price_count": 0, "pending_unchanged_count": 3, "pending_raised_count": 0, "pending_not_below_original_count": 3, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 5, "pending_dom_n": 5, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 3.3, "pending_median_cdom": 52, "denominators": { "cut_pct": 72, "cut_last30_pct": 72, "relisted_pct": 72, "fresh_held_pct": 72, "stale_uncut_pct": 72, "over90_pct": 72, "dom_bucket_pct": 72, "pending_cut_pct": 5, "median_dom": 72, "median_cdom": 72, "median_cut_pct": 37, "median_cut_dollars": 37, "pending_median_cut_pct": 2, "pending_median_cdom": 5 }, "county_counts": { "Broward": 72 }, "tier": "c1", "series": [ { "date": "2026-09-07", "active": 72, "cut_pct": 51.4, "median_cdom": 131.0, "median_list_price": 174500.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "46.2% of North Lauderdale houses for sale are asking less than their original list price; 51.4% of condos", "Seller Blink Rate™ in North Lauderdale: 46.2% of houses list below original asking, against 43.3% across Broward County", "Buying in North Lauderdale? 24 of the 52 houses for sale are asking below their original price, by a median $24K" ], "lede": "NORTH LAUDERDALE, Fla., September 7, 2026 - 46.2% of the 52 single-family homes listed for sale in North Lauderdale (24 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 24 reduced listings, the median reduction is 4.5% (about $24K). Among the city's 72 condominium listings, 51.4% are asking below their original price, by a median 6.1%.", "quotes": [ "\"46.2 percent of single-family homes for sale in North Lauderdale have a current asking price below their original list price; among those 24 reduced listings the median reduction is $24K.\"", "\"Among active North Lauderdale houses, the median recorded CumulativeDaysOnMarket value is 33 days and the median recorded DaysOnMarket value is 28 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"18 North Lauderdale houses are under contract in this snapshot, 10 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is North Lauderdale, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (26 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 52 houses, 72 condominiums, 18 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-lauderdale/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-north-lauderdale/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, North Lauderdale versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. North Lauderdale houses 46.2%, Broward County houses 43.3%; North Lauderdale condominiums 51.4%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 46.2% of North Lauderdale houses for sale are asking below their original price, against 43.3% across Broward County", "visible_labels": [ "45%", "51.4%", "43.3%", "46.2%" ] }, { "caption": "Active North Lauderdale houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 32.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 46.2%, 31-60 days 13.5%, 61-90 days 7.7%, 91-180 days 19.2%, 181+ days 13.5%. Condominiums: 0-30 days 22.2%, 31-60 days 9.7%, 61-90 days 11.1%, 91-180 days 23.6%, 181+ days 33.3%.", "title": "32.7% of North Lauderdale houses for sale with a recorded cumulative-days value exceed 90 days; 56.9% of condos", "visible_labels": [ "46.2%", "22.2%", "13.5%", "9.7%", "7.7%", "11.1%", "19.2%", "23.6%", "13.5%", "33.3%", "32.7%" ] }, { "caption": "Share of active North Lauderdale houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 48.8% (21 of 43); $500K to $1M 8 listed, count only; $1M to $2M 1 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.", "title": "Under $500K North Lauderdale houses show the highest share asking below original: 48.8% of 43", "visible_labels": [ "0", "0", "1", "8", "48.8%", "21", "43" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 147, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 52, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. North Lauderdale houses 46.2%, Broward County houses 43.3%; North Lauderdale condominiums 51.4%, Broward County condominiums 45.0%.", "after": "Horizontal bar chart. North Lauderdale houses 46.2%, Broward County houses 43.3%; North Lauderdale condominiums 51.4%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, North Lauderdale versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, North Lauderdale versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "North Lauderdale houses are cutting 2.9 points more often than Broward County", "after": "Seller Blink Rate™: 46.2% of North Lauderdale houses for sale are asking below their original price, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "51.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "46.2%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 46.2%, 31-60 days 13.5%, 61-90 days 7.7%, 91-180 days 19.2%, 181+ days 13.5%. Condominiums: 0-30 days 22.2%, 31-60 days 9.7%, 61-90 days 11.1%, 91-180 days 23.6%, 181+ days 33.3%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 46.2%, 31-60 days 13.5%, 61-90 days 7.7%, 91-180 days 19.2%, 181+ days 13.5%. Condominiums: 0-30 days 22.2%, 31-60 days 9.7%, 61-90 days 11.1%, 91-180 days 23.6%, 181+ days 33.3%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active North Lauderdale listings by cumulative days on market, houses and condominiums, September 7, 2026. 32.7% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active North Lauderdale houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 32.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "32.7% of North Lauderdale houses for sale have waited more than 90 days, counting every relisting", "after": "32.7% of North Lauderdale houses for sale with a recorded cumulative-days value exceed 90 days; 56.9% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "46.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "32.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "22.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "13.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "9.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "7.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "11.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "19.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "23.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "13.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "33.3%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 48.8% of 43; $500K to $1M too few to read of 8; $1M to $2M too few to read of 1; $2M to $5M too few to read of 0; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 48.8% (21 of 43); $500K to $1M 8 listed, count only; $1M to $2M 1 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active North Lauderdale houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active North Lauderdale houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Under $500K North Lauderdale houses have cut most often: 48.8% of 43", "after": "Under $500K North Lauderdale houses show the highest share asking below original: 48.8% of 43", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "48.8%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "43", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "46.2% of North Lauderdale houses for sale have cut their asking price, 51.4% of condos", "after": "46.2% of North Lauderdale houses for sale are asking less than their original list price; 51.4% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "North Lauderdale sellers blink faster than the rest of Broward County as 32.7% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in North Lauderdale: 46.2% of houses list below original asking, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in North Lauderdale? Half houses have already come down once, by a median $24K", "after": "Buying in North Lauderdale? 24 of the 52 houses for sale are asking below their original price, by a median $24K", "before_present": true, "after_present": true }, { "field": "lede", "before": "NORTH LAUDERDALE, Fla., September 7, 2026 - 46.2% of the 52 single-family homes listed for sale in North Lauderdale have reduced their asking price at least once, by a median 4.5% (about $24K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 72 condominium listings, 51.4% have cut, by a median 6.1%.", "after": "NORTH LAUDERDALE, Fla., September 7, 2026 - 46.2% of the 52 single-family homes listed for sale in North Lauderdale (24 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 24 reduced listings, the median reduction is 4.5% (about $24K). Among the city's 72 condominium listings, 51.4% are asking below their original price, by a median 6.1%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in North Lauderdale and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 52 houses, 72 condominiums, 18 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-north-lauderdale/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is North Lauderdale, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (26 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 52 houses, 72 condominiums, 18 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-lauderdale/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-north-lauderdale/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"46.2 percent of single-family homes for sale in North Lauderdale have reduced their asking price at least once, by a median $24K.\"", "after": "\"46.2 percent of single-family homes for sale in North Lauderdale have a current asking price below their original list price; among those 24 reduced listings the median reduction is $24K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median North Lauderdale house for sale has been waiting 33 days, not the 28 the current listing shows.\"", "after": "\"Among active North Lauderdale houses, the median recorded CumulativeDaysOnMarket value is 33 days and the median recorded DaysOnMarket value is 28 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the North Lauderdale houses now under contract, 44.4 percent never reduced their asking price; the rest cut by a median 6.2 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"18 North Lauderdale houses are under contract in this snapshot, 10 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "37e75d8f2c66c09ac31737f1559ca1ab33f12cf38be602b2976c1aabf1d4a864", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nNorth Lauderdale price cuts and true days on market\nHEADLINE OPTIONS\n46.2% of North Lauderdale houses for sale have cut their asking price, 51.4% of condos\nNorth Lauderdale sellers blink faster than the rest of Broward County as 32.7% of houses pass 90 days on\nthe market\nBuying in North Lauderdale? Half houses have already come down once, by a median $24K\nLEDE\nNORTH LAUDERDALE, Fla., September 7, 2026 - 46.2% of the 52 single-family homes listed for sale in North\nLauderdale have reduced their asking price at least once, by a median 4.5% (about $24K), according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. Among the city's 72 condominium listings, 51.4% have\ncut, by a median 6.1%.\nNUT GRAF\nThe figures point to a market where 55.6% of houses reached a contract only after a price cut: of the 18 North\nLauderdale houses now under contract, 55.6% reduced before going under contract, with a median cut of 6.2%\nand a median 26 days to contract. Across Broward County the price-cut share is 43.3% for houses and 45.0%\nfor condominiums, so North Lauderdale houses are cutting 2.9 points more often than the county. Counting\nevery relisting, the median North Lauderdale house for sale has been on the market 33 days, against 28 on its\ncurrent listing; 7.7% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nNorth\nLauderdale\n52\nShare with at\nleast one price\nreduction,\nhouses\n46.2% (24 of 52)\nMedian\nreduction\nfrom original\nasking, houses\n4.5% (about $24K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings, North\nLauderdale\n72\nShare with at\nleast one price\nreduction,\ncondominiums\n51.4% (37 of 72)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n33 days (28 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n32.7% (17 of 52)\nHouses under\ncontract that\nreduced first\n55.6% of 18\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting faster than similar-priced cities; Condominiums: Cutting faster than similar-priced cities\nPeer group,\nhouses\n(median\nasking under\n$600K; peer\ncut share\n40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, Lauderhill, Port St Lucie, Greenacres, Florida City, West Park, M\nQUOTABLE DATA POINTS\n\"46.2 percent of single-family homes for sale in North Lauderdale have reduced their asking price at least\nonce, by a median $24K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median North Lauderdale house for sale has been waiting 33 days, not the\n28 the current listing shows.\"\n\"Of the North Lauderdale houses now under contract, 44.4 percent never reduced their asking price; the\nrest cut by a median 6.2 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, North Lauderdale versus Broward County, houses and condominiums,\nSeptember 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive North Lauderdale listings by cumulative days on market, houses and condominiums, September 7, 2026. 32.7% of houses have\npassed 90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active North Lauderdale houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in North Lauderdale and Broward County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 52 houses, 72 condominiums, 18 houses\nunder contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at\nhttps://www.pbprealestate.com/price-cuts-north-lauderdale/ . Conditions read: How the read works: each city is compared with its\npeer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer\nfigure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at\nleast 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting\nat peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is\nrelative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "847eab39b92f6117b4cb0fc885fb97d120da5bd7443e03461f992cf55e9df2ff", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nNorth Lauderdale asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/north-\nlauderdale/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n46.2% of North Lauderdale houses for sale are asking less than their original list price; 51.4% of condos\nSeller Blink Rate™ in North Lauderdale: 46.2% of houses list below original asking, against 43.3% across\nBroward County\nBuying in North Lauderdale? 24 of the 52 houses for sale are asking below their original price, by a median\n$24K\nLEDE\nNORTH LAUDERDALE, Fla., September 7, 2026 - 46.2% of the 52 single-family homes listed for sale in North\nLauderdale (24 listings) have a current asking price below their original list price, according to PBP Real Estate's\nanalysis of BeachesMLS listing data as of September 7, 2026. Among those 24 reduced listings, the median\nreduction is 4.5% (about $24K). Among the city's 72 condominium listings, 51.4% are asking below their\noriginal price, by a median 6.1%.\nNUT GRAF\nFor active North Lauderdale houses, the median recorded CumulativeDaysOnMarket value is 33 days and the\nmedian recorded DaysOnMarket value is 28 days, each calculated from non-missing values in that field (52 and\n52 listings). 7.7% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. 18 North Lauderdale houses are\nunder contract (Pending or Active Under Contract), 10 of them with a recorded asking price below original;\nfewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nprice. Across Broward County the shares asking below original are 43.3% for houses and 45% for\ncondominiums; North Lauderdale houses are 2.9 points above the county share.\nFACT BOX\nActive single-family listings, North\nLauderdale\n52\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n46.2% (24 of 52)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original, houses\n52 / 0; 26 / 2\nSeptember 7, 2026\nMedian reduction among the 24\nreduced houses\n4.5% (about $24K)\nSeptember 7, 2026\nActive condominium listings, North\nLauderdale\n72\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n51.4% (37 of 72)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n33 / 28 days (from 52 / 52 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90\ndays\n32.7% (17 of 52 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count only;\nfewer than 30)\n18, 10 asking below original\nSeptember 7, 2026\nBroward County share asking below\noriginal, houses / condominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed\nin method)\nHouses: Higher below-original share than peers;\nCondominiums: Higher below-original share than peers\nSeptember 7, 2026\nPeer group, houses (median asking\nunder $600K; peer share 40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes,\nLauderhill, Port St Lucie, Greenacres, Florida City, West Park,\nMargate, Sunrise, Lake Worth Beach, Miami Gardens,\nDeerfield Beach, Lantana, Coconut Creek, Boynton Beach,\nOakland Park\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"46.2 percent of single-family homes for sale in North Lauderdale have a current asking price below their\noriginal list price; among those 24 reduced listings the median reduction is $24K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"Among active North Lauderdale houses, the median recorded CumulativeDaysOnMarket value is 33 days\nand the median recorded DaysOnMarket value is 28 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"18 North Lauderdale houses are under contract in this snapshot, 10 of them with a recorded asking price\nbelow original; the group is too small to report a percentage. These asking-price fields do not disclose the\nagreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, North Lauderdale versus Broward\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nChart data (aggregate): Horizontal bar chart. North Lauderdale houses 46.2%, Broward County houses 43.3%;\nNorth Lauderdale condominiums 51.4%, Broward County condominiums 45%. Share of active listings asking\nbelow their original list price, September 7, 2026.\nActive North Lauderdale houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 32.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 46.2%, 31-60\ndays 13.5%, 61-90 days 7.7%, 91-180 days 19.2%, 181+ days 13.5%. Condominiums: 0-30 days 22.2%, 31-60\ndays 9.7%, 61-90 days 11.1%, 91-180 days 23.6%, 181+ days 33.3%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active North Lauderdale houses asking below their original list price, by current asking-price band, September 7, 2026. Bands\nwith 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 48.8% (21 of 43); $500K to $1M 8 listed, count only; $1M to $2M 1 listed, count only;\n$2M to $5M 0 listed, count only; $5M and up 0 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is North Lauderdale,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (26 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 52 houses,\n72 condominiums, 18 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-lauderdale/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-north-lauderdale/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "89a60bca61624bb177cab312a7593d1f3cd5ad6b5f6fb18f9431c0c4ce2c08d8", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - NORTH LAUDERDALE PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 46.2% of North Lauderdale houses for sale are asking less than their original list price; 51.4% of condos\n2. Seller Blink Rate™ in North Lauderdale: 46.2% of houses list below original asking, against 43.3% across Broward County\n3. Buying in North Lauderdale? 24 of the 52 houses for sale are asking below their original price, by a median $24K\n\nLEDE\nNORTH LAUDERDALE, Fla., September 7, 2026 - 46.2% of the 52 single-family homes listed for sale in North Lauderdale (24 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 24 reduced listings, the median reduction is 4.5% (about $24K). Among the city's 72 condominium listings, 51.4% are asking below their original price, by a median 6.1%.\n\nNUT GRAF\nFor active North Lauderdale houses, the median recorded CumulativeDaysOnMarket value is 33 days and the median recorded DaysOnMarket value is 28 days, each calculated from non-missing values in that field (52 and 52 listings). 7.7% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 18 North Lauderdale houses are under contract (Pending or Active Under Contract), 10 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; North Lauderdale houses are 2.9 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, North Lauderdale: 52 [September 7, 2026]\n- Share asking below original list price, houses: 46.2% (24 of 52) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 52 / 0; 26 / 2 [September 7, 2026]\n- Median reduction among the 24 reduced houses: 4.5% (about $24K) [September 7, 2026]\n- Active condominium listings, North Lauderdale: 72 [September 7, 2026]\n- Share asking below original list price, condominiums: 51.4% (37 of 72) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 33 / 28 days (from 52 / 52 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 32.7% (17 of 52 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 18, 10 asking below original [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Higher below-original share than peers; Condominiums: Higher below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking under $600K; peer share 40.7%): Tamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, Lauderhill, Port St Lucie, Greenacres, Florida City, West Park, Margate, Sunrise, Lake Worth Beach, Miami Gardens, Deerfield Beach, Lantana, Coconut Creek, Boynton Beach, Oakland Park [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"46.2 percent of single-family homes for sale in North Lauderdale have a current asking price below their original list price; among those 24 reduced listings the median reduction is $24K.\"\n- \"Among active North Lauderdale houses, the median recorded CumulativeDaysOnMarket value is 33 days and the median recorded DaysOnMarket value is 28 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"18 North Lauderdale houses are under contract in this snapshot, 10 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- north-lauderdale-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, North Lauderdale versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. North Lauderdale houses 46.2%, Broward County houses 43.3%; North Lauderdale condominiums 51.4%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.\n- north-lauderdale-true-days-on-market-r1-2026-09-07.png\n Caption: Active North Lauderdale houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 32.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 46.2%, 31-60 days 13.5%, 61-90 days 7.7%, 91-180 days 19.2%, 181+ days 13.5%. Condominiums: 0-30 days 22.2%, 31-60 days 9.7%, 61-90 days 11.1%, 91-180 days 23.6%, 181+ days 33.3%.\n- north-lauderdale-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active North Lauderdale houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 48.8% (21 of 43); $500K to $1M 8 listed, count only; $1M to $2M 1 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is North Lauderdale, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (26 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 52 houses, 72 condominiums, 18 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-lauderdale/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-north-lauderdale/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "north-lauderdale", "city": "North Lauderdale", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 72, "with_fee": 72, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 72, "cut_count": 37, "cut_pct": 51.4, "median_cut_pct": 6.1, "median_cut_dollars": 13000 }, "outliers_dropped": 1, "n": 71, "median": 684, "p10": 390, "p25": 510, "p75": 720, "p90": 750, "min": 307, "max": 823, "median_sqft": 0.59, "n_sqft": 71, "median_pct_price": 4.82, "median_list_price": 174000, "median_year_built": 1979, "median_sqft_area": 1035, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 18, "under_500_pct": 25.4, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 18, "under_lo_pct": 25.4, "types": { "Condominium": { "count": 68, "pct": 95.8 }, "Townhouse": { "count": 3, "pct": 4.2 } }, "regime": { "COA": { "count": 69, "pct": 97.2 }, "HOA": { "count": 1, "pct": 1.4 }, "not_recorded": { "count": 1, "pct": 1.4 } }, "villa_median": null, "townhouse_median": 525, "cadence": { "Monthly": { "count": 71, "pct": 100.0 } }, "stacked": { "count": 1, "pct": 1.4, "median_total": 704, "median_master": 125 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 18, "pct": 25.4 }, { "label": "$500 to $750", "count": 45, "pct": 63.4 }, { "label": "$750 to $1,000", "count": 8, "pct": 11.3 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 42, "median": 718, "median_sqft": 0.68 }, { "label": "1980s", "n": 20, "median": 684, "median_sqft": 0.48 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 9, "median": 415, "median_sqft": 0.41 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 64, "median": 684, "median_pct_price": 5.02 }, { "label": "$250K to $500K", "n": 7, "median": 593, "median_pct_price": 2.69 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 62, "median": 690 }, "post2005": { "n": 2, "median": 418 }, "includes": [ { "key": "Water", "label": "Water", "count": 41, "pct": 59.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 38, "pct": 55.1 }, { "key": "Sewer", "label": "Sewer", "count": 38, "pct": 55.1 }, { "key": "CommonAreas", "label": "Common areas", "count": 37, "pct": 53.6 }, { "key": "Trash", "label": "Trash", "count": 37, "pct": 53.6 }, { "key": "Roof", "label": "Roof", "count": 34, "pct": 49.3 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 33, "pct": 47.8 }, { "key": "Pools", "label": "Pool", "count": 30, "pct": 43.5 }, { "key": "Insurance", "label": "Building insurance", "count": 30, "pct": 43.5 }, { "key": "Security", "label": "Security", "count": 16, "pct": 23.2 }, { "key": "PestControl", "label": "Pest control", "count": 16, "pct": 23.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 15, "pct": 21.7 }, { "key": "CableTv", "label": "Cable TV", "count": 13, "pct": 18.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 11, "pct": 15.9 } ], "includes_n": 69, "flags": { "sa_mentioned": { "count": 7, "pct": 9.9 }, "sa_none_or_paid": { "count": 5, "pct": 7.0 }, "sa_pending": { "count": 2, "pct": 2.8 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 2, "pct": 2.8 }, "reserves": { "count": 1, "pct": 1.4 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 69 }, "developments": [ { "name": "Courtyards of Broward Cond", "master": null, "n": 21, "anecdotal": false, "median": 718, "median_sqft": 0.72, "year_built": 1979, "median_list_price": 139000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Belmont at North Lauderdale", "master": "North Lauderda", "n": 8, "anecdotal": true, "median": 420, "median_sqft": 0.41, "year_built": 2002, "median_list_price": 244500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oakbrook Iv V Vi Vii Cond", "master": null, "n": 5, "anecdotal": true, "median": 675, "median_sqft": 0.65, "year_built": 1977, "median_list_price": 90000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "North Lauderda", "n": 7, "median": 415, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Hamptons West", "n": 5, "median": 697, "enclaves": 2, "stacked_pct": 20.0 } ], "series": [ { "date": "2026-09-06", "median": 684, "p25": 493, "p75": 720, "n": 68, "median_sqft": 0.64, "sa_pending_pct": 2.9 }, { "date": "2026-09-07", "median": 684, "p25": 510, "p75": 720, "n": 71, "median_sqft": 0.59, "sa_pending_pct": 2.8 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical North Lauderdale condo for sale carries a $684-a-month association fee, 15% below the South Florida median", "0% of North Lauderdale condos on the market ask $1,000 or more a month in fees; 25.4% stay under $500", "North Lauderdale condo fees run $510 to $720 a month for the middle half of listings" ], "lede": "NORTH LAUDERDALE, Fla., September 7, 2026 - The median monthly association fee across the 71 condominiums listed for sale in North Lauderdale is $684, with half of the listings between $510 and $720 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 15% below the five-county South Florida median of $800, and ranks North Lauderdale 43 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in North Lauderdale carries a monthly association fee of $684, 15% below the five-county South Florida median of $800.\"", "\"0 percent of North Lauderdale condos on the market ask $1,000 or more a month in association fees; only 25.4 percent stay under $500.\"", "\"On the median North Lauderdale condo, a year of association fees equals 4.82 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in North Lauderdale permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-north-lauderdale/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, North Lauderdale against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. North Lauderdale median $684 a month, South Florida median $800; North Lauderdale ranks 43 of 69 cities.", "title": "North Lauderdale condo fees sit 15% below the South Florida median" }, { "caption": "Share of active North Lauderdale condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 25.4% (18 listings); $500 to $750 63.4% (45 listings); $750 to $1,000 11.3% (8 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "63.4% of North Lauderdale condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active North Lauderdale condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s $718 (42 listings); 1980s $684 (20 listings); 2000s too few (9 listings).", "title": "North Lauderdale condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 72 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 72, "with_fee": 72, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 72, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 71, "retained_n": 71, "outliers_dropped": 1, "trim_applied": true, "cuts": { "active": 72, "cut_count": 37, "cut_pct": 51.4, "median_cut_pct": 6.1, "median_cut_dollars": 13000, "valid_price_count": 72, "missing_price_count": 0, "unchanged_count": 35, "raised_count": 0, "not_below_original_count": 35, "cut_pct_denominator": 72, "cut_sample_ok": true, "median_cut_n": 37 }, "trim_bounds": { "p1": 270.17, "p99": 823.0 }, "retained_small_sample": false, "retained_below_30": false, "median": 684, "p10": 390, "p25": 510, "p75": 720, "p90": 750, "min": 307, "max": 823, "median_sqft": 0.59, "n_sqft": 71, "median_pct_price": 4.82, "n_pct_price": 71, "median_list_price": 174000, "median_year_built": 1979, "median_sqft_area": 1035, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 18, "under_500_pct": 25.4, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 18, "under_lo_pct": 25.4, "types": { "Condominium": { "count": 68, "pct": 95.8 }, "Townhouse": { "count": 3, "pct": 4.2 } }, "regime": { "COA": { "count": 69, "pct": 97.2 }, "HOA": { "count": 1, "pct": 1.4 }, "not_recorded": { "count": 1, "pct": 1.4 } }, "villa_median": null, "townhouse_median": 525, "cadence": { "Monthly": { "count": 71, "pct": 100.0 } }, "stacked": { "count": 1, "pct": 1.4, "median_total": 704, "median_master": 125 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 18, "pct": 25.4 }, { "label": "$500 to $750", "count": 45, "pct": 63.4 }, { "label": "$750 to $1,000", "count": 8, "pct": 11.3 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 42, "median": 718, "median_sqft": 0.68 }, { "label": "1980s", "n": 20, "median": 684, "median_sqft": 0.48 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 9, "median": 415, "median_sqft": 0.41 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 64, "median": 684, "median_pct_price": 5.02 }, { "label": "$250K to $500K", "n": 7, "median": 593, "median_pct_price": 2.69 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 62, "median": 690 }, "post2005": { "n": 2, "median": 418 }, "includes": [ { "key": "Water", "label": "Water", "count": 41, "pct": 59.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 38, "pct": 55.1 }, { "key": "Sewer", "label": "Sewer", "count": 38, "pct": 55.1 }, { "key": "CommonAreas", "label": "Common areas", "count": 37, "pct": 53.6 }, { "key": "Trash", "label": "Trash", "count": 37, "pct": 53.6 }, { "key": "Roof", "label": "Roof", "count": 34, "pct": 49.3 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 33, "pct": 47.8 }, { "key": "Pools", "label": "Pool", "count": 30, "pct": 43.5 }, { "key": "Insurance", "label": "Building insurance", "count": 30, "pct": 43.5 }, { "key": "Security", "label": "Security", "count": 16, "pct": 23.2 }, { "key": "PestControl", "label": "Pest control", "count": 16, "pct": 23.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 15, "pct": 21.7 }, { "key": "CableTv", "label": "Cable TV", "count": 13, "pct": 18.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 11, "pct": 15.9 } ], "includes_n": 69, "flags": { "sa_mentioned": { "count": 7, "pct": 9.9 }, "sa_none_or_paid": { "count": 5, "pct": 7.0 }, "sa_pending": { "count": 2, "pct": 2.8 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 2, "pct": 2.8 }, "reserves": { "count": 1, "pct": 1.4 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 69 }, "denominators": { "fee_percentages": 71, "fee_medians_percentiles": 71, "median_sqft": 71, "median_pct_price": 71, "includes_pct": 69, "flags_pct": 71, "cut_pct": 72 }, "developments": [ { "name": "Courtyards of Broward Cond", "master": null, "n": 21, "anecdotal": false, "median": 718, "median_sqft": 0.72, "year_built": 1979, "median_list_price": 139000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Belmont at North Lauderdale", "master": "North Lauderda", "n": 8, "anecdotal": true, "median": 420, "median_sqft": 0.41, "year_built": 2002, "median_list_price": 244500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oakbrook Iv V Vi Vii Cond", "master": null, "n": 5, "anecdotal": true, "median": 675, "median_sqft": 0.65, "year_built": 1977, "median_list_price": 90000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "North Lauderda", "n": 7, "median": 415, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Hamptons West", "n": 5, "median": 697, "enclaves": 2, "stacked_pct": 20.0 } ], "series": [ { "date": "2026-09-07", "median": 684, "p25": 510, "p75": 720, "n": 71, "median_sqft": 0.59, "sa_pending_pct": 2.8 } ] }, "min_active": 30 }, "wording": { "headlines": [ "North Lauderdale condo monthly association fees have a median of $684 in the retained usable-fee sample of 71 listings, 15% below the five-county median", "In North Lauderdale's retained usable-fee sample (71 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 25.4% are below $500", "North Lauderdale's retained usable-fee sample (n=71): reported monthly-equivalent association fees range from $510 to $720 at the 25th to 75th percentiles" ], "lede": "NORTH LAUDERDALE, Fla., September 7, 2026 - Among 71 active condominium listings in North Lauderdale retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $684, with the middle half between $510 and $720, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 72 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 15% below the separately trimmed five-county median of $800 and ranks 43rd among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in North Lauderdale's retained usable-fee sample (n=71), after exclusions and percentile trimming, is $684, compared with $800 in the separately trimmed five-county sample.\"", "\"Among North Lauderdale condos in the retained usable-fee sample (n=71) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 25.4 percent are below $500.\"", "\"Among 71 retained listings with a current asking price of at least $20,000 in North Lauderdale's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 4.82 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is North Lauderdale, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (72 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 71 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 72 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-lauderdale/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-north-lauderdale/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, North Lauderdale and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. North Lauderdale retained-sample median $684 a month (n=71); five-county median $800 (n=22,695, region-level trim).", "title": "North Lauderdale condos, retained usable-fee sample (n=71): median $684/month, 15% below the five-county median of $800", "visible_labels": [ "$684", "71", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 71 active North Lauderdale condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 25.4% (18 listings); $500 to $750 63.4% (45 listings); $750 to $1,000 11.3% (8 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "63.4% of North Lauderdale's retained usable-fee sample (71 listings) falls in the $500 to $750 monthly band", "visible_labels": [ "0%", "0", "25.4%", "18", "63.4%", "45", "11.3%", "8", "0%", "0", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among North Lauderdale condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1970s $718 (42 listings); 1980s $684 (20 listings); 2000s count only (9 listings).", "title": "North Lauderdale condo fees by recorded decade built, retained usable-fee sample (n=71)", "visible_labels": [ "$718", "42", "$684", "20", "9" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 270.17, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 823.0, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. North Lauderdale median $684 a month, South Florida median $800; North Lauderdale ranks 43 of 69 cities.", "after": "Dot strip chart in five county lanes. North Lauderdale retained-sample median $684 a month (n=71); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, North Lauderdale against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, North Lauderdale and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "North Lauderdale condo fees sit 15% below the South Florida median", "after": "North Lauderdale condos, retained usable-fee sample (n=71): median $684/month, 15% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$684", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "71", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 25.4% (18 listings); $500 to $750 63.4% (45 listings); $750 to $1,000 11.3% (8 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 25.4% (18 listings); $500 to $750 63.4% (45 listings); $750 to $1,000 11.3% (8 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active North Lauderdale condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 71 active North Lauderdale condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "63.4% of North Lauderdale condos for sale carry a fee of $500 to $750 a month", "after": "63.4% of North Lauderdale's retained usable-fee sample (71 listings) falls in the $500 to $750 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "25.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "18", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "63.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "45", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "11.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s $718 (42 listings); 1980s $684 (20 listings); 2000s too few (9 listings).", "after": "Column chart of median fee by recorded decade built: 1970s $718 (42 listings); 1980s $684 (20 listings); 2000s count only (9 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active North Lauderdale condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among North Lauderdale condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "North Lauderdale condo fees by decade the building was completed", "after": "North Lauderdale condo fees by recorded decade built, retained usable-fee sample (n=71)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$718", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "42", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$684", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical North Lauderdale condo for sale carries a $684-a-month association fee, 15% below the South Florida median", "after": "North Lauderdale condo monthly association fees have a median of $684 in the retained usable-fee sample of 71 listings, 15% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "0% of North Lauderdale condos on the market ask $1,000 or more a month in fees; 25.4% stay under $500", "after": "In North Lauderdale's retained usable-fee sample (71 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 25.4% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "North Lauderdale condo fees run $510 to $720 a month for the middle half of listings", "after": "North Lauderdale's retained usable-fee sample (n=71): reported monthly-equivalent association fees range from $510 to $720 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "NORTH LAUDERDALE, Fla., September 7, 2026 - The median monthly association fee across the 71 condominiums listed for sale in North Lauderdale is $684, with half of the listings between $510 and $720 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 15% below the five-county South Florida median of $800, and ranks North Lauderdale 43 of 69 cities.", "after": "NORTH LAUDERDALE, Fla., September 7, 2026 - Among 71 active condominium listings in North Lauderdale retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $684, with the middle half between $510 and $720, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 72 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 15% below the separately trimmed five-county median of $800 and ranks 43rd among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in North Lauderdale permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-north-lauderdale/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is North Lauderdale, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (72 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 71 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 72 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-lauderdale/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-north-lauderdale/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in North Lauderdale carries a monthly association fee of $684, 15% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in North Lauderdale's retained usable-fee sample (n=71), after exclusions and percentile trimming, is $684, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"0 percent of North Lauderdale condos on the market ask $1,000 or more a month in association fees; only 25.4 percent stay under $500.\"", "after": "\"Among North Lauderdale condos in the retained usable-fee sample (n=71) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 25.4 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median North Lauderdale condo, a year of association fees equals 4.82 percent of the asking price.\"", "after": "\"Among 71 retained listings with a current asking price of at least $20,000 in North Lauderdale's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 4.82 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "cd7a4c608cdea8b15c3a0423a0486cbacffa5b078ed232348f1b411dc3d5c425", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nNorth Lauderdale condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical North Lauderdale condo for sale carries a $684-a-month association fee, 15% below the South\nFlorida median\n0% of North Lauderdale condos on the market ask $1,000 or more a month in fees; 25.4% stay under $500\nNorth Lauderdale condo fees run $510 to $720 a month for the middle half of listings\nLEDE\nNORTH LAUDERDALE, Fla., September 7, 2026 - The median monthly association fee across the 71\ncondominiums listed for sale in North Lauderdale is $684, with half of the listings between $510 and $720 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 15% below the five-\ncounty South Florida median of $800, and ranks North Lauderdale 43 of 69 cities.\nNUT GRAF\nPer square foot, the median North Lauderdale condo fee is $0.59 a month on a median unit of 1,035 square\nfeet; at the median asking price of $174K, a year of fees equals 4.82% of the price. 0% of listings ask $1,000 or\nmore a month and 25.4% under $500. 1.4% of listings report two association layers (a master and a sub-\nassociation); 0% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a\nspecial assessment on 9.9% of listings, describe one as pending or payable by the buyer on 2.8%, and mention\na mandatory club or membership on 0%.\nFACT BOX\nActive condominium listings, North Lauderdale\n72 (71 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$684\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$510 to $720\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.59 (median unit 1,035 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n4.82% (asking $174K)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n0% / 25.4%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n1.4% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n9.9% / 2.8%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; North Lauderdale ranks 43 of 69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in North Lauderdale carries a monthly association fee of $684,\n15% below the five-county South Florida median of $800.\"\n\"0 percent of North Lauderdale condos on the market ask $1,000 or more a month in association fees;\nonly 25.4 percent stay under $500.\"\n\"On the median North Lauderdale condo, a year of association fees equals 4.82 percent of the asking\nprice.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, North Lauderdale against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active North Lauderdale condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nMedian monthly-equivalent association fee for active North Lauderdale condominiums by decade the building was completed,\nSeptember 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in North Lauderdale permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-north-lauderdale/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "756216e41d12176b7c9b30728d4007c601582bef01fbd54ff561bfd566969f82", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nNorth Lauderdale condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/north-\nlauderdale/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nNorth Lauderdale condo monthly association fees have a median of $684 in the retained usable-fee sample\nof 71 listings, 15% below the five-county median\nIn North Lauderdale's retained usable-fee sample (71 listings after exclusions and percentile trimming), 0%\nhave monthly-equivalent fees of $1,000 or more and 25.4% are below $500\nNorth Lauderdale's retained usable-fee sample (n=71): reported monthly-equivalent association fees range\nfrom $510 to $720 at the 25th to 75th percentiles\nLEDE\nNORTH LAUDERDALE, Fla., September 7, 2026 - Among 71 active condominium listings in North Lauderdale\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly association fee is $684, with the middle half between $510 and\n$720, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n72 active condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 15% below the separately trimmed five-county median\nof $800 and ranks 43rd among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median North Lauderdale condo fee is $0.59 a month (71\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n4.82% of the listing's current asking price across 71 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a\nmonth and 25.4% are below $500. 1.4% of the retained sample report two association layers (a master and a\nsub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 9.9% of the retained sample, describe one as pending or\npayable by the buyer on 2.8%, and mention a mandatory club or membership on 0%; 69 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association.\nFACT BOX\nActive condominium listings, North Lauderdale\n(before exclusions and trimming)\n72\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n72 / 71 (1 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$684\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$510 to $720\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.59 (71 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n4.82% (71 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n0% (0) / 25.4% (18) of 71\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n1.4% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n9.9% / 2.8%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); North Lauderdale ranks\n43rd among 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in North Lauderdale's retained usable-fee sample (n=71),\nafter exclusions and percentile trimming, is $684, compared with $800 in the separately trimmed five-\ncounty sample.\"\n\"Among North Lauderdale condos in the retained usable-fee sample (n=71) after exclusions and percentile\ntrimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 25.4 percent are below\n$500.\"\n\"Among 71 retained listings with a current asking price of at least $20,000 in North Lauderdale's usable-\nfee sample after exclusions and percentile trimming, a year of reported association fees equals a median\n4.82 percent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, North Lauderdale\nand the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. North Lauderdale retained-sample median $684 a\nmonth (n=71); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 71 active North Lauderdale condominium listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 25.4% (18 listings); $500 to $750 63.4% (45 listings); $750 to $1,000 11.3% (8 listings);\n$1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among North Lauderdale condominiums in the retained usable-\nfee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s $718 (42 listings); 1980s\n$684 (20 listings); 2000s count only (9 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is North Lauderdale, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (72 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 71 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 72 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a\nverified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings\nthrough the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate\nsource table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-lauderdale/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-north-lauderdale/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "01adc5314fabb97cbc9ace5cc9b78007943f2694fb0d91d4bf178753267bb4ce", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - NORTH LAUDERDALE CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. North Lauderdale condo monthly association fees have a median of $684 in the retained usable-fee sample of 71 listings, 15% below the five-county median\n2. In North Lauderdale's retained usable-fee sample (71 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 25.4% are below $500\n3. North Lauderdale's retained usable-fee sample (n=71): reported monthly-equivalent association fees range from $510 to $720 at the 25th to 75th percentiles\n\nLEDE\nNORTH LAUDERDALE, Fla., September 7, 2026 - Among 71 active condominium listings in North Lauderdale retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $684, with the middle half between $510 and $720, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 72 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 15% below the separately trimmed five-county median of $800 and ranks 43rd among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median North Lauderdale condo fee is $0.59 a month (71 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 4.82% of the listing's current asking price across 71 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a month and 25.4% are below $500. 1.4% of the retained sample report two association layers (a master and a sub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 9.9% of the retained sample, describe one as pending or payable by the buyer on 2.8%, and mention a mandatory club or membership on 0%; 69 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association.\n\nFACT BOX (exact figures)\n- Active condominium listings, North Lauderdale (before exclusions and trimming): 72 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 72 / 71 (1 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $684 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $510 to $720 [September 7, 2026]\n- Median fee per square foot per month: $0.59 (71 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 4.82% (71 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 0% (0) / 25.4% (18) of 71 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 1.4% (1) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 0% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 9.9% / 2.8% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); North Lauderdale ranks 43rd among 69 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in North Lauderdale's retained usable-fee sample (n=71), after exclusions and percentile trimming, is $684, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among North Lauderdale condos in the retained usable-fee sample (n=71) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 25.4 percent are below $500.\"\n- \"Among 71 retained listings with a current asking price of at least $20,000 in North Lauderdale's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 4.82 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- north-lauderdale-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, North Lauderdale and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. North Lauderdale retained-sample median $684 a month (n=71); five-county median $800 (n=22,695, region-level trim).\n- north-lauderdale-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 71 active North Lauderdale condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 25.4% (18 listings); $500 to $750 63.4% (45 listings); $750 to $1,000 11.3% (8 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\n- north-lauderdale-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among North Lauderdale condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1970s $718 (42 listings); 1980s $684 (20 listings); 2000s count only (9 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is North Lauderdale, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (72 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 71 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 72 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-lauderdale/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-north-lauderdale/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "north-lauderdale", "city": "North Lauderdale", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 38, "with_fee": 34, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 38, "cut_count": 17, "cut_pct": 44.7, "median_cut_pct": 5.5, "median_cut_dollars": 14001 }, "outliers_dropped": 1, "n": 33, "median": 280, "p10": 155, "p25": 220, "p75": 376, "p90": 480, "min": 145, "max": 480, "median_sqft": 0.22, "n_sqft": 33, "median_pct_price": 1.03, "median_list_price": 325000, "median_year_built": 1987, "median_sqft_area": 1332, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 33, "under_500_pct": 100.0, "hi_thr": 500, "lo_thr": 200, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 8, "under_lo_pct": 24.2, "types": { "Townhouse": { "count": 33, "pct": 100.0 } }, "regime": { "HOA": { "count": 22, "pct": 66.7 }, "not_recorded": { "count": 11, "pct": 33.3 } }, "villa_median": null, "townhouse_median": 280, "cadence": { "Monthly": { "count": 32, "pct": 97.0 }, "Annually": { "count": 1, "pct": 3.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 8, "pct": 24.2 }, { "label": "$200 to $300", "count": 12, "pct": 36.4 }, { "label": "$300 to $400", "count": 8, "pct": 24.2 }, { "label": "$400 to $600", "count": 5, "pct": 15.2 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 25, "median": 280, "median_sqft": 0.22 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 7, "median": 198, "median_sqft": 0.14 }, { "label": "2010s", "n": 1, "median": 340, "median_sqft": 0.25 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 4, "median": 433, "median_pct_price": 2.08 }, { "label": "$250K to $500K", "n": 29, "median": 260, "median_pct_price": 1.0 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 25, "median": 280 }, "post2005": { "n": 8, "median": 269 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 24, "pct": 77.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 17, "pct": 54.8 }, { "key": "Pools", "label": "Pool", "count": 11, "pct": 35.5 }, { "key": "Roof", "label": "Roof", "count": 10, "pct": 32.3 }, { "key": "Trash", "label": "Trash", "count": 10, "pct": 32.3 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 6, "pct": 19.4 }, { "key": "Insurance", "label": "Building insurance", "count": 6, "pct": 19.4 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 5, "pct": 16.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 4, "pct": 12.9 }, { "key": "Security", "label": "Security", "count": 2, "pct": 6.5 }, { "key": "CableTv", "label": "Cable TV", "count": 2, "pct": 6.5 }, { "key": "Water", "label": "Water", "count": 1, "pct": 3.2 }, { "key": "Sewer", "label": "Sewer", "count": 1, "pct": 3.2 }, { "key": "Internet", "label": "Internet", "count": 1, "pct": 3.2 } ], "includes_n": 31, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 33 }, "developments": [ { "name": "Rock Island Land Corp", "master": null, "n": 7, "anecdotal": true, "median": 280, "median_sqft": 0.24, "year_built": 1986, "median_list_price": 299990, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 280, "p25": 220, "p75": 376, "n": 33, "median_sqft": 0.22, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical North Lauderdale townhouse or villa for sale carries a $280-a-month homeowners association fee, 7% below the South Florida median", "0% of North Lauderdale townhouses and villas on the market ask $500 or more a month in fees; 24.2% stay under $200", "North Lauderdale HOA fees on townhouses and villas run $220 to $376 a month for the middle half of listings" ], "lede": "NORTH LAUDERDALE, Fla., September 7, 2026 - The median monthly homeowners association fee across the 33 townhouses and villas listed for sale in North Lauderdale is $280, with half of the listings between $220 and $376 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 7% below the five-county South Florida median of $300, and ranks North Lauderdale 24 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in North Lauderdale carries a monthly homeowners association fee of $280, 7% below the five-county South Florida median of $300.\"", "\"0 percent of North Lauderdale townhouses and villas on the market ask $500 or more a month in fees; 24.2 percent stay under $200.\"", "\"On the median North Lauderdale townhouse or villa, a year of homeowners association fees equals 1.03 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in North Lauderdale permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-north-lauderdale/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, North Lauderdale against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. North Lauderdale median $280 a month, South Florida median $300; North Lauderdale ranks 24 of 34 cities.", "title": "North Lauderdale HOA fees on townhouses and villas sit 7% below the South Florida median" }, { "caption": "Share of active North Lauderdale townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 24.2% (8 listings); $200 to $300 36.4% (12 listings); $300 to $400 24.2% (8 listings); $400 to $600 15.2% (5 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "title": "36.4% of North Lauderdale townhouses and villas for sale carry a fee of $200 to $300 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active North Lauderdale townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1980s $280 (25 listings); 2000s too few (7 listings); 2010s too few (1 listings).", "title": "North Lauderdale HOA fees on townhouses and villas by decade the home was completed" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 38 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 38, "with_fee": 34, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 34, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 4, "n": 33, "retained_n": 33, "outliers_dropped": 1, "trim_applied": true, "cuts": { "active": 38, "cut_count": 17, "cut_pct": 44.7, "median_cut_pct": 5.5, "median_cut_dollars": 14001, "valid_price_count": 38, "missing_price_count": 0, "unchanged_count": 20, "raised_count": 1, "not_below_original_count": 21, "cut_pct_denominator": 38, "cut_sample_ok": true, "median_cut_n": 17 }, "trim_bounds": { "p1": 134.95, "p99": 480.0 }, "retained_small_sample": true, "retained_below_30": false, "median": 280, "p10": 155, "p25": 220, "p75": 376, "p90": 480, "min": 145, "max": 480, "median_sqft": 0.22, "n_sqft": 33, "median_pct_price": 1.03, "n_pct_price": 33, "median_list_price": 325000, "median_year_built": 1987, "median_sqft_area": 1332, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 33, "under_500_pct": 100.0, "hi_thr": 500, "lo_thr": 200, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 8, "under_lo_pct": 24.2, "types": { "Townhouse": { "count": 33, "pct": 100.0 } }, "regime": { "HOA": { "count": 22, "pct": 66.7 }, "not_recorded": { "count": 11, "pct": 33.3 } }, "villa_median": null, "townhouse_median": 280, "cadence": { "Monthly": { "count": 32, "pct": 97.0 }, "Annually": { "count": 1, "pct": 3.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 8, "pct": 24.2 }, { "label": "$200 to $300", "count": 12, "pct": 36.4 }, { "label": "$300 to $400", "count": 8, "pct": 24.2 }, { "label": "$400 to $600", "count": 5, "pct": 15.2 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 25, "median": 280, "median_sqft": 0.22 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 7, "median": 198, "median_sqft": 0.14 }, { "label": "2010s", "n": 1, "median": 340, "median_sqft": 0.25 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 4, "median": 433, "median_pct_price": 2.08 }, { "label": "$250K to $500K", "n": 29, "median": 260, "median_pct_price": 1.0 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 25, "median": 280 }, "post2005": { "n": 8, "median": 269 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 24, "pct": 77.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 17, "pct": 54.8 }, { "key": "Pools", "label": "Pool", "count": 11, "pct": 35.5 }, { "key": "Roof", "label": "Roof", "count": 10, "pct": 32.3 }, { "key": "Trash", "label": "Trash", "count": 10, "pct": 32.3 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 6, "pct": 19.4 }, { "key": "Insurance", "label": "Building insurance", "count": 6, "pct": 19.4 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 5, "pct": 16.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 4, "pct": 12.9 }, { "key": "Security", "label": "Security", "count": 2, "pct": 6.5 }, { "key": "CableTv", "label": "Cable TV", "count": 2, "pct": 6.5 }, { "key": "Water", "label": "Water", "count": 1, "pct": 3.2 }, { "key": "Sewer", "label": "Sewer", "count": 1, "pct": 3.2 }, { "key": "Internet", "label": "Internet", "count": 1, "pct": 3.2 } ], "includes_n": 31, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 33 }, "denominators": { "fee_percentages": 33, "fee_medians_percentiles": 33, "median_sqft": 33, "median_pct_price": 33, "includes_pct": 31, "flags_pct": 33, "cut_pct": 38 }, "developments": [ { "name": "Rock Island Land Corp", "master": null, "n": 7, "anecdotal": true, "median": 280, "median_sqft": 0.24, "year_built": 1986, "median_list_price": 299990, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 280, "p25": 220, "p75": 376, "n": 33, "median_sqft": 0.22, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "North Lauderdale townhouse or villa monthly homeowners association fees have a median of $280 in the retained usable-fee sample of 33 listings, 7% below the five-county median. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.", "In North Lauderdale's retained usable-fee sample (33 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $500 or more and 24.2% are below $200. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.", "North Lauderdale's retained usable-fee sample (n=33): reported monthly-equivalent homeowners association fees range from $220 to $376 at the 25th to 75th percentiles. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures." ], "lede": "NORTH LAUDERDALE, Fla., September 7, 2026 - Among 33 active townhouse or villa listings in North Lauderdale retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $280, with the middle half between $220 and $376, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 38 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 7% below the separately trimmed five-county median of $300 and ranks 24th among 34 published city medians. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in North Lauderdale's retained usable-fee sample (n=33), after exclusions and percentile trimming, is $280, compared with $300 in the separately trimmed five-county sample. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.\"", "\"Among North Lauderdale townhouses and villas in the retained usable-fee sample (n=33) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $500 or more and 24.2 percent are below $200. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.\"", "\"Among 33 retained listings with a current asking price of at least $20,000 in North Lauderdale's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 1.03 percent of the current asking price (median of per-listing ratios). Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is North Lauderdale, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (34 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 33 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 38 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-lauderdale/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-north-lauderdale/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, North Lauderdale and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.", "alt": "Dot strip chart in five county lanes. North Lauderdale retained-sample median $280 a month (n=33); five-county median $300 (n=3,206, region-level trim). Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.", "title": "North Lauderdale townhouses and villas, retained usable-fee sample (n=33): median $280/month, 7% below the five-county median of $300. Small sample: 34 valid before trim; 33 retained.", "visible_labels": [ "$280", "33", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 33 active North Lauderdale townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 24.2% (8 listings); $200 to $300 36.4% (12 listings); $300 to $400 24.2% (8 listings); $400 to $600 15.2% (5 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings). Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.", "title": "36.4% of North Lauderdale's retained usable-fee sample (33 listings) falls in the $200 to $300 monthly band. Small sample: 34 valid before trim; 33 retained.", "visible_labels": [ "0%", "0", "24.2%", "8", "36.4%", "12", "24.2%", "8", "15.2%", "5", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among North Lauderdale townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.", "alt": "Column chart of median fee by recorded decade built: 1980s $280 (25 listings); 2000s count only (7 listings); 2010s count only (1 listings). Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.", "title": "North Lauderdale HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=33). Small sample: 34 valid before trim; 33 retained.", "visible_labels": [ "$280", "25", "7", "1" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 134.95, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 480.0, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. North Lauderdale median $280 a month, South Florida median $300; North Lauderdale ranks 24 of 34 cities.", "after": "Dot strip chart in five county lanes. North Lauderdale retained-sample median $280 a month (n=33); five-county median $300 (n=3,206, region-level trim). Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, North Lauderdale against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, North Lauderdale and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "North Lauderdale HOA fees on townhouses and villas sit 7% below the South Florida median", "after": "North Lauderdale townhouses and villas, retained usable-fee sample (n=33): median $280/month, 7% below the five-county median of $300. Small sample: 34 valid before trim; 33 retained.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$280", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "33", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 24.2% (8 listings); $200 to $300 36.4% (12 listings); $300 to $400 24.2% (8 listings); $400 to $600 15.2% (5 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 24.2% (8 listings); $200 to $300 36.4% (12 listings); $300 to $400 24.2% (8 listings); $400 to $600 15.2% (5 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings). Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active North Lauderdale townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 33 active North Lauderdale townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "36.4% of North Lauderdale townhouses and villas for sale carry a fee of $200 to $300 a month", "after": "36.4% of North Lauderdale's retained usable-fee sample (33 listings) falls in the $200 to $300 monthly band. Small sample: 34 valid before trim; 33 retained.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "24.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "36.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "24.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "15.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1980s $280 (25 listings); 2000s too few (7 listings); 2010s too few (1 listings).", "after": "Column chart of median fee by recorded decade built: 1980s $280 (25 listings); 2000s count only (7 listings); 2010s count only (1 listings). Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active North Lauderdale townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among North Lauderdale townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "North Lauderdale HOA fees on townhouses and villas by decade the home was completed", "after": "North Lauderdale HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=33). Small sample: 34 valid before trim; 33 retained.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$280", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "25", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical North Lauderdale townhouse or villa for sale carries a $280-a-month homeowners association fee, 7% below the South Florida median", "after": "North Lauderdale townhouse or villa monthly homeowners association fees have a median of $280 in the retained usable-fee sample of 33 listings, 7% below the five-county median. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "0% of North Lauderdale townhouses and villas on the market ask $500 or more a month in fees; 24.2% stay under $200", "after": "In North Lauderdale's retained usable-fee sample (33 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $500 or more and 24.2% are below $200. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "North Lauderdale HOA fees on townhouses and villas run $220 to $376 a month for the middle half of listings", "after": "North Lauderdale's retained usable-fee sample (n=33): reported monthly-equivalent homeowners association fees range from $220 to $376 at the 25th to 75th percentiles. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "lede", "before": "NORTH LAUDERDALE, Fla., September 7, 2026 - The median monthly homeowners association fee across the 33 townhouses and villas listed for sale in North Lauderdale is $280, with half of the listings between $220 and $376 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 7% below the five-county South Florida median of $300, and ranks North Lauderdale 24 of 34 cities.", "after": "NORTH LAUDERDALE, Fla., September 7, 2026 - Among 33 active townhouse or villa listings in North Lauderdale retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $280, with the middle half between $220 and $376, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 38 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 7% below the separately trimmed five-county median of $300 and ranks 24th among 34 published city medians. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in North Lauderdale permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-north-lauderdale/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is North Lauderdale, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (34 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 33 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 38 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-lauderdale/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-north-lauderdale/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in North Lauderdale carries a monthly homeowners association fee of $280, 7% below the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in North Lauderdale's retained usable-fee sample (n=33), after exclusions and percentile trimming, is $280, compared with $300 in the separately trimmed five-county sample. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"0 percent of North Lauderdale townhouses and villas on the market ask $500 or more a month in fees; 24.2 percent stay under $200.\"", "after": "\"Among North Lauderdale townhouses and villas in the retained usable-fee sample (n=33) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $500 or more and 24.2 percent are below $200. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median North Lauderdale townhouse or villa, a year of homeowners association fees equals 1.03 percent of the asking price.\"", "after": "\"Among 33 retained listings with a current asking price of at least $20,000 in North Lauderdale's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 1.03 percent of the current asking price (median of per-listing ratios). Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "4d04ecbf74c6b0306c39a1139d3e790d39000b2cae53921f35ddbd99affa0891", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nNorth Lauderdale HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical North Lauderdale townhouse or villa for sale carries a $280-a-month homeowners association\nfee, 7% below the South Florida median\n0% of North Lauderdale townhouses and villas on the market ask $500 or more a month in fees; 24.2% stay\nunder $200\nNorth Lauderdale HOA fees on townhouses and villas run $220 to $376 a month for the middle half of\nlistings\nLEDE\nNORTH LAUDERDALE, Fla., September 7, 2026 - The median monthly homeowners association fee across the\n33 townhouses and villas listed for sale in North Lauderdale is $280, with half of the listings between $220\nand $376 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 7%\nbelow the five-county South Florida median of $300, and ranks North Lauderdale 24 of 34 cities.\nNUT GRAF\nPer square foot, the median North Lauderdale townhouse or villa fee is $0.22 a month on a median home of\n1,332 square feet; at the median asking price of $325K, a year of fees equals 1.03% of the price. 0% of listings\nask $500 or more a month and 24.2% under $200. 0% of listings report two association layers (a master and a\nsub-association); 0% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 0% of listings, describe one as pending or payable by the buyer on 0%, and\nmention a mandatory club or membership on 0%.\nFACT BOX\nActive townhouse or villa listings, North Lauderdale\n38 (33 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$280\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$220 to $376\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.22 (median home 1,332 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n1.03% (asking $325K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $500 or more a month / under $200\n0% / 24.2%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; North Lauderdale ranks 24 of 34\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in North Lauderdale carries a monthly homeowners\nassociation fee of $280, 7% below the five-county South Florida median of $300.\"\n\"0 percent of North Lauderdale townhouses and villas on the market ask $500 or more a month in fees;\n24.2 percent stay under $200.\"\n\"On the median North Lauderdale townhouse or villa, a year of homeowners association fees equals 1.03\npercent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, North Lauderdale against every South Florida city with 30 or more active townhouse or\nvilla listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active North Lauderdale townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active North Lauderdale townhouses and villas by decade the home was\ncompleted, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in North Lauderdale permitted for internet display in PBP\nReal Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026.\nFees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-north-\nlauderdale/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy\nand may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing\nOpportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "7b793606e39b363ae10db048f77aafa3445eae9db4e373955be05c305a71f427", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nNorth Lauderdale HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/north-\nlauderdale/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nNorth Lauderdale townhouse or villa monthly homeowners association fees have a median of $280 in the\nretained usable-fee sample of 33 listings, 7% below the five-county median. Small sample: 34 valid before\ntrimming; 33 retained. A few listings can materially change these figures.\nIn North Lauderdale's retained usable-fee sample (33 listings after exclusions and percentile trimming), 0%\nhave monthly-equivalent fees of $500 or more and 24.2% are below $200. Small sample: 34 valid before\ntrimming; 33 retained. A few listings can materially change these figures.\nNorth Lauderdale's retained usable-fee sample (n=33): reported monthly-equivalent homeowners\nassociation fees range from $220 to $376 at the 25th to 75th percentiles. Small sample: 34 valid before\ntrimming; 33 retained. A few listings can materially change these figures.\nLEDE\nNORTH LAUDERDALE, Fla., September 7, 2026 - Among 33 active townhouse or villa listings in North\nLauderdale retained after excluding unusable-fee records and trimming monthly-equivalent fees below the\ncity's 1st or above its 99th percentile, the median monthly homeowners association fee is $280, with the\nmiddle half between $220 and $376, according to PBP Real Estate's analysis of BeachesMLS listing data as of\nSeptember 7, 2026. There are 38 active townhouse or villa listings before those exclusions and trimming; the\nfee statistics describe the retained sample, not every property for sale. The city median is 7% below the\nseparately trimmed five-county median of $300 and ranks 24th among 34 published city medians. Small\nsample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median North Lauderdale townhouse or villa fee is $0.22 a\nmonth (33 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals\na median 1.03% of the listing's current asking price across 33 retained listings with a current asking price of at\nleast $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $500 or more a\nmonth and 24.2% are below $200. 0% of the retained sample report two association layers (a master and a\nsub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable\nby the buyer on 0%, and mention a mandatory club or membership on 0%; 33 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. Small sample: 34 valid\nbefore trimming; 33 retained. A few listings can materially change these figures.\nFACT BOX\nActive townhouse or villa listings, North\nLauderdale (before exclusions and trimming)\n38\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n34 / 33 (1 trimmed; 0 fee without billing frequency\nexcluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$280\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$220 to $376\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.22 (33 retained listings with recorded living area\nof at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n1.03% (33 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n0% (0) / 24.2% (8) of 33\nSeptember 7, 2026\nTwo association layers reported (master +\nsub), retained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly),\nretained sample\n0%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); North Lauderdale ranks 24th\namong 34 published city medians\nSeptember 7, 2026\nSmall retained fee sample — interpretation\ncaution\nSmall sample: 34 valid before trimming; 33 retained.\nA few listings can materially change these figures.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in North Lauderdale's retained usable-fee\nsample (n=33), after exclusions and percentile trimming, is $280, compared with $300 in the separately\ntrimmed five-county sample. Small sample: 34 valid before trimming; 33 retained. A few listings can\nmaterially change these figures.\"\n\"Among North Lauderdale townhouses and villas in the retained usable-fee sample (n=33) after exclusions\nand percentile trimming, 0 percent have listed monthly-equivalent fees of $500 or more and 24.2 percent\nare below $200. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change\nthese figures.\"\n\"Among 33 retained listings with a current asking price of at least $20,000 in North Lauderdale's usable-\nfee sample after exclusions and percentile trimming, a year of reported homeowners association fees\nequals a median 1.03 percent of the current asking price (median of per-listing ratios). Small sample: 34\nvalid before trimming; 33 retained. A few listings can materially change these figures.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nNorth Lauderdale and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the\nfive-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings\nwith a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nSmall sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.\nChart data (aggregate): Dot strip chart in five county lanes. North Lauderdale retained-sample median $280 a\nmonth (n=33); five-county median $300 (n=3,206, region-level trim). Small sample: 34 valid before trimming;\n33 retained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 33 active North Lauderdale townhouse or villa listings retained after\nunusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all\nactive listings. Source: BeachesMLS via PBP Real Estate. Small sample: 34 valid before trimming; 33 retained. A few listings can materially\nchange these figures.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 0% (0\nlistings); $100 to $200 24.2% (8 listings); $200 to $300 36.4% (12 listings); $300 to $400 24.2% (8 listings);\n$400 to $600 15.2% (5 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings). Small sample: 34\nvalid before trimming; 33 retained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among North Lauderdale townhouses and villas in\nthe retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with\na recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small\nsample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1980s $280 (25 listings); 2000s\ncount only (7 listings); 2010s count only (1 listings). Small sample: 34 valid before trimming; 33 retained. A few\nlistings can materially change these figures.\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is North Lauderdale, permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (34 here). Fees below the 1st or above the 99th\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npercentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 33 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 38 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes\ntogether after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific\nassociation's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as\nthe brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable\nbut not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/north-lauderdale/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/hoa-fees-north-lauderdale/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "2e1c69ab933efbe80e9ce41c09a7a999b4d460f4c83d8479a56e3bda47a68db6", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - NORTH LAUDERDALE HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. North Lauderdale townhouse or villa monthly homeowners association fees have a median of $280 in the retained usable-fee sample of 33 listings, 7% below the five-county median. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.\n2. In North Lauderdale's retained usable-fee sample (33 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $500 or more and 24.2% are below $200. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.\n3. North Lauderdale's retained usable-fee sample (n=33): reported monthly-equivalent homeowners association fees range from $220 to $376 at the 25th to 75th percentiles. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.\n\nLEDE\nNORTH LAUDERDALE, Fla., September 7, 2026 - Among 33 active townhouse or villa listings in North Lauderdale retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $280, with the middle half between $220 and $376, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 38 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 7% below the separately trimmed five-county median of $300 and ranks 24th among 34 published city medians. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median North Lauderdale townhouse or villa fee is $0.22 a month (33 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.03% of the listing's current asking price across 33 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $500 or more a month and 24.2% are below $200. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 33 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, North Lauderdale (before exclusions and trimming): 38 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 34 / 33 (1 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $280 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $220 to $376 [September 7, 2026]\n- Median fee per square foot per month: $0.22 (33 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 1.03% (33 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 0% (0) / 24.2% (8) of 33 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 0% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 0% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); North Lauderdale ranks 24th among 34 published city medians [September 7, 2026]\n- Small retained fee sample — interpretation caution: Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in North Lauderdale's retained usable-fee sample (n=33), after exclusions and percentile trimming, is $280, compared with $300 in the separately trimmed five-county sample. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.\"\n- \"Among North Lauderdale townhouses and villas in the retained usable-fee sample (n=33) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $500 or more and 24.2 percent are below $200. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.\"\n- \"Among 33 retained listings with a current asking price of at least $20,000 in North Lauderdale's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 1.03 percent of the current asking price (median of per-listing ratios). Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- north-lauderdale-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, North Lauderdale and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.\n Alt text: Dot strip chart in five county lanes. North Lauderdale retained-sample median $280 a month (n=33); five-county median $300 (n=3,206, region-level trim). Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.\n- north-lauderdale-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 33 active North Lauderdale townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 24.2% (8 listings); $200 to $300 36.4% (12 listings); $300 to $400 24.2% (8 listings); $400 to $600 15.2% (5 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings). Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.\n- north-lauderdale-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among North Lauderdale townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.\n Alt text: Column chart of median fee by recorded decade built: 1980s $280 (25 listings); 2000s count only (7 listings); 2010s count only (1 listings). Small sample: 34 valid before trimming; 33 retained. A few listings can materially change these figures.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is North Lauderdale, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (34 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 33 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 38 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-lauderdale/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-north-lauderdale/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "north-miami", "city": "North Miami", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "segments": { "houses": { "active": 124, "sample_ok": true, "small_sample": false, "pending": 35, "median_list_price": 752499.5, "cut_count": 54, "cut_pct": 43.5, "raised_count": 8, "median_cut_pct": 3.9, "median_cut_dollars": 40000.0, "cut_last30": 24, "cut_last30_pct": 19.4, "cut_last7": 6, "median_dom": 67.5, "median_cdom": 67.5, "relisted_count": 0, "relisted_pct": 0.0, "over90": 50, "over90_pct": 40.3, "over180": 17, "fresh_held": 47, "fresh_held_pct": 37.9, "stale_uncut": 16, "stale_uncut_pct": 12.9, "dom_buckets": [ { "label": "0-30", "count": 44, "pct": 35.5 }, { "label": "31-60", "count": 15, "pct": 12.1 }, { "label": "61-90", "count": 15, "pct": 12.1 }, { "label": "91-180", "count": 33, "pct": 26.6 }, { "label": "181+", "count": 17, "pct": 13.7 } ], "bands": [ { "label": "Under $500K", "active": 21, "cut": 10, "cut_pct": 47.6, "median_cdom": 29 }, { "label": "$500K to $1M", "active": 58, "cut": 27, "cut_pct": 46.6, "median_cdom": 61.5 }, { "label": "$1M to $2M", "active": 10, "cut": 4, "cut_pct": 40.0, "median_cdom": 77.0 }, { "label": "$2M to $5M", "active": 28, "cut": 12, "cut_pct": 42.9, "median_cdom": 89.0 }, { "label": "$5M and up", "active": 7, "cut": 1, "cut_pct": 14.3, "median_cdom": 139 } ], "pending_cut_count": 15, "pending_cut_pct": 42.9, "pending_median_cut_pct": 6.2, "pending_median_cdom": 60, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 124, "cut_pct": 45.2, "median_cdom": 69.5, "median_list_price": 749499.5 }, { "date": "2026-09-06", "active": 123, "cut_pct": 44.7, "median_cdom": 70, "median_list_price": 749999.0 }, { "date": "2026-09-07", "active": 124, "cut_pct": 43.5, "median_cdom": 67.5, "median_list_price": 752499.5 } ] }, "condos": { "active": 241, "sample_ok": true, "small_sample": false, "pending": 22, "median_list_price": 224999.0, "cut_count": 97, "cut_pct": 40.2, "raised_count": 9, "median_cut_pct": 7.9, "median_cut_dollars": 20000.0, "cut_last30": 28, "cut_last30_pct": 11.6, "cut_last7": 5, "median_dom": 86, "median_cdom": 87, "relisted_count": 5, "relisted_pct": 2.1, "over90": 117, "over90_pct": 48.5, "over180": 65, "fresh_held": 84, "fresh_held_pct": 34.9, "stale_uncut": 48, "stale_uncut_pct": 19.9, "dom_buckets": [ { "label": "0-30", "count": 72, "pct": 29.9 }, { "label": "31-60", "count": 26, "pct": 10.8 }, { "label": "61-90", "count": 26, "pct": 10.8 }, { "label": "91-180", "count": 52, "pct": 21.6 }, { "label": "181+", "count": 65, "pct": 27.0 } ], "bands": [ { "label": "Under $250K", "active": 143, "cut": 62, "cut_pct": 43.4, "median_cdom": 108 }, { "label": "$250K to $500K", "active": 76, "cut": 30, "cut_pct": 39.5, "median_cdom": 81.5 }, { "label": "$500K to $1M", "active": 11, "cut": 5, "cut_pct": 45.5, "median_cdom": 52 }, { "label": "$1M and up", "active": 11, "cut": 0, "cut_pct": 0.0, "median_cdom": 11 } ], "pending_cut_count": 8, "pending_cut_pct": 36.4, "pending_median_cut_pct": 10.0, "pending_median_cdom": 62.5, "tier": "c2", "series": [ { "date": "2026-09-05", "active": 233, "cut_pct": 41.2, "median_cdom": 86, "median_list_price": 225000.0 }, { "date": "2026-09-06", "active": 234, "cut_pct": 41.0, "median_cdom": 87.0, "median_list_price": 225000.0 }, { "date": "2026-09-07", "active": 241, "cut_pct": 40.2, "median_cdom": 87, "median_list_price": 224999.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "43.5% of North Miami houses for sale have cut their asking price, 40.2% of condos", "North Miami sellers blink faster than the rest of Miami-Dade County as 40.3% of houses pass 90 days on the market", "Buying in North Miami? Two in five houses have already come down once, by a median $40K" ], "lede": "NORTH MIAMI, Fla., September 7, 2026 - 43.5% of the 124 single-family homes listed for sale in North Miami have reduced their asking price at least once, by a median 3.9% (about $40K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 241 condominium listings, 40.2% have cut, by a median 7.9%.", "quotes": [ "\"43.5 percent of single-family homes for sale in North Miami have reduced their asking price at least once, by a median $40K.\"", "\"Counting every relisting, the median North Miami house for sale has been waiting 68 days, not the 68 the current listing shows.\"", "\"Of the North Miami houses now under contract, 57.1 percent never reduced their asking price; the rest cut by a median 6.2 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in North Miami and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 124 houses, 241 condominiums, 35 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-north-miami/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, North Miami versus Miami-Dade County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. North Miami houses 43.5%, Miami-Dade County houses 37.6%; North Miami condominiums 40.2%, Miami-Dade County condominiums 37.4%.", "title": "North Miami houses are cutting 5.9 points more often than Miami-Dade County" }, { "caption": "Active North Miami listings by cumulative days on market, houses and condominiums, September 7, 2026. 40.3% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 35.5%, 31-60 days 12.1%, 61-90 days 12.1%, 91-180 days 26.6%, 181+ days 13.7%. Condominiums: 0-30 days 29.9%, 31-60 days 10.8%, 61-90 days 10.8%, 91-180 days 21.6%, 181+ days 27.0%.", "title": "40.3% of North Miami houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active North Miami houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 47.6% of 21; $500K to $1M 46.6% of 58; $1M to $2M 40.0% of 10; $2M to $5M 42.9% of 28; $5M and up too few to read of 7.", "title": "$500K to $1M North Miami houses have cut most often: 46.6% of 58" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 422 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 124, "sample_ok": true, "small_sample": false, "pending": 35, "median_list_price": 752499.5, "cut_count": 54, "cut_pct": 43.5, "raised_count": 8, "valid_price_count": 124, "missing_price_count": 0, "unchanged_count": 62, "not_below_original_count": 70, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 3.9, "median_cut_dollars": 40000.0, "cut_last30": 24, "cut_last30_pct": 19.4, "cut_last7": 6, "median_dom": 67.5, "median_cdom": 67.5, "dom_n": 124, "cdom_n": 124, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 124, "relisted_count": 0, "relisted_pct": 0.0, "over90": 50, "over90_pct": 40.3, "over180": 17, "fresh_held": 47, "fresh_held_pct": 37.9, "fresh_held_missing_cdom_count": 0, "stale_uncut": 16, "stale_uncut_pct": 12.9, "dom_buckets": [ { "label": "0-30", "count": 44, "pct": 35.5 }, { "label": "31-60", "count": 15, "pct": 12.1 }, { "label": "61-90", "count": 15, "pct": 12.1 }, { "label": "91-180", "count": 33, "pct": 26.6 }, { "label": "181+", "count": 17, "pct": 13.7 } ], "bands": [ { "label": "Under $500K", "active": 21, "cut": 10, "cut_pct": 47.6, "median_cdom": 29, "cut_pct_denominator": 21, "cdom_n": 21, "valid_price_count": 21 }, { "label": "$500K to $1M", "active": 58, "cut": 27, "cut_pct": 46.6, "median_cdom": 61.5, "cut_pct_denominator": 58, "cdom_n": 58, "valid_price_count": 58 }, { "label": "$1M to $2M", "active": 10, "cut": 4, "cut_pct": 40.0, "median_cdom": 77.0, "cut_pct_denominator": 10, "cdom_n": 10, "valid_price_count": 10 }, { "label": "$2M to $5M", "active": 28, "cut": 12, "cut_pct": 42.9, "median_cdom": 89.0, "cut_pct_denominator": 28, "cdom_n": 28, "valid_price_count": 28 }, { "label": "$5M and up", "active": 7, "cut": 1, "cut_pct": 14.3, "median_cdom": 139, "cut_pct_denominator": 7, "cdom_n": 7, "valid_price_count": 7 } ], "pending_cut_count": 15, "pending_cut_pct": 42.9, "pending_valid_price_count": 35, "pending_missing_price_count": 0, "pending_unchanged_count": 17, "pending_raised_count": 3, "pending_not_below_original_count": 20, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 35, "pending_dom_n": 35, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 6.2, "pending_median_cdom": 60, "denominators": { "cut_pct": 124, "cut_last30_pct": 124, "relisted_pct": 124, "fresh_held_pct": 124, "stale_uncut_pct": 124, "over90_pct": 124, "dom_bucket_pct": 124, "pending_cut_pct": 35, "median_dom": 124, "median_cdom": 124, "median_cut_pct": 54, "median_cut_dollars": 54, "pending_median_cut_pct": 15, "pending_median_cdom": 35 }, "county_counts": { "Miami-Dade": 124 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 124, "cut_pct": 43.5, "median_cdom": 67.5, "median_list_price": 752499.5 } ] }, "condos": { "active": 241, "sample_ok": true, "small_sample": false, "pending": 22, "median_list_price": 224999.0, "cut_count": 97, "cut_pct": 40.2, "raised_count": 9, "valid_price_count": 241, "missing_price_count": 0, "unchanged_count": 135, "not_below_original_count": 144, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 7.9, "median_cut_dollars": 20000.0, "cut_last30": 28, "cut_last30_pct": 11.6, "cut_last7": 5, "median_dom": 86, "median_cdom": 87, "dom_n": 241, "cdom_n": 241, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 241, "relisted_count": 5, "relisted_pct": 2.1, "over90": 117, "over90_pct": 48.5, "over180": 65, "fresh_held": 84, "fresh_held_pct": 34.9, "fresh_held_missing_cdom_count": 0, "stale_uncut": 48, "stale_uncut_pct": 19.9, "dom_buckets": [ { "label": "0-30", "count": 72, "pct": 29.9 }, { "label": "31-60", "count": 26, "pct": 10.8 }, { "label": "61-90", "count": 26, "pct": 10.8 }, { "label": "91-180", "count": 52, "pct": 21.6 }, { "label": "181+", "count": 65, "pct": 27.0 } ], "bands": [ { "label": "Under $250K", "active": 143, "cut": 62, "cut_pct": 43.4, "median_cdom": 108, "cut_pct_denominator": 143, "cdom_n": 143, "valid_price_count": 143 }, { "label": "$250K to $500K", "active": 76, "cut": 30, "cut_pct": 39.5, "median_cdom": 81.5, "cut_pct_denominator": 76, "cdom_n": 76, "valid_price_count": 76 }, { "label": "$500K to $1M", "active": 11, "cut": 5, "cut_pct": 45.5, "median_cdom": 52, "cut_pct_denominator": 11, "cdom_n": 11, "valid_price_count": 11 }, { "label": "$1M and up", "active": 11, "cut": 0, "cut_pct": 0.0, "median_cdom": 11, "cut_pct_denominator": 11, "cdom_n": 11, "valid_price_count": 11 } ], "pending_cut_count": 8, "pending_cut_pct": 36.4, "pending_valid_price_count": 22, "pending_missing_price_count": 0, "pending_unchanged_count": 14, "pending_raised_count": 0, "pending_not_below_original_count": 14, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 22, "pending_dom_n": 22, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 10.0, "pending_median_cdom": 62.5, "denominators": { "cut_pct": 241, "cut_last30_pct": 241, "relisted_pct": 241, "fresh_held_pct": 241, "stale_uncut_pct": 241, "over90_pct": 241, "dom_bucket_pct": 241, "pending_cut_pct": 22, "median_dom": 241, "median_cdom": 241, "median_cut_pct": 97, "median_cut_dollars": 97, "pending_median_cut_pct": 8, "pending_median_cdom": 22 }, "county_counts": { "Miami-Dade": 241 }, "tier": "c2", "series": [ { "date": "2026-09-07", "active": 241, "cut_pct": 40.2, "median_cdom": 87, "median_list_price": 224999.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "43.5% of North Miami houses for sale are asking less than their original list price; 40.2% of condos", "Seller Blink Rate™ in North Miami: 43.5% of houses list below original asking, against 37.6% across Miami-Dade County", "Buying in North Miami? 54 of the 124 houses for sale are asking below their original price, by a median $40K" ], "lede": "NORTH MIAMI, Fla., September 7, 2026 - 43.5% of the 124 single-family homes listed for sale in North Miami (54 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 54 reduced listings, the median reduction is 3.9% (about $40K). Among the city's 241 condominium listings, 40.2% are asking below their original price, by a median 7.9%.", "quotes": [ "\"43.5 percent of single-family homes for sale in North Miami have a current asking price below their original list price; among those 54 reduced listings the median reduction is $40K.\"", "\"Among active North Miami houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 68 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 42.9 percent of the 35 North Miami houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6.2 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is North Miami, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (62 unchanged, 8 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 124 houses, 241 condominiums, 35 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-miami/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-north-miami/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, North Miami versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. North Miami houses 43.5%, Miami-Dade County houses 37.6%; North Miami condominiums 40.2%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 43.5% of North Miami houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "visible_labels": [ "37.4%", "40.2%", "37.6%", "43.5%" ] }, { "caption": "Active North Miami houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 40.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 35.5%, 31-60 days 12.1%, 61-90 days 12.1%, 91-180 days 26.6%, 181+ days 13.7%. Condominiums: 0-30 days 29.9%, 31-60 days 10.8%, 61-90 days 10.8%, 91-180 days 21.6%, 181+ days 27%.", "title": "40.3% of North Miami houses for sale with a recorded cumulative-days value exceed 90 days; 48.5% of condos", "visible_labels": [ "35.5%", "29.9%", "12.1%", "10.8%", "12.1%", "10.8%", "26.6%", "21.6%", "13.7%", "27%", "40.3%" ] }, { "caption": "Share of active North Miami houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 47.6% (10 of 21); $500K to $1M 46.6% (27 of 58); $1M to $2M 40% (4 of 10); $2M to $5M 42.9% (12 of 28); $5M and up 7 listed, count only.", "title": "$500K to $1M North Miami houses show the highest share asking below original: 46.6% of 58", "visible_labels": [ "7", "42.9%", "12", "28", "40%", "4", "10", "46.6%", "27", "58", "47.6%", "10", "21" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 422, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 143, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 143, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 143, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 76, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 76, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 76, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 241, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Miami-Dade", "before": null, "after": 241, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 241, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 241, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 241, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 241, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 241, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 97, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 97, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 241, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 241, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 241, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 241, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 241, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 144, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 241, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 135, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 241, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 124, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Miami-Dade", "before": null, "after": 124, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 124, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 124, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 124, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 124, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 124, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 124, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 124, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 124, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 124, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 124, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 124, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 124, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. North Miami houses 43.5%, Miami-Dade County houses 37.6%; North Miami condominiums 40.2%, Miami-Dade County condominiums 37.4%.", "after": "Horizontal bar chart. North Miami houses 43.5%, Miami-Dade County houses 37.6%; North Miami condominiums 40.2%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, North Miami versus Miami-Dade County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, North Miami versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "North Miami houses are cutting 5.9 points more often than Miami-Dade County", "after": "Seller Blink Rate™: 43.5% of North Miami houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "37.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "40.2%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "37.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "43.5%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 35.5%, 31-60 days 12.1%, 61-90 days 12.1%, 91-180 days 26.6%, 181+ days 13.7%. Condominiums: 0-30 days 29.9%, 31-60 days 10.8%, 61-90 days 10.8%, 91-180 days 21.6%, 181+ days 27.0%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 35.5%, 31-60 days 12.1%, 61-90 days 12.1%, 91-180 days 26.6%, 181+ days 13.7%. Condominiums: 0-30 days 29.9%, 31-60 days 10.8%, 61-90 days 10.8%, 91-180 days 21.6%, 181+ days 27%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active North Miami listings by cumulative days on market, houses and condominiums, September 7, 2026. 40.3% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active North Miami houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 40.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "40.3% of North Miami houses for sale have waited more than 90 days, counting every relisting", "after": "40.3% of North Miami houses for sale with a recorded cumulative-days value exceed 90 days; 48.5% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "35.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "40.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "29.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "12.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "10.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "12.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "10.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "26.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "21.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "13.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "27%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 47.6% of 21; $500K to $1M 46.6% of 58; $1M to $2M 40.0% of 10; $2M to $5M 42.9% of 28; $5M and up too few to read of 7.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 47.6% (10 of 21); $500K to $1M 46.6% (27 of 58); $1M to $2M 40% (4 of 10); $2M to $5M 42.9% (12 of 28); $5M and up 7 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active North Miami houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active North Miami houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M North Miami houses have cut most often: 46.6% of 58", "after": "$500K to $1M North Miami houses show the highest share asking below original: 46.6% of 58", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "47.6%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "42.9%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "28", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "40%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "46.6%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "58", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "43.5% of North Miami houses for sale have cut their asking price, 40.2% of condos", "after": "43.5% of North Miami houses for sale are asking less than their original list price; 40.2% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "North Miami sellers blink faster than the rest of Miami-Dade County as 40.3% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in North Miami: 43.5% of houses list below original asking, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in North Miami? Two in five houses have already come down once, by a median $40K", "after": "Buying in North Miami? 54 of the 124 houses for sale are asking below their original price, by a median $40K", "before_present": true, "after_present": true }, { "field": "lede", "before": "NORTH MIAMI, Fla., September 7, 2026 - 43.5% of the 124 single-family homes listed for sale in North Miami have reduced their asking price at least once, by a median 3.9% (about $40K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 241 condominium listings, 40.2% have cut, by a median 7.9%.", "after": "NORTH MIAMI, Fla., September 7, 2026 - 43.5% of the 124 single-family homes listed for sale in North Miami (54 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 54 reduced listings, the median reduction is 3.9% (about $40K). Among the city's 241 condominium listings, 40.2% are asking below their original price, by a median 7.9%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in North Miami and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 124 houses, 241 condominiums, 35 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-north-miami/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is North Miami, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (62 unchanged, 8 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 124 houses, 241 condominiums, 35 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-miami/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-north-miami/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"43.5 percent of single-family homes for sale in North Miami have reduced their asking price at least once, by a median $40K.\"", "after": "\"43.5 percent of single-family homes for sale in North Miami have a current asking price below their original list price; among those 54 reduced listings the median reduction is $40K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median North Miami house for sale has been waiting 68 days, not the 68 the current listing shows.\"", "after": "\"Among active North Miami houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 68 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the North Miami houses now under contract, 57.1 percent never reduced their asking price; the rest cut by a median 6.2 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 42.9 percent of the 35 North Miami houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6.2 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "7f405e92d8f2c7c418690cb7386eb29eac0e486ca4bbb0cc01d0131f5cd16b73", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nNorth Miami price cuts and true days on market\nHEADLINE OPTIONS\n43.5% of North Miami houses for sale have cut their asking price, 40.2% of condos\nNorth Miami sellers blink faster than the rest of Miami-Dade County as 40.3% of houses pass 90 days on\nthe market\nBuying in North Miami? Two in five houses have already come down once, by a median $40K\nLEDE\nNORTH MIAMI, Fla., September 7, 2026 - 43.5% of the 124 single-family homes listed for sale in North Miami\nhave reduced their asking price at least once, by a median 3.9% (about $40K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Among the city's 241 condominium listings, 40.2% have cut, by a\nmedian 7.9%.\nNUT GRAF\nThe figures point to a market where 42.9% of houses reached a contract only after a price cut: of the 35 North\nMiami houses now under contract, 42.9% reduced before going under contract, with a median cut of 6.2% and\na median 60 days to contract. Across Miami-Dade County the price-cut share is 37.6% for houses and 37.4%\nfor condominiums, so North Miami houses are cutting 5.9 points more often than the county. Counting every\nrelisting, the median North Miami house for sale has been on the market 68 days, against 68 on its current\nlisting; 0.0% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nNorth Miami\n124\nShare with at\nleast one price\nreduction,\nhouses\n43.5% (54 of 124)\nMedian\nreduction\nfrom original\nasking, houses\n3.9% (about $40K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings, North\nMiami\n241\nShare with at\nleast one price\nreduction,\ncondominiums\n40.2% (97 of 241)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n68 days (68 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n40.3% (50 of 124)\nHouses under\ncontract that\nreduced first\n42.9% of 35\nMiami-Dade\nCounty price-\ncut share,\nhouses /\ncondominiums\n37.6% / 37.4%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Bea\nQUOTABLE DATA POINTS\n\"43.5 percent of single-family homes for sale in North Miami have reduced their asking price at least once,\nby a median $40K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median North Miami house for sale has been waiting 68 days, not the 68 the\ncurrent listing shows.\"\n\"Of the North Miami houses now under contract, 57.1 percent never reduced their asking price; the rest\ncut by a median 6.2 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, North Miami versus Miami-Dade County, houses and condominiums, September\n7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive North Miami listings by cumulative days on market, houses and condominiums, September 7, 2026. 40.3% of houses have passed\n90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active North Miami houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in North Miami and Miami-Dade County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 124 houses, 241 condominiums, 35 houses\nunder contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at\nhttps://www.pbprealestate.com/price-cuts-north-miami/ . Conditions read: How the read works: each city is compared with its peer\ngroup, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer\nfigure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at\nleast 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting\nat peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is\nrelative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "352df6766ec72bc41997d6e950c8dc54d44cd3ff674fddced4d9768f160f6304", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nNorth Miami asking-price reductions and recorded days\non market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/north-miami/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n43.5% of North Miami houses for sale are asking less than their original list price; 40.2% of condos\nSeller Blink Rate™ in North Miami: 43.5% of houses list below original asking, against 37.6% across Miami-\nDade County\nBuying in North Miami? 54 of the 124 houses for sale are asking below their original price, by a median\n$40K\nLEDE\nNORTH MIAMI, Fla., September 7, 2026 - 43.5% of the 124 single-family homes listed for sale in North Miami\n(54 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 54 reduced listings, the median reduction is\n3.9% (about $40K). Among the city's 241 condominium listings, 40.2% are asking below their original price, by\na median 7.9%.\nNUT GRAF\nFor active North Miami houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are\nboth 68 days (from 124 and 124 listings with a value in each field). Equal medians describe the recorded fields\nonly; they do not establish anything about individual listing histories. 0% of all active houses have both fields\nrecorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a\nrelisting event. Of the 35 North Miami houses under contract (Pending or Active Under Contract), 15 (42.9%)\nhave a recorded asking price below their original list price; the median reduction among that group is 6.2%. The\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nremainder are not recorded as below their original list price, which is not a price history. These asking-price\nfields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original\nare 37.6% for houses and 37.4% for condominiums; North Miami houses are 5.9 points above the county\nshare.\nFACT BOX\nActive single-family listings, North\nMiami\n124\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n43.5% (54 of 124)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n124 / 0; 62 / 8\nSeptember 7, 2026\nMedian reduction among the 54\nreduced houses\n3.9% (about $40K)\nSeptember 7, 2026\nActive condominium listings,\nNorth Miami\n241\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n40.2% (97 of 241)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n68 / 68 days (from 124 / 124 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over\n90 days\n40.3% (50 of 124 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking\nbelow original list price\n42.9% (15 of 35)\nSeptember 7, 2026\nMiami-Dade County share asking\nbelow original, houses /\ncondominiums\n37.6% / 37.4%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Between the comparison thresholds; Condominiums:\nBetween the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking\n$600K to $1M; peer share 44.3%)\nRoyal Palm Beach, Homestead, Jensen Beach, Hallandale\nBeach, Hollywood, Pompano Beach, Dania Beach, Hialeah,\nNorth Miami Beach, West Palm Beach, Pembroke Pines, Cutler\nBay, Miramar, The Acreage, Coral Springs, Hobe Sound, Stuart,\nPlantation, Westlake, Loxahatchee, Miami, Cooper City, Palm\nCity, Wilton Manors, Fort Lauderdale\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"43.5 percent of single-family homes for sale in North Miami have a current asking price below their\noriginal list price; among those 54 reduced listings the median reduction is $40K.\"\n\"Among active North Miami houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket\nvalues are both 68 days. These are MLS-recorded fields, not an independently reconstructed listing\nhistory.\"\n\"At the snapshot, 42.9 percent of the 35 North Miami houses under contract had a recorded asking price\nbelow their original list price; the median reduction among that group was 6.2 percent. The remainder\nwere not recorded as below their original list price, which is not a price history. Agreed contract prices are\nnot inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, North Miami versus Miami-Dade\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. North Miami houses 43.5%, Miami-Dade County houses 37.6%;\nNorth Miami condominiums 40.2%, Miami-Dade County condominiums 37.4%. Share of active listings asking\nbelow their original list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive North Miami houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 40.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 35.5%, 31-60\ndays 12.1%, 61-90 days 12.1%, 91-180 days 26.6%, 181+ days 13.7%. Condominiums: 0-30 days 29.9%,\n31-60 days 10.8%, 61-90 days 10.8%, 91-180 days 21.6%, 181+ days 27%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active North Miami houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10\nto 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 47.6% (10 of 21); $500K to $1M 46.6% (27 of 58); $1M to $2M 40% (4 of 10); $2M to\n$5M 42.9% (12 of 28); $5M and up 7 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is North Miami,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (62 unchanged, 8 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 124 houses,\n241 condominiums, 35 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-miami/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-north-miami/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "eba5d816c8f9c63add9749f8f998be01f0e2edbe01eaa9b59e87bb0852d7c481", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - NORTH MIAMI PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 43.5% of North Miami houses for sale are asking less than their original list price; 40.2% of condos\n2. Seller Blink Rate™ in North Miami: 43.5% of houses list below original asking, against 37.6% across Miami-Dade County\n3. Buying in North Miami? 54 of the 124 houses for sale are asking below their original price, by a median $40K\n\nLEDE\nNORTH MIAMI, Fla., September 7, 2026 - 43.5% of the 124 single-family homes listed for sale in North Miami (54 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 54 reduced listings, the median reduction is 3.9% (about $40K). Among the city's 241 condominium listings, 40.2% are asking below their original price, by a median 7.9%.\n\nNUT GRAF\nFor active North Miami houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 68 days (from 124 and 124 listings with a value in each field). Equal medians describe the recorded fields only; they do not establish anything about individual listing histories. 0% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 35 North Miami houses under contract (Pending or Active Under Contract), 15 (42.9%) have a recorded asking price below their original list price; the median reduction among that group is 6.2%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.6% for houses and 37.4% for condominiums; North Miami houses are 5.9 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, North Miami: 124 [September 7, 2026]\n- Share asking below original list price, houses: 43.5% (54 of 124) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 124 / 0; 62 / 8 [September 7, 2026]\n- Median reduction among the 54 reduced houses: 3.9% (about $40K) [September 7, 2026]\n- Active condominium listings, North Miami: 241 [September 7, 2026]\n- Share asking below original list price, condominiums: 40.2% (97 of 241) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 68 / 68 days (from 124 / 124 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 40.3% (50 of 124 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 42.9% (15 of 35) [September 7, 2026]\n- Miami-Dade County share asking below original, houses / condominiums: 37.6% / 37.4% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, North Miami Beach, West Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The Acreage, Coral Springs, Hobe Sound, Stuart, Plantation, Westlake, Loxahatchee, Miami, Cooper City, Palm City, Wilton Manors, Fort Lauderdale [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"43.5 percent of single-family homes for sale in North Miami have a current asking price below their original list price; among those 54 reduced listings the median reduction is $40K.\"\n- \"Among active North Miami houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 68 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 42.9 percent of the 35 North Miami houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6.2 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- north-miami-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, North Miami versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. North Miami houses 43.5%, Miami-Dade County houses 37.6%; North Miami condominiums 40.2%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.\n- north-miami-true-days-on-market-r1-2026-09-07.png\n Caption: Active North Miami houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 40.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 35.5%, 31-60 days 12.1%, 61-90 days 12.1%, 91-180 days 26.6%, 181+ days 13.7%. Condominiums: 0-30 days 29.9%, 31-60 days 10.8%, 61-90 days 10.8%, 91-180 days 21.6%, 181+ days 27%.\n- north-miami-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active North Miami houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 47.6% (10 of 21); $500K to $1M 46.6% (27 of 58); $1M to $2M 40% (4 of 10); $2M to $5M 42.9% (12 of 28); $5M and up 7 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is North Miami, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (62 unchanged, 8 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 124 houses, 241 condominiums, 35 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-miami/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-north-miami/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-1245a0228a92103fe7c7" }, { "slug": "north-miami", "city": "North Miami", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "active": 241, "with_fee": 237, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 241, "cut_count": 97, "cut_pct": 40.2, "median_cut_pct": 7.9, "median_cut_dollars": 20000 }, "outliers_dropped": 6, "n": 231, "median": 787, "p10": 373, "p25": 557, "p75": 1083, "p90": 1560, "min": 175, "max": 2545, "median_sqft": 0.84, "n_sqft": 226, "median_pct_price": 3.86, "median_list_price": 220000, "median_year_built": 1972, "median_sqft_area": 904, "over_1000": 73, "over_1000_pct": 31.6, "under_500": 45, "under_500_pct": 19.5, "hi_thr": 1000, "lo_thr": 500, "over_hi": 73, "over_hi_pct": 31.6, "under_lo": 45, "under_lo_pct": 19.5, "types": { "Condominium": { "count": 223, "pct": 96.5 }, "StockCooperative": { "count": 7, "pct": 3.0 }, "Townhouse": { "count": 1, "pct": 0.4 } }, "regime": { "COA": { "count": 213, "pct": 92.2 }, "HOA": { "count": 10, "pct": 4.3 }, "not_recorded": { "count": 8, "pct": 3.5 } }, "villa_median": null, "townhouse_median": 552, "cadence": { "Monthly": { "count": 230, "pct": 99.6 }, "Quarterly": { "count": 1, "pct": 0.4 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 5, "pct": 2.2 }, { "label": "$250 to $500", "count": 40, "pct": 17.3 }, { "label": "$500 to $750", "count": 65, "pct": 28.1 }, { "label": "$750 to $1,000", "count": 48, "pct": 20.8 }, { "label": "$1,000 to $1,500", "count": 48, "pct": 20.8 }, { "label": "$1,500 to $2,000", "count": 20, "pct": 8.7 }, { "label": "$2,000 and up", "count": 5, "pct": 2.2 } ], "decades": [ { "label": "1950s", "n": 6, "median": 646, "median_sqft": 0.8 }, { "label": "1960s", "n": 59, "median": 691, "median_sqft": 0.85 }, { "label": "1970s", "n": 111, "median": 689, "median_sqft": 0.78 }, { "label": "1980s", "n": 17, "median": 899, "median_sqft": 1.03 }, { "label": "1990s", "n": 1, "median": 552, "median_sqft": 0.41 }, { "label": "2000s", "n": 28, "median": 1572, "median_sqft": 0.84 }, { "label": "2010s", "n": 1, "median": 1300, "median_sqft": 0.72 }, { "label": "2020s", "n": 7, "median": 1598, "median_sqft": 1.2 } ], "bands": [ { "label": "Under $250K", "n": 139, "median": 664, "median_pct_price": 4.23 }, { "label": "$250K to $500K", "n": 73, "median": 1039, "median_pct_price": 3.79 }, { "label": "$500K to $1M", "n": 11, "median": 1690, "median_pct_price": 3.69 }, { "label": "$1M and up", "n": 8, "median": 1639, "median_pct_price": 1.03 } ], "pre1995": { "n": 194, "median": 699 }, "post2005": { "n": 37, "median": 1583 }, "includes": [ { "key": "Water", "label": "Water", "count": 116, "pct": 61.1 }, { "key": "Trash", "label": "Trash", "count": 110, "pct": 57.9 }, { "key": "Sewer", "label": "Sewer", "count": 107, "pct": 56.3 }, { "key": "CommonAreas", "label": "Common areas", "count": 100, "pct": 52.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 81, "pct": 42.6 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 78, "pct": 41.1 }, { "key": "Pools", "label": "Pool", "count": 73, "pct": 38.4 }, { "key": "Insurance", "label": "Building insurance", "count": 68, "pct": 35.8 }, { "key": "Security", "label": "Security", "count": 47, "pct": 24.7 }, { "key": "CableTv", "label": "Cable TV", "count": 40, "pct": 21.1 }, { "key": "PestControl", "label": "Pest control", "count": 35, "pct": 18.4 }, { "key": "HotWater", "label": "Hot water", "count": 35, "pct": 18.4 }, { "key": "Roof", "label": "Roof", "count": 26, "pct": 13.7 }, { "key": "Internet", "label": "Internet", "count": 26, "pct": 13.7 } ], "includes_n": 190, "flags": { "sa_mentioned": { "count": 37, "pct": 16.0 }, "sa_none_or_paid": { "count": 16, "pct": 6.9 }, "sa_pending": { "count": 6, "pct": 2.6 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 24, "pct": 10.4 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 2, "pct": 0.9 }, "remarks_n": 230 }, "developments": [ { "name": "The Oaks I", "master": null, "n": 26, "anecdotal": false, "median": 1572, "median_sqft": 0.84, "year_built": 2007, "median_list_price": 460500, "sa_mentioned": 7, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sailboat Cay", "master": null, "n": 21, "anecdotal": false, "median": 1000, "median_sqft": 1.03, "year_built": 1973, "median_list_price": 174900, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bayview Towers South", "master": null, "n": 18, "anecdotal": false, "median": 886, "median_sqft": 0.91, "year_built": 1971, "median_list_price": 272500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bayview Palms", "master": null, "n": 16, "anecdotal": false, "median": 687, "median_sqft": 0.67, "year_built": 1971, "median_list_price": 217500, "sa_mentioned": 8, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Keystone Towers", "master": null, "n": 14, "anecdotal": false, "median": 702, "median_sqft": 0.86, "year_built": 1969, "median_list_price": 247000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Vecino Del Mar", "master": null, "n": 12, "anecdotal": false, "median": 930, "median_sqft": 1.03, "year_built": 1980, "median_list_price": 260000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Capri Gardens", "master": null, "n": 8, "anecdotal": true, "median": 502, "median_sqft": 0.6, "year_built": 1974, "median_list_price": 157000, "sa_mentioned": 2, "sa_pending": 2, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sutton House", "master": null, "n": 8, "anecdotal": true, "median": 608, "median_sqft": 0.52, "year_built": 1963, "median_list_price": 189950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "12590 Coronado Towers Con", "master": null, "n": 7, "anecdotal": true, "median": 791, "median_sqft": 1.0, "year_built": 1969, "median_list_price": 118000, "sa_mentioned": 3, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Keystone Harbor Club Cond", "master": null, "n": 6, "anecdotal": true, "median": 996, "median_sqft": 1.06, "year_built": 1969, "median_list_price": 204500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Majorca Towers", "master": null, "n": 6, "anecdotal": true, "median": 1105, "median_sqft": 0.99, "year_built": 1969, "median_list_price": 363450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "One Park Tower", "master": null, "n": 6, "anecdotal": true, "median": 1598, "median_sqft": 1.2, "year_built": 2026, "median_list_price": 2070000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Brookview", "master": null, "n": 5, "anecdotal": true, "median": 351, "median_sqft": 0.51, "year_built": 1975, "median_list_price": 129750, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Marbella", "master": null, "n": 5, "anecdotal": true, "median": 988, "median_sqft": 1.38, "year_built": 1971, "median_list_price": 155000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Three Horizons North Cond", "master": null, "n": 5, "anecdotal": true, "median": 638, "median_sqft": 0.61, "year_built": 1970, "median_list_price": 160000, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-06", "median": 796, "p25": 562, "p75": 1158, "n": 224, "median_sqft": 0.84, "sa_pending_pct": 2.7 }, { "date": "2026-09-07", "median": 787, "p25": 557, "p75": 1083, "n": 231, "median_sqft": 0.84, "sa_pending_pct": 2.6 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical North Miami condo for sale carries a $787-a-month association fee, 2% below the South Florida median", "31.6% of North Miami condos on the market ask $1,000 or more a month in fees; 19.5% stay under $500", "North Miami condos built since 2005 carry fees 126% higher than buildings from before 1995" ], "lede": "NORTH MIAMI, Fla., September 7, 2026 - The median monthly association fee across the 231 condominiums listed for sale in North Miami is $787, with half of the listings between $557 and $1,083 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 2% below the five-county South Florida median of $800, and ranks North Miami 32 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in North Miami carries a monthly association fee of $787, 2% below the five-county South Florida median of $800.\"", "\"31.6 percent of North Miami condos on the market ask $1,000 or more a month in association fees; only 19.5 percent stay under $500.\"", "\"In North Miami, a condo completed since 2005 carries a median fee of $1,583 a month, against $699 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in North Miami permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (6 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-north-miami/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, North Miami against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. North Miami median $787 a month, South Florida median $800; North Miami ranks 32 of 69 cities.", "title": "North Miami condo fees sit 2% below the South Florida median" }, { "caption": "Share of active North Miami condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 2.2% (5 listings); $250 to $500 17.3% (40 listings); $500 to $750 28.1% (65 listings); $750 to $1,000 20.8% (48 listings); $1,000 to $1,500 20.8% (48 listings); $1,500 to $2,000 8.7% (20 listings); $2,000 and up 2.2% (5 listings).", "title": "28.1% of North Miami condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active North Miami condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1950s too few (6 listings); 1960s $691 (59 listings); 1970s $689 (111 listings); 1980s $899 (17 listings); 1990s too few (1 listings); 2000s $1,572 (28 listings); 2010s too few (1 listings); 2020s too few (7 listings).", "title": "North Miami condos built since 2005 ask 126% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 241 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 241, "with_fee": 237, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 237, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 4, "n": 231, "retained_n": 231, "outliers_dropped": 6, "trim_applied": true, "cuts": { "active": 241, "cut_count": 97, "cut_pct": 40.2, "median_cut_pct": 7.9, "median_cut_dollars": 20000, "valid_price_count": 241, "missing_price_count": 0, "unchanged_count": 135, "raised_count": 9, "not_below_original_count": 144, "cut_pct_denominator": 241, "cut_sample_ok": true, "median_cut_n": 97 }, "trim_bounds": { "p1": 160.28, "p99": 3012.83999999999 }, "retained_small_sample": false, "retained_below_30": false, "median": 787, "p10": 373, "p25": 557, "p75": 1083, "p90": 1560, "min": 175, "max": 2545, "median_sqft": 0.84, "n_sqft": 226, "median_pct_price": 3.86, "n_pct_price": 231, "median_list_price": 220000, "median_year_built": 1972, "median_sqft_area": 904, "over_1000": 73, "over_1000_pct": 31.6, "under_500": 45, "under_500_pct": 19.5, "hi_thr": 1000, "lo_thr": 500, "over_hi": 73, "over_hi_pct": 31.6, "under_lo": 45, "under_lo_pct": 19.5, "types": { "Condominium": { "count": 223, "pct": 96.5 }, "StockCooperative": { "count": 7, "pct": 3.0 }, "Townhouse": { "count": 1, "pct": 0.4 } }, "regime": { "COA": { "count": 213, "pct": 92.2 }, "HOA": { "count": 10, "pct": 4.3 }, "not_recorded": { "count": 8, "pct": 3.5 } }, "villa_median": null, "townhouse_median": 552, "cadence": { "Monthly": { "count": 230, "pct": 99.6 }, "Quarterly": { "count": 1, "pct": 0.4 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 5, "pct": 2.2 }, { "label": "$250 to $500", "count": 40, "pct": 17.3 }, { "label": "$500 to $750", "count": 65, "pct": 28.1 }, { "label": "$750 to $1,000", "count": 48, "pct": 20.8 }, { "label": "$1,000 to $1,500", "count": 48, "pct": 20.8 }, { "label": "$1,500 to $2,000", "count": 20, "pct": 8.7 }, { "label": "$2,000 and up", "count": 5, "pct": 2.2 } ], "decades": [ { "label": "1950s", "n": 6, "median": 646, "median_sqft": 0.8 }, { "label": "1960s", "n": 59, "median": 691, "median_sqft": 0.85 }, { "label": "1970s", "n": 111, "median": 689, "median_sqft": 0.78 }, { "label": "1980s", "n": 17, "median": 899, "median_sqft": 1.03 }, { "label": "1990s", "n": 1, "median": 552, "median_sqft": 0.41 }, { "label": "2000s", "n": 28, "median": 1572, "median_sqft": 0.84 }, { "label": "2010s", "n": 1, "median": 1300, "median_sqft": 0.72 }, { "label": "2020s", "n": 7, "median": 1598, "median_sqft": 1.2 } ], "bands": [ { "label": "Under $250K", "n": 139, "median": 664, "median_pct_price": 4.23 }, { "label": "$250K to $500K", "n": 73, "median": 1039, "median_pct_price": 3.79 }, { "label": "$500K to $1M", "n": 11, "median": 1690, "median_pct_price": 3.69 }, { "label": "$1M and up", "n": 8, "median": 1639, "median_pct_price": 1.03 } ], "pre1995": { "n": 194, "median": 699 }, "post2005": { "n": 37, "median": 1583 }, "includes": [ { "key": "Water", "label": "Water", "count": 116, "pct": 61.1 }, { "key": "Trash", "label": "Trash", "count": 110, "pct": 57.9 }, { "key": "Sewer", "label": "Sewer", "count": 107, "pct": 56.3 }, { "key": "CommonAreas", "label": "Common areas", "count": 100, "pct": 52.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 81, "pct": 42.6 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 78, "pct": 41.1 }, { "key": "Pools", "label": "Pool", "count": 73, "pct": 38.4 }, { "key": "Insurance", "label": "Building insurance", "count": 68, "pct": 35.8 }, { "key": "Security", "label": "Security", "count": 47, "pct": 24.7 }, { "key": "CableTv", "label": "Cable TV", "count": 40, "pct": 21.1 }, { "key": "PestControl", "label": "Pest control", "count": 35, "pct": 18.4 }, { "key": "HotWater", "label": "Hot water", "count": 35, "pct": 18.4 }, { "key": "Roof", "label": "Roof", "count": 26, "pct": 13.7 }, { "key": "Internet", "label": "Internet", "count": 26, "pct": 13.7 } ], "includes_n": 190, "flags": { "sa_mentioned": { "count": 37, "pct": 16.0 }, "sa_none_or_paid": { "count": 16, "pct": 6.9 }, "sa_pending": { "count": 6, "pct": 2.6 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 24, "pct": 10.4 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 2, "pct": 0.9 }, "remarks_n": 230 }, "denominators": { "fee_percentages": 231, "fee_medians_percentiles": 231, "median_sqft": 226, "median_pct_price": 231, "includes_pct": 190, "flags_pct": 231, "cut_pct": 241 }, "developments": [ { "name": "The Oaks I", "master": null, "n": 26, "anecdotal": false, "median": 1572, "median_sqft": 0.84, "year_built": 2007, "median_list_price": 460500, "sa_mentioned": 7, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sailboat Cay", "master": null, "n": 21, "anecdotal": false, "median": 1000, "median_sqft": 1.03, "year_built": 1973, "median_list_price": 174900, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bayview Towers South", "master": null, "n": 18, "anecdotal": false, "median": 886, "median_sqft": 0.91, "year_built": 1971, "median_list_price": 272500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bayview Palms", "master": null, "n": 16, "anecdotal": false, "median": 687, "median_sqft": 0.67, "year_built": 1971, "median_list_price": 217500, "sa_mentioned": 8, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Keystone Towers", "master": null, "n": 14, "anecdotal": false, "median": 702, "median_sqft": 0.86, "year_built": 1969, "median_list_price": 247000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Vecino Del Mar", "master": null, "n": 12, "anecdotal": false, "median": 930, "median_sqft": 1.03, "year_built": 1980, "median_list_price": 260000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Capri Gardens", "master": null, "n": 8, "anecdotal": true, "median": 502, "median_sqft": 0.6, "year_built": 1974, "median_list_price": 157000, "sa_mentioned": 2, "sa_pending": 2, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sutton House", "master": null, "n": 8, "anecdotal": true, "median": 608, "median_sqft": 0.52, "year_built": 1963, "median_list_price": 189950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "12590 Coronado Towers Con", "master": null, "n": 7, "anecdotal": true, "median": 791, "median_sqft": 1.0, "year_built": 1969, "median_list_price": 118000, "sa_mentioned": 3, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Keystone Harbor Club Cond", "master": null, "n": 6, "anecdotal": true, "median": 996, "median_sqft": 1.06, "year_built": 1969, "median_list_price": 204500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Majorca Towers", "master": null, "n": 6, "anecdotal": true, "median": 1105, "median_sqft": 0.99, "year_built": 1969, "median_list_price": 363450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "One Park Tower", "master": null, "n": 6, "anecdotal": true, "median": 1598, "median_sqft": 1.2, "year_built": 2026, "median_list_price": 2070000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Brookview", "master": null, "n": 5, "anecdotal": true, "median": 351, "median_sqft": 0.51, "year_built": 1975, "median_list_price": 129750, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Marbella", "master": null, "n": 5, "anecdotal": true, "median": 988, "median_sqft": 1.38, "year_built": 1971, "median_list_price": 155000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Three Horizons North Cond", "master": null, "n": 5, "anecdotal": true, "median": 638, "median_sqft": 0.61, "year_built": 1970, "median_list_price": 160000, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 787, "p25": 557, "p75": 1083, "n": 231, "median_sqft": 0.84, "sa_pending_pct": 2.6 } ] }, "min_active": 30 }, "wording": { "headlines": [ "North Miami condo monthly association fees have a median of $787 in the retained usable-fee sample of 231 listings, 2% below the five-county median", "In North Miami's retained usable-fee sample (231 listings after exclusions and percentile trimming), 31.6% have monthly-equivalent fees of $1,000 or more and 19.5% are below $500", "North Miami condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=37) vs pre-1995 (n=194), monthly median 126% higher" ], "lede": "NORTH MIAMI, Fla., September 7, 2026 - Among 231 active condominium listings in North Miami retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $787, with the middle half between $557 and $1,083, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 241 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 2% below the separately trimmed five-county median of $800 and ranks 32nd among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in North Miami's retained usable-fee sample (n=231), after exclusions and percentile trimming, is $787, compared with $800 in the separately trimmed five-county sample.\"", "\"Among North Miami condos in the retained usable-fee sample (n=231) after exclusions and percentile trimming, 31.6 percent have listed monthly-equivalent fees of $1,000 or more and 19.5 percent are below $500.\"", "\"Among the retained usable-fee listings in North Miami with a recorded construction year, the median monthly-equivalent fee is $1,583 for a recorded year built of 2005 or later (37 listings) and $699 for those built before 1995 (194 listings).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is North Miami, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (237 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (6 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 231 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 241 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-miami/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-north-miami/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, North Miami and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. North Miami retained-sample median $787 a month (n=231); five-county median $800 (n=22,695, region-level trim).", "title": "North Miami condos, retained usable-fee sample (n=231): median $787/month, 2% below the five-county median of $800", "visible_labels": [ "$787", "231", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 231 active North Miami condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 2.2% (5 listings); $250 to $500 17.3% (40 listings); $500 to $750 28.1% (65 listings); $750 to $1,000 20.8% (48 listings); $1,000 to $1,500 20.8% (48 listings); $1,500 to $2,000 8.7% (20 listings); $2,000 and up 2.2% (5 listings).", "title": "28.1% of North Miami's retained usable-fee sample (231 listings) falls in the $500 to $750 monthly band", "visible_labels": [ "2.2%", "5", "17.3%", "40", "28.1%", "65", "20.8%", "48", "20.8%", "48", "8.7%", "20", "2.2%", "5" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among North Miami condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=37; pre-1995 n=194.", "alt": "Column chart of median fee by recorded decade built: 1950s count only (6 listings); 1960s $691 (59 listings); 1970s $689 (111 listings); 1980s $899 (17 listings); 1990s count only (1 listings); 2000s $1,572 (28 listings); 2010s count only (1 listings); 2020s count only (7 listings). Recorded year built 2005 or later $1,583 (37 listings); before 1995 $699 (194 listings).", "title": "North Miami condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=37) vs pre-1995 (n=194), monthly median 126% higher", "visible_labels": [ "6", "$691", "59", "$689", "111", "$899", "17", "1", "$1,572", "28", "1", "7", "$1,583", "37", "$699", "194" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 241, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 241, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 97, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 144, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 135, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 241, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 241, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 231, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 231, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 231, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 190, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 231, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 226, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 237, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 231, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 231, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 160.28, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 3012.83999999999, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. North Miami median $787 a month, South Florida median $800; North Miami ranks 32 of 69 cities.", "after": "Dot strip chart in five county lanes. North Miami retained-sample median $787 a month (n=231); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, North Miami against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, North Miami and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "North Miami condo fees sit 2% below the South Florida median", "after": "North Miami condos, retained usable-fee sample (n=231): median $787/month, 2% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$787", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "231", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 2.2% (5 listings); $250 to $500 17.3% (40 listings); $500 to $750 28.1% (65 listings); $750 to $1,000 20.8% (48 listings); $1,000 to $1,500 20.8% (48 listings); $1,500 to $2,000 8.7% (20 listings); $2,000 and up 2.2% (5 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 2.2% (5 listings); $250 to $500 17.3% (40 listings); $500 to $750 28.1% (65 listings); $750 to $1,000 20.8% (48 listings); $1,000 to $1,500 20.8% (48 listings); $1,500 to $2,000 8.7% (20 listings); $2,000 and up 2.2% (5 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active North Miami condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 231 active North Miami condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "28.1% of North Miami condos for sale carry a fee of $500 to $750 a month", "after": "28.1% of North Miami's retained usable-fee sample (231 listings) falls in the $500 to $750 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "2.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "8.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "2.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "17.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "40", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "28.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "65", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "20.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "48", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "20.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "48", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1950s too few (6 listings); 1960s $691 (59 listings); 1970s $689 (111 listings); 1980s $899 (17 listings); 1990s too few (1 listings); 2000s $1,572 (28 listings); 2010s too few (1 listings); 2020s too few (7 listings).", "after": "Column chart of median fee by recorded decade built: 1950s count only (6 listings); 1960s $691 (59 listings); 1970s $689 (111 listings); 1980s $899 (17 listings); 1990s count only (1 listings); 2000s $1,572 (28 listings); 2010s count only (1 listings); 2020s count only (7 listings). Recorded year built 2005 or later $1,583 (37 listings); before 1995 $699 (194 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active North Miami condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among North Miami condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=37; pre-1995 n=194.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "North Miami condos built since 2005 ask 126% more in fees than those built before 1995", "after": "North Miami condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=37) vs pre-1995 (n=194), monthly median 126% higher", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "$1,583", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "37", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "$699", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[15]", "before": null, "after": "194", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$691", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "59", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$689", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "111", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "$899", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "17", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$1,572", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "28", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical North Miami condo for sale carries a $787-a-month association fee, 2% below the South Florida median", "after": "North Miami condo monthly association fees have a median of $787 in the retained usable-fee sample of 231 listings, 2% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "31.6% of North Miami condos on the market ask $1,000 or more a month in fees; 19.5% stay under $500", "after": "In North Miami's retained usable-fee sample (231 listings after exclusions and percentile trimming), 31.6% have monthly-equivalent fees of $1,000 or more and 19.5% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "North Miami condos built since 2005 carry fees 126% higher than buildings from before 1995", "after": "North Miami condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=37) vs pre-1995 (n=194), monthly median 126% higher", "before_present": true, "after_present": true }, { "field": "lede", "before": "NORTH MIAMI, Fla., September 7, 2026 - The median monthly association fee across the 231 condominiums listed for sale in North Miami is $787, with half of the listings between $557 and $1,083 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 2% below the five-county South Florida median of $800, and ranks North Miami 32 of 69 cities.", "after": "NORTH MIAMI, Fla., September 7, 2026 - Among 231 active condominium listings in North Miami retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $787, with the middle half between $557 and $1,083, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 241 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 2% below the separately trimmed five-county median of $800 and ranks 32nd among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in North Miami permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (6 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-north-miami/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is North Miami, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (237 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (6 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 231 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 241 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-miami/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-north-miami/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in North Miami carries a monthly association fee of $787, 2% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in North Miami's retained usable-fee sample (n=231), after exclusions and percentile trimming, is $787, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"31.6 percent of North Miami condos on the market ask $1,000 or more a month in association fees; only 19.5 percent stay under $500.\"", "after": "\"Among North Miami condos in the retained usable-fee sample (n=231) after exclusions and percentile trimming, 31.6 percent have listed monthly-equivalent fees of $1,000 or more and 19.5 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In North Miami, a condo completed since 2005 carries a median fee of $1,583 a month, against $699 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in North Miami with a recorded construction year, the median monthly-equivalent fee is $1,583 for a recorded year built of 2005 or later (37 listings) and $699 for those built before 1995 (194 listings).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "3d3670966c2a89776a13855c959b0708c44e3f1d25aac7fdeaeec321bc4d604b", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nNorth Miami condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical North Miami condo for sale carries a $787-a-month association fee, 2% below the South Florida\nmedian\n31.6% of North Miami condos on the market ask $1,000 or more a month in fees; 19.5% stay under $500\nNorth Miami condos built since 2005 carry fees 126% higher than buildings from before 1995\nLEDE\nNORTH MIAMI, Fla., September 7, 2026 - The median monthly association fee across the 231 condominiums\nlisted for sale in North Miami is $787, with half of the listings between $557 and $1,083 a month, according to\na daily analysis of BeachesMLS listing data by PBP Real Estate. That is 2% below the five-county South Florida\nmedian of $800, and ranks North Miami 32 of 69 cities.\nNUT GRAF\nPer square foot, the median North Miami condo fee is $0.84 a month on a median unit of 904 square feet; at\nthe median asking price of $220K, a year of fees equals 3.86% of the price. 31.6% of listings ask $1,000 or\nmore a month and 19.5% under $500. 0% of listings report two association layers (a master and a sub-\nassociation); 0.4% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention\na special assessment on 16% of listings, describe one as pending or payable by the buyer on 2.6%, and mention\na mandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of $1,583 against\n$699 for those completed before 1995.\nFACT BOX\nActive condominium listings, North Miami\n241 (231 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$787\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$557 to $1,083\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.84 (median unit 904 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n3.86% (asking $220K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n31.6% / 19.5%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n0.4%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n16% / 2.6%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; North Miami ranks 32 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$1,583 (37 listings) / $699 (194 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in North Miami carries a monthly association fee of $787, 2%\nbelow the five-county South Florida median of $800.\"\n\"31.6 percent of North Miami condos on the market ask $1,000 or more a month in association fees; only\n19.5 percent stay under $500.\"\n\"In North Miami, a condo completed since 2005 carries a median fee of $1,583 a month, against $699 for\na building completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, North Miami against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active North Miami condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS\nvia PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active North Miami condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in North Miami permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (6 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-north-miami/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "cf7acc8788492f0f509a9c9f74c03f0e6bb2076a780f0202c94685e2a6fc41cd", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nNorth Miami condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/north-miami/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nNorth Miami condo monthly association fees have a median of $787 in the retained usable-fee sample of\n231 listings, 2% below the five-county median\nIn North Miami's retained usable-fee sample (231 listings after exclusions and percentile trimming), 31.6%\nhave monthly-equivalent fees of $1,000 or more and 19.5% are below $500\nNorth Miami condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=37) vs pre-1995 (n=194),\nmonthly median 126% higher\nLEDE\nNORTH MIAMI, Fla., September 7, 2026 - Among 231 active condominium listings in North Miami retained\nafter excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its\n99th percentile, the median monthly association fee is $787, with the middle half between $557 and $1,083,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 241\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 2% below the separately trimmed five-county median of\n$800 and ranks 32nd among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median North Miami condo fee is $0.84 a month (226\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n3.86% of the listing's current asking price across 231 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 31.6% of the retained sample have fees of $1,000 or more a\nmonth and 19.5% are below $500. 0% of the retained sample report two association layers (a master and a\nsub-association, summed here); 0.4% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 16% of the retained sample, describe one as pending or\npayable by the buyer on 2.6%, and mention a mandatory club or membership on 0%; 230 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $1,583 for a recorded\nyear built of 2005 or later (37 listings) and $699 for those built before 1995 (194 listings); construction year is\na recorded field and this comparison does not explain why fees differ. \nFACT BOX\nActive condominium listings, North Miami (before\nexclusions and trimming)\n241\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n237 / 231 (6 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$787\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$557 to $1,083\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.84 (226 retained listings with recorded\nliving area of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n3.86% (231 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n31.6% (73) / 19.5% (45) of 231\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n0.4%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n16% / 2.6%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); North Miami ranks 32nd\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$1,583 (2005+ n=37) / $699 (pre-1995 n=194)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in North Miami's retained usable-fee sample (n=231),\nafter exclusions and percentile trimming, is $787, compared with $800 in the separately trimmed five-\ncounty sample.\"\n\"Among North Miami condos in the retained usable-fee sample (n=231) after exclusions and percentile\ntrimming, 31.6 percent have listed monthly-equivalent fees of $1,000 or more and 19.5 percent are below\n$500.\"\n\"Among the retained usable-fee listings in North Miami with a recorded construction year, the median\nmonthly-equivalent fee is $1,583 for a recorded year built of 2005 or later (37 listings) and $699 for those\nbuilt before 1995 (194 listings).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, North Miami and\nthe published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference\nuses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. North Miami retained-sample median $787 a\nmonth (n=231); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 231 active North Miami condominium listings retained after unusable-fee exclusions\nand city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 2.2% (5\nlistings); $250 to $500 17.3% (40 listings); $500 to $750 28.1% (65 listings); $750 to $1,000 20.8% (48\nlistings); $1,000 to $1,500 20.8% (48 listings); $1,500 to $2,000 8.7% (20 listings); $2,000 and up 2.2% (5\nlistings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among North Miami condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=37;\npre-1995 n=194.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1950s count only (6 listings);\n1960s $691 (59 listings); 1970s $689 (111 listings); 1980s $899 (17 listings); 1990s count only (1 listings);\n2000s $1,572 (28 listings); 2010s count only (1 listings); 2020s count only (7 listings). Recorded year built 2005\nor later $1,583 (37 listings); before 1995 $699 (194 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is North Miami, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (237 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (6 here); these records have not been independently verified as errors. This leaves the retained\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nusable-fee sample of 231 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 241 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-miami/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-north-miami/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "8f53d5b4f65faf0c23c51fb9cbfbd9a1591bc9829d943cb650c3bcf12ce289a8", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - NORTH MIAMI CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. North Miami condo monthly association fees have a median of $787 in the retained usable-fee sample of 231 listings, 2% below the five-county median\n2. In North Miami's retained usable-fee sample (231 listings after exclusions and percentile trimming), 31.6% have monthly-equivalent fees of $1,000 or more and 19.5% are below $500\n3. North Miami condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=37) vs pre-1995 (n=194), monthly median 126% higher\n\nLEDE\nNORTH MIAMI, Fla., September 7, 2026 - Among 231 active condominium listings in North Miami retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $787, with the middle half between $557 and $1,083, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 241 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 2% below the separately trimmed five-county median of $800 and ranks 32nd among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median North Miami condo fee is $0.84 a month (226 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.86% of the listing's current asking price across 231 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 31.6% of the retained sample have fees of $1,000 or more a month and 19.5% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 0.4% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 16% of the retained sample, describe one as pending or payable by the buyer on 2.6%, and mention a mandatory club or membership on 0%; 230 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $1,583 for a recorded year built of 2005 or later (37 listings) and $699 for those built before 1995 (194 listings); construction year is a recorded field and this comparison does not explain why fees differ. \n\nFACT BOX (exact figures)\n- Active condominium listings, North Miami (before exclusions and trimming): 241 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 237 / 231 (6 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $787 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $557 to $1,083 [September 7, 2026]\n- Median fee per square foot per month: $0.84 (226 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 3.86% (231 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 31.6% (73) / 19.5% (45) of 231 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 0.4% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 16% / 2.6% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); North Miami ranks 32nd among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $1,583 (2005+ n=37) / $699 (pre-1995 n=194) [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in North Miami's retained usable-fee sample (n=231), after exclusions and percentile trimming, is $787, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among North Miami condos in the retained usable-fee sample (n=231) after exclusions and percentile trimming, 31.6 percent have listed monthly-equivalent fees of $1,000 or more and 19.5 percent are below $500.\"\n- \"Among the retained usable-fee listings in North Miami with a recorded construction year, the median monthly-equivalent fee is $1,583 for a recorded year built of 2005 or later (37 listings) and $699 for those built before 1995 (194 listings).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- north-miami-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, North Miami and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. North Miami retained-sample median $787 a month (n=231); five-county median $800 (n=22,695, region-level trim).\n- north-miami-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 231 active North Miami condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 2.2% (5 listings); $250 to $500 17.3% (40 listings); $500 to $750 28.1% (65 listings); $750 to $1,000 20.8% (48 listings); $1,000 to $1,500 20.8% (48 listings); $1,500 to $2,000 8.7% (20 listings); $2,000 and up 2.2% (5 listings).\n- north-miami-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among North Miami condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=37; pre-1995 n=194.\n Alt text: Column chart of median fee by recorded decade built: 1950s count only (6 listings); 1960s $691 (59 listings); 1970s $689 (111 listings); 1980s $899 (17 listings); 1990s count only (1 listings); 2000s $1,572 (28 listings); 2010s count only (1 listings); 2020s count only (7 listings). Recorded year built 2005 or later $1,583 (37 listings); before 1995 $699 (194 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is North Miami, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (237 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (6 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 231 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 241 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-miami/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-north-miami/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "north-miami-beach", "city": "North Miami Beach", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "segments": { "houses": { "active": 82, "sample_ok": true, "small_sample": false, "pending": 23, "median_list_price": 685000.0, "cut_count": 32, "cut_pct": 39.0, "raised_count": 2, "median_cut_pct": 4.9, "median_cut_dollars": 37500.0, "cut_last30": 19, "cut_last30_pct": 23.2, "cut_last7": 3, "median_dom": 36.5, "median_cdom": 36.5, "relisted_count": 1, "relisted_pct": 1.2, "over90": 28, "over90_pct": 34.1, "over180": 12, "fresh_held": 39, "fresh_held_pct": 47.6, "stale_uncut": 6, "stale_uncut_pct": 7.3, "dom_buckets": [ { "label": "0-30", "count": 39, "pct": 47.6 }, { "label": "31-60", "count": 10, "pct": 12.2 }, { "label": "61-90", "count": 5, "pct": 6.1 }, { "label": "91-180", "count": 16, "pct": 19.5 }, { "label": "181+", "count": 12, "pct": 14.6 } ], "bands": [ { "label": "Under $500K", "active": 12, "cut": 5, "cut_pct": 41.7, "median_cdom": 17.0 }, { "label": "$500K to $1M", "active": 49, "cut": 20, "cut_pct": 40.8, "median_cdom": 36 }, { "label": "$1M to $2M", "active": 9, "cut": 4, "cut_pct": 44.4, "median_cdom": 37 }, { "label": "$2M to $5M", "active": 8, "cut": 1, "cut_pct": 12.5, "median_cdom": 29.0 }, { "label": "$5M and up", "active": 4, "cut": 2, "cut_pct": 50.0, "median_cdom": 158.5 } ], "pending_cut_count": 8, "pending_cut_pct": 34.8, "pending_median_cut_pct": 7.0, "pending_median_cdom": 38, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 82, "cut_pct": 40.2, "median_cdom": 36.0, "median_list_price": 672450.0 }, { "date": "2026-09-06", "active": 82, "cut_pct": 40.2, "median_cdom": 36.0, "median_list_price": 672450.0 }, { "date": "2026-09-07", "active": 82, "cut_pct": 39.0, "median_cdom": 36.5, "median_list_price": 685000.0 } ] }, "condos": { "active": 262, "sample_ok": true, "small_sample": false, "pending": 41, "median_list_price": 355000.0, "cut_count": 105, "cut_pct": 40.1, "raised_count": 13, "median_cut_pct": 6.7, "median_cut_dollars": 20900.0, "cut_last30": 32, "cut_last30_pct": 12.2, "cut_last7": 7, "median_dom": 99.5, "median_cdom": 99.5, "relisted_count": 4, "relisted_pct": 1.5, "over90": 144, "over90_pct": 55.0, "over180": 67, "fresh_held": 74, "fresh_held_pct": 28.2, "stale_uncut": 63, "stale_uncut_pct": 24.0, "dom_buckets": [ { "label": "0-30", "count": 63, "pct": 24.0 }, { "label": "31-60", "count": 24, "pct": 9.2 }, { "label": "61-90", "count": 31, "pct": 11.8 }, { "label": "91-180", "count": 77, "pct": 29.4 }, { "label": "181+", "count": 67, "pct": 25.6 } ], "bands": [ { "label": "Under $250K", "active": 93, "cut": 44, "cut_pct": 47.3, "median_cdom": 102 }, { "label": "$250K to $500K", "active": 60, "cut": 27, "cut_pct": 45.0, "median_cdom": 91.0 }, { "label": "$500K to $1M", "active": 66, "cut": 25, "cut_pct": 37.9, "median_cdom": 103.5 }, { "label": "$1M and up", "active": 43, "cut": 9, "cut_pct": 20.9, "median_cdom": 100 } ], "pending_cut_count": 13, "pending_cut_pct": 31.7, "pending_median_cut_pct": 9.2, "pending_median_cdom": 108, "tier": "c3", "series": [ { "date": "2026-09-05", "active": 242, "cut_pct": 40.9, "median_cdom": 101.0, "median_list_price": 322500.0 }, { "date": "2026-09-06", "active": 242, "cut_pct": 40.9, "median_cdom": 101.0, "median_list_price": 322500.0 }, { "date": "2026-09-07", "active": 262, "cut_pct": 40.1, "median_cdom": 99.5, "median_list_price": 355000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "39.0% of North Miami Beach houses for sale have cut their asking price, 40.1% of condos", "North Miami Beach sellers blink faster than the rest of Miami-Dade County as 34.1% of houses pass 90 days on the market", "Buying in North Miami Beach? Two in five houses have already come down once, by a median $38K" ], "lede": "NORTH MIAMI BEACH, Fla., September 7, 2026 - 39.0% of the 82 single-family homes listed for sale in North Miami Beach have reduced their asking price at least once, by a median 4.9% (about $38K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 262 condominium listings, 40.1% have cut, by a median 6.7%.", "quotes": [ "\"39.0 percent of single-family homes for sale in North Miami Beach have reduced their asking price at least once, by a median $38K.\"", "\"Counting every relisting, the median North Miami Beach house for sale has been waiting 36 days, not the 36 the current listing shows.\"", "\"Of the North Miami Beach houses now under contract, 65.2 percent never reduced their asking price; the rest cut by a median 7.0 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in North Miami Beach and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 82 houses, 262 condominiums, 23 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-north-miami-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, North Miami Beach versus Miami-Dade County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. North Miami Beach houses 39.0%, Miami-Dade County houses 37.6%; North Miami Beach condominiums 40.1%, Miami-Dade County condominiums 37.4%.", "title": "North Miami Beach houses are cutting 1.4 points more often than Miami-Dade County" }, { "caption": "Active North Miami Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 34.1% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 47.6%, 31-60 days 12.2%, 61-90 days 6.1%, 91-180 days 19.5%, 181+ days 14.6%. Condominiums: 0-30 days 24.0%, 31-60 days 9.2%, 61-90 days 11.8%, 91-180 days 29.4%, 181+ days 25.6%.", "title": "34.1% of North Miami Beach houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active North Miami Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 41.7% of 12; $500K to $1M 40.8% of 49; $1M to $2M too few to read of 9; $2M to $5M too few to read of 8; $5M and up too few to read of 4.", "title": "$500K to $1M North Miami Beach houses have cut most often: 40.8% of 49" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 408 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 82, "sample_ok": true, "small_sample": false, "pending": 23, "median_list_price": 685000.0, "cut_count": 32, "cut_pct": 39.0, "raised_count": 2, "valid_price_count": 82, "missing_price_count": 0, "unchanged_count": 48, "not_below_original_count": 50, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.9, "median_cut_dollars": 37500.0, "cut_last30": 19, "cut_last30_pct": 23.2, "cut_last7": 3, "median_dom": 36.5, "median_cdom": 36.5, "dom_n": 82, "cdom_n": 82, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 82, "relisted_count": 1, "relisted_pct": 1.2, "over90": 28, "over90_pct": 34.1, "over180": 12, "fresh_held": 39, "fresh_held_pct": 47.6, "fresh_held_missing_cdom_count": 0, "stale_uncut": 6, "stale_uncut_pct": 7.3, "dom_buckets": [ { "label": "0-30", "count": 39, "pct": 47.6 }, { "label": "31-60", "count": 10, "pct": 12.2 }, { "label": "61-90", "count": 5, "pct": 6.1 }, { "label": "91-180", "count": 16, "pct": 19.5 }, { "label": "181+", "count": 12, "pct": 14.6 } ], "bands": [ { "label": "Under $500K", "active": 12, "cut": 5, "cut_pct": 41.7, "median_cdom": 17.0, "cut_pct_denominator": 12, "cdom_n": 12, "valid_price_count": 12 }, { "label": "$500K to $1M", "active": 49, "cut": 20, "cut_pct": 40.8, "median_cdom": 36, "cut_pct_denominator": 49, "cdom_n": 49, "valid_price_count": 49 }, { "label": "$1M to $2M", "active": 9, "cut": 4, "cut_pct": 44.4, "median_cdom": 37, "cut_pct_denominator": 9, "cdom_n": 9, "valid_price_count": 9 }, { "label": "$2M to $5M", "active": 8, "cut": 1, "cut_pct": 12.5, "median_cdom": 29.0, "cut_pct_denominator": 8, "cdom_n": 8, "valid_price_count": 8 }, { "label": "$5M and up", "active": 4, "cut": 2, "cut_pct": 50.0, "median_cdom": 158.5, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 } ], "pending_cut_count": 8, "pending_cut_pct": 34.8, "pending_valid_price_count": 23, "pending_missing_price_count": 0, "pending_unchanged_count": 12, "pending_raised_count": 3, "pending_not_below_original_count": 15, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 23, "pending_dom_n": 23, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 7.0, "pending_median_cdom": 38, "denominators": { "cut_pct": 82, "cut_last30_pct": 82, "relisted_pct": 82, "fresh_held_pct": 82, "stale_uncut_pct": 82, "over90_pct": 82, "dom_bucket_pct": 82, "pending_cut_pct": 23, "median_dom": 82, "median_cdom": 82, "median_cut_pct": 32, "median_cut_dollars": 32, "pending_median_cut_pct": 8, "pending_median_cdom": 23 }, "county_counts": { "Miami-Dade": 82 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 82, "cut_pct": 39.0, "median_cdom": 36.5, "median_list_price": 685000.0 } ] }, "condos": { "active": 262, "sample_ok": true, "small_sample": false, "pending": 41, "median_list_price": 355000.0, "cut_count": 105, "cut_pct": 40.1, "raised_count": 13, "valid_price_count": 262, "missing_price_count": 0, "unchanged_count": 144, "not_below_original_count": 157, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.7, "median_cut_dollars": 20900.0, "cut_last30": 32, "cut_last30_pct": 12.2, "cut_last7": 7, "median_dom": 99.5, "median_cdom": 99.5, "dom_n": 262, "cdom_n": 262, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 262, "relisted_count": 4, "relisted_pct": 1.5, "over90": 144, "over90_pct": 55.0, "over180": 67, "fresh_held": 74, "fresh_held_pct": 28.2, "fresh_held_missing_cdom_count": 0, "stale_uncut": 63, "stale_uncut_pct": 24.0, "dom_buckets": [ { "label": "0-30", "count": 63, "pct": 24.0 }, { "label": "31-60", "count": 24, "pct": 9.2 }, { "label": "61-90", "count": 31, "pct": 11.8 }, { "label": "91-180", "count": 77, "pct": 29.4 }, { "label": "181+", "count": 67, "pct": 25.6 } ], "bands": [ { "label": "Under $250K", "active": 93, "cut": 44, "cut_pct": 47.3, "median_cdom": 102, "cut_pct_denominator": 93, "cdom_n": 93, "valid_price_count": 93 }, { "label": "$250K to $500K", "active": 60, "cut": 27, "cut_pct": 45.0, "median_cdom": 91.0, "cut_pct_denominator": 60, "cdom_n": 60, "valid_price_count": 60 }, { "label": "$500K to $1M", "active": 66, "cut": 25, "cut_pct": 37.9, "median_cdom": 103.5, "cut_pct_denominator": 66, "cdom_n": 66, "valid_price_count": 66 }, { "label": "$1M and up", "active": 43, "cut": 9, "cut_pct": 20.9, "median_cdom": 100, "cut_pct_denominator": 43, "cdom_n": 43, "valid_price_count": 43 } ], "pending_cut_count": 13, "pending_cut_pct": 31.7, "pending_valid_price_count": 41, "pending_missing_price_count": 0, "pending_unchanged_count": 27, "pending_raised_count": 1, "pending_not_below_original_count": 28, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 41, "pending_dom_n": 41, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 9.2, "pending_median_cdom": 108, "denominators": { "cut_pct": 262, "cut_last30_pct": 262, "relisted_pct": 262, "fresh_held_pct": 262, "stale_uncut_pct": 262, "over90_pct": 262, "dom_bucket_pct": 262, "pending_cut_pct": 41, "median_dom": 262, "median_cdom": 262, "median_cut_pct": 105, "median_cut_dollars": 105, "pending_median_cut_pct": 13, "pending_median_cdom": 41 }, "county_counts": { "Miami-Dade": 262 }, "tier": "c3", "series": [ { "date": "2026-09-07", "active": 262, "cut_pct": 40.1, "median_cdom": 99.5, "median_list_price": 355000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "39% of North Miami Beach houses for sale are asking less than their original list price; 40.1% of condos", "Seller Blink Rate™ in North Miami Beach: 39% of houses list below original asking, against 37.6% across Miami-Dade County", "Buying in North Miami Beach? 32 of the 82 houses for sale are asking below their original price, by a median $38K" ], "lede": "NORTH MIAMI BEACH, Fla., September 7, 2026 - 39% of the 82 single-family homes listed for sale in North Miami Beach (32 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 32 reduced listings, the median reduction is 4.9% (about $38K). Among the city's 262 condominium listings, 40.1% are asking below their original price, by a median 6.7%.", "quotes": [ "\"39 percent of single-family homes for sale in North Miami Beach have a current asking price below their original list price; among those 32 reduced listings the median reduction is $38K.\"", "\"Among active North Miami Beach houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 36 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"23 North Miami Beach houses are under contract in this snapshot, 8 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is North Miami Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (48 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 82 houses, 262 condominiums, 23 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-miami-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-north-miami-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, North Miami Beach versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. North Miami Beach houses 39%, Miami-Dade County houses 37.6%; North Miami Beach condominiums 40.1%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 39% of North Miami Beach houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "visible_labels": [ "37.4%", "40.1%", "37.6%", "39%" ] }, { "caption": "Active North Miami Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 34.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 47.6%, 31-60 days 12.2%, 61-90 days 6.1%, 91-180 days 19.5%, 181+ days 14.6%. Condominiums: 0-30 days 24%, 31-60 days 9.2%, 61-90 days 11.8%, 91-180 days 29.4%, 181+ days 25.6%.", "title": "34.1% of North Miami Beach houses for sale with a recorded cumulative-days value exceed 90 days; 55% of condos", "visible_labels": [ "47.6%", "24%", "12.2%", "9.2%", "6.1%", "11.8%", "19.5%", "29.4%", "14.6%", "25.6%", "34.1%" ] }, { "caption": "Share of active North Miami Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 41.7% (5 of 12); $500K to $1M 40.8% (20 of 49); $1M to $2M 9 listed, count only; $2M to $5M 8 listed, count only; $5M and up 4 listed, count only.", "title": "$500K to $1M North Miami Beach houses show the highest share asking below original: 40.8% of 49", "visible_labels": [ "4", "8", "9", "40.8%", "20", "49", "41.7%", "5", "12" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 408, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 93, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 93, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 93, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 66, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 66, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 66, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 262, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Miami-Dade", "before": null, "after": 262, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 262, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 262, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 262, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 262, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 262, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 262, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 262, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 262, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 262, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 262, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 157, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 262, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 144, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 262, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Miami-Dade", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 82, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. North Miami Beach houses 39.0%, Miami-Dade County houses 37.6%; North Miami Beach condominiums 40.1%, Miami-Dade County condominiums 37.4%.", "after": "Horizontal bar chart. North Miami Beach houses 39%, Miami-Dade County houses 37.6%; North Miami Beach condominiums 40.1%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, North Miami Beach versus Miami-Dade County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, North Miami Beach versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "North Miami Beach houses are cutting 1.4 points more often than Miami-Dade County", "after": "Seller Blink Rate™: 39% of North Miami Beach houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "37.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "40.1%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "37.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "39%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 47.6%, 31-60 days 12.2%, 61-90 days 6.1%, 91-180 days 19.5%, 181+ days 14.6%. Condominiums: 0-30 days 24.0%, 31-60 days 9.2%, 61-90 days 11.8%, 91-180 days 29.4%, 181+ days 25.6%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 47.6%, 31-60 days 12.2%, 61-90 days 6.1%, 91-180 days 19.5%, 181+ days 14.6%. Condominiums: 0-30 days 24%, 31-60 days 9.2%, 61-90 days 11.8%, 91-180 days 29.4%, 181+ days 25.6%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active North Miami Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 34.1% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active North Miami Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 34.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "34.1% of North Miami Beach houses for sale have waited more than 90 days, counting every relisting", "after": "34.1% of North Miami Beach houses for sale with a recorded cumulative-days value exceed 90 days; 55% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "47.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "34.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "24%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "12.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "9.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "6.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "11.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "19.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "29.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "14.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "25.6%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 41.7% of 12; $500K to $1M 40.8% of 49; $1M to $2M too few to read of 9; $2M to $5M too few to read of 8; $5M and up too few to read of 4.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 41.7% (5 of 12); $500K to $1M 40.8% (20 of 49); $1M to $2M 9 listed, count only; $2M to $5M 8 listed, count only; $5M and up 4 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active North Miami Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active North Miami Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M North Miami Beach houses have cut most often: 40.8% of 49", "after": "$500K to $1M North Miami Beach houses show the highest share asking below original: 40.8% of 49", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "40.8%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "49", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "41.7%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "39.0% of North Miami Beach houses for sale have cut their asking price, 40.1% of condos", "after": "39% of North Miami Beach houses for sale are asking less than their original list price; 40.1% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "North Miami Beach sellers blink faster than the rest of Miami-Dade County as 34.1% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in North Miami Beach: 39% of houses list below original asking, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in North Miami Beach? Two in five houses have already come down once, by a median $38K", "after": "Buying in North Miami Beach? 32 of the 82 houses for sale are asking below their original price, by a median $38K", "before_present": true, "after_present": true }, { "field": "lede", "before": "NORTH MIAMI BEACH, Fla., September 7, 2026 - 39.0% of the 82 single-family homes listed for sale in North Miami Beach have reduced their asking price at least once, by a median 4.9% (about $38K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 262 condominium listings, 40.1% have cut, by a median 6.7%.", "after": "NORTH MIAMI BEACH, Fla., September 7, 2026 - 39% of the 82 single-family homes listed for sale in North Miami Beach (32 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 32 reduced listings, the median reduction is 4.9% (about $38K). Among the city's 262 condominium listings, 40.1% are asking below their original price, by a median 6.7%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in North Miami Beach and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 82 houses, 262 condominiums, 23 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-north-miami-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is North Miami Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (48 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 82 houses, 262 condominiums, 23 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-miami-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-north-miami-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"39.0 percent of single-family homes for sale in North Miami Beach have reduced their asking price at least once, by a median $38K.\"", "after": "\"39 percent of single-family homes for sale in North Miami Beach have a current asking price below their original list price; among those 32 reduced listings the median reduction is $38K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median North Miami Beach house for sale has been waiting 36 days, not the 36 the current listing shows.\"", "after": "\"Among active North Miami Beach houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 36 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the North Miami Beach houses now under contract, 65.2 percent never reduced their asking price; the rest cut by a median 7.0 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"23 North Miami Beach houses are under contract in this snapshot, 8 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "0f8341b06d9f38661b48731c020af828b94c34bc0d23bdf32829988de383e317", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nNorth Miami Beach price cuts and true days on market\nHEADLINE OPTIONS\n39.0% of North Miami Beach houses for sale have cut their asking price, 40.1% of condos\nNorth Miami Beach sellers blink faster than the rest of Miami-Dade County as 34.1% of houses pass 90\ndays on the market\nBuying in North Miami Beach? Two in five houses have already come down once, by a median $38K\nLEDE\nNORTH MIAMI BEACH, Fla., September 7, 2026 - 39.0% of the 82 single-family homes listed for sale in North\nMiami Beach have reduced their asking price at least once, by a median 4.9% (about $38K), according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. Among the city's 262 condominium listings, 40.1%\nhave cut, by a median 6.7%.\nNUT GRAF\nThe figures point to a market where 34.8% of houses reached a contract only after a price cut: of the 23 North\nMiami Beach houses now under contract, 34.8% reduced before going under contract, with a median cut of\n7.0% and a median 38 days to contract. Across Miami-Dade County the price-cut share is 37.6% for houses\nand 37.4% for condominiums, so North Miami Beach houses are cutting 1.4 points more often than the county.\nCounting every relisting, the median North Miami Beach house for sale has been on the market 36 days,\nagainst 36 on its current listing; 1.2% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nNorth Miami\nBeach\n82\nShare with at\nleast one price\nreduction,\nhouses\n39.0% (32 of 82)\nMedian\nreduction\nfrom original\nasking, houses\n4.9% (about $38K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings, North\nMiami Beach\n262\nShare with at\nleast one price\nreduction,\ncondominiums\n40.1% (105 of 262)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n36 days (36 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n34.1% (28 of 82)\nHouses under\ncontract that\nreduced first\n34.8% of 23\nMiami-Dade\nCounty price-\ncut share,\nhouses /\ncondominiums\n37.6% / 37.4%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Firmer than similar-priced cities; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Bea\nQUOTABLE DATA POINTS\n\"39.0 percent of single-family homes for sale in North Miami Beach have reduced their asking price at least\nonce, by a median $38K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median North Miami Beach house for sale has been waiting 36 days, not the\n36 the current listing shows.\"\n\"Of the North Miami Beach houses now under contract, 65.2 percent never reduced their asking price; the\nrest cut by a median 7.0 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, North Miami Beach versus Miami-Dade County, houses and condominiums,\nSeptember 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive North Miami Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 34.1% of houses have\npassed 90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active North Miami Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30\nlistings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in North Miami Beach and Miami-Dade County\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit\nreflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days\non market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences;\ncondominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under\nContract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 82 houses, 262\ncondominiums, 23 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures\nrefresh every morning at https://www.pbprealestate.com/price-cuts-north-miami-beach/ . Conditions read: How the read works:\neach city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and\ncondominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3\npoints under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced\ncities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and\nthe label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a\nforecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and\nmay not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "0ce2fa796153a2713d2b2c4f2aa4b40eb77f4ef031b4de122a89e73d4f82c477", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nNorth Miami Beach asking-price reductions and\nrecorded days on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/north-miami-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n39% of North Miami Beach houses for sale are asking less than their original list price; 40.1% of condos\nSeller Blink Rate™ in North Miami Beach: 39% of houses list below original asking, against 37.6% across\nMiami-Dade County\nBuying in North Miami Beach? 32 of the 82 houses for sale are asking below their original price, by a\nmedian $38K\nLEDE\nNORTH MIAMI BEACH, Fla., September 7, 2026 - 39% of the 82 single-family homes listed for sale in North\nMiami Beach (32 listings) have a current asking price below their original list price, according to PBP Real\nEstate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 32 reduced listings, the\nmedian reduction is 4.9% (about $38K). Among the city's 262 condominium listings, 40.1% are asking below\ntheir original price, by a median 6.7%.\nNUT GRAF\nFor active North Miami Beach houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket\nvalues are both 36 days (from 82 and 82 listings with a value in each field). Equal medians describe the\nrecorded fields only; they do not establish anything about individual listing histories. 1.2% of all active houses\nhave both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does\nnot establish a relisting event. 23 North Miami Beach houses are under contract (Pending or Active Under\nContract), 8 of them with a recorded asking price below original; fewer than 30, so no percentage is reported.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nThese asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares\nasking below original are 37.6% for houses and 37.4% for condominiums; North Miami Beach houses are 1.4\npoints above the county share.\nFACT BOX\nActive single-family listings, North\nMiami Beach\n82\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n39% (32 of 82)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n82 / 0; 48 / 2\nSeptember 7, 2026\nMedian reduction among the 32\nreduced houses\n4.9% (about $38K)\nSeptember 7, 2026\nActive condominium listings,\nNorth Miami Beach\n262\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n40.1% (105 of 262)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n36 / 36 days (from 82 / 82 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90\ndays\n34.1% (28 of 82 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count\nonly; fewer than 30)\n23, 8 asking below original\nSeptember 7, 2026\nMiami-Dade County share asking\nbelow original, houses /\ncondominiums\n37.6% / 37.4%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Lower below-original share than peers;\nCondominiums: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking\n$600K to $1M; peer share 44.3%)\nRoyal Palm Beach, Homestead, Jensen Beach, Hallandale\nBeach, Hollywood, Pompano Beach, Dania Beach, Hialeah,\nWest Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The\nAcreage, Coral Springs, North Miami, Hobe Sound, Stuart,\nPlantation, Westlake, Loxahatchee, Miami, Cooper City, Palm\nCity, Wilton Manors, Fort Lauderdale\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"39 percent of single-family homes for sale in North Miami Beach have a current asking price below their\noriginal list price; among those 32 reduced listings the median reduction is $38K.\"\n\"Among active North Miami Beach houses, the median recorded CumulativeDaysOnMarket and\nDaysOnMarket values are both 36 days. These are MLS-recorded fields, not an independently\nreconstructed listing history.\"\n\"23 North Miami Beach houses are under contract in this snapshot, 8 of them with a recorded asking price\nbelow original; the group is too small to report a percentage. These asking-price fields do not disclose the\nagreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, North Miami Beach versus Miami-\nDade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. North Miami Beach houses 39%, Miami-Dade County houses\n37.6%; North Miami Beach condominiums 40.1%, Miami-Dade County condominiums 37.4%. Share of active\nlistings asking below their original list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive North Miami Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 34.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 47.6%, 31-60\ndays 12.2%, 61-90 days 6.1%, 91-180 days 19.5%, 181+ days 14.6%. Condominiums: 0-30 days 24%, 31-60\ndays 9.2%, 61-90 days 11.8%, 91-180 days 29.4%, 181+ days 25.6%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active North Miami Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands\nwith 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 41.7% (5 of 12); $500K to $1M 40.8% (20 of 49); $1M to $2M 9 listed, count only; $2M\nto $5M 8 listed, count only; $5M and up 4 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is North Miami\nBeach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC\n(data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it\ndoes not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that\nsnapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be\nunchanged, raised or missing a price (48 unchanged, 2 above original, 0 without both prices among houses). The median reduction is\nthe middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are\nreduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each\nmedian over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded\nCumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or\nhow often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nasking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands\nunder 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the\nshared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype\n(townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment\nwhen the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified\nas condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining\nSingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-\ncontract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39\nis marked small. Sample sizes: 82 houses, 262 condominiums, 23 houses under contract. Geography is the MLS City field, not a\nverified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP\nReal Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller\nintent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same\ncurrent median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least\n3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement\nmay include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points\nabove baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can\ninclude the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast.\nJournalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS\nrecords) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained\nlater same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files;\noriginal edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-\nmiami-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-\nnorth-miami-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "2f638c2689f996df80cb78ca171fe69867351e6a9e7471546f33da5a946d3744", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - NORTH MIAMI BEACH PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 39% of North Miami Beach houses for sale are asking less than their original list price; 40.1% of condos\n2. Seller Blink Rate™ in North Miami Beach: 39% of houses list below original asking, against 37.6% across Miami-Dade County\n3. Buying in North Miami Beach? 32 of the 82 houses for sale are asking below their original price, by a median $38K\n\nLEDE\nNORTH MIAMI BEACH, Fla., September 7, 2026 - 39% of the 82 single-family homes listed for sale in North Miami Beach (32 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 32 reduced listings, the median reduction is 4.9% (about $38K). Among the city's 262 condominium listings, 40.1% are asking below their original price, by a median 6.7%.\n\nNUT GRAF\nFor active North Miami Beach houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 36 days (from 82 and 82 listings with a value in each field). Equal medians describe the recorded fields only; they do not establish anything about individual listing histories. 1.2% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 23 North Miami Beach houses are under contract (Pending or Active Under Contract), 8 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.6% for houses and 37.4% for condominiums; North Miami Beach houses are 1.4 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, North Miami Beach: 82 [September 7, 2026]\n- Share asking below original list price, houses: 39% (32 of 82) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 82 / 0; 48 / 2 [September 7, 2026]\n- Median reduction among the 32 reduced houses: 4.9% (about $38K) [September 7, 2026]\n- Active condominium listings, North Miami Beach: 262 [September 7, 2026]\n- Share asking below original list price, condominiums: 40.1% (105 of 262) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 36 / 36 days (from 82 / 82 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 34.1% (28 of 82 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 23, 8 asking below original [September 7, 2026]\n- Miami-Dade County share asking below original, houses / condominiums: 37.6% / 37.4% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Lower below-original share than peers; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, West Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The Acreage, Coral Springs, North Miami, Hobe Sound, Stuart, Plantation, Westlake, Loxahatchee, Miami, Cooper City, Palm City, Wilton Manors, Fort Lauderdale [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"39 percent of single-family homes for sale in North Miami Beach have a current asking price below their original list price; among those 32 reduced listings the median reduction is $38K.\"\n- \"Among active North Miami Beach houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 36 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"23 North Miami Beach houses are under contract in this snapshot, 8 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- north-miami-beach-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, North Miami Beach versus Miami-Dade County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. North Miami Beach houses 39%, Miami-Dade County houses 37.6%; North Miami Beach condominiums 40.1%, Miami-Dade County condominiums 37.4%. Share of active listings asking below their original list price, September 7, 2026.\n- north-miami-beach-true-days-on-market-r1-2026-09-07.png\n Caption: Active North Miami Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 34.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 47.6%, 31-60 days 12.2%, 61-90 days 6.1%, 91-180 days 19.5%, 181+ days 14.6%. Condominiums: 0-30 days 24%, 31-60 days 9.2%, 61-90 days 11.8%, 91-180 days 29.4%, 181+ days 25.6%.\n- north-miami-beach-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active North Miami Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 41.7% (5 of 12); $500K to $1M 40.8% (20 of 49); $1M to $2M 9 listed, count only; $2M to $5M 8 listed, count only; $5M and up 4 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is North Miami Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (48 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 82 houses, 262 condominiums, 23 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-miami-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-north-miami-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-1245a0228a92103fe7c7" }, { "slug": "north-miami-beach", "city": "North Miami Beach", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "active": 262, "with_fee": 255, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 262, "cut_count": 105, "cut_pct": 40.1, "median_cut_pct": 6.7, "median_cut_dollars": 20900 }, "outliers_dropped": 6, "n": 249, "median": 841, "p10": 453, "p25": 598, "p75": 1254, "p90": 2073, "min": 304, "max": 2893, "median_sqft": 0.78, "n_sqft": 245, "median_pct_price": 2.49, "median_list_price": 340000, "median_year_built": 1974, "median_sqft_area": 1110, "over_1000": 93, "over_1000_pct": 37.3, "under_500": 40, "under_500_pct": 16.1, "hi_thr": 1000, "lo_thr": 500, "over_hi": 93, "over_hi_pct": 37.3, "under_lo": 40, "under_lo_pct": 16.1, "types": { "Condominium": { "count": 230, "pct": 92.4 }, "Townhouse": { "count": 14, "pct": 5.6 }, "StockCooperative": { "count": 4, "pct": 1.6 }, "null": { "count": 1, "pct": 0.4 } }, "regime": { "COA": { "count": 239, "pct": 96.0 }, "not_recorded": { "count": 9, "pct": 3.6 }, "HOA": { "count": 1, "pct": 0.4 } }, "villa_median": null, "townhouse_median": 924, "cadence": { "Monthly": { "count": 244, "pct": 98.0 }, "Quarterly": { "count": 5, "pct": 2.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 40, "pct": 16.1 }, { "label": "$500 to $750", "count": 57, "pct": 22.9 }, { "label": "$750 to $1,000", "count": 59, "pct": 23.7 }, { "label": "$1,000 to $1,500", "count": 45, "pct": 18.1 }, { "label": "$1,500 to $2,000", "count": 17, "pct": 6.8 }, { "label": "$2,000 and up", "count": 31, "pct": 12.4 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 31, "median": 400, "median_sqft": 0.54 }, { "label": "1970s", "n": 114, "median": 712, "median_sqft": 0.7 }, { "label": "1980s", "n": 10, "median": 950, "median_sqft": 0.62 }, { "label": "1990s", "n": 2, "median": 950, "median_sqft": 0.74 }, { "label": "2000s", "n": 4, "median": 942, "median_sqft": 0.59 }, { "label": "2010s", "n": 84, "median": 1680, "median_sqft": 1.12 }, { "label": "2020s", "n": 4, "median": 1247, "median_sqft": 1.17 } ], "bands": [ { "label": "Under $250K", "n": 89, "median": 540, "median_pct_price": 4.09 }, { "label": "$250K to $500K", "n": 59, "median": 802, "median_pct_price": 2.72 }, { "label": "$500K to $1M", "n": 63, "median": 1247, "median_pct_price": 2.26 }, { "label": "$1M and up", "n": 38, "median": 2117, "median_pct_price": 1.64 } ], "pre1995": { "n": 156, "median": 692 }, "post2005": { "n": 89, "median": 1541 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 123, "pct": 60.6 }, { "key": "Water", "label": "Water", "count": 121, "pct": 59.6 }, { "key": "Trash", "label": "Trash", "count": 120, "pct": 59.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 104, "pct": 51.2 }, { "key": "Sewer", "label": "Sewer", "count": 101, "pct": 49.8 }, { "key": "Pools", "label": "Pool", "count": 98, "pct": 48.3 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 84, "pct": 41.4 }, { "key": "Insurance", "label": "Building insurance", "count": 68, "pct": 33.5 }, { "key": "Security", "label": "Security", "count": 65, "pct": 32.0 }, { "key": "CableTv", "label": "Cable TV", "count": 55, "pct": 27.1 }, { "key": "HotWater", "label": "Hot water", "count": 41, "pct": 20.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 40, "pct": 19.7 }, { "key": "Internet", "label": "Internet", "count": 36, "pct": 17.7 }, { "key": "PestControl", "label": "Pest control", "count": 30, "pct": 14.8 } ], "includes_n": 203, "flags": { "sa_mentioned": { "count": 26, "pct": 10.4 }, "sa_none_or_paid": { "count": 21, "pct": 8.4 }, "sa_pending": { "count": 3, "pct": 1.2 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 23, "pct": 9.2 }, "reserves": { "count": 2, "pct": 0.8 }, "land_lease": { "count": 8, "pct": 3.2 }, "remarks_n": 249 }, "developments": [ { "name": "The Harbour North", "master": null, "n": 23, "anecdotal": false, "median": 1253, "median_sqft": 1.12, "year_built": 2018, "median_list_price": 649999, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Marina Palms Residences North", "master": null, "n": 21, "anecdotal": false, "median": 2100, "median_sqft": 1.18, "year_built": 2015, "median_list_price": 1250000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Harbour South", "master": null, "n": 18, "anecdotal": false, "median": 1252, "median_sqft": 1.11, "year_built": 2018, "median_list_price": 644000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Eastern Shores White House", "master": null, "n": 14, "anecdotal": false, "median": 877, "median_sqft": 0.89, "year_built": 1971, "median_list_price": 225000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Crestview Towers", "master": null, "n": 13, "anecdotal": false, "median": 492, "median_sqft": 0.62, "year_built": 1970, "median_list_price": 130000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Marina Palms Residences S", "master": null, "n": 13, "anecdotal": false, "median": 2162, "median_sqft": 1.19, "year_built": 2017, "median_list_price": 1500000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Woodside Apts", "master": null, "n": 11, "anecdotal": false, "median": 501, "median_sqft": 0.7, "year_built": 1973, "median_list_price": 150000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Stratford House", "master": null, "n": 7, "anecdotal": true, "median": 1020, "median_sqft": 0.89, "year_built": 1969, "median_list_price": 255000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tall Trees", "master": null, "n": 7, "anecdotal": true, "median": 587, "median_sqft": 0.84, "year_built": 1971, "median_list_price": 142000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Floridian Arms", "master": null, "n": 6, "anecdotal": true, "median": 356, "median_sqft": 0.45, "year_built": 1962, "median_list_price": 152500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Beach Club Villas", "master": null, "n": 5, "anecdotal": true, "median": 848, "median_sqft": 0.57, "year_built": 1973, "median_list_price": 720000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Carlton Bay", "master": null, "n": 5, "anecdotal": true, "median": 659, "median_sqft": 0.61, "year_built": 1973, "median_list_price": 270000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coral Isle West", "master": null, "n": 5, "anecdotal": true, "median": 832, "median_sqft": 0.67, "year_built": 1972, "median_list_price": 289000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Greynolds Park Club", "master": null, "n": 5, "anecdotal": true, "median": 690, "median_sqft": 0.57, "year_built": 1979, "median_list_price": 300000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-06", "median": 834, "p25": 587, "p75": 1288, "n": 230, "median_sqft": 0.8, "sa_pending_pct": 1.3 }, { "date": "2026-09-07", "median": 841, "p25": 598, "p75": 1254, "n": 249, "median_sqft": 0.78, "sa_pending_pct": 1.2 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical North Miami Beach condo for sale carries a $841-a-month association fee, 5% above the South Florida median", "37.3% of North Miami Beach condos on the market ask $1,000 or more a month in fees; 16.1% stay under $500", "North Miami Beach condos built since 2005 carry fees 123% higher than buildings from before 1995" ], "lede": "NORTH MIAMI BEACH, Fla., September 7, 2026 - The median monthly association fee across the 249 condominiums listed for sale in North Miami Beach is $841, with half of the listings between $598 and $1,254 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 5% above the five-county South Florida median of $800, and ranks North Miami Beach 28 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in North Miami Beach carries a monthly association fee of $841, 5% above the five-county South Florida median of $800.\"", "\"37.3 percent of North Miami Beach condos on the market ask $1,000 or more a month in association fees; only 16.1 percent stay under $500.\"", "\"In North Miami Beach, a condo completed since 2005 carries a median fee of $1,541 a month, against $692 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in North Miami Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (6 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-north-miami-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, North Miami Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. North Miami Beach median $841 a month, South Florida median $800; North Miami Beach ranks 28 of 69 cities.", "title": "North Miami Beach condo fees sit 5% above the South Florida median" }, { "caption": "Share of active North Miami Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 16.1% (40 listings); $500 to $750 22.9% (57 listings); $750 to $1,000 23.7% (59 listings); $1,000 to $1,500 18.1% (45 listings); $1,500 to $2,000 6.8% (17 listings); $2,000 and up 12.4% (31 listings).", "title": "23.7% of North Miami Beach condos for sale carry a fee of $750 to $1,000 a month" }, { "caption": "Median monthly-equivalent association fee for active North Miami Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s $400 (31 listings); 1970s $712 (114 listings); 1980s $950 (10 listings); 1990s too few (2 listings); 2000s too few (4 listings); 2010s $1,680 (84 listings); 2020s too few (4 listings).", "title": "North Miami Beach condos built since 2005 ask 123% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 262 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 262, "with_fee": 255, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 255, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 7, "n": 249, "retained_n": 249, "outliers_dropped": 6, "trim_applied": true, "cuts": { "active": 262, "cut_count": 105, "cut_pct": 40.1, "median_cut_pct": 6.7, "median_cut_dollars": 20900, "valid_price_count": 262, "missing_price_count": 0, "unchanged_count": 144, "raised_count": 13, "not_below_original_count": 157, "cut_pct_denominator": 262, "cut_sample_ok": true, "median_cut_n": 105 }, "trim_bounds": { "p1": 302.16, "p99": 3386.1200000000085 }, "retained_small_sample": false, "retained_below_30": false, "median": 841, "p10": 453, "p25": 598, "p75": 1254, "p90": 2073, "min": 304, "max": 2893, "median_sqft": 0.78, "n_sqft": 245, "median_pct_price": 2.49, "n_pct_price": 249, "median_list_price": 340000, "median_year_built": 1974, "median_sqft_area": 1110, "over_1000": 93, "over_1000_pct": 37.3, "under_500": 40, "under_500_pct": 16.1, "hi_thr": 1000, "lo_thr": 500, "over_hi": 93, "over_hi_pct": 37.3, "under_lo": 40, "under_lo_pct": 16.1, "types": { "Condominium": { "count": 230, "pct": 92.4 }, "Townhouse": { "count": 14, "pct": 5.6 }, "StockCooperative": { "count": 4, "pct": 1.6 }, "null": { "count": 1, "pct": 0.4 } }, "regime": { "COA": { "count": 239, "pct": 96.0 }, "not_recorded": { "count": 9, "pct": 3.6 }, "HOA": { "count": 1, "pct": 0.4 } }, "villa_median": null, "townhouse_median": 924, "cadence": { "Monthly": { "count": 244, "pct": 98.0 }, "Quarterly": { "count": 5, "pct": 2.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 40, "pct": 16.1 }, { "label": "$500 to $750", "count": 57, "pct": 22.9 }, { "label": "$750 to $1,000", "count": 59, "pct": 23.7 }, { "label": "$1,000 to $1,500", "count": 45, "pct": 18.1 }, { "label": "$1,500 to $2,000", "count": 17, "pct": 6.8 }, { "label": "$2,000 and up", "count": 31, "pct": 12.4 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 31, "median": 400, "median_sqft": 0.54 }, { "label": "1970s", "n": 114, "median": 712, "median_sqft": 0.7 }, { "label": "1980s", "n": 10, "median": 950, "median_sqft": 0.62 }, { "label": "1990s", "n": 2, "median": 950, "median_sqft": 0.74 }, { "label": "2000s", "n": 4, "median": 942, "median_sqft": 0.59 }, { "label": "2010s", "n": 84, "median": 1680, "median_sqft": 1.12 }, { "label": "2020s", "n": 4, "median": 1247, "median_sqft": 1.17 } ], "bands": [ { "label": "Under $250K", "n": 89, "median": 540, "median_pct_price": 4.09 }, { "label": "$250K to $500K", "n": 59, "median": 802, "median_pct_price": 2.72 }, { "label": "$500K to $1M", "n": 63, "median": 1247, "median_pct_price": 2.26 }, { "label": "$1M and up", "n": 38, "median": 2117, "median_pct_price": 1.64 } ], "pre1995": { "n": 156, "median": 692 }, "post2005": { "n": 89, "median": 1541 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 123, "pct": 60.6 }, { "key": "Water", "label": "Water", "count": 121, "pct": 59.6 }, { "key": "Trash", "label": "Trash", "count": 120, "pct": 59.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 104, "pct": 51.2 }, { "key": "Sewer", "label": "Sewer", "count": 101, "pct": 49.8 }, { "key": "Pools", "label": "Pool", "count": 98, "pct": 48.3 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 84, "pct": 41.4 }, { "key": "Insurance", "label": "Building insurance", "count": 68, "pct": 33.5 }, { "key": "Security", "label": "Security", "count": 65, "pct": 32.0 }, { "key": "CableTv", "label": "Cable TV", "count": 55, "pct": 27.1 }, { "key": "HotWater", "label": "Hot water", "count": 41, "pct": 20.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 40, "pct": 19.7 }, { "key": "Internet", "label": "Internet", "count": 36, "pct": 17.7 }, { "key": "PestControl", "label": "Pest control", "count": 30, "pct": 14.8 } ], "includes_n": 203, "flags": { "sa_mentioned": { "count": 26, "pct": 10.4 }, "sa_none_or_paid": { "count": 21, "pct": 8.4 }, "sa_pending": { "count": 3, "pct": 1.2 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 23, "pct": 9.2 }, "reserves": { "count": 2, "pct": 0.8 }, "land_lease": { "count": 8, "pct": 3.2 }, "remarks_n": 249 }, "denominators": { "fee_percentages": 249, "fee_medians_percentiles": 249, "median_sqft": 245, "median_pct_price": 249, "includes_pct": 203, "flags_pct": 249, "cut_pct": 262 }, "developments": [ { "name": "The Harbour North", "master": null, "n": 23, "anecdotal": false, "median": 1253, "median_sqft": 1.12, "year_built": 2018, "median_list_price": 649999, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Marina Palms Residences North", "master": null, "n": 21, "anecdotal": false, "median": 2100, "median_sqft": 1.18, "year_built": 2015, "median_list_price": 1250000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Harbour South", "master": null, "n": 18, "anecdotal": false, "median": 1252, "median_sqft": 1.11, "year_built": 2018, "median_list_price": 644000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Eastern Shores White House", "master": null, "n": 14, "anecdotal": false, "median": 877, "median_sqft": 0.89, "year_built": 1971, "median_list_price": 225000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Crestview Towers", "master": null, "n": 13, "anecdotal": false, "median": 492, "median_sqft": 0.62, "year_built": 1970, "median_list_price": 130000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Marina Palms Residences S", "master": null, "n": 13, "anecdotal": false, "median": 2162, "median_sqft": 1.19, "year_built": 2017, "median_list_price": 1500000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Woodside Apts", "master": null, "n": 11, "anecdotal": false, "median": 501, "median_sqft": 0.7, "year_built": 1973, "median_list_price": 150000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Stratford House", "master": null, "n": 7, "anecdotal": true, "median": 1020, "median_sqft": 0.89, "year_built": 1969, "median_list_price": 255000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tall Trees", "master": null, "n": 7, "anecdotal": true, "median": 587, "median_sqft": 0.84, "year_built": 1971, "median_list_price": 142000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Floridian Arms", "master": null, "n": 6, "anecdotal": true, "median": 356, "median_sqft": 0.45, "year_built": 1962, "median_list_price": 152500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Beach Club Villas", "master": null, "n": 5, "anecdotal": true, "median": 848, "median_sqft": 0.57, "year_built": 1973, "median_list_price": 720000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Carlton Bay", "master": null, "n": 5, "anecdotal": true, "median": 659, "median_sqft": 0.61, "year_built": 1973, "median_list_price": 270000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coral Isle West", "master": null, "n": 5, "anecdotal": true, "median": 832, "median_sqft": 0.67, "year_built": 1972, "median_list_price": 289000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Greynolds Park Club", "master": null, "n": 5, "anecdotal": true, "median": 690, "median_sqft": 0.57, "year_built": 1979, "median_list_price": 300000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 841, "p25": 598, "p75": 1254, "n": 249, "median_sqft": 0.78, "sa_pending_pct": 1.2 } ] }, "min_active": 30 }, "wording": { "headlines": [ "North Miami Beach condo monthly association fees have a median of $841 in the retained usable-fee sample of 249 listings, 5% above the five-county median", "In North Miami Beach's retained usable-fee sample (249 listings after exclusions and percentile trimming), 37.3% have monthly-equivalent fees of $1,000 or more and 16.1% are below $500", "North Miami Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=89) vs pre-1995 (n=156), monthly median 123% higher" ], "lede": "NORTH MIAMI BEACH, Fla., September 7, 2026 - Among 249 active condominium listings in North Miami Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $841, with the middle half between $598 and $1,254, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 262 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 5% above the separately trimmed five-county median of $800 and ranks 28th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in North Miami Beach's retained usable-fee sample (n=249), after exclusions and percentile trimming, is $841, compared with $800 in the separately trimmed five-county sample.\"", "\"Among North Miami Beach condos in the retained usable-fee sample (n=249) after exclusions and percentile trimming, 37.3 percent have listed monthly-equivalent fees of $1,000 or more and 16.1 percent are below $500.\"", "\"Among the retained usable-fee listings in North Miami Beach with a recorded construction year, the median monthly-equivalent fee is $1,541 for a recorded year built of 2005 or later (89 listings) and $692 for those built before 1995 (156 listings).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is North Miami Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (255 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (6 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 249 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 262 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-miami-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-north-miami-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, North Miami Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. North Miami Beach retained-sample median $841 a month (n=249); five-county median $800 (n=22,695, region-level trim).", "title": "North Miami Beach condos, retained usable-fee sample (n=249): median $841/month, 5% above the five-county median of $800", "visible_labels": [ "$841", "249", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 249 active North Miami Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 16.1% (40 listings); $500 to $750 22.9% (57 listings); $750 to $1,000 23.7% (59 listings); $1,000 to $1,500 18.1% (45 listings); $1,500 to $2,000 6.8% (17 listings); $2,000 and up 12.4% (31 listings).", "title": "23.7% of North Miami Beach's retained usable-fee sample (249 listings) falls in the $750 to $1,000 monthly band", "visible_labels": [ "0%", "0", "16.1%", "40", "22.9%", "57", "23.7%", "59", "18.1%", "45", "6.8%", "17", "12.4%", "31" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among North Miami Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=89; pre-1995 n=156.", "alt": "Column chart of median fee by recorded decade built: 1960s $400 (31 listings); 1970s $712 (114 listings); 1980s $950 (10 listings); 1990s count only (2 listings); 2000s count only (4 listings); 2010s $1,680 (84 listings); 2020s count only (4 listings). Recorded year built 2005 or later $1,541 (89 listings); before 1995 $692 (156 listings).", "title": "North Miami Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=89) vs pre-1995 (n=156), monthly median 123% higher", "visible_labels": [ "$400", "31", "$712", "114", "$950", "10", "2", "4", "$1,680", "84", "4", "$1,541", "89", "$692", "156" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 262, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 262, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 157, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 144, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 262, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 262, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 249, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 249, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 249, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 203, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 249, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 245, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 255, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 249, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 249, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 302.16, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 3386.1200000000085, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. North Miami Beach median $841 a month, South Florida median $800; North Miami Beach ranks 28 of 69 cities.", "after": "Dot strip chart in five county lanes. North Miami Beach retained-sample median $841 a month (n=249); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, North Miami Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, North Miami Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "North Miami Beach condo fees sit 5% above the South Florida median", "after": "North Miami Beach condos, retained usable-fee sample (n=249): median $841/month, 5% above the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$841", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "249", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 16.1% (40 listings); $500 to $750 22.9% (57 listings); $750 to $1,000 23.7% (59 listings); $1,000 to $1,500 18.1% (45 listings); $1,500 to $2,000 6.8% (17 listings); $2,000 and up 12.4% (31 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 16.1% (40 listings); $500 to $750 22.9% (57 listings); $750 to $1,000 23.7% (59 listings); $1,000 to $1,500 18.1% (45 listings); $1,500 to $2,000 6.8% (17 listings); $2,000 and up 12.4% (31 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active North Miami Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 249 active North Miami Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "23.7% of North Miami Beach condos for sale carry a fee of $750 to $1,000 a month", "after": "23.7% of North Miami Beach's retained usable-fee sample (249 listings) falls in the $750 to $1,000 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "6.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "17", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "12.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "31", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "16.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "40", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "22.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "57", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "23.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "59", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "18.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "45", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s $400 (31 listings); 1970s $712 (114 listings); 1980s $950 (10 listings); 1990s too few (2 listings); 2000s too few (4 listings); 2010s $1,680 (84 listings); 2020s too few (4 listings).", "after": "Column chart of median fee by recorded decade built: 1960s $400 (31 listings); 1970s $712 (114 listings); 1980s $950 (10 listings); 1990s count only (2 listings); 2000s count only (4 listings); 2010s $1,680 (84 listings); 2020s count only (4 listings). Recorded year built 2005 or later $1,541 (89 listings); before 1995 $692 (156 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active North Miami Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among North Miami Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=89; pre-1995 n=156.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "North Miami Beach condos built since 2005 ask 123% more in fees than those built before 1995", "after": "North Miami Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=89) vs pre-1995 (n=156), monthly median 123% higher", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$400", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "$1,541", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "89", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "$692", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "156", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "31", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$712", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "114", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$950", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$1,680", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "84", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical North Miami Beach condo for sale carries a $841-a-month association fee, 5% above the South Florida median", "after": "North Miami Beach condo monthly association fees have a median of $841 in the retained usable-fee sample of 249 listings, 5% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "37.3% of North Miami Beach condos on the market ask $1,000 or more a month in fees; 16.1% stay under $500", "after": "In North Miami Beach's retained usable-fee sample (249 listings after exclusions and percentile trimming), 37.3% have monthly-equivalent fees of $1,000 or more and 16.1% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "North Miami Beach condos built since 2005 carry fees 123% higher than buildings from before 1995", "after": "North Miami Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=89) vs pre-1995 (n=156), monthly median 123% higher", "before_present": true, "after_present": true }, { "field": "lede", "before": "NORTH MIAMI BEACH, Fla., September 7, 2026 - The median monthly association fee across the 249 condominiums listed for sale in North Miami Beach is $841, with half of the listings between $598 and $1,254 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 5% above the five-county South Florida median of $800, and ranks North Miami Beach 28 of 69 cities.", "after": "NORTH MIAMI BEACH, Fla., September 7, 2026 - Among 249 active condominium listings in North Miami Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $841, with the middle half between $598 and $1,254, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 262 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 5% above the separately trimmed five-county median of $800 and ranks 28th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in North Miami Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (6 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-north-miami-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is North Miami Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (255 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (6 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 249 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 262 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-miami-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-north-miami-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in North Miami Beach carries a monthly association fee of $841, 5% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in North Miami Beach's retained usable-fee sample (n=249), after exclusions and percentile trimming, is $841, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"37.3 percent of North Miami Beach condos on the market ask $1,000 or more a month in association fees; only 16.1 percent stay under $500.\"", "after": "\"Among North Miami Beach condos in the retained usable-fee sample (n=249) after exclusions and percentile trimming, 37.3 percent have listed monthly-equivalent fees of $1,000 or more and 16.1 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In North Miami Beach, a condo completed since 2005 carries a median fee of $1,541 a month, against $692 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in North Miami Beach with a recorded construction year, the median monthly-equivalent fee is $1,541 for a recorded year built of 2005 or later (89 listings) and $692 for those built before 1995 (156 listings).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "d728e048329730baea8187e647912d01a00bf291d74a5a17229b2b4b71ee23a5", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nNorth Miami Beach condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical North Miami Beach condo for sale carries a $841-a-month association fee, 5% above the South\nFlorida median\n37.3% of North Miami Beach condos on the market ask $1,000 or more a month in fees; 16.1% stay under\n$500\nNorth Miami Beach condos built since 2005 carry fees 123% higher than buildings from before 1995\nLEDE\nNORTH MIAMI BEACH, Fla., September 7, 2026 - The median monthly association fee across the 249\ncondominiums listed for sale in North Miami Beach is $841, with half of the listings between $598 and $1,254\na month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 5% above the\nfive-county South Florida median of $800, and ranks North Miami Beach 28 of 69 cities.\nNUT GRAF\nPer square foot, the median North Miami Beach condo fee is $0.78 a month on a median unit of 1,110 square\nfeet; at the median asking price of $340K, a year of fees equals 2.49% of the price. 37.3% of listings ask\n$1,000 or more a month and 16.1% under $500. 0% of listings report two association layers (a master and a\nsub-association); 2% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 10.4% of listings, describe one as pending or payable by the buyer on 1.2%,\nand mention a mandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of\n$1,541 against $692 for those completed before 1995.\nFACT BOX\nActive condominium listings, North Miami Beach\n262 (249 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$841\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$598 to $1,254\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.78 (median unit 1,110 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n2.49% (asking $340K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n37.3% / 16.1%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n2%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n10.4% / 1.2%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; North Miami Beach ranks 28 of 69 September 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$1,541 (89 listings) / $692 (156 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in North Miami Beach carries a monthly association fee of $841,\n5% above the five-county South Florida median of $800.\"\n\"37.3 percent of North Miami Beach condos on the market ask $1,000 or more a month in association\nfees; only 16.1 percent stay under $500.\"\n\"In North Miami Beach, a condo completed since 2005 carries a median fee of $1,541 a month, against\n$692 for a building completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, North Miami Beach against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active North Miami Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active North Miami Beach condominiums by decade the building was completed,\nSeptember 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in North Miami Beach permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (6 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-north-miami-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "05b6f9ff6000efe247a12938375bbae3c8c48444b5f5c140c8624be7f0a56473", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nNorth Miami Beach condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/north-miami-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nNorth Miami Beach condo monthly association fees have a median of $841 in the retained usable-fee\nsample of 249 listings, 5% above the five-county median\nIn North Miami Beach's retained usable-fee sample (249 listings after exclusions and percentile trimming),\n37.3% have monthly-equivalent fees of $1,000 or more and 16.1% are below $500\nNorth Miami Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=89) vs pre-1995\n(n=156), monthly median 123% higher\nLEDE\nNORTH MIAMI BEACH, Fla., September 7, 2026 - Among 249 active condominium listings in North Miami\nBeach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st\nor above its 99th percentile, the median monthly association fee is $841, with the middle half between $598\nand $1,254, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There\nare 262 active condominium listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 5% above the separately trimmed five-county\nmedian of $800 and ranks 28th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median North Miami Beach condo fee is $0.78 a month\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\n(245 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a\nmedian 2.49% of the listing's current asking price across 249 retained listings with a current asking price of at\nleast $20,000; this is the median of per-listing ratios. 37.3% of the retained sample have fees of $1,000 or\nmore a month and 16.1% are below $500. 0% of the retained sample report two association layers (a master\nand a sub-association, summed here); 2% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 10.4% of the retained sample, describe one as pending or\npayable by the buyer on 1.2%, and mention a mandatory club or membership on 0%; 249 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $1,541 for a recorded\nyear built of 2005 or later (89 listings) and $692 for those built before 1995 (156 listings); construction year is\na recorded field and this comparison does not explain why fees differ. \nFACT BOX\nActive condominium listings, North Miami Beach\n(before exclusions and trimming)\n262\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n255 / 249 (6 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$841\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$598 to $1,254\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.78 (245 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n2.49% (249 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n37.3% (93) / 16.1% (40) of 249\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n2%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n10.4% / 1.2%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); North Miami Beach ranks\n28th among 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$1,541 (2005+ n=89) / $692 (pre-1995 n=156)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in North Miami Beach's retained usable-fee sample\n(n=249), after exclusions and percentile trimming, is $841, compared with $800 in the separately trimmed\nfive-county sample.\"\n\"Among North Miami Beach condos in the retained usable-fee sample (n=249) after exclusions and\npercentile trimming, 37.3 percent have listed monthly-equivalent fees of $1,000 or more and 16.1 percent\nare below $500.\"\n\"Among the retained usable-fee listings in North Miami Beach with a recorded construction year, the\nmedian monthly-equivalent fee is $1,541 for a recorded year built of 2005 or later (89 listings) and $692\nfor those built before 1995 (156 listings).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, North Miami\nBeach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. North Miami Beach retained-sample median $841\na month (n=249); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 249 active North Miami Beach condominium listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 16.1% (40 listings); $500 to $750 22.9% (57 listings); $750 to $1,000 23.7% (59\nlistings); $1,000 to $1,500 18.1% (45 listings); $1,500 to $2,000 6.8% (17 listings); $2,000 and up 12.4% (31\nlistings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among North Miami Beach condominiums in the retained\nusable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt\n2005+ n=89; pre-1995 n=156.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s $400 (31 listings); 1970s\n$712 (114 listings); 1980s $950 (10 listings); 1990s count only (2 listings); 2000s count only (4 listings); 2010s\n$1,680 (84 listings); 2020s count only (4 listings). Recorded year built 2005 or later $1,541 (89 listings); before\n1995 $692 (156 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is North Miami Beach, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (255 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (6 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 249 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 262 active listings. Region and county comparisons are trimmed separately within their own samples\n(the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is\nnot a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet;\nannual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-\nlisting ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10\nlistings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples\nwith fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least\n30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-\ndollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written\npublic remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse,\nvilla or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal\ndescription is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums\nare reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical\nclassifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the\nMLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its\nindividual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may\nrequest the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records)\nfrom info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained\nlater same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files;\noriginal edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-\nmiami-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-\nnorth-miami-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "ab145da6c72480b4eedad1db95bad6adde1a7ef44ef9abcafd96ebaad71d03dc", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - NORTH MIAMI BEACH CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. North Miami Beach condo monthly association fees have a median of $841 in the retained usable-fee sample of 249 listings, 5% above the five-county median\n2. In North Miami Beach's retained usable-fee sample (249 listings after exclusions and percentile trimming), 37.3% have monthly-equivalent fees of $1,000 or more and 16.1% are below $500\n3. North Miami Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=89) vs pre-1995 (n=156), monthly median 123% higher\n\nLEDE\nNORTH MIAMI BEACH, Fla., September 7, 2026 - Among 249 active condominium listings in North Miami Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $841, with the middle half between $598 and $1,254, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 262 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 5% above the separately trimmed five-county median of $800 and ranks 28th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median North Miami Beach condo fee is $0.78 a month (245 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.49% of the listing's current asking price across 249 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 37.3% of the retained sample have fees of $1,000 or more a month and 16.1% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 2% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 10.4% of the retained sample, describe one as pending or payable by the buyer on 1.2%, and mention a mandatory club or membership on 0%; 249 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $1,541 for a recorded year built of 2005 or later (89 listings) and $692 for those built before 1995 (156 listings); construction year is a recorded field and this comparison does not explain why fees differ. \n\nFACT BOX (exact figures)\n- Active condominium listings, North Miami Beach (before exclusions and trimming): 262 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 255 / 249 (6 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $841 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $598 to $1,254 [September 7, 2026]\n- Median fee per square foot per month: $0.78 (245 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 2.49% (249 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 37.3% (93) / 16.1% (40) of 249 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 2% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 10.4% / 1.2% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); North Miami Beach ranks 28th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $1,541 (2005+ n=89) / $692 (pre-1995 n=156) [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in North Miami Beach's retained usable-fee sample (n=249), after exclusions and percentile trimming, is $841, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among North Miami Beach condos in the retained usable-fee sample (n=249) after exclusions and percentile trimming, 37.3 percent have listed monthly-equivalent fees of $1,000 or more and 16.1 percent are below $500.\"\n- \"Among the retained usable-fee listings in North Miami Beach with a recorded construction year, the median monthly-equivalent fee is $1,541 for a recorded year built of 2005 or later (89 listings) and $692 for those built before 1995 (156 listings).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- north-miami-beach-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, North Miami Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. North Miami Beach retained-sample median $841 a month (n=249); five-county median $800 (n=22,695, region-level trim).\n- north-miami-beach-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 249 active North Miami Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 16.1% (40 listings); $500 to $750 22.9% (57 listings); $750 to $1,000 23.7% (59 listings); $1,000 to $1,500 18.1% (45 listings); $1,500 to $2,000 6.8% (17 listings); $2,000 and up 12.4% (31 listings).\n- north-miami-beach-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among North Miami Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=89; pre-1995 n=156.\n Alt text: Column chart of median fee by recorded decade built: 1960s $400 (31 listings); 1970s $712 (114 listings); 1980s $950 (10 listings); 1990s count only (2 listings); 2000s count only (4 listings); 2010s $1,680 (84 listings); 2020s count only (4 listings). Recorded year built 2005 or later $1,541 (89 listings); before 1995 $692 (156 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is North Miami Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (255 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (6 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 249 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 262 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-miami-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-north-miami-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "north-palm-beach", "city": "North Palm Beach", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "segments": { "houses": { "active": 41, "sample_ok": true, "small_sample": false, "pending": 7, "median_list_price": 4579000.0, "cut_count": 14, "cut_pct": 34.1, "raised_count": 1, "median_cut_pct": 7.9, "median_cut_dollars": 430000.0, "cut_last30": 6, "cut_last30_pct": 14.6, "cut_last7": 0, "median_dom": 78, "median_cdom": 113, "relisted_count": 7, "relisted_pct": 17.1, "over90": 22, "over90_pct": 53.7, "over180": 14, "fresh_held": 12, "fresh_held_pct": 29.3, "stale_uncut": 13, "stale_uncut_pct": 31.7, "dom_buckets": [ { "label": "0-30", "count": 10, "pct": 24.4 }, { "label": "31-60", "count": 4, "pct": 9.8 }, { "label": "61-90", "count": 5, "pct": 12.2 }, { "label": "91-180", "count": 8, "pct": 19.5 }, { "label": "181+", "count": 14, "pct": 34.1 } ], "bands": [ { "label": "Under $500K", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 1 }, { "label": "$500K to $1M", "active": 3, "cut": 0, "cut_pct": 0.0, "median_cdom": 34 }, { "label": "$1M to $2M", "active": 5, "cut": 2, "cut_pct": 40.0, "median_cdom": 76 }, { "label": "$2M to $5M", "active": 13, "cut": 6, "cut_pct": 46.2, "median_cdom": 75 }, { "label": "$5M and up", "active": 19, "cut": 6, "cut_pct": 31.6, "median_cdom": 146 } ], "pending_cut_count": 2, "pending_cut_pct": 28.6, "pending_median_cut_pct": 6.7, "pending_median_cdom": 63, "tier": "h4", "series": [ { "date": "2026-09-05", "active": 43, "cut_pct": 37.2, "median_cdom": 118, "median_list_price": 3750000.0 }, { "date": "2026-09-06", "active": 43, "cut_pct": 37.2, "median_cdom": 118, "median_list_price": 3750000.0 }, { "date": "2026-09-07", "active": 41, "cut_pct": 34.1, "median_cdom": 113, "median_list_price": 4579000.0 } ] }, "condos": { "active": 157, "sample_ok": true, "small_sample": false, "pending": 25, "median_list_price": 383000.0, "cut_count": 75, "cut_pct": 47.8, "raised_count": 1, "median_cut_pct": 6.4, "median_cut_dollars": 26000.0, "cut_last30": 28, "cut_last30_pct": 17.8, "cut_last7": 4, "median_dom": 78, "median_cdom": 106, "relisted_count": 22, "relisted_pct": 14.0, "over90": 88, "over90_pct": 56.1, "over180": 46, "fresh_held": 47, "fresh_held_pct": 29.9, "stale_uncut": 29, "stale_uncut_pct": 18.5, "dom_buckets": [ { "label": "0-30", "count": 40, "pct": 25.5 }, { "label": "31-60", "count": 15, "pct": 9.6 }, { "label": "61-90", "count": 14, "pct": 8.9 }, { "label": "91-180", "count": 42, "pct": 26.8 }, { "label": "181+", "count": 46, "pct": 29.3 } ], "bands": [ { "label": "Under $250K", "active": 35, "cut": 23, "cut_pct": 65.7, "median_cdom": 109 }, { "label": "$250K to $500K", "active": 67, "cut": 26, "cut_pct": 38.8, "median_cdom": 101 }, { "label": "$500K to $1M", "active": 25, "cut": 16, "cut_pct": 64.0, "median_cdom": 106 }, { "label": "$1M and up", "active": 30, "cut": 10, "cut_pct": 33.3, "median_cdom": 146.5 } ], "pending_cut_count": 12, "pending_cut_pct": 48.0, "pending_median_cut_pct": 11.7, "pending_median_cdom": 80, "tier": "c3", "series": [ { "date": "2026-09-05", "active": 145, "cut_pct": 46.2, "median_cdom": 101, "median_list_price": 379000.0 }, { "date": "2026-09-06", "active": 147, "cut_pct": 46.3, "median_cdom": 102, "median_list_price": 379000.0 }, { "date": "2026-09-07", "active": 157, "cut_pct": 47.8, "median_cdom": 106, "median_list_price": 383000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "34.1% of North Palm Beach houses for sale have cut their asking price, 47.8% of condos", "North Palm Beach sellers hold firmer than the rest of Palm Beach County as 53.7% of houses pass 90 days on the market", "Buying in North Palm Beach? One in three houses have already come down once, by a median $430K" ], "lede": "NORTH PALM BEACH, Fla., September 7, 2026 - 34.1% of the 41 single-family homes listed for sale in North Palm Beach have reduced their asking price at least once, by a median 7.9% (about $430K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 157 condominium listings, 47.8% have cut, by a median 6.4%.", "quotes": [ "\"34.1 percent of single-family homes for sale in North Palm Beach have reduced their asking price at least once, by a median $430K.\"", "\"Counting every relisting, the median North Palm Beach house for sale has been waiting 113 days, not the 78 the current listing shows.\"", "\"Of the North Palm Beach houses now under contract, 71.4 percent never reduced their asking price; the rest cut by a median 6.7 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in North Palm Beach and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 41 houses, 157 condominiums, 7 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-north-palm-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, North Palm Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. North Palm Beach houses 34.1%, Palm Beach County houses 43.4%; North Palm Beach condominiums 47.8%, Palm Beach County condominiums 44.6%.", "title": "North Palm Beach houses are cutting 9.3 points less often than Palm Beach County" }, { "caption": "Active North Palm Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 53.7% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 24.4%, 31-60 days 9.8%, 61-90 days 12.2%, 91-180 days 19.5%, 181+ days 34.1%. Condominiums: 0-30 days 25.5%, 31-60 days 9.6%, 61-90 days 8.9%, 91-180 days 26.8%, 181+ days 29.3%.", "title": "53.7% of North Palm Beach houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active North Palm Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 1; $500K to $1M too few to read of 3; $1M to $2M too few to read of 5; $2M to $5M 46.2% of 13; $5M and up 31.6% of 19.", "title": "Price cuts by price band, North Palm Beach houses" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 230 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 41, "sample_ok": true, "small_sample": false, "pending": 7, "median_list_price": 4579000.0, "cut_count": 14, "cut_pct": 34.1, "raised_count": 1, "valid_price_count": 41, "missing_price_count": 0, "unchanged_count": 26, "not_below_original_count": 27, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 7.9, "median_cut_dollars": 430000.0, "cut_last30": 6, "cut_last30_pct": 14.6, "cut_last7": 0, "median_dom": 78, "median_cdom": 113, "dom_n": 41, "cdom_n": 41, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 41, "relisted_count": 7, "relisted_pct": 17.1, "over90": 22, "over90_pct": 53.7, "over180": 14, "fresh_held": 12, "fresh_held_pct": 29.3, "fresh_held_missing_cdom_count": 0, "stale_uncut": 13, "stale_uncut_pct": 31.7, "dom_buckets": [ { "label": "0-30", "count": 10, "pct": 24.4 }, { "label": "31-60", "count": 4, "pct": 9.8 }, { "label": "61-90", "count": 5, "pct": 12.2 }, { "label": "91-180", "count": 8, "pct": 19.5 }, { "label": "181+", "count": 14, "pct": 34.1 } ], "bands": [ { "label": "Under $500K", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 1, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$500K to $1M", "active": 3, "cut": 0, "cut_pct": 0.0, "median_cdom": 34, "cut_pct_denominator": 3, "cdom_n": 3, "valid_price_count": 3 }, { "label": "$1M to $2M", "active": 5, "cut": 2, "cut_pct": 40.0, "median_cdom": 76, "cut_pct_denominator": 5, "cdom_n": 5, "valid_price_count": 5 }, { "label": "$2M to $5M", "active": 13, "cut": 6, "cut_pct": 46.2, "median_cdom": 75, "cut_pct_denominator": 13, "cdom_n": 13, "valid_price_count": 13 }, { "label": "$5M and up", "active": 19, "cut": 6, "cut_pct": 31.6, "median_cdom": 146, "cut_pct_denominator": 19, "cdom_n": 19, "valid_price_count": 19 } ], "pending_cut_count": 2, "pending_cut_pct": 28.6, "pending_valid_price_count": 7, "pending_missing_price_count": 0, "pending_unchanged_count": 5, "pending_raised_count": 0, "pending_not_below_original_count": 5, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 7, "pending_dom_n": 7, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 6.7, "pending_median_cdom": 63, "denominators": { "cut_pct": 41, "cut_last30_pct": 41, "relisted_pct": 41, "fresh_held_pct": 41, "stale_uncut_pct": 41, "over90_pct": 41, "dom_bucket_pct": 41, "pending_cut_pct": 7, "median_dom": 41, "median_cdom": 41, "median_cut_pct": 14, "median_cut_dollars": 14, "pending_median_cut_pct": 2, "pending_median_cdom": 7 }, "county_counts": { "Palm Beach": 41 }, "tier": "h4", "series": [ { "date": "2026-09-07", "active": 41, "cut_pct": 34.1, "median_cdom": 113, "median_list_price": 4579000.0 } ] }, "condos": { "active": 157, "sample_ok": true, "small_sample": false, "pending": 25, "median_list_price": 383000.0, "cut_count": 75, "cut_pct": 47.8, "raised_count": 1, "valid_price_count": 157, "missing_price_count": 0, "unchanged_count": 81, "not_below_original_count": 82, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.4, "median_cut_dollars": 26000.0, "cut_last30": 28, "cut_last30_pct": 17.8, "cut_last7": 4, "median_dom": 78, "median_cdom": 106, "dom_n": 157, "cdom_n": 157, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 157, "relisted_count": 22, "relisted_pct": 14.0, "over90": 88, "over90_pct": 56.1, "over180": 46, "fresh_held": 47, "fresh_held_pct": 29.9, "fresh_held_missing_cdom_count": 0, "stale_uncut": 29, "stale_uncut_pct": 18.5, "dom_buckets": [ { "label": "0-30", "count": 40, "pct": 25.5 }, { "label": "31-60", "count": 15, "pct": 9.6 }, { "label": "61-90", "count": 14, "pct": 8.9 }, { "label": "91-180", "count": 42, "pct": 26.8 }, { "label": "181+", "count": 46, "pct": 29.3 } ], "bands": [ { "label": "Under $250K", "active": 35, "cut": 23, "cut_pct": 65.7, "median_cdom": 109, "cut_pct_denominator": 35, "cdom_n": 35, "valid_price_count": 35 }, { "label": "$250K to $500K", "active": 67, "cut": 26, "cut_pct": 38.8, "median_cdom": 101, "cut_pct_denominator": 67, "cdom_n": 67, "valid_price_count": 67 }, { "label": "$500K to $1M", "active": 25, "cut": 16, "cut_pct": 64.0, "median_cdom": 106, "cut_pct_denominator": 25, "cdom_n": 25, "valid_price_count": 25 }, { "label": "$1M and up", "active": 30, "cut": 10, "cut_pct": 33.3, "median_cdom": 146.5, "cut_pct_denominator": 30, "cdom_n": 30, "valid_price_count": 30 } ], "pending_cut_count": 12, "pending_cut_pct": 48.0, "pending_valid_price_count": 25, "pending_missing_price_count": 0, "pending_unchanged_count": 13, "pending_raised_count": 0, "pending_not_below_original_count": 13, "pending_sample_ok": false, "pending_cut_sample_ok": true, "pending_cdom_n": 25, "pending_dom_n": 25, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 11.7, "pending_median_cdom": 80, "denominators": { "cut_pct": 157, "cut_last30_pct": 157, "relisted_pct": 157, "fresh_held_pct": 157, "stale_uncut_pct": 157, "over90_pct": 157, "dom_bucket_pct": 157, "pending_cut_pct": 25, "median_dom": 157, "median_cdom": 157, "median_cut_pct": 75, "median_cut_dollars": 75, "pending_median_cut_pct": 12, "pending_median_cdom": 25 }, "county_counts": { "Palm Beach": 157 }, "tier": "c3", "series": [ { "date": "2026-09-07", "active": 157, "cut_pct": 47.8, "median_cdom": 106, "median_list_price": 383000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "34.1% of North Palm Beach houses for sale are asking less than their original list price; 47.8% of condos", "Seller Blink Rate™ in North Palm Beach: 34.1% of houses list below original asking, against 43.4% across Palm Beach County", "Buying in North Palm Beach? 14 of the 41 houses for sale are asking below their original price, by a median $430K" ], "lede": "NORTH PALM BEACH, Fla., September 7, 2026 - 34.1% of the 41 single-family homes listed for sale in North Palm Beach (14 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 14 reduced listings, the median reduction is 7.9% (about $430K). Among the city's 157 condominium listings, 47.8% are asking below their original price, by a median 6.4%.", "quotes": [ "\"34.1 percent of single-family homes for sale in North Palm Beach have a current asking price below their original list price; among those 14 reduced listings the median reduction is $430K.\"", "\"Among active North Palm Beach houses, the median recorded CumulativeDaysOnMarket value is 113 days and the median recorded DaysOnMarket value is 78 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"7 North Palm Beach houses are under contract in this snapshot, 2 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is North Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (26 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 41 houses, 157 condominiums, 7 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-north-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, North Palm Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. North Palm Beach houses 34.1%, Palm Beach County houses 43.4%; North Palm Beach condominiums 47.8%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 34.1% of North Palm Beach houses for sale are asking below their original price, against 43.4% across Palm Beach County", "visible_labels": [ "44.6%", "47.8%", "43.4%", "34.1%" ] }, { "caption": "Active North Palm Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 53.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 24.4%, 31-60 days 9.8%, 61-90 days 12.2%, 91-180 days 19.5%, 181+ days 34.1%. Condominiums: 0-30 days 25.5%, 31-60 days 9.6%, 61-90 days 8.9%, 91-180 days 26.8%, 181+ days 29.3%.", "title": "53.7% of North Palm Beach houses for sale with a recorded cumulative-days value exceed 90 days; 56.1% of condos", "visible_labels": [ "24.4%", "25.5%", "9.8%", "9.6%", "12.2%", "8.9%", "19.5%", "26.8%", "34.1%", "29.3%", "53.7%" ] }, { "caption": "Share of active North Palm Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 1 listed, count only; $500K to $1M 3 listed, count only; $1M to $2M 5 listed, count only; $2M to $5M 46.2% (6 of 13); $5M and up 31.6% (6 of 19).", "title": "Share asking below original by current asking-price band, North Palm Beach houses", "visible_labels": [ "31.6%", "6", "19", "46.2%", "6", "13", "5", "3", "1" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 230, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 157, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Palm Beach", "before": null, "after": 157, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 157, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 157, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 157, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 157, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 157, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 157, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 157, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 157, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 157, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 157, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 157, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 81, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 157, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Palm Beach", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 41, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. North Palm Beach houses 34.1%, Palm Beach County houses 43.4%; North Palm Beach condominiums 47.8%, Palm Beach County condominiums 44.6%.", "after": "Horizontal bar chart. North Palm Beach houses 34.1%, Palm Beach County houses 43.4%; North Palm Beach condominiums 47.8%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, North Palm Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, North Palm Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "North Palm Beach houses are cutting 9.3 points less often than Palm Beach County", "after": "Seller Blink Rate™: 34.1% of North Palm Beach houses for sale are asking below their original price, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "44.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "47.8%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "34.1%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 24.4%, 31-60 days 9.8%, 61-90 days 12.2%, 91-180 days 19.5%, 181+ days 34.1%. Condominiums: 0-30 days 25.5%, 31-60 days 9.6%, 61-90 days 8.9%, 91-180 days 26.8%, 181+ days 29.3%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 24.4%, 31-60 days 9.8%, 61-90 days 12.2%, 91-180 days 19.5%, 181+ days 34.1%. Condominiums: 0-30 days 25.5%, 31-60 days 9.6%, 61-90 days 8.9%, 91-180 days 26.8%, 181+ days 29.3%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active North Palm Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 53.7% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active North Palm Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 53.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "53.7% of North Palm Beach houses for sale have waited more than 90 days, counting every relisting", "after": "53.7% of North Palm Beach houses for sale with a recorded cumulative-days value exceed 90 days; 56.1% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "24.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "53.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "25.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "9.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "9.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "12.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "8.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "19.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "26.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "34.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "29.3%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 1; $500K to $1M too few to read of 3; $1M to $2M too few to read of 5; $2M to $5M 46.2% of 13; $5M and up 31.6% of 19.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 1 listed, count only; $500K to $1M 3 listed, count only; $1M to $2M 5 listed, count only; $2M to $5M 46.2% (6 of 13); $5M and up 31.6% (6 of 19).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active North Palm Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active North Palm Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Price cuts by price band, North Palm Beach houses", "after": "Share asking below original by current asking-price band, North Palm Beach houses", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "31.6%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "19", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "46.2%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "34.1% of North Palm Beach houses for sale have cut their asking price, 47.8% of condos", "after": "34.1% of North Palm Beach houses for sale are asking less than their original list price; 47.8% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "North Palm Beach sellers hold firmer than the rest of Palm Beach County as 53.7% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in North Palm Beach: 34.1% of houses list below original asking, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in North Palm Beach? One in three houses have already come down once, by a median $430K", "after": "Buying in North Palm Beach? 14 of the 41 houses for sale are asking below their original price, by a median $430K", "before_present": true, "after_present": true }, { "field": "lede", "before": "NORTH PALM BEACH, Fla., September 7, 2026 - 34.1% of the 41 single-family homes listed for sale in North Palm Beach have reduced their asking price at least once, by a median 7.9% (about $430K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 157 condominium listings, 47.8% have cut, by a median 6.4%.", "after": "NORTH PALM BEACH, Fla., September 7, 2026 - 34.1% of the 41 single-family homes listed for sale in North Palm Beach (14 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 14 reduced listings, the median reduction is 7.9% (about $430K). Among the city's 157 condominium listings, 47.8% are asking below their original price, by a median 6.4%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in North Palm Beach and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 41 houses, 157 condominiums, 7 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-north-palm-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is North Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (26 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 41 houses, 157 condominiums, 7 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-north-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"34.1 percent of single-family homes for sale in North Palm Beach have reduced their asking price at least once, by a median $430K.\"", "after": "\"34.1 percent of single-family homes for sale in North Palm Beach have a current asking price below their original list price; among those 14 reduced listings the median reduction is $430K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median North Palm Beach house for sale has been waiting 113 days, not the 78 the current listing shows.\"", "after": "\"Among active North Palm Beach houses, the median recorded CumulativeDaysOnMarket value is 113 days and the median recorded DaysOnMarket value is 78 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the North Palm Beach houses now under contract, 71.4 percent never reduced their asking price; the rest cut by a median 6.7 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"7 North Palm Beach houses are under contract in this snapshot, 2 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "09aa56bcf5b0c9ce7ea639b62f65ed7b91ebe78ff2993e54678aa0ced60be0f2", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nNorth Palm Beach price cuts and true days on market\nHEADLINE OPTIONS\n34.1% of North Palm Beach houses for sale have cut their asking price, 47.8% of condos\nNorth Palm Beach sellers hold firmer than the rest of Palm Beach County as 53.7% of houses pass 90 days\non the market\nBuying in North Palm Beach? One in three houses have already come down once, by a median $430K\nLEDE\nNORTH PALM BEACH, Fla., September 7, 2026 - 34.1% of the 41 single-family homes listed for sale in North\nPalm Beach have reduced their asking price at least once, by a median 7.9% (about $430K), according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. Among the city's 157 condominium listings, 47.8%\nhave cut, by a median 6.4%.\nNUT GRAF\nThe figures point to a market where 28.6% of houses reached a contract only after a price cut: of the 7 North\nPalm Beach houses now under contract, 28.6% reduced before going under contract, with a median cut of\n6.7% and a median 63 days to contract. Across Palm Beach County the price-cut share is 43.4% for houses and\n44.6% for condominiums, so North Palm Beach houses are cutting 9.3 points less often than the county.\nCounting every relisting, the median North Palm Beach house for sale has been on the market 113 days,\nagainst 78 on its current listing; 17.1% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nNorth Palm\nBeach\n41\nShare with at\nleast one price\nreduction,\nhouses\n34.1% (14 of 41)\nMedian\nreduction\nfrom original\nasking, houses\n7.9% (about $430K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings, North\nPalm Beach\n157\nShare with at\nleast one price\nreduction,\ncondominiums\n47.8% (75 of 157)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n113 days (78 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n53.7% (22 of 41)\nHouses under\ncontract that\nreduced first\n28.6% of 7\nPalm Beach\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.4% / 44.6%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting faster than similar-priced cities\nPeer group,\nhouses\n(median\nasking $2M\nand up; peer\ncut share\n34.0%)\nMiami Shores, Southwest Ranches, Lighthouse Point, Coral Gables, Miami Beach, Pinecrest, Key Biscayne, Palm Beach\nQUOTABLE DATA POINTS\n\"34.1 percent of single-family homes for sale in North Palm Beach have reduced their asking price at least\nonce, by a median $430K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median North Palm Beach house for sale has been waiting 113 days, not the\n78 the current listing shows.\"\n\"Of the North Palm Beach houses now under contract, 71.4 percent never reduced their asking price; the\nrest cut by a median 6.7 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, North Palm Beach versus Palm Beach County, houses and condominiums,\nSeptember 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive North Palm Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 53.7% of houses have\npassed 90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active North Palm Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30\nlistings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in North Palm Beach and Palm Beach County\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit\nreflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days\non market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences;\ncondominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under\nContract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 41 houses, 157\ncondominiums, 7 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures\nrefresh every morning at https://www.pbprealestate.com/price-cuts-north-palm-beach/ . Conditions read: How the read works:\neach city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and\ncondominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3\npoints under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced\ncities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and\nthe label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a\nforecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and\nmay not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "9322b8d197e0c7b23ecbb7cdf8e0031c98c46203a8fddcbb10d36fce7bf8146a", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nNorth Palm Beach asking-price reductions and\nrecorded days on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/north-palm-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n34.1% of North Palm Beach houses for sale are asking less than their original list price; 47.8% of condos\nSeller Blink Rate™ in North Palm Beach: 34.1% of houses list below original asking, against 43.4% across\nPalm Beach County\nBuying in North Palm Beach? 14 of the 41 houses for sale are asking below their original price, by a median\n$430K\nLEDE\nNORTH PALM BEACH, Fla., September 7, 2026 - 34.1% of the 41 single-family homes listed for sale in North\nPalm Beach (14 listings) have a current asking price below their original list price, according to PBP Real\nEstate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 14 reduced listings, the\nmedian reduction is 7.9% (about $430K). Among the city's 157 condominium listings, 47.8% are asking below\ntheir original price, by a median 6.4%.\nNUT GRAF\nFor active North Palm Beach houses, the median recorded CumulativeDaysOnMarket value is 113 days and\nthe median recorded DaysOnMarket value is 78 days, each calculated from non-missing values in that field (41\nand 41 listings). 17.1% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. 7 North Palm Beach houses are\nunder contract (Pending or Active Under Contract), 2 of them with a recorded asking price below original;\nfewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nprice. Across Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for\ncondominiums; North Palm Beach houses are 9.3 points below the county share.\nFACT BOX\nActive single-family listings, North Palm\nBeach\n41\nSeptember 7, 2026\nShare asking below original list price, houses 34.1% (14 of 41)\nSeptember 7, 2026\nPrice pairs recorded / missing; unchanged /\nabove original, houses\n41 / 0; 26 / 1\nSeptember 7, 2026\nMedian reduction among the 14 reduced\nhouses\n7.9% (about $430K)\nSeptember 7, 2026\nActive condominium listings, North Palm\nBeach\n157\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n47.8% (75 of 157)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket / DaysOnMarket,\nhouses\n113 / 78 days (from 41 / 41 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90 days\n53.7% (22 of 41 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count only; fewer\nthan 30)\n7, 2 asking below original\nSeptember 7, 2026\nPalm Beach County share asking below\noriginal, houses / condominiums\n43.4% / 44.6%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nHouses: Between the comparison thresholds;\nCondominiums: Higher below-original share than\npeers\nSeptember 7, 2026\nPeer group, houses (median asking $2M and\nup; peer share 34%)\nMiami Shores, Southwest Ranches, Lighthouse Point,\nCoral Gables, Miami Beach, Pinecrest, Key Biscayne,\nPalm Beach\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"34.1 percent of single-family homes for sale in North Palm Beach have a current asking price below their\noriginal list price; among those 14 reduced listings the median reduction is $430K.\"\n\"Among active North Palm Beach houses, the median recorded CumulativeDaysOnMarket value is 113\ndays and the median recorded DaysOnMarket value is 78 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"7 North Palm Beach houses are under contract in this snapshot, 2 of them with a recorded asking price\nbelow original; the group is too small to report a percentage. These asking-price fields do not disclose the\nagreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, North Palm Beach versus Palm\nBeach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. North Palm Beach houses 34.1%, Palm Beach County houses\n43.4%; North Palm Beach condominiums 47.8%, Palm Beach County condominiums 44.6%. Share of active\nlistings asking below their original list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive North Palm Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 53.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 24.4%, 31-60\ndays 9.8%, 61-90 days 12.2%, 91-180 days 19.5%, 181+ days 34.1%. Condominiums: 0-30 days 25.5%, 31-60\ndays 9.6%, 61-90 days 8.9%, 91-180 days 26.8%, 181+ days 29.3%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active North Palm Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands\nwith 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 1 listed, count only; $500K to $1M 3 listed, count only; $1M to $2M 5 listed, count\nonly; $2M to $5M 46.2% (6 of 13); $5M and up 31.6% (6 of 19).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is North Palm Beach,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (26 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 41 houses,\n157 condominiums, 7 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-palm-beach/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-north-palm-beach/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "d60f4e3bba22853765733d308f2efa1882be45956baaa05ab4569d6a49d76aa9", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - NORTH PALM BEACH PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 34.1% of North Palm Beach houses for sale are asking less than their original list price; 47.8% of condos\n2. Seller Blink Rate™ in North Palm Beach: 34.1% of houses list below original asking, against 43.4% across Palm Beach County\n3. Buying in North Palm Beach? 14 of the 41 houses for sale are asking below their original price, by a median $430K\n\nLEDE\nNORTH PALM BEACH, Fla., September 7, 2026 - 34.1% of the 41 single-family homes listed for sale in North Palm Beach (14 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 14 reduced listings, the median reduction is 7.9% (about $430K). Among the city's 157 condominium listings, 47.8% are asking below their original price, by a median 6.4%.\n\nNUT GRAF\nFor active North Palm Beach houses, the median recorded CumulativeDaysOnMarket value is 113 days and the median recorded DaysOnMarket value is 78 days, each calculated from non-missing values in that field (41 and 41 listings). 17.1% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 7 North Palm Beach houses are under contract (Pending or Active Under Contract), 2 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for condominiums; North Palm Beach houses are 9.3 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, North Palm Beach: 41 [September 7, 2026]\n- Share asking below original list price, houses: 34.1% (14 of 41) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 41 / 0; 26 / 1 [September 7, 2026]\n- Median reduction among the 14 reduced houses: 7.9% (about $430K) [September 7, 2026]\n- Active condominium listings, North Palm Beach: 157 [September 7, 2026]\n- Share asking below original list price, condominiums: 47.8% (75 of 157) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 113 / 78 days (from 41 / 41 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 53.7% (22 of 41 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 7, 2 asking below original [September 7, 2026]\n- Palm Beach County share asking below original, houses / condominiums: 43.4% / 44.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Higher below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking $2M and up; peer share 34%): Miami Shores, Southwest Ranches, Lighthouse Point, Coral Gables, Miami Beach, Pinecrest, Key Biscayne, Palm Beach [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"34.1 percent of single-family homes for sale in North Palm Beach have a current asking price below their original list price; among those 14 reduced listings the median reduction is $430K.\"\n- \"Among active North Palm Beach houses, the median recorded CumulativeDaysOnMarket value is 113 days and the median recorded DaysOnMarket value is 78 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"7 North Palm Beach houses are under contract in this snapshot, 2 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- north-palm-beach-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, North Palm Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. North Palm Beach houses 34.1%, Palm Beach County houses 43.4%; North Palm Beach condominiums 47.8%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.\n- north-palm-beach-true-days-on-market-r1-2026-09-07.png\n Caption: Active North Palm Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 53.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 24.4%, 31-60 days 9.8%, 61-90 days 12.2%, 91-180 days 19.5%, 181+ days 34.1%. Condominiums: 0-30 days 25.5%, 31-60 days 9.6%, 61-90 days 8.9%, 91-180 days 26.8%, 181+ days 29.3%.\n- north-palm-beach-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active North Palm Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 1 listed, count only; $500K to $1M 3 listed, count only; $1M to $2M 5 listed, count only; $2M to $5M 46.2% (6 of 13); $5M and up 31.6% (6 of 19).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is North Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (26 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 41 houses, 157 condominiums, 7 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-north-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-920dee18f01c41a46783" }, { "slug": "north-palm-beach", "city": "North Palm Beach", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 157, "with_fee": 156, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 157, "cut_count": 75, "cut_pct": 47.8, "median_cut_pct": 6.4, "median_cut_dollars": 26000 }, "outliers_dropped": 3, "n": 153, "median": 1097, "p10": 602, "p25": 774, "p75": 1491, "p90": 2379, "min": 288, "max": 3201, "median_sqft": 0.89, "n_sqft": 153, "median_pct_price": 3.03, "median_list_price": 383000, "median_year_built": 1973, "median_sqft_area": 1143, "over_1000": 81, "over_1000_pct": 52.9, "under_500": 8, "under_500_pct": 5.2, "hi_thr": 1000, "lo_thr": 500, "over_hi": 81, "over_hi_pct": 52.9, "under_lo": 8, "under_lo_pct": 5.2, "types": { "Condominium": { "count": 144, "pct": 94.1 }, "StockCooperative": { "count": 4, "pct": 2.6 }, "Townhouse": { "count": 3, "pct": 2.0 }, "SingleFamilyResidence": { "count": 2, "pct": 1.3 } }, "regime": { "COA": { "count": 138, "pct": 90.2 }, "not_recorded": { "count": 15, "pct": 9.8 } }, "villa_median": null, "townhouse_median": 1097, "cadence": { "Monthly": { "count": 112, "pct": 73.2 }, "Quarterly": { "count": 40, "pct": 26.1 }, "Annually": { "count": 1, "pct": 0.7 } }, "stacked": { "count": 18, "pct": 11.8, "median_total": 1565, "median_master": 134 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 8, "pct": 5.2 }, { "label": "$500 to $750", "count": 26, "pct": 17.0 }, { "label": "$750 to $1,000", "count": 38, "pct": 24.8 }, { "label": "$1,000 to $1,500", "count": 44, "pct": 28.8 }, { "label": "$1,500 to $2,000", "count": 11, "pct": 7.2 }, { "label": "$2,000 and up", "count": 26, "pct": 17.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 28, "median": 790, "median_sqft": 0.9 }, { "label": "1970s", "n": 70, "median": 972, "median_sqft": 0.89 }, { "label": "1980s", "n": 35, "median": 1491, "median_sqft": 0.82 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 2, "median": 1022, "median_sqft": 0.59 }, { "label": "2010s", "n": 14, "median": 2584, "median_sqft": 1.22 }, { "label": "2020s", "n": 4, "median": 2302, "median_sqft": 0.85 } ], "bands": [ { "label": "Under $250K", "n": 34, "median": 708, "median_pct_price": 3.74 }, { "label": "$250K to $500K", "n": 66, "median": 990, "median_pct_price": 3.36 }, { "label": "$500K to $1M", "n": 25, "median": 1491, "median_pct_price": 2.37 }, { "label": "$1M and up", "n": 28, "median": 2427, "median_pct_price": 1.46 } ], "pre1995": { "n": 133, "median": 988 }, "post2005": { "n": 19, "median": 2563 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 123, "pct": 85.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 114, "pct": 79.2 }, { "key": "Trash", "label": "Trash", "count": 111, "pct": 77.1 }, { "key": "Insurance", "label": "Building insurance", "count": 106, "pct": 73.6 }, { "key": "CableTv", "label": "Cable TV", "count": 91, "pct": 63.2 }, { "key": "Sewer", "label": "Sewer", "count": 83, "pct": 57.6 }, { "key": "Water", "label": "Water", "count": 83, "pct": 57.6 }, { "key": "Security", "label": "Security", "count": 56, "pct": 38.9 }, { "key": "Pools", "label": "Pool", "count": 54, "pct": 37.5 }, { "key": "PestControl", "label": "Pest control", "count": 51, "pct": 35.4 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 41, "pct": 28.5 }, { "key": "Internet", "label": "Internet", "count": 38, "pct": 26.4 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 29, "pct": 20.1 }, { "key": "Roof", "label": "Roof", "count": 29, "pct": 20.1 } ], "includes_n": 144, "flags": { "sa_mentioned": { "count": 5, "pct": 3.3 }, "sa_none_or_paid": { "count": 4, "pct": 2.6 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 7, "pct": 4.6 }, "reserves": { "count": 1, "pct": 0.7 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 152 }, "developments": [ { "name": "Gemini", "master": null, "n": 10, "anecdotal": false, "median": 1300, "median_sqft": 1.14, "year_built": 1975, "median_list_price": 318750, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Old Port Cove One", "master": null, "n": 10, "anecdotal": false, "median": 1149, "median_sqft": 0.98, "year_built": 1971, "median_list_price": 355000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 4, "regime": "COA", "villas": 0 }, { "name": "Paradise Harbour", "master": null, "n": 9, "anecdotal": true, "median": 654, "median_sqft": 0.89, "year_built": 1971, "median_list_price": 345000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Water Club North Palm Beach", "master": null, "n": 9, "anecdotal": true, "median": 2563, "median_sqft": 1.2, "year_built": 2016, "median_list_price": 2395000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Old Port Cove Lake Point Tower", "master": null, "n": 6, "anecdotal": true, "median": 2697, "median_sqft": 0.94, "year_built": 1982, "median_list_price": 1500000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 4, "regime": "COA", "villas": 0 }, { "name": "Twelve Oaks", "master": null, "n": 6, "anecdotal": true, "median": 1647, "median_sqft": 0.76, "year_built": 1983, "median_list_price": 805000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Old Port Cove", "master": null, "n": 5, "anecdotal": true, "median": 1184, "median_sqft": 0.95, "year_built": 1972, "median_list_price": 328980, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-06", "median": 1097, "p25": 772, "p75": 1491, "n": 143, "median_sqft": 0.9, "sa_pending_pct": 0.0 }, { "date": "2026-09-07", "median": 1097, "p25": 774, "p75": 1491, "n": 153, "median_sqft": 0.89, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical North Palm Beach condo for sale carries a $1,097-a-month association fee, 37% above the South Florida median", "52.9% of North Palm Beach condos on the market ask $1,000 or more a month in fees; 5.2% stay under $500", "North Palm Beach condos built since 2005 carry fees 159% higher than buildings from before 1995" ], "lede": "NORTH PALM BEACH, Fla., September 7, 2026 - The median monthly association fee across the 153 condominiums listed for sale in North Palm Beach is $1,097, with half of the listings between $774 and $1,491 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 37% above the five-county South Florida median of $800, and ranks North Palm Beach 21 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in North Palm Beach carries a monthly association fee of $1,097, 37% above the five-county South Florida median of $800.\"", "\"52.9 percent of North Palm Beach condos on the market ask $1,000 or more a month in association fees; only 5.2 percent stay under $500.\"", "\"In North Palm Beach, a condo completed since 2005 carries a median fee of $2,563 a month, against $988 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in North Palm Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (3 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-north-palm-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, North Palm Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. North Palm Beach median $1,097 a month, South Florida median $800; North Palm Beach ranks 21 of 69 cities.", "title": "North Palm Beach condo fees sit 37% above the South Florida median" }, { "caption": "Share of active North Palm Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 5.2% (8 listings); $500 to $750 17% (26 listings); $750 to $1,000 24.8% (38 listings); $1,000 to $1,500 28.8% (44 listings); $1,500 to $2,000 7.2% (11 listings); $2,000 and up 17% (26 listings).", "title": "28.8% of North Palm Beach condos for sale carry a fee of $1,000 to $1,500 a month" }, { "caption": "Median monthly-equivalent association fee for active North Palm Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s $790 (28 listings); 1970s $972 (70 listings); 1980s $1,491 (35 listings); 2000s too few (2 listings); 2010s $2,584 (14 listings); 2020s too few (4 listings).", "title": "North Palm Beach condos built since 2005 ask 159% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 157 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 157, "with_fee": 156, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 156, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 1, "n": 153, "retained_n": 153, "outliers_dropped": 3, "trim_applied": true, "cuts": { "active": 157, "cut_count": 75, "cut_pct": 47.8, "median_cut_pct": 6.4, "median_cut_dollars": 26000, "valid_price_count": 157, "missing_price_count": 0, "unchanged_count": 81, "raised_count": 1, "not_below_original_count": 82, "cut_pct_denominator": 157, "cut_sample_ok": true, "median_cut_n": 75 }, "trim_bounds": { "p1": 288.3333333333333, "p99": 3209.392333333333 }, "retained_small_sample": false, "retained_below_30": false, "median": 1097, "p10": 602, "p25": 774, "p75": 1491, "p90": 2379, "min": 288, "max": 3201, "median_sqft": 0.89, "n_sqft": 153, "median_pct_price": 3.03, "n_pct_price": 153, "median_list_price": 383000, "median_year_built": 1973, "median_sqft_area": 1143, "over_1000": 81, "over_1000_pct": 52.9, "under_500": 8, "under_500_pct": 5.2, "hi_thr": 1000, "lo_thr": 500, "over_hi": 81, "over_hi_pct": 52.9, "under_lo": 8, "under_lo_pct": 5.2, "types": { "Condominium": { "count": 144, "pct": 94.1 }, "StockCooperative": { "count": 4, "pct": 2.6 }, "Townhouse": { "count": 3, "pct": 2.0 }, "SingleFamilyResidence": { "count": 2, "pct": 1.3 } }, "regime": { "COA": { "count": 138, "pct": 90.2 }, "not_recorded": { "count": 15, "pct": 9.8 } }, "villa_median": null, "townhouse_median": 1097, "cadence": { "Monthly": { "count": 112, "pct": 73.2 }, "Quarterly": { "count": 40, "pct": 26.1 }, "Annually": { "count": 1, "pct": 0.7 } }, "stacked": { "count": 18, "pct": 11.8, "median_total": 1565, "median_master": 134 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 8, "pct": 5.2 }, { "label": "$500 to $750", "count": 26, "pct": 17.0 }, { "label": "$750 to $1,000", "count": 38, "pct": 24.8 }, { "label": "$1,000 to $1,500", "count": 44, "pct": 28.8 }, { "label": "$1,500 to $2,000", "count": 11, "pct": 7.2 }, { "label": "$2,000 and up", "count": 26, "pct": 17.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 28, "median": 790, "median_sqft": 0.9 }, { "label": "1970s", "n": 70, "median": 972, "median_sqft": 0.89 }, { "label": "1980s", "n": 35, "median": 1491, "median_sqft": 0.82 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 2, "median": 1022, "median_sqft": 0.59 }, { "label": "2010s", "n": 14, "median": 2584, "median_sqft": 1.22 }, { "label": "2020s", "n": 4, "median": 2302, "median_sqft": 0.85 } ], "bands": [ { "label": "Under $250K", "n": 34, "median": 708, "median_pct_price": 3.74 }, { "label": "$250K to $500K", "n": 66, "median": 990, "median_pct_price": 3.36 }, { "label": "$500K to $1M", "n": 25, "median": 1491, "median_pct_price": 2.37 }, { "label": "$1M and up", "n": 28, "median": 2427, "median_pct_price": 1.46 } ], "pre1995": { "n": 133, "median": 988 }, "post2005": { "n": 19, "median": 2563 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 123, "pct": 85.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 114, "pct": 79.2 }, { "key": "Trash", "label": "Trash", "count": 111, "pct": 77.1 }, { "key": "Insurance", "label": "Building insurance", "count": 106, "pct": 73.6 }, { "key": "CableTv", "label": "Cable TV", "count": 91, "pct": 63.2 }, { "key": "Sewer", "label": "Sewer", "count": 83, "pct": 57.6 }, { "key": "Water", "label": "Water", "count": 83, "pct": 57.6 }, { "key": "Security", "label": "Security", "count": 56, "pct": 38.9 }, { "key": "Pools", "label": "Pool", "count": 54, "pct": 37.5 }, { "key": "PestControl", "label": "Pest control", "count": 51, "pct": 35.4 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 41, "pct": 28.5 }, { "key": "Internet", "label": "Internet", "count": 38, "pct": 26.4 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 29, "pct": 20.1 }, { "key": "Roof", "label": "Roof", "count": 29, "pct": 20.1 } ], "includes_n": 144, "flags": { "sa_mentioned": { "count": 5, "pct": 3.3 }, "sa_none_or_paid": { "count": 4, "pct": 2.6 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 7, "pct": 4.6 }, "reserves": { "count": 1, "pct": 0.7 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 152 }, "denominators": { "fee_percentages": 153, "fee_medians_percentiles": 153, "median_sqft": 153, "median_pct_price": 153, "includes_pct": 144, "flags_pct": 153, "cut_pct": 157 }, "developments": [ { "name": "Gemini", "master": null, "n": 10, "anecdotal": false, "median": 1300, "median_sqft": 1.14, "year_built": 1975, "median_list_price": 318750, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Old Port Cove One", "master": null, "n": 10, "anecdotal": false, "median": 1149, "median_sqft": 0.98, "year_built": 1971, "median_list_price": 355000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 4, "regime": "COA", "villas": 0 }, { "name": "Paradise Harbour", "master": null, "n": 9, "anecdotal": true, "median": 654, "median_sqft": 0.89, "year_built": 1971, "median_list_price": 345000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Water Club North Palm Beach", "master": null, "n": 9, "anecdotal": true, "median": 2563, "median_sqft": 1.2, "year_built": 2016, "median_list_price": 2395000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Old Port Cove Lake Point Tower", "master": null, "n": 6, "anecdotal": true, "median": 2697, "median_sqft": 0.94, "year_built": 1982, "median_list_price": 1500000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 4, "regime": "COA", "villas": 0 }, { "name": "Twelve Oaks", "master": null, "n": 6, "anecdotal": true, "median": 1647, "median_sqft": 0.76, "year_built": 1983, "median_list_price": 805000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Old Port Cove", "master": null, "n": 5, "anecdotal": true, "median": 1184, "median_sqft": 0.95, "year_built": 1972, "median_list_price": 328980, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 1097, "p25": 774, "p75": 1491, "n": 153, "median_sqft": 0.89, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "North Palm Beach condo monthly association fees have a median of $1,097 in the retained usable-fee sample of 153 listings, 37% above the five-county median", "In North Palm Beach's retained usable-fee sample (153 listings after exclusions and percentile trimming), 52.9% have monthly-equivalent fees of $1,000 or more and 5.2% are below $500", "North Palm Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=19) vs pre-1995 (n=133), monthly median 159% higher. Small subgroup: 2005+; read cautiously." ], "lede": "NORTH PALM BEACH, Fla., September 7, 2026 - Among 153 active condominium listings in North Palm Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,097, with the middle half between $774 and $1,491, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 157 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 37% above the separately trimmed five-county median of $800 and ranks 21st among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in North Palm Beach's retained usable-fee sample (n=153), after exclusions and percentile trimming, is $1,097, compared with $800 in the separately trimmed five-county sample.\"", "\"Among North Palm Beach condos in the retained usable-fee sample (n=153) after exclusions and percentile trimming, 52.9 percent have listed monthly-equivalent fees of $1,000 or more and 5.2 percent are below $500.\"", "\"Among the retained usable-fee listings in North Palm Beach with a recorded construction year, the median monthly-equivalent fee is $2,563 for a recorded year built of 2005 or later (19 listings) and $988 for those built before 1995 (133 listings). Small subgroup: 2005+ n=19; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is North Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (156 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (3 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 153 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 157 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-north-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, North Palm Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. North Palm Beach retained-sample median $1,097 a month (n=153); five-county median $800 (n=22,695, region-level trim).", "title": "North Palm Beach condos, retained usable-fee sample (n=153): median $1,097/month, 37% above the five-county median of $800", "visible_labels": [ "$1,097", "153", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 153 active North Palm Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 5.2% (8 listings); $500 to $750 17% (26 listings); $750 to $1,000 24.8% (38 listings); $1,000 to $1,500 28.8% (44 listings); $1,500 to $2,000 7.2% (11 listings); $2,000 and up 17% (26 listings).", "title": "28.8% of North Palm Beach's retained usable-fee sample (153 listings) falls in the $1,000 to $1,500 monthly band", "visible_labels": [ "0%", "0", "5.2%", "8", "17%", "26", "24.8%", "38", "28.8%", "44", "7.2%", "11", "17%", "26" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among North Palm Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=19; pre-1995 n=133. Small subgroup: 2005+ n=19; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1960s $790 (28 listings); 1970s $972 (70 listings); 1980s $1,491 (35 listings); 2000s count only (2 listings); 2010s $2,584 (14 listings); 2020s count only (4 listings). Recorded year built 2005 or later $2,563 (19 listings); before 1995 $988 (133 listings). Small subgroup: 2005+ n=19; read cautiously.", "title": "North Palm Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=19) vs pre-1995 (n=133), monthly median 159% higher. Small subgroup: 2005+; read cautiously.", "visible_labels": [ "$790", "28", "$972", "70", "$1,491", "35", "2", "$2,584", "14", "4", "$2,563", "19", "$988", "133" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 157, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 157, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 81, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 157, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 157, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 153, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 153, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 153, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 144, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 153, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 153, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 156, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 153, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 153, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 288.3333333333333, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 3209.392333333333, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. North Palm Beach median $1,097 a month, South Florida median $800; North Palm Beach ranks 21 of 69 cities.", "after": "Dot strip chart in five county lanes. North Palm Beach retained-sample median $1,097 a month (n=153); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, North Palm Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, North Palm Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "North Palm Beach condo fees sit 37% above the South Florida median", "after": "North Palm Beach condos, retained usable-fee sample (n=153): median $1,097/month, 37% above the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$1,097", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "153", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 5.2% (8 listings); $500 to $750 17% (26 listings); $750 to $1,000 24.8% (38 listings); $1,000 to $1,500 28.8% (44 listings); $1,500 to $2,000 7.2% (11 listings); $2,000 and up 17% (26 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 5.2% (8 listings); $500 to $750 17% (26 listings); $750 to $1,000 24.8% (38 listings); $1,000 to $1,500 28.8% (44 listings); $1,500 to $2,000 7.2% (11 listings); $2,000 and up 17% (26 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active North Palm Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 153 active North Palm Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "28.8% of North Palm Beach condos for sale carry a fee of $1,000 to $1,500 a month", "after": "28.8% of North Palm Beach's retained usable-fee sample (153 listings) falls in the $1,000 to $1,500 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "7.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "17%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "26", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "5.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "17%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "26", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "24.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "38", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "28.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "44", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s $790 (28 listings); 1970s $972 (70 listings); 1980s $1,491 (35 listings); 2000s too few (2 listings); 2010s $2,584 (14 listings); 2020s too few (4 listings).", "after": "Column chart of median fee by recorded decade built: 1960s $790 (28 listings); 1970s $972 (70 listings); 1980s $1,491 (35 listings); 2000s count only (2 listings); 2010s $2,584 (14 listings); 2020s count only (4 listings). Recorded year built 2005 or later $2,563 (19 listings); before 1995 $988 (133 listings). Small subgroup: 2005+ n=19; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active North Palm Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among North Palm Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=19; pre-1995 n=133. Small subgroup: 2005+ n=19; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "North Palm Beach condos built since 2005 ask 159% more in fees than those built before 1995", "after": "North Palm Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=19) vs pre-1995 (n=133), monthly median 159% higher. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$790", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$2,563", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "19", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "$988", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "133", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "28", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$972", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "70", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$1,491", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "35", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "$2,584", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical North Palm Beach condo for sale carries a $1,097-a-month association fee, 37% above the South Florida median", "after": "North Palm Beach condo monthly association fees have a median of $1,097 in the retained usable-fee sample of 153 listings, 37% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "52.9% of North Palm Beach condos on the market ask $1,000 or more a month in fees; 5.2% stay under $500", "after": "In North Palm Beach's retained usable-fee sample (153 listings after exclusions and percentile trimming), 52.9% have monthly-equivalent fees of $1,000 or more and 5.2% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "North Palm Beach condos built since 2005 carry fees 159% higher than buildings from before 1995", "after": "North Palm Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=19) vs pre-1995 (n=133), monthly median 159% higher. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "NORTH PALM BEACH, Fla., September 7, 2026 - The median monthly association fee across the 153 condominiums listed for sale in North Palm Beach is $1,097, with half of the listings between $774 and $1,491 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 37% above the five-county South Florida median of $800, and ranks North Palm Beach 21 of 69 cities.", "after": "NORTH PALM BEACH, Fla., September 7, 2026 - Among 153 active condominium listings in North Palm Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,097, with the middle half between $774 and $1,491, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 157 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 37% above the separately trimmed five-county median of $800 and ranks 21st among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in North Palm Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (3 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-north-palm-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is North Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (156 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (3 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 153 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 157 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-north-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in North Palm Beach carries a monthly association fee of $1,097, 37% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in North Palm Beach's retained usable-fee sample (n=153), after exclusions and percentile trimming, is $1,097, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"52.9 percent of North Palm Beach condos on the market ask $1,000 or more a month in association fees; only 5.2 percent stay under $500.\"", "after": "\"Among North Palm Beach condos in the retained usable-fee sample (n=153) after exclusions and percentile trimming, 52.9 percent have listed monthly-equivalent fees of $1,000 or more and 5.2 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In North Palm Beach, a condo completed since 2005 carries a median fee of $2,563 a month, against $988 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in North Palm Beach with a recorded construction year, the median monthly-equivalent fee is $2,563 for a recorded year built of 2005 or later (19 listings) and $988 for those built before 1995 (133 listings). Small subgroup: 2005+ n=19; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "6d4bfe0c3da74b05ca112ada9adad5590744d381c6a152ac195d26a03c46e881", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nNorth Palm Beach condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical North Palm Beach condo for sale carries a $1,097-a-month association fee, 37% above the\nSouth Florida median\n52.9% of North Palm Beach condos on the market ask $1,000 or more a month in fees; 5.2% stay under\n$500\nNorth Palm Beach condos built since 2005 carry fees 159% higher than buildings from before 1995\nLEDE\nNORTH PALM BEACH, Fla., September 7, 2026 - The median monthly association fee across the 153\ncondominiums listed for sale in North Palm Beach is $1,097, with half of the listings between $774 and $1,491\na month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 37% above the\nfive-county South Florida median of $800, and ranks North Palm Beach 21 of 69 cities.\nNUT GRAF\nPer square foot, the median North Palm Beach condo fee is $0.89 a month on a median unit of 1,143 square\nfeet; at the median asking price of $383K, a year of fees equals 3.03% of the price. 52.9% of listings ask\n$1,000 or more a month and 5.2% under $500. 11.8% of listings report two association layers (a master and a\nsub-association); 26.1% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 3.3% of listings, describe one as pending or payable by the buyer on 0%, and\nmention a mandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of\n$2,563 against $988 for those completed before 1995.\nFACT BOX\nActive condominium listings, North Palm Beach\n157 (153 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$1,097\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$774 to $1,491\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.89 (median unit 1,143 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n3.03% (asking $383K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n52.9% / 5.2%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n11.8% (18)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n26.1%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n3.3% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; North Palm Beach ranks 21 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$2,563 (19 listings) / $988 (133 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in North Palm Beach carries a monthly association fee of $1,097,\n37% above the five-county South Florida median of $800.\"\n\"52.9 percent of North Palm Beach condos on the market ask $1,000 or more a month in association fees;\nonly 5.2 percent stay under $500.\"\n\"In North Palm Beach, a condo completed since 2005 carries a median fee of $2,563 a month, against\n$988 for a building completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, North Palm Beach against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active North Palm Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active North Palm Beach condominiums by decade the building was completed,\nSeptember 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in North Palm Beach permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (3 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-north-palm-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "9e1e6ba175b86d66e660bc5194e9842733dcce55395ee91fffcba55e177e6ed4", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nNorth Palm Beach condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/north-palm-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nNorth Palm Beach condo monthly association fees have a median of $1,097 in the retained usable-fee\nsample of 153 listings, 37% above the five-county median\nIn North Palm Beach's retained usable-fee sample (153 listings after exclusions and percentile trimming),\n52.9% have monthly-equivalent fees of $1,000 or more and 5.2% are below $500\nNorth Palm Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=19) vs pre-1995\n(n=133), monthly median 159% higher. Small subgroup: 2005+; read cautiously.\nLEDE\nNORTH PALM BEACH, Fla., September 7, 2026 - Among 153 active condominium listings in North Palm\nBeach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st\nor above its 99th percentile, the median monthly association fee is $1,097, with the middle half between $774\nand $1,491, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There\nare 157 active condominium listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 37% above the separately trimmed five-county\nmedian of $800 and ranks 21st among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median North Palm Beach condo fee is $0.89 a month (153\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n3.03% of the listing's current asking price across 153 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 52.9% of the retained sample have fees of $1,000 or more a\nmonth and 5.2% are below $500. 11.8% of the retained sample report two association layers (a master and a\nsub-association, summed here); 26.1% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 3.3% of the retained sample, describe one as pending or\npayable by the buyer on 0%, and mention a mandatory club or membership on 0%; 152 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $2,563 for a recorded\nyear built of 2005 or later (19 listings) and $988 for those built before 1995 (133 listings); construction year is\na recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=19; read\ncautiously.\nFACT BOX\nActive condominium listings, North Palm Beach\n(before exclusions and trimming)\n157\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n156 / 153 (3 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$1,097\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$774 to $1,491\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.89 (153 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n3.03% (153 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n52.9% (81) / 5.2% (8) of 153\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n11.8% (18)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n26.1%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n3.3% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); North Palm Beach ranks\n21st among 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$2,563 (2005+ n=19) / $988 (pre-1995 n=133).\nSmall subgroup: 2005+ n=19; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in North Palm Beach's retained usable-fee sample\n(n=153), after exclusions and percentile trimming, is $1,097, compared with $800 in the separately\ntrimmed five-county sample.\"\n\"Among North Palm Beach condos in the retained usable-fee sample (n=153) after exclusions and\npercentile trimming, 52.9 percent have listed monthly-equivalent fees of $1,000 or more and 5.2 percent\nare below $500.\"\n\"Among the retained usable-fee listings in North Palm Beach with a recorded construction year, the\nmedian monthly-equivalent fee is $2,563 for a recorded year built of 2005 or later (19 listings) and $988\nfor those built before 1995 (133 listings). Small subgroup: 2005+ n=19; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, North Palm Beach\nand the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. North Palm Beach retained-sample median $1,097\na month (n=153); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 153 active North Palm Beach condominium listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 5.2% (8 listings); $500 to $750 17% (26 listings); $750 to $1,000 24.8% (38 listings);\n$1,000 to $1,500 28.8% (44 listings); $1,500 to $2,000 7.2% (11 listings); $2,000 and up 17% (26 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among North Palm Beach condominiums in the retained\nusable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt\n2005+ n=19; pre-1995 n=133. Small subgroup: 2005+ n=19; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s $790 (28 listings); 1970s\n$972 (70 listings); 1980s $1,491 (35 listings); 2000s count only (2 listings); 2010s $2,584 (14 listings); 2020s\ncount only (4 listings). Recorded year built 2005 or later $2,563 (19 listings); before 1995 $988 (133 listings).\nSmall subgroup: 2005+ n=19; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is North Palm Beach, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (156 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (3 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 153 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 157 active listings. Region and county comparisons are trimmed separately within their own samples\n(the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is\nnot a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet;\nannual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-\nlisting ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10\nlistings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples\nwith fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least\n30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-\ndollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written\npublic remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse,\nvilla or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal\ndescription is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums\nare reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical\nclassifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the\nMLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its\nindividual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may\nrequest the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records)\nfrom info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained\nlater same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files;\noriginal edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-\npalm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-\nnorth-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "40d567ad238f632b97727e3e448bfe5fac7f7bc396d0baaf7a0def5dae2b5841", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - NORTH PALM BEACH CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. North Palm Beach condo monthly association fees have a median of $1,097 in the retained usable-fee sample of 153 listings, 37% above the five-county median\n2. In North Palm Beach's retained usable-fee sample (153 listings after exclusions and percentile trimming), 52.9% have monthly-equivalent fees of $1,000 or more and 5.2% are below $500\n3. North Palm Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=19) vs pre-1995 (n=133), monthly median 159% higher. Small subgroup: 2005+; read cautiously.\n\nLEDE\nNORTH PALM BEACH, Fla., September 7, 2026 - Among 153 active condominium listings in North Palm Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,097, with the middle half between $774 and $1,491, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 157 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 37% above the separately trimmed five-county median of $800 and ranks 21st among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median North Palm Beach condo fee is $0.89 a month (153 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.03% of the listing's current asking price across 153 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 52.9% of the retained sample have fees of $1,000 or more a month and 5.2% are below $500. 11.8% of the retained sample report two association layers (a master and a sub-association, summed here); 26.1% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 3.3% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 152 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $2,563 for a recorded year built of 2005 or later (19 listings) and $988 for those built before 1995 (133 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=19; read cautiously.\n\nFACT BOX (exact figures)\n- Active condominium listings, North Palm Beach (before exclusions and trimming): 157 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 156 / 153 (3 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $1,097 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $774 to $1,491 [September 7, 2026]\n- Median fee per square foot per month: $0.89 (153 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 3.03% (153 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 52.9% (81) / 5.2% (8) of 153 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 11.8% (18) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 26.1% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 3.3% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); North Palm Beach ranks 21st among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $2,563 (2005+ n=19) / $988 (pre-1995 n=133). Small subgroup: 2005+ n=19; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in North Palm Beach's retained usable-fee sample (n=153), after exclusions and percentile trimming, is $1,097, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among North Palm Beach condos in the retained usable-fee sample (n=153) after exclusions and percentile trimming, 52.9 percent have listed monthly-equivalent fees of $1,000 or more and 5.2 percent are below $500.\"\n- \"Among the retained usable-fee listings in North Palm Beach with a recorded construction year, the median monthly-equivalent fee is $2,563 for a recorded year built of 2005 or later (19 listings) and $988 for those built before 1995 (133 listings). Small subgroup: 2005+ n=19; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- north-palm-beach-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, North Palm Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. North Palm Beach retained-sample median $1,097 a month (n=153); five-county median $800 (n=22,695, region-level trim).\n- north-palm-beach-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 153 active North Palm Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 5.2% (8 listings); $500 to $750 17% (26 listings); $750 to $1,000 24.8% (38 listings); $1,000 to $1,500 28.8% (44 listings); $1,500 to $2,000 7.2% (11 listings); $2,000 and up 17% (26 listings).\n- north-palm-beach-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among North Palm Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=19; pre-1995 n=133. Small subgroup: 2005+ n=19; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1960s $790 (28 listings); 1970s $972 (70 listings); 1980s $1,491 (35 listings); 2000s count only (2 listings); 2010s $2,584 (14 listings); 2020s count only (4 listings). Recorded year built 2005 or later $2,563 (19 listings); before 1995 $988 (133 listings). Small subgroup: 2005+ n=19; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is North Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (156 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (3 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 153 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 157 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/north-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-north-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "oakland-park", "city": "Oakland Park", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 125, "sample_ok": true, "small_sample": false, "pending": 42, "median_list_price": 595500.0, "cut_count": 60, "cut_pct": 48.0, "raised_count": 3, "median_cut_pct": 4.9, "median_cut_dollars": 37050.0, "cut_last30": 34, "cut_last30_pct": 27.2, "cut_last7": 5, "median_dom": 42, "median_cdom": 44, "relisted_count": 7, "relisted_pct": 5.6, "over90": 37, "over90_pct": 29.6, "over180": 14, "fresh_held": 53, "fresh_held_pct": 42.4, "stale_uncut": 8, "stale_uncut_pct": 6.4, "dom_buckets": [ { "label": "0-30", "count": 49, "pct": 39.2 }, { "label": "31-60", "count": 27, "pct": 21.6 }, { "label": "61-90", "count": 12, "pct": 9.6 }, { "label": "91-180", "count": 23, "pct": 18.4 }, { "label": "181+", "count": 14, "pct": 11.2 } ], "bands": [ { "label": "Under $500K", "active": 38, "cut": 15, "cut_pct": 39.5, "median_cdom": 34.5 }, { "label": "$500K to $1M", "active": 76, "cut": 39, "cut_pct": 51.3, "median_cdom": 44.5 }, { "label": "$1M to $2M", "active": 8, "cut": 3, "cut_pct": 37.5, "median_cdom": 136.0 }, { "label": "$2M to $5M", "active": 3, "cut": 3, "cut_pct": 100.0, "median_cdom": 714 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 21, "pending_cut_pct": 50.0, "pending_median_cut_pct": 8.3, "pending_median_cdom": 39.0, "tier": "h1", "series": [ { "date": "2026-09-05", "active": 124, "cut_pct": 48.4, "median_cdom": 42.5, "median_list_price": 595250.0 }, { "date": "2026-09-06", "active": 124, "cut_pct": 48.4, "median_cdom": 43.5, "median_list_price": 595250.0 }, { "date": "2026-09-07", "active": 125, "cut_pct": 48.0, "median_cdom": 44, "median_list_price": 595500.0 } ] }, "condos": { "active": 165, "sample_ok": true, "small_sample": false, "pending": 27, "median_list_price": 191000.0, "cut_count": 84, "cut_pct": 50.9, "raised_count": 3, "median_cut_pct": 6.2, "median_cut_dollars": 14625.0, "cut_last30": 39, "cut_last30_pct": 23.6, "cut_last7": 8, "median_dom": 62, "median_cdom": 64, "relisted_count": 13, "relisted_pct": 7.9, "over90": 69, "over90_pct": 41.8, "over180": 40, "fresh_held": 53, "fresh_held_pct": 32.1, "stale_uncut": 17, "stale_uncut_pct": 10.3, "dom_buckets": [ { "label": "0-30", "count": 51, "pct": 30.9 }, { "label": "31-60", "count": 25, "pct": 15.2 }, { "label": "61-90", "count": 20, "pct": 12.1 }, { "label": "91-180", "count": 29, "pct": 17.6 }, { "label": "181+", "count": 40, "pct": 24.2 } ], "bands": [ { "label": "Under $250K", "active": 141, "cut": 75, "cut_pct": 53.2, "median_cdom": 66 }, { "label": "$250K to $500K", "active": 24, "cut": 9, "cut_pct": 37.5, "median_cdom": 60.0 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 13, "pending_cut_pct": 48.1, "pending_median_cut_pct": 7.7, "pending_median_cdom": 57, "tier": "c1", "series": [ { "date": "2026-09-05", "active": 159, "cut_pct": 49.1, "median_cdom": 65, "median_list_price": 190000.0 }, { "date": "2026-09-06", "active": 159, "cut_pct": 49.7, "median_cdom": 65, "median_list_price": 190000.0 }, { "date": "2026-09-07", "active": 165, "cut_pct": 50.9, "median_cdom": 64, "median_list_price": 191000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "48.0% of Oakland Park houses for sale have cut their asking price, 50.9% of condos", "Oakland Park sellers blink faster than the rest of Broward County as 29.6% of houses pass 90 days on the market", "Buying in Oakland Park? Half houses have already come down once, by a median $37K" ], "lede": "OAKLAND PARK, Fla., September 7, 2026 - 48.0% of the 125 single-family homes listed for sale in Oakland Park have reduced their asking price at least once, by a median 4.9% (about $37K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 165 condominium listings, 50.9% have cut, by a median 6.2%.", "quotes": [ "\"48.0 percent of single-family homes for sale in Oakland Park have reduced their asking price at least once, by a median $37K.\"", "\"Counting every relisting, the median Oakland Park house for sale has been waiting 44 days, not the 42 the current listing shows.\"", "\"Of the Oakland Park houses now under contract, 50.0 percent never reduced their asking price; the rest cut by a median 8.3 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Oakland Park and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 125 houses, 165 condominiums, 42 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-oakland-park/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Oakland Park versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Oakland Park houses 48.0%, Broward County houses 43.3%; Oakland Park condominiums 50.9%, Broward County condominiums 45.0%.", "title": "Oakland Park houses are cutting 4.7 points more often than Broward County" }, { "caption": "Active Oakland Park listings by cumulative days on market, houses and condominiums, September 7, 2026. 29.6% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 39.2%, 31-60 days 21.6%, 61-90 days 9.6%, 91-180 days 18.4%, 181+ days 11.2%. Condominiums: 0-30 days 30.9%, 31-60 days 15.2%, 61-90 days 12.1%, 91-180 days 17.6%, 181+ days 24.2%.", "title": "29.6% of Oakland Park houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Oakland Park houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 39.5% of 38; $500K to $1M 51.3% of 76; $1M to $2M too few to read of 8; $2M to $5M too few to read of 3; $5M and up too few to read of 0.", "title": "$500K to $1M Oakland Park houses have cut most often: 51.3% of 76" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 359 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 125, "sample_ok": true, "small_sample": false, "pending": 42, "median_list_price": 595500.0, "cut_count": 60, "cut_pct": 48.0, "raised_count": 3, "valid_price_count": 125, "missing_price_count": 0, "unchanged_count": 62, "not_below_original_count": 65, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.9, "median_cut_dollars": 37050.0, "cut_last30": 34, "cut_last30_pct": 27.2, "cut_last7": 5, "median_dom": 42, "median_cdom": 44, "dom_n": 125, "cdom_n": 125, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 125, "relisted_count": 7, "relisted_pct": 5.6, "over90": 37, "over90_pct": 29.6, "over180": 14, "fresh_held": 53, "fresh_held_pct": 42.4, "fresh_held_missing_cdom_count": 0, "stale_uncut": 8, "stale_uncut_pct": 6.4, "dom_buckets": [ { "label": "0-30", "count": 49, "pct": 39.2 }, { "label": "31-60", "count": 27, "pct": 21.6 }, { "label": "61-90", "count": 12, "pct": 9.6 }, { "label": "91-180", "count": 23, "pct": 18.4 }, { "label": "181+", "count": 14, "pct": 11.2 } ], "bands": [ { "label": "Under $500K", "active": 38, "cut": 15, "cut_pct": 39.5, "median_cdom": 34.5, "cut_pct_denominator": 38, "cdom_n": 38, "valid_price_count": 38 }, { "label": "$500K to $1M", "active": 76, "cut": 39, "cut_pct": 51.3, "median_cdom": 44.5, "cut_pct_denominator": 76, "cdom_n": 76, "valid_price_count": 76 }, { "label": "$1M to $2M", "active": 8, "cut": 3, "cut_pct": 37.5, "median_cdom": 136.0, "cut_pct_denominator": 8, "cdom_n": 8, "valid_price_count": 8 }, { "label": "$2M to $5M", "active": 3, "cut": 3, "cut_pct": 100.0, "median_cdom": 714, "cut_pct_denominator": 3, "cdom_n": 3, "valid_price_count": 3 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 21, "pending_cut_pct": 50.0, "pending_valid_price_count": 42, "pending_missing_price_count": 0, "pending_unchanged_count": 20, "pending_raised_count": 1, "pending_not_below_original_count": 21, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 42, "pending_dom_n": 42, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 8.3, "pending_median_cdom": 39.0, "denominators": { "cut_pct": 125, "cut_last30_pct": 125, "relisted_pct": 125, "fresh_held_pct": 125, "stale_uncut_pct": 125, "over90_pct": 125, "dom_bucket_pct": 125, "pending_cut_pct": 42, "median_dom": 125, "median_cdom": 125, "median_cut_pct": 60, "median_cut_dollars": 60, "pending_median_cut_pct": 21, "pending_median_cdom": 42 }, "county_counts": { "Broward": 125 }, "tier": "h1", "series": [ { "date": "2026-09-07", "active": 125, "cut_pct": 48.0, "median_cdom": 44, "median_list_price": 595500.0 } ] }, "condos": { "active": 165, "sample_ok": true, "small_sample": false, "pending": 27, "median_list_price": 191000.0, "cut_count": 84, "cut_pct": 50.9, "raised_count": 3, "valid_price_count": 165, "missing_price_count": 0, "unchanged_count": 78, "not_below_original_count": 81, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.2, "median_cut_dollars": 14625.0, "cut_last30": 39, "cut_last30_pct": 23.6, "cut_last7": 8, "median_dom": 62, "median_cdom": 64, "dom_n": 165, "cdom_n": 165, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 165, "relisted_count": 13, "relisted_pct": 7.9, "over90": 69, "over90_pct": 41.8, "over180": 40, "fresh_held": 53, "fresh_held_pct": 32.1, "fresh_held_missing_cdom_count": 0, "stale_uncut": 17, "stale_uncut_pct": 10.3, "dom_buckets": [ { "label": "0-30", "count": 51, "pct": 30.9 }, { "label": "31-60", "count": 25, "pct": 15.2 }, { "label": "61-90", "count": 20, "pct": 12.1 }, { "label": "91-180", "count": 29, "pct": 17.6 }, { "label": "181+", "count": 40, "pct": 24.2 } ], "bands": [ { "label": "Under $250K", "active": 141, "cut": 75, "cut_pct": 53.2, "median_cdom": 66, "cut_pct_denominator": 141, "cdom_n": 141, "valid_price_count": 141 }, { "label": "$250K to $500K", "active": 24, "cut": 9, "cut_pct": 37.5, "median_cdom": 60.0, "cut_pct_denominator": 24, "cdom_n": 24, "valid_price_count": 24 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 13, "pending_cut_pct": 48.1, "pending_valid_price_count": 27, "pending_missing_price_count": 0, "pending_unchanged_count": 13, "pending_raised_count": 1, "pending_not_below_original_count": 14, "pending_sample_ok": false, "pending_cut_sample_ok": true, "pending_cdom_n": 27, "pending_dom_n": 27, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 7.7, "pending_median_cdom": 57, "denominators": { "cut_pct": 165, "cut_last30_pct": 165, "relisted_pct": 165, "fresh_held_pct": 165, "stale_uncut_pct": 165, "over90_pct": 165, "dom_bucket_pct": 165, "pending_cut_pct": 27, "median_dom": 165, "median_cdom": 165, "median_cut_pct": 84, "median_cut_dollars": 84, "pending_median_cut_pct": 13, "pending_median_cdom": 27 }, "county_counts": { "Broward": 165 }, "tier": "c1", "series": [ { "date": "2026-09-07", "active": 165, "cut_pct": 50.9, "median_cdom": 64, "median_list_price": 191000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "48% of Oakland Park houses for sale are asking less than their original list price; 50.9% of condos", "Seller Blink Rate™ in Oakland Park: 48% of houses list below original asking, against 43.3% across Broward County", "Buying in Oakland Park? 60 of the 125 houses for sale are asking below their original price, by a median $37K" ], "lede": "OAKLAND PARK, Fla., September 7, 2026 - 48% of the 125 single-family homes listed for sale in Oakland Park (60 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 60 reduced listings, the median reduction is 4.9% (about $37K). Among the city's 165 condominium listings, 50.9% are asking below their original price, by a median 6.2%.", "quotes": [ "\"48 percent of single-family homes for sale in Oakland Park have a current asking price below their original list price; among those 60 reduced listings the median reduction is $37K.\"", "\"Among active Oakland Park houses, the median recorded CumulativeDaysOnMarket value is 44 days and the median recorded DaysOnMarket value is 42 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 50 percent of the 42 Oakland Park houses under contract had a recorded asking price below their original list price; the median reduction among that group was 8.3 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Oakland Park, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (62 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 125 houses, 165 condominiums, 42 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/oakland-park/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-oakland-park/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Oakland Park versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Oakland Park houses 48%, Broward County houses 43.3%; Oakland Park condominiums 50.9%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 48% of Oakland Park houses for sale are asking below their original price, against 43.3% across Broward County", "visible_labels": [ "45%", "50.9%", "43.3%", "48%" ] }, { "caption": "Active Oakland Park houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 29.6% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 39.2%, 31-60 days 21.6%, 61-90 days 9.6%, 91-180 days 18.4%, 181+ days 11.2%. Condominiums: 0-30 days 30.9%, 31-60 days 15.2%, 61-90 days 12.1%, 91-180 days 17.6%, 181+ days 24.2%.", "title": "29.6% of Oakland Park houses for sale with a recorded cumulative-days value exceed 90 days; 41.8% of condos", "visible_labels": [ "39.2%", "30.9%", "21.6%", "15.2%", "9.6%", "12.1%", "18.4%", "17.6%", "11.2%", "24.2%", "29.6%" ] }, { "caption": "Share of active Oakland Park houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 39.5% (15 of 38); $500K to $1M 51.3% (39 of 76); $1M to $2M 8 listed, count only; $2M to $5M 3 listed, count only; $5M and up 0 listed, count only.", "title": "$500K to $1M Oakland Park houses show the highest share asking below original: 51.3% of 76", "visible_labels": [ "0", "3", "8", "51.3%", "39", "76", "39.5%", "15", "38" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 359, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 141, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 141, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 141, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 81, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 76, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 76, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 76, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 125, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 125, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 125, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 125, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 125, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 125, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 125, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 125, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 125, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 125, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 125, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 125, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 125, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 125, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Oakland Park houses 48.0%, Broward County houses 43.3%; Oakland Park condominiums 50.9%, Broward County condominiums 45.0%.", "after": "Horizontal bar chart. Oakland Park houses 48%, Broward County houses 43.3%; Oakland Park condominiums 50.9%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Oakland Park versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Oakland Park versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Oakland Park houses are cutting 4.7 points more often than Broward County", "after": "Seller Blink Rate™: 48% of Oakland Park houses for sale are asking below their original price, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "50.9%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "48%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 39.2%, 31-60 days 21.6%, 61-90 days 9.6%, 91-180 days 18.4%, 181+ days 11.2%. Condominiums: 0-30 days 30.9%, 31-60 days 15.2%, 61-90 days 12.1%, 91-180 days 17.6%, 181+ days 24.2%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 39.2%, 31-60 days 21.6%, 61-90 days 9.6%, 91-180 days 18.4%, 181+ days 11.2%. Condominiums: 0-30 days 30.9%, 31-60 days 15.2%, 61-90 days 12.1%, 91-180 days 17.6%, 181+ days 24.2%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Oakland Park listings by cumulative days on market, houses and condominiums, September 7, 2026. 29.6% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Oakland Park houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 29.6% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "29.6% of Oakland Park houses for sale have waited more than 90 days, counting every relisting", "after": "29.6% of Oakland Park houses for sale with a recorded cumulative-days value exceed 90 days; 41.8% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "39.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "29.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "30.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "21.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "15.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "9.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "12.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "18.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "17.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "11.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "24.2%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 39.5% of 38; $500K to $1M 51.3% of 76; $1M to $2M too few to read of 8; $2M to $5M too few to read of 3; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 39.5% (15 of 38); $500K to $1M 51.3% (39 of 76); $1M to $2M 8 listed, count only; $2M to $5M 3 listed, count only; $5M and up 0 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Oakland Park houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Oakland Park houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Oakland Park houses have cut most often: 51.3% of 76", "after": "$500K to $1M Oakland Park houses show the highest share asking below original: 51.3% of 76", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "51.3%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "39", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "76", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "39.5%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "38", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "48.0% of Oakland Park houses for sale have cut their asking price, 50.9% of condos", "after": "48% of Oakland Park houses for sale are asking less than their original list price; 50.9% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Oakland Park sellers blink faster than the rest of Broward County as 29.6% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Oakland Park: 48% of houses list below original asking, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Oakland Park? Half houses have already come down once, by a median $37K", "after": "Buying in Oakland Park? 60 of the 125 houses for sale are asking below their original price, by a median $37K", "before_present": true, "after_present": true }, { "field": "lede", "before": "OAKLAND PARK, Fla., September 7, 2026 - 48.0% of the 125 single-family homes listed for sale in Oakland Park have reduced their asking price at least once, by a median 4.9% (about $37K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 165 condominium listings, 50.9% have cut, by a median 6.2%.", "after": "OAKLAND PARK, Fla., September 7, 2026 - 48% of the 125 single-family homes listed for sale in Oakland Park (60 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 60 reduced listings, the median reduction is 4.9% (about $37K). Among the city's 165 condominium listings, 50.9% are asking below their original price, by a median 6.2%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Oakland Park and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 125 houses, 165 condominiums, 42 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-oakland-park/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Oakland Park, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (62 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 125 houses, 165 condominiums, 42 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/oakland-park/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-oakland-park/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"48.0 percent of single-family homes for sale in Oakland Park have reduced their asking price at least once, by a median $37K.\"", "after": "\"48 percent of single-family homes for sale in Oakland Park have a current asking price below their original list price; among those 60 reduced listings the median reduction is $37K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Oakland Park house for sale has been waiting 44 days, not the 42 the current listing shows.\"", "after": "\"Among active Oakland Park houses, the median recorded CumulativeDaysOnMarket value is 44 days and the median recorded DaysOnMarket value is 42 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Oakland Park houses now under contract, 50.0 percent never reduced their asking price; the rest cut by a median 8.3 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 50 percent of the 42 Oakland Park houses under contract had a recorded asking price below their original list price; the median reduction among that group was 8.3 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "7b8c7c5b1348114c4db8c088c6731abe1b05895c79f3d1ae70aaed2a04476e12", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nOakland Park price cuts and true days on market\nHEADLINE OPTIONS\n48.0% of Oakland Park houses for sale have cut their asking price, 50.9% of condos\nOakland Park sellers blink faster than the rest of Broward County as 29.6% of houses pass 90 days on the\nmarket\nBuying in Oakland Park? Half houses have already come down once, by a median $37K\nLEDE\nOAKLAND PARK, Fla., September 7, 2026 - 48.0% of the 125 single-family homes listed for sale in Oakland\nPark have reduced their asking price at least once, by a median 4.9% (about $37K), according to a daily analysis\nof BeachesMLS listing data by PBP Real Estate. Among the city's 165 condominium listings, 50.9% have cut, by\na median 6.2%.\nNUT GRAF\nThe figures point to a market where 50.0% of houses reached a contract only after a price cut: of the 42\nOakland Park houses now under contract, 50.0% reduced before going under contract, with a median cut of\n8.3% and a median 39 days to contract. Across Broward County the price-cut share is 43.3% for houses and\n45.0% for condominiums, so Oakland Park houses are cutting 4.7 points more often than the county. Counting\nevery relisting, the median Oakland Park house for sale has been on the market 44 days, against 42 on its\ncurrent listing; 5.6% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nOakland Park\n125\nShare with at\nleast one price\nreduction,\nhouses\n48.0% (60 of 125)\nMedian\nreduction\nfrom original\nasking, houses\n4.9% (about $37K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings,\nOakland Park\n165\nShare with at\nleast one price\nreduction,\ncondominiums\n50.9% (84 of 165)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n44 days (42 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n29.6% (37 of 125)\nHouses under\ncontract that\nreduced first\n50.0% of 42\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting faster than similar-priced cities; Condominiums: Cutting faster than similar-priced cities\nPeer group,\nhouses\n(median\nasking under\n$600K; peer\ncut share\n40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida\nQUOTABLE DATA POINTS\n\"48.0 percent of single-family homes for sale in Oakland Park have reduced their asking price at least once,\nby a median $37K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Oakland Park house for sale has been waiting 44 days, not the 42\nthe current listing shows.\"\n\"Of the Oakland Park houses now under contract, 50.0 percent never reduced their asking price; the rest\ncut by a median 8.3 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Oakland Park versus Broward County, houses and condominiums, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Oakland Park listings by cumulative days on market, houses and condominiums, September 7, 2026. 29.6% of houses have passed\n90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Oakland Park houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Oakland Park and Broward County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 125 houses, 165 condominiums, 42 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-oakland-park/ . Conditions read: How the read works: each city is compared with its peer group,\nthe South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "b5e4c2cefe55b7fc2efbbd01c8f2f575125a589ed8304b40c3482656665d358a", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nOakland Park asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/oakland-park/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n48% of Oakland Park houses for sale are asking less than their original list price; 50.9% of condos\nSeller Blink Rate™ in Oakland Park: 48% of houses list below original asking, against 43.3% across Broward\nCounty\nBuying in Oakland Park? 60 of the 125 houses for sale are asking below their original price, by a median\n$37K\nLEDE\nOAKLAND PARK, Fla., September 7, 2026 - 48% of the 125 single-family homes listed for sale in Oakland Park\n(60 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 60 reduced listings, the median reduction is\n4.9% (about $37K). Among the city's 165 condominium listings, 50.9% are asking below their original price, by\na median 6.2%.\nNUT GRAF\nFor active Oakland Park houses, the median recorded CumulativeDaysOnMarket value is 44 days and the\nmedian recorded DaysOnMarket value is 42 days, each calculated from non-missing values in that field (125\nand 125 listings). 5.6% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 42 Oakland Park houses\nunder contract (Pending or Active Under Contract), 21 (50%) have a recorded asking price below their original\nlist price; the median reduction among that group is 8.3%. The remainder are not recorded as below their\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\noriginal list price, which is not a price history. These asking-price fields do not disclose the agreed contract\nprice. Across Broward County the shares asking below original are 43.3% for houses and 45% for\ncondominiums; Oakland Park houses are 4.7 points above the county share.\nFACT BOX\nActive single-family listings,\nOakland Park\n125\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n48% (60 of 125)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original, houses\n125 / 0; 62 / 3\nSeptember 7, 2026\nMedian reduction among the 60\nreduced houses\n4.9% (about $37K)\nSeptember 7, 2026\nActive condominium listings,\nOakland Park\n165\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n50.9% (84 of 165)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n44 / 42 days (from 125 / 125 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90\ndays\n29.6% (37 of 125 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking below\noriginal list price\n50% (21 of 42)\nSeptember 7, 2026\nBroward County share asking below\noriginal, houses / condominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed\nin method)\nHouses: Higher below-original share than peers;\nCondominiums: Higher below-original share than peers\nSeptember 7, 2026\nPeer group, houses (median asking\nunder $600K; peer share 40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North\nLauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City,\nWest Park, Margate, Sunrise, Lake Worth Beach, Miami\nGardens, Deerfield Beach, Lantana, Coconut Creek, Boynton\nBeach\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"48 percent of single-family homes for sale in Oakland Park have a current asking price below their original\nlist price; among those 60 reduced listings the median reduction is $37K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"Among active Oakland Park houses, the median recorded CumulativeDaysOnMarket value is 44 days and\nthe median recorded DaysOnMarket value is 42 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"At the snapshot, 50 percent of the 42 Oakland Park houses under contract had a recorded asking price\nbelow their original list price; the median reduction among that group was 8.3 percent. The remainder\nwere not recorded as below their original list price, which is not a price history. Agreed contract prices are\nnot inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Oakland Park versus Broward\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nChart data (aggregate): Horizontal bar chart. Oakland Park houses 48%, Broward County houses 43.3%;\nOakland Park condominiums 50.9%, Broward County condominiums 45%. Share of active listings asking below\ntheir original list price, September 7, 2026.\nActive Oakland Park houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 29.6% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 39.2%, 31-60\ndays 21.6%, 61-90 days 9.6%, 91-180 days 18.4%, 181+ days 11.2%. Condominiums: 0-30 days 30.9%, 31-60\ndays 15.2%, 61-90 days 12.1%, 91-180 days 17.6%, 181+ days 24.2%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Oakland Park houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with\n10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 39.5% (15 of 38); $500K to $1M 51.3% (39 of 76); $1M to $2M 8 listed, count only;\n$2M to $5M 3 listed, count only; $5M and up 0 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Oakland Park,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (62 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 125 houses,\n165 condominiums, 42 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/oakland-park/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-oakland-park/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "d334288b96d90b5192d787c86646a1c13f74ba7727a4cf25f76373971becaa7f", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - OAKLAND PARK PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 48% of Oakland Park houses for sale are asking less than their original list price; 50.9% of condos\n2. Seller Blink Rate™ in Oakland Park: 48% of houses list below original asking, against 43.3% across Broward County\n3. Buying in Oakland Park? 60 of the 125 houses for sale are asking below their original price, by a median $37K\n\nLEDE\nOAKLAND PARK, Fla., September 7, 2026 - 48% of the 125 single-family homes listed for sale in Oakland Park (60 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 60 reduced listings, the median reduction is 4.9% (about $37K). Among the city's 165 condominium listings, 50.9% are asking below their original price, by a median 6.2%.\n\nNUT GRAF\nFor active Oakland Park houses, the median recorded CumulativeDaysOnMarket value is 44 days and the median recorded DaysOnMarket value is 42 days, each calculated from non-missing values in that field (125 and 125 listings). 5.6% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 42 Oakland Park houses under contract (Pending or Active Under Contract), 21 (50%) have a recorded asking price below their original list price; the median reduction among that group is 8.3%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; Oakland Park houses are 4.7 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Oakland Park: 125 [September 7, 2026]\n- Share asking below original list price, houses: 48% (60 of 125) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 125 / 0; 62 / 3 [September 7, 2026]\n- Median reduction among the 60 reduced houses: 4.9% (about $37K) [September 7, 2026]\n- Active condominium listings, Oakland Park: 165 [September 7, 2026]\n- Share asking below original list price, condominiums: 50.9% (84 of 165) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 44 / 42 days (from 125 / 125 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 29.6% (37 of 125 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 50% (21 of 42) [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Higher below-original share than peers; Condominiums: Higher below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking under $600K; peer share 40.7%): Tamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City, West Park, Margate, Sunrise, Lake Worth Beach, Miami Gardens, Deerfield Beach, Lantana, Coconut Creek, Boynton Beach [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"48 percent of single-family homes for sale in Oakland Park have a current asking price below their original list price; among those 60 reduced listings the median reduction is $37K.\"\n- \"Among active Oakland Park houses, the median recorded CumulativeDaysOnMarket value is 44 days and the median recorded DaysOnMarket value is 42 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 50 percent of the 42 Oakland Park houses under contract had a recorded asking price below their original list price; the median reduction among that group was 8.3 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- oakland-park-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Oakland Park versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Oakland Park houses 48%, Broward County houses 43.3%; Oakland Park condominiums 50.9%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.\n- oakland-park-true-days-on-market-r1-2026-09-07.png\n Caption: Active Oakland Park houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 29.6% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 39.2%, 31-60 days 21.6%, 61-90 days 9.6%, 91-180 days 18.4%, 181+ days 11.2%. Condominiums: 0-30 days 30.9%, 31-60 days 15.2%, 61-90 days 12.1%, 91-180 days 17.6%, 181+ days 24.2%.\n- oakland-park-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Oakland Park houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 39.5% (15 of 38); $500K to $1M 51.3% (39 of 76); $1M to $2M 8 listed, count only; $2M to $5M 3 listed, count only; $5M and up 0 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Oakland Park, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (62 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 125 houses, 165 condominiums, 42 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/oakland-park/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-oakland-park/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "oakland-park", "city": "Oakland Park", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 165, "with_fee": 163, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 165, "cut_count": 84, "cut_pct": 50.9, "median_cut_pct": 6.2, "median_cut_dollars": 14625 }, "outliers_dropped": 3, "n": 160, "median": 590, "p10": 405, "p25": 476, "p75": 797, "p90": 838, "min": 195, "max": 1271, "median_sqft": 0.67, "n_sqft": 160, "median_pct_price": 3.77, "median_list_price": 192000, "median_year_built": 1980, "median_sqft_area": 960, "over_1000": 3, "over_1000_pct": 1.9, "under_500": 47, "under_500_pct": 29.4, "hi_thr": 1000, "lo_thr": 500, "over_hi": 3, "over_hi_pct": 1.9, "under_lo": 47, "under_lo_pct": 29.4, "types": { "Condominium": { "count": 154, "pct": 96.2 }, "Townhouse": { "count": 4, "pct": 2.5 }, "Villa": { "count": 2, "pct": 1.2 } }, "regime": { "COA": { "count": 160, "pct": 100.0 } }, "villa_median": 562, "townhouse_median": 682, "cadence": { "Monthly": { "count": 150, "pct": 93.8 }, "Quarterly": { "count": 10, "pct": 6.2 } }, "stacked": { "count": 1, "pct": 0.6, "median_total": 938, "median_master": 154 }, "bins": [ { "label": "Under $250", "count": 2, "pct": 1.2 }, { "label": "$250 to $500", "count": 45, "pct": 28.1 }, { "label": "$500 to $750", "count": 63, "pct": 39.4 }, { "label": "$750 to $1,000", "count": 47, "pct": 29.4 }, { "label": "$1,000 to $1,500", "count": 3, "pct": 1.9 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 1, "median": 340, "median_sqft": 0.79 }, { "label": "1960s", "n": 29, "median": 660, "median_sqft": 0.86 }, { "label": "1970s", "n": 49, "median": 600, "median_sqft": 0.8 }, { "label": "1980s", "n": 57, "median": 587, "median_sqft": 0.61 }, { "label": "1990s", "n": 20, "median": 532, "median_sqft": 0.47 }, { "label": "2000s", "n": 4, "median": 452, "median_sqft": 0.49 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 136, "median": 588, "median_pct_price": 3.82 }, { "label": "$250K to $500K", "n": 24, "median": 653, "median_pct_price": 2.78 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 156, "median": 592 }, "post2005": { "n": 4, "median": 452 }, "includes": [ { "key": "Trash", "label": "Trash", "count": 108, "pct": 74.5 }, { "key": "CommonAreas", "label": "Common areas", "count": 93, "pct": 64.1 }, { "key": "Water", "label": "Water", "count": 93, "pct": 64.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 89, "pct": 61.4 }, { "key": "Pools", "label": "Pool", "count": 89, "pct": 61.4 }, { "key": "Sewer", "label": "Sewer", "count": 85, "pct": 58.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 72, "pct": 49.7 }, { "key": "Insurance", "label": "Building insurance", "count": 61, "pct": 42.1 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 52, "pct": 35.9 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 51, "pct": 35.2 }, { "key": "Roof", "label": "Roof", "count": 50, "pct": 34.5 }, { "key": "Security", "label": "Security", "count": 41, "pct": 28.3 }, { "key": "CableTv", "label": "Cable TV", "count": 32, "pct": 22.1 }, { "key": "Internet", "label": "Internet", "count": 27, "pct": 18.6 } ], "includes_n": 145, "flags": { "sa_mentioned": { "count": 18, "pct": 11.2 }, "sa_none_or_paid": { "count": 14, "pct": 8.8 }, "sa_pending": { "count": 1, "pct": 0.6 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 13, "pct": 8.1 }, "reserves": { "count": 2, "pct": 1.2 }, "land_lease": { "count": 1, "pct": 0.6 }, "remarks_n": 160 }, "developments": [ { "name": "Royal Park", "master": null, "n": 19, "anecdotal": false, "median": 819, "median_sqft": 0.84, "year_built": 1974, "median_list_price": 169900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "River Shores", "master": null, "n": 13, "anecdotal": false, "median": 698, "median_sqft": 1.14, "year_built": 1965, "median_list_price": 195000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Summer Lake", "master": null, "n": 13, "anecdotal": false, "median": 547, "median_sqft": 0.54, "year_built": 1988, "median_list_price": 175000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lake Emerald", "master": null, "n": 12, "anecdotal": false, "median": 826, "median_sqft": 0.87, "year_built": 1982, "median_list_price": 226500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sailboat Pointe", "master": null, "n": 12, "anecdotal": false, "median": 590, "median_sqft": 0.47, "year_built": 1991, "median_list_price": 231000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lakeview Club", "master": null, "n": 9, "anecdotal": true, "median": 375, "median_sqft": 0.43, "year_built": 1992, "median_list_price": 205000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oakland Forest Club", "master": null, "n": 8, "anecdotal": true, "median": 477, "median_sqft": 0.41, "year_built": 1986, "median_list_price": 205996, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Kings Park Garden Apts Co", "master": null, "n": 6, "anecdotal": true, "median": 824, "median_sqft": 0.86, "year_built": 1966, "median_list_price": 254500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oakland Shores Condominiu", "master": null, "n": 5, "anecdotal": true, "median": 562, "median_sqft": 0.54, "year_built": 1974, "median_list_price": 190000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pines of Oakland Forest West", "master": null, "n": 5, "anecdotal": true, "median": 543, "median_sqft": 0.49, "year_built": 1986, "median_list_price": 309900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 2 }, { "name": "Village Park at Oakland C", "master": "Oakland Condo", "n": 5, "anecdotal": true, "median": 402, "median_sqft": 0.76, "year_built": 1978, "median_list_price": 155000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-06", "median": 591, "p25": 475, "p75": 797, "n": 154, "median_sqft": 0.7, "sa_pending_pct": 0.6 }, { "date": "2026-09-07", "median": 590, "p25": 476, "p75": 797, "n": 160, "median_sqft": 0.67, "sa_pending_pct": 0.6 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Oakland Park condo for sale carries a $590-a-month association fee, 26% below the South Florida median", "1.9% of Oakland Park condos on the market ask $1,000 or more a month in fees; 29.4% stay under $500", "Oakland Park condo fees run $476 to $797 a month for the middle half of listings" ], "lede": "OAKLAND PARK, Fla., September 7, 2026 - The median monthly association fee across the 160 condominiums listed for sale in Oakland Park is $590, with half of the listings between $476 and $797 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 26% below the five-county South Florida median of $800, and ranks Oakland Park 53 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Oakland Park carries a monthly association fee of $590, 26% below the five-county South Florida median of $800.\"", "\"1.9 percent of Oakland Park condos on the market ask $1,000 or more a month in association fees; only 29.4 percent stay under $500.\"", "\"On the median Oakland Park condo, a year of association fees equals 3.77 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Oakland Park permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (3 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-oakland-park/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Oakland Park against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Oakland Park median $590 a month, South Florida median $800; Oakland Park ranks 53 of 69 cities.", "title": "Oakland Park condo fees sit 26% below the South Florida median" }, { "caption": "Share of active Oakland Park condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 1.2% (2 listings); $250 to $500 28.1% (45 listings); $500 to $750 39.4% (63 listings); $750 to $1,000 29.4% (47 listings); $1,000 to $1,500 1.9% (3 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "39.4% of Oakland Park condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Oakland Park condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1950s too few (1 listings); 1960s $660 (29 listings); 1970s $600 (49 listings); 1980s $587 (57 listings); 1990s $532 (20 listings); 2000s too few (4 listings).", "title": "Oakland Park condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 165 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 165, "with_fee": 163, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 163, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 2, "n": 160, "retained_n": 160, "outliers_dropped": 3, "trim_applied": true, "cuts": { "active": 165, "cut_count": 84, "cut_pct": 50.9, "median_cut_pct": 6.2, "median_cut_dollars": 14625, "valid_price_count": 165, "missing_price_count": 0, "unchanged_count": 78, "raised_count": 3, "not_below_original_count": 81, "cut_pct_denominator": 165, "cut_sample_ok": true, "median_cut_n": 84 }, "trim_bounds": { "p1": 195.0, "p99": 1412.7399999999984 }, "retained_small_sample": false, "retained_below_30": false, "median": 590, "p10": 405, "p25": 476, "p75": 797, "p90": 838, "min": 195, "max": 1271, "median_sqft": 0.67, "n_sqft": 160, "median_pct_price": 3.77, "n_pct_price": 160, "median_list_price": 192000, "median_year_built": 1980, "median_sqft_area": 960, "over_1000": 3, "over_1000_pct": 1.9, "under_500": 47, "under_500_pct": 29.4, "hi_thr": 1000, "lo_thr": 500, "over_hi": 3, "over_hi_pct": 1.9, "under_lo": 47, "under_lo_pct": 29.4, "types": { "Condominium": { "count": 154, "pct": 96.2 }, "Townhouse": { "count": 4, "pct": 2.5 }, "Villa": { "count": 2, "pct": 1.2 } }, "regime": { "COA": { "count": 160, "pct": 100.0 } }, "villa_median": 562, "townhouse_median": 682, "cadence": { "Monthly": { "count": 150, "pct": 93.8 }, "Quarterly": { "count": 10, "pct": 6.2 } }, "stacked": { "count": 1, "pct": 0.6, "median_total": 938, "median_master": 154 }, "bins": [ { "label": "Under $250", "count": 2, "pct": 1.2 }, { "label": "$250 to $500", "count": 45, "pct": 28.1 }, { "label": "$500 to $750", "count": 63, "pct": 39.4 }, { "label": "$750 to $1,000", "count": 47, "pct": 29.4 }, { "label": "$1,000 to $1,500", "count": 3, "pct": 1.9 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 1, "median": 340, "median_sqft": 0.79 }, { "label": "1960s", "n": 29, "median": 660, "median_sqft": 0.86 }, { "label": "1970s", "n": 49, "median": 600, "median_sqft": 0.8 }, { "label": "1980s", "n": 57, "median": 587, "median_sqft": 0.61 }, { "label": "1990s", "n": 20, "median": 532, "median_sqft": 0.47 }, { "label": "2000s", "n": 4, "median": 452, "median_sqft": 0.49 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 136, "median": 588, "median_pct_price": 3.82 }, { "label": "$250K to $500K", "n": 24, "median": 653, "median_pct_price": 2.78 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 156, "median": 592 }, "post2005": { "n": 4, "median": 452 }, "includes": [ { "key": "Trash", "label": "Trash", "count": 108, "pct": 74.5 }, { "key": "CommonAreas", "label": "Common areas", "count": 93, "pct": 64.1 }, { "key": "Water", "label": "Water", "count": 93, "pct": 64.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 89, "pct": 61.4 }, { "key": "Pools", "label": "Pool", "count": 89, "pct": 61.4 }, { "key": "Sewer", "label": "Sewer", "count": 85, "pct": 58.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 72, "pct": 49.7 }, { "key": "Insurance", "label": "Building insurance", "count": 61, "pct": 42.1 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 52, "pct": 35.9 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 51, "pct": 35.2 }, { "key": "Roof", "label": "Roof", "count": 50, "pct": 34.5 }, { "key": "Security", "label": "Security", "count": 41, "pct": 28.3 }, { "key": "CableTv", "label": "Cable TV", "count": 32, "pct": 22.1 }, { "key": "Internet", "label": "Internet", "count": 27, "pct": 18.6 } ], "includes_n": 145, "flags": { "sa_mentioned": { "count": 18, "pct": 11.2 }, "sa_none_or_paid": { "count": 14, "pct": 8.8 }, "sa_pending": { "count": 1, "pct": 0.6 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 13, "pct": 8.1 }, "reserves": { "count": 2, "pct": 1.2 }, "land_lease": { "count": 1, "pct": 0.6 }, "remarks_n": 160 }, "denominators": { "fee_percentages": 160, "fee_medians_percentiles": 160, "median_sqft": 160, "median_pct_price": 160, "includes_pct": 145, "flags_pct": 160, "cut_pct": 165 }, "developments": [ { "name": "Royal Park", "master": null, "n": 19, "anecdotal": false, "median": 819, "median_sqft": 0.84, "year_built": 1974, "median_list_price": 169900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "River Shores", "master": null, "n": 13, "anecdotal": false, "median": 698, "median_sqft": 1.14, "year_built": 1965, "median_list_price": 195000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Summer Lake", "master": null, "n": 13, "anecdotal": false, "median": 547, "median_sqft": 0.54, "year_built": 1988, "median_list_price": 175000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lake Emerald", "master": null, "n": 12, "anecdotal": false, "median": 826, "median_sqft": 0.87, "year_built": 1982, "median_list_price": 226500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sailboat Pointe", "master": null, "n": 12, "anecdotal": false, "median": 590, "median_sqft": 0.47, "year_built": 1991, "median_list_price": 231000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lakeview Club", "master": null, "n": 9, "anecdotal": true, "median": 375, "median_sqft": 0.43, "year_built": 1992, "median_list_price": 205000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oakland Forest Club", "master": null, "n": 8, "anecdotal": true, "median": 477, "median_sqft": 0.41, "year_built": 1986, "median_list_price": 205996, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Kings Park Garden Apts Co", "master": null, "n": 6, "anecdotal": true, "median": 824, "median_sqft": 0.86, "year_built": 1966, "median_list_price": 254500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oakland Shores Condominiu", "master": null, "n": 5, "anecdotal": true, "median": 562, "median_sqft": 0.54, "year_built": 1974, "median_list_price": 190000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pines of Oakland Forest West", "master": null, "n": 5, "anecdotal": true, "median": 543, "median_sqft": 0.49, "year_built": 1986, "median_list_price": 309900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 2 }, { "name": "Village Park at Oakland C", "master": "Oakland Condo", "n": 5, "anecdotal": true, "median": 402, "median_sqft": 0.76, "year_built": 1978, "median_list_price": 155000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 590, "p25": 476, "p75": 797, "n": 160, "median_sqft": 0.67, "sa_pending_pct": 0.6 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Oakland Park condo monthly association fees have a median of $590 in the retained usable-fee sample of 160 listings, 26% below the five-county median", "In Oakland Park's retained usable-fee sample (160 listings after exclusions and percentile trimming), 1.9% have monthly-equivalent fees of $1,000 or more and 29.4% are below $500", "Oakland Park's retained usable-fee sample (n=160): reported monthly-equivalent association fees range from $476 to $797 at the 25th to 75th percentiles" ], "lede": "OAKLAND PARK, Fla., September 7, 2026 - Among 160 active condominium listings in Oakland Park retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $590, with the middle half between $476 and $797, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 165 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 26% below the separately trimmed five-county median of $800 and ranks 53rd among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Oakland Park's retained usable-fee sample (n=160), after exclusions and percentile trimming, is $590, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Oakland Park condos in the retained usable-fee sample (n=160) after exclusions and percentile trimming, 1.9 percent have listed monthly-equivalent fees of $1,000 or more and 29.4 percent are below $500.\"", "\"Among 160 retained listings with a current asking price of at least $20,000 in Oakland Park's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.77 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Oakland Park, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (163 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (3 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 160 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 165 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/oakland-park/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-oakland-park/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Oakland Park and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Oakland Park retained-sample median $590 a month (n=160); five-county median $800 (n=22,695, region-level trim).", "title": "Oakland Park condos, retained usable-fee sample (n=160): median $590/month, 26% below the five-county median of $800", "visible_labels": [ "$590", "160", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 160 active Oakland Park condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 1.2% (2 listings); $250 to $500 28.1% (45 listings); $500 to $750 39.4% (63 listings); $750 to $1,000 29.4% (47 listings); $1,000 to $1,500 1.9% (3 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "39.4% of Oakland Park's retained usable-fee sample (160 listings) falls in the $500 to $750 monthly band", "visible_labels": [ "1.2%", "2", "28.1%", "45", "39.4%", "63", "29.4%", "47", "1.9%", "3", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Oakland Park condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1950s count only (1 listings); 1960s $660 (29 listings); 1970s $600 (49 listings); 1980s $587 (57 listings); 1990s $532 (20 listings); 2000s count only (4 listings).", "title": "Oakland Park condo fees by recorded decade built, retained usable-fee sample (n=160)", "visible_labels": [ "1", "$660", "29", "$600", "49", "$587", "57", "$532", "20", "4" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 81, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 160, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 160, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 160, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 145, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 160, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 160, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 163, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 160, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 160, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 195.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1412.7399999999984, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Oakland Park median $590 a month, South Florida median $800; Oakland Park ranks 53 of 69 cities.", "after": "Dot strip chart in five county lanes. Oakland Park retained-sample median $590 a month (n=160); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Oakland Park against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Oakland Park and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Oakland Park condo fees sit 26% below the South Florida median", "after": "Oakland Park condos, retained usable-fee sample (n=160): median $590/month, 26% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$590", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "160", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 1.2% (2 listings); $250 to $500 28.1% (45 listings); $500 to $750 39.4% (63 listings); $750 to $1,000 29.4% (47 listings); $1,000 to $1,500 1.9% (3 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 1.2% (2 listings); $250 to $500 28.1% (45 listings); $500 to $750 39.4% (63 listings); $750 to $1,000 29.4% (47 listings); $1,000 to $1,500 1.9% (3 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Oakland Park condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 160 active Oakland Park condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "39.4% of Oakland Park condos for sale carry a fee of $500 to $750 a month", "after": "39.4% of Oakland Park's retained usable-fee sample (160 listings) falls in the $500 to $750 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "1.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "28.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "45", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "39.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "63", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "29.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "47", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "1.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1950s too few (1 listings); 1960s $660 (29 listings); 1970s $600 (49 listings); 1980s $587 (57 listings); 1990s $532 (20 listings); 2000s too few (4 listings).", "after": "Column chart of median fee by recorded decade built: 1950s count only (1 listings); 1960s $660 (29 listings); 1970s $600 (49 listings); 1980s $587 (57 listings); 1990s $532 (20 listings); 2000s count only (4 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Oakland Park condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Oakland Park condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Oakland Park condo fees by decade the building was completed", "after": "Oakland Park condo fees by recorded decade built, retained usable-fee sample (n=160)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$660", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "29", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$600", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "49", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "$587", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "57", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "$532", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Oakland Park condo for sale carries a $590-a-month association fee, 26% below the South Florida median", "after": "Oakland Park condo monthly association fees have a median of $590 in the retained usable-fee sample of 160 listings, 26% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "1.9% of Oakland Park condos on the market ask $1,000 or more a month in fees; 29.4% stay under $500", "after": "In Oakland Park's retained usable-fee sample (160 listings after exclusions and percentile trimming), 1.9% have monthly-equivalent fees of $1,000 or more and 29.4% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Oakland Park condo fees run $476 to $797 a month for the middle half of listings", "after": "Oakland Park's retained usable-fee sample (n=160): reported monthly-equivalent association fees range from $476 to $797 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "OAKLAND PARK, Fla., September 7, 2026 - The median monthly association fee across the 160 condominiums listed for sale in Oakland Park is $590, with half of the listings between $476 and $797 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 26% below the five-county South Florida median of $800, and ranks Oakland Park 53 of 69 cities.", "after": "OAKLAND PARK, Fla., September 7, 2026 - Among 160 active condominium listings in Oakland Park retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $590, with the middle half between $476 and $797, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 165 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 26% below the separately trimmed five-county median of $800 and ranks 53rd among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Oakland Park permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (3 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-oakland-park/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Oakland Park, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (163 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (3 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 160 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 165 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/oakland-park/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-oakland-park/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Oakland Park carries a monthly association fee of $590, 26% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Oakland Park's retained usable-fee sample (n=160), after exclusions and percentile trimming, is $590, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"1.9 percent of Oakland Park condos on the market ask $1,000 or more a month in association fees; only 29.4 percent stay under $500.\"", "after": "\"Among Oakland Park condos in the retained usable-fee sample (n=160) after exclusions and percentile trimming, 1.9 percent have listed monthly-equivalent fees of $1,000 or more and 29.4 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Oakland Park condo, a year of association fees equals 3.77 percent of the asking price.\"", "after": "\"Among 160 retained listings with a current asking price of at least $20,000 in Oakland Park's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.77 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "45feb089d6e0461b58cb084ba480b9d62b4402b9c86319f26980352ec08652d8", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nOakland Park condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Oakland Park condo for sale carries a $590-a-month association fee, 26% below the South\nFlorida median\n1.9% of Oakland Park condos on the market ask $1,000 or more a month in fees; 29.4% stay under $500\nOakland Park condo fees run $476 to $797 a month for the middle half of listings\nLEDE\nOAKLAND PARK, Fla., September 7, 2026 - The median monthly association fee across the 160 condominiums\nlisted for sale in Oakland Park is $590, with half of the listings between $476 and $797 a month, according to\na daily analysis of BeachesMLS listing data by PBP Real Estate. That is 26% below the five-county South Florida\nmedian of $800, and ranks Oakland Park 53 of 69 cities.\nNUT GRAF\nPer square foot, the median Oakland Park condo fee is $0.67 a month on a median unit of 960 square feet; at\nthe median asking price of $192K, a year of fees equals 3.77% of the price. 1.9% of listings ask $1,000 or more\na month and 29.4% under $500. 0.6% of listings report two association layers (a master and a sub-association);\n6.2% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 11.2% of listings, describe one as pending or payable by the buyer on 0.6%, and mention a\nmandatory club or membership on 0%.\nFACT BOX\nActive condominium listings, Oakland Park\n165 (160 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$590\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$476 to $797\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.67 (median unit 960 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n3.77% (asking $192K)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n1.9% / 29.4%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n0.6% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n6.2%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n11.2% / 0.6%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Oakland Park ranks 53 of 69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Oakland Park carries a monthly association fee of $590, 26%\nbelow the five-county South Florida median of $800.\"\n\"1.9 percent of Oakland Park condos on the market ask $1,000 or more a month in association fees; only\n29.4 percent stay under $500.\"\n\"On the median Oakland Park condo, a year of association fees equals 3.77 percent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Oakland Park against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Oakland Park condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nMedian monthly-equivalent association fee for active Oakland Park condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Oakland Park permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (3 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-oakland-park/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity\nor accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing\nOpportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "f3af55a49313abb7992b1436e8524785422c2f91836b358ce1aaf2f5cb71f317", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nOakland Park condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/oakland-park/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nOakland Park condo monthly association fees have a median of $590 in the retained usable-fee sample of\n160 listings, 26% below the five-county median\nIn Oakland Park's retained usable-fee sample (160 listings after exclusions and percentile trimming), 1.9%\nhave monthly-equivalent fees of $1,000 or more and 29.4% are below $500\nOakland Park's retained usable-fee sample (n=160): reported monthly-equivalent association fees range\nfrom $476 to $797 at the 25th to 75th percentiles\nLEDE\nOAKLAND PARK, Fla., September 7, 2026 - Among 160 active condominium listings in Oakland Park retained\nafter excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its\n99th percentile, the median monthly association fee is $590, with the middle half between $476 and $797,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 165\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 26% below the separately trimmed five-county median\nof $800 and ranks 53rd among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Oakland Park condo fee is $0.67 a month (160\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n3.77% of the listing's current asking price across 160 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 1.9% of the retained sample have fees of $1,000 or more a\nmonth and 29.4% are below $500. 0.6% of the retained sample report two association layers (a master and a\nsub-association, summed here); 6.2% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 11.2% of the retained sample, describe one as pending or\npayable by the buyer on 0.6%, and mention a mandatory club or membership on 0%; 160 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association.\nFACT BOX\nActive condominium listings, Oakland Park (before\nexclusions and trimming)\n165\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n163 / 160 (3 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$590\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$476 to $797\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.67 (160 retained listings with recorded\nliving area of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n3.77% (160 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n1.9% (3) / 29.4% (47) of 160\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0.6% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n6.2%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n11.2% / 0.6%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Oakland Park ranks 53rd\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Oakland Park's retained usable-fee sample (n=160),\nafter exclusions and percentile trimming, is $590, compared with $800 in the separately trimmed five-\ncounty sample.\"\n\"Among Oakland Park condos in the retained usable-fee sample (n=160) after exclusions and percentile\ntrimming, 1.9 percent have listed monthly-equivalent fees of $1,000 or more and 29.4 percent are below\n$500.\"\n\"Among 160 retained listings with a current asking price of at least $20,000 in Oakland Park's usable-fee\nsample after exclusions and percentile trimming, a year of reported association fees equals a median 3.77\npercent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Oakland Park and\nthe published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference\nuses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Oakland Park retained-sample median $590 a\nmonth (n=160); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 160 active Oakland Park condominium listings retained after unusable-fee exclusions\nand city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 1.2% (2\nlistings); $250 to $500 28.1% (45 listings); $500 to $750 39.4% (63 listings); $750 to $1,000 29.4% (47\nlistings); $1,000 to $1,500 1.9% (3 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Oakland Park condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1950s count only (1 listings);\n1960s $660 (29 listings); 1970s $600 (49 listings); 1980s $587 (57 listings); 1990s $532 (20 listings); 2000s\ncount only (4 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Oakland Park, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (163 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (3 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 160 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 165 active listings. Region and county comparisons are trimmed separately within their own samples\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\n(the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is\nnot a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet;\nannual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-\nlisting ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10\nlistings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples\nwith fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least\n30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-\ndollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written\npublic remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse,\nvilla or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal\ndescription is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums\nare reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical\nclassifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the\nMLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its\nindividual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may\nrequest the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records)\nfrom info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained\nlater same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files;\noriginal edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/oakland-\npark/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-oakland-\npark/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "6096218fee41f8ad0b0721c20ca19e1f4751947690ac39f6a0d7092b34a50077", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - OAKLAND PARK CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Oakland Park condo monthly association fees have a median of $590 in the retained usable-fee sample of 160 listings, 26% below the five-county median\n2. In Oakland Park's retained usable-fee sample (160 listings after exclusions and percentile trimming), 1.9% have monthly-equivalent fees of $1,000 or more and 29.4% are below $500\n3. Oakland Park's retained usable-fee sample (n=160): reported monthly-equivalent association fees range from $476 to $797 at the 25th to 75th percentiles\n\nLEDE\nOAKLAND PARK, Fla., September 7, 2026 - Among 160 active condominium listings in Oakland Park retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $590, with the middle half between $476 and $797, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 165 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 26% below the separately trimmed five-county median of $800 and ranks 53rd among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Oakland Park condo fee is $0.67 a month (160 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.77% of the listing's current asking price across 160 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 1.9% of the retained sample have fees of $1,000 or more a month and 29.4% are below $500. 0.6% of the retained sample report two association layers (a master and a sub-association, summed here); 6.2% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 11.2% of the retained sample, describe one as pending or payable by the buyer on 0.6%, and mention a mandatory club or membership on 0%; 160 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association.\n\nFACT BOX (exact figures)\n- Active condominium listings, Oakland Park (before exclusions and trimming): 165 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 163 / 160 (3 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $590 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $476 to $797 [September 7, 2026]\n- Median fee per square foot per month: $0.67 (160 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 3.77% (160 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 1.9% (3) / 29.4% (47) of 160 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0.6% (1) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 6.2% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 11.2% / 0.6% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Oakland Park ranks 53rd among 69 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Oakland Park's retained usable-fee sample (n=160), after exclusions and percentile trimming, is $590, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Oakland Park condos in the retained usable-fee sample (n=160) after exclusions and percentile trimming, 1.9 percent have listed monthly-equivalent fees of $1,000 or more and 29.4 percent are below $500.\"\n- \"Among 160 retained listings with a current asking price of at least $20,000 in Oakland Park's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.77 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- oakland-park-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Oakland Park and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Oakland Park retained-sample median $590 a month (n=160); five-county median $800 (n=22,695, region-level trim).\n- oakland-park-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 160 active Oakland Park condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 1.2% (2 listings); $250 to $500 28.1% (45 listings); $500 to $750 39.4% (63 listings); $750 to $1,000 29.4% (47 listings); $1,000 to $1,500 1.9% (3 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\n- oakland-park-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Oakland Park condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1950s count only (1 listings); 1960s $660 (29 listings); 1970s $600 (49 listings); 1980s $587 (57 listings); 1990s $532 (20 listings); 2000s count only (4 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Oakland Park, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (163 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (3 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 160 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 165 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/oakland-park/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-oakland-park/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "palm-beach", "city": "Palm Beach", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "segments": { "houses": { "active": 53, "sample_ok": true, "small_sample": false, "pending": 9, "median_list_price": 13900000.0, "cut_count": 16, "cut_pct": 30.2, "raised_count": 2, "median_cut_pct": 10.1, "median_cut_dollars": 1827500.0, "cut_last30": 0, "cut_last30_pct": 0.0, "cut_last7": 0, "median_dom": 192, "median_cdom": 199, "relisted_count": 5, "relisted_pct": 9.4, "over90": 38, "over90_pct": 71.7, "over180": 31, "fresh_held": 8, "fresh_held_pct": 15.1, "stale_uncut": 23, "stale_uncut_pct": 43.4, "dom_buckets": [ { "label": "0-30", "count": 5, "pct": 9.4 }, { "label": "31-60", "count": 3, "pct": 5.7 }, { "label": "61-90", "count": 7, "pct": 13.2 }, { "label": "91-180", "count": 7, "pct": 13.2 }, { "label": "181+", "count": 31, "pct": 58.5 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$5M and up", "active": 53, "cut": 16, "cut_pct": 30.2, "median_cdom": 199 } ], "pending_cut_count": 0, "pending_cut_pct": 0.0, "pending_median_cut_pct": null, "pending_median_cdom": 40, "tier": "h4", "series": [ { "date": "2026-09-05", "active": 53, "cut_pct": 30.2, "median_cdom": 199, "median_list_price": 13900000.0 }, { "date": "2026-09-06", "active": 53, "cut_pct": 30.2, "median_cdom": 199, "median_list_price": 13900000.0 }, { "date": "2026-09-07", "active": 53, "cut_pct": 30.2, "median_cdom": 199, "median_list_price": 13900000.0 } ] }, "condos": { "active": 114, "sample_ok": true, "small_sample": false, "pending": 17, "median_list_price": 1285000.0, "cut_count": 46, "cut_pct": 40.4, "raised_count": 5, "median_cut_pct": 7.6, "median_cut_dollars": 102500.0, "cut_last30": 12, "cut_last30_pct": 10.5, "cut_last7": 5, "median_dom": 123.0, "median_cdom": 160.0, "relisted_count": 14, "relisted_pct": 12.3, "over90": 72, "over90_pct": 63.2, "over180": 45, "fresh_held": 33, "fresh_held_pct": 28.9, "stale_uncut": 32, "stale_uncut_pct": 28.1, "dom_buckets": [ { "label": "0-30", "count": 26, "pct": 22.8 }, { "label": "31-60", "count": 8, "pct": 7.0 }, { "label": "61-90", "count": 8, "pct": 7.0 }, { "label": "91-180", "count": 27, "pct": 23.7 }, { "label": "181+", "count": 45, "pct": 39.5 } ], "bands": [ { "label": "Under $250K", "active": 1, "cut": 1, "cut_pct": 100.0, "median_cdom": 125 }, { "label": "$250K to $500K", "active": 21, "cut": 8, "cut_pct": 38.1, "median_cdom": 118 }, { "label": "$500K to $1M", "active": 26, "cut": 13, "cut_pct": 50.0, "median_cdom": 156.5 }, { "label": "$1M and up", "active": 66, "cut": 24, "cut_pct": 36.4, "median_cdom": 164.0 } ], "pending_cut_count": 7, "pending_cut_pct": 41.2, "pending_median_cut_pct": 7.2, "pending_median_cdom": 127, "tier": "c4", "series": [ { "date": "2026-09-05", "active": 107, "cut_pct": 41.1, "median_cdom": 163, "median_list_price": 1295000.0 }, { "date": "2026-09-06", "active": 107, "cut_pct": 41.1, "median_cdom": 163, "median_list_price": 1295000.0 }, { "date": "2026-09-07", "active": 114, "cut_pct": 40.4, "median_cdom": 160.0, "median_list_price": 1285000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "30.2% of Palm Beach houses for sale have cut their asking price, 40.4% of condos", "Palm Beach sellers hold firmer than the rest of Palm Beach County as 71.7% of houses pass 90 days on the market", "Buying in Palm Beach? One in three houses have already come down once, by a median $1.83M" ], "lede": "PALM BEACH, Fla., September 7, 2026 - 30.2% of the 53 single-family homes listed for sale in Palm Beach have reduced their asking price at least once, by a median 10.1% (about $1.83M), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 114 condominium listings, 40.4% have cut, by a median 7.6%.", "quotes": [ "\"30.2 percent of single-family homes for sale in Palm Beach have reduced their asking price at least once, by a median $1.83M.\"", "\"Counting every relisting, the median Palm Beach house for sale has been waiting 199 days, not the 192 the current listing shows.\"", "\"Of the Palm Beach houses now under contract, 100.0 percent never reduced their asking price; the rest cut by a median None percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Palm Beach and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 53 houses, 114 condominiums, 9 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-palm-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Palm Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Palm Beach houses 30.2%, Palm Beach County houses 43.4%; Palm Beach condominiums 40.4%, Palm Beach County condominiums 44.6%.", "title": "Palm Beach houses are cutting 13.2 points less often than Palm Beach County" }, { "caption": "Active Palm Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 71.7% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 9.4%, 31-60 days 5.7%, 61-90 days 13.2%, 91-180 days 13.2%, 181+ days 58.5%. Condominiums: 0-30 days 22.8%, 31-60 days 7.0%, 61-90 days 7.0%, 91-180 days 23.7%, 181+ days 39.5%.", "title": "71.7% of Palm Beach houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Palm Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M too few to read of 0; $1M to $2M too few to read of 0; $2M to $5M too few to read of 0; $5M and up 30.2% of 53.", "title": "$5M and up Palm Beach houses have cut most often: 30.2% of 53" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 193 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 53, "sample_ok": true, "small_sample": false, "pending": 9, "median_list_price": 13900000.0, "cut_count": 16, "cut_pct": 30.2, "raised_count": 2, "valid_price_count": 53, "missing_price_count": 0, "unchanged_count": 35, "not_below_original_count": 37, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 10.1, "median_cut_dollars": 1827500.0, "cut_last30": 0, "cut_last30_pct": 0.0, "cut_last7": 0, "median_dom": 192, "median_cdom": 199, "dom_n": 53, "cdom_n": 53, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 53, "relisted_count": 5, "relisted_pct": 9.4, "over90": 38, "over90_pct": 71.7, "over180": 31, "fresh_held": 8, "fresh_held_pct": 15.1, "fresh_held_missing_cdom_count": 0, "stale_uncut": 23, "stale_uncut_pct": 43.4, "dom_buckets": [ { "label": "0-30", "count": 5, "pct": 9.4 }, { "label": "31-60", "count": 3, "pct": 5.7 }, { "label": "61-90", "count": 7, "pct": 13.2 }, { "label": "91-180", "count": 7, "pct": 13.2 }, { "label": "181+", "count": 31, "pct": 58.5 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$5M and up", "active": 53, "cut": 16, "cut_pct": 30.2, "median_cdom": 199, "cut_pct_denominator": 53, "cdom_n": 53, "valid_price_count": 53 } ], "pending_cut_count": 0, "pending_cut_pct": 0.0, "pending_valid_price_count": 9, "pending_missing_price_count": 0, "pending_unchanged_count": 8, "pending_raised_count": 1, "pending_not_below_original_count": 9, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 9, "pending_dom_n": 9, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": null, "pending_median_cdom": 40, "denominators": { "cut_pct": 53, "cut_last30_pct": 53, "relisted_pct": 53, "fresh_held_pct": 53, "stale_uncut_pct": 53, "over90_pct": 53, "dom_bucket_pct": 53, "pending_cut_pct": 9, "median_dom": 53, "median_cdom": 53, "median_cut_pct": 16, "median_cut_dollars": 16, "pending_median_cut_pct": 0, "pending_median_cdom": 9 }, "county_counts": { "Palm Beach": 53 }, "tier": "h4", "series": [ { "date": "2026-09-07", "active": 53, "cut_pct": 30.2, "median_cdom": 199, "median_list_price": 13900000.0 } ] }, "condos": { "active": 114, "sample_ok": true, "small_sample": false, "pending": 17, "median_list_price": 1285000.0, "cut_count": 46, "cut_pct": 40.4, "raised_count": 5, "valid_price_count": 114, "missing_price_count": 0, "unchanged_count": 63, "not_below_original_count": 68, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 7.6, "median_cut_dollars": 102500.0, "cut_last30": 12, "cut_last30_pct": 10.5, "cut_last7": 5, "median_dom": 123.0, "median_cdom": 160.0, "dom_n": 114, "cdom_n": 114, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 114, "relisted_count": 14, "relisted_pct": 12.3, "over90": 72, "over90_pct": 63.2, "over180": 45, "fresh_held": 33, "fresh_held_pct": 28.9, "fresh_held_missing_cdom_count": 0, "stale_uncut": 32, "stale_uncut_pct": 28.1, "dom_buckets": [ { "label": "0-30", "count": 26, "pct": 22.8 }, { "label": "31-60", "count": 8, "pct": 7.0 }, { "label": "61-90", "count": 8, "pct": 7.0 }, { "label": "91-180", "count": 27, "pct": 23.7 }, { "label": "181+", "count": 45, "pct": 39.5 } ], "bands": [ { "label": "Under $250K", "active": 1, "cut": 1, "cut_pct": 100.0, "median_cdom": 125, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$250K to $500K", "active": 21, "cut": 8, "cut_pct": 38.1, "median_cdom": 118, "cut_pct_denominator": 21, "cdom_n": 21, "valid_price_count": 21 }, { "label": "$500K to $1M", "active": 26, "cut": 13, "cut_pct": 50.0, "median_cdom": 156.5, "cut_pct_denominator": 26, "cdom_n": 26, "valid_price_count": 26 }, { "label": "$1M and up", "active": 66, "cut": 24, "cut_pct": 36.4, "median_cdom": 164.0, "cut_pct_denominator": 66, "cdom_n": 66, "valid_price_count": 66 } ], "pending_cut_count": 7, "pending_cut_pct": 41.2, "pending_valid_price_count": 17, "pending_missing_price_count": 0, "pending_unchanged_count": 10, "pending_raised_count": 0, "pending_not_below_original_count": 10, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 17, "pending_dom_n": 17, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 7.2, "pending_median_cdom": 127, "denominators": { "cut_pct": 114, "cut_last30_pct": 114, "relisted_pct": 114, "fresh_held_pct": 114, "stale_uncut_pct": 114, "over90_pct": 114, "dom_bucket_pct": 114, "pending_cut_pct": 17, "median_dom": 114, "median_cdom": 114, "median_cut_pct": 46, "median_cut_dollars": 46, "pending_median_cut_pct": 7, "pending_median_cdom": 17 }, "county_counts": { "Palm Beach": 114 }, "tier": "c4", "series": [ { "date": "2026-09-07", "active": 114, "cut_pct": 40.4, "median_cdom": 160.0, "median_list_price": 1285000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "30.2% of Palm Beach houses for sale are asking less than their original list price; 40.4% of condos", "Seller Blink Rate™ in Palm Beach: 30.2% of houses list below original asking, against 43.4% across Palm Beach County", "Buying in Palm Beach? 16 of the 53 houses for sale are asking below their original price, by a median $1.83M" ], "lede": "PALM BEACH, Fla., September 7, 2026 - 30.2% of the 53 single-family homes listed for sale in Palm Beach (16 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 16 reduced listings, the median reduction is 10.1% (about $1.83M). Among the city's 114 condominium listings, 40.4% are asking below their original price, by a median 7.6%.", "quotes": [ "\"30.2 percent of single-family homes for sale in Palm Beach have a current asking price below their original list price; among those 16 reduced listings the median reduction is $1.83M.\"", "\"Among active Palm Beach houses, the median recorded CumulativeDaysOnMarket value is 199 days and the median recorded DaysOnMarket value is 192 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"9 Palm Beach houses are under contract in this snapshot, 0 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (35 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 53 houses, 114 condominiums, 9 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Palm Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Palm Beach houses 30.2%, Palm Beach County houses 43.4%; Palm Beach condominiums 40.4%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 30.2% of Palm Beach houses for sale are asking below their original price, against 43.4% across Palm Beach County", "visible_labels": [ "44.6%", "40.4%", "43.4%", "30.2%" ] }, { "caption": "Active Palm Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 71.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 9.4%, 31-60 days 5.7%, 61-90 days 13.2%, 91-180 days 13.2%, 181+ days 58.5%. Condominiums: 0-30 days 22.8%, 31-60 days 7%, 61-90 days 7%, 91-180 days 23.7%, 181+ days 39.5%.", "title": "71.7% of Palm Beach houses for sale with a recorded cumulative-days value exceed 90 days; 63.2% of condos", "visible_labels": [ "9.4%", "22.8%", "5.7%", "7%", "13.2%", "7%", "13.2%", "23.7%", "58.5%", "39.5%", "71.7%" ] }, { "caption": "Share of active Palm Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 0 listed, count only; $1M to $2M 0 listed, count only; $2M to $5M 0 listed, count only; $5M and up 30.2% (16 of 53).", "title": "$5M and up Palm Beach houses show the highest share asking below original: 30.2% of 53", "visible_labels": [ "30.2%", "16", "53", "0", "0", "0", "0" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 193, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 66, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 66, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 66, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 114, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Palm Beach", "before": null, "after": 114, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 114, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 114, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 114, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 114, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 114, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 114, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 114, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 114, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 114, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 114, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 114, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 114, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Palm Beach", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 53, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Palm Beach houses 30.2%, Palm Beach County houses 43.4%; Palm Beach condominiums 40.4%, Palm Beach County condominiums 44.6%.", "after": "Horizontal bar chart. Palm Beach houses 30.2%, Palm Beach County houses 43.4%; Palm Beach condominiums 40.4%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Palm Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Palm Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Palm Beach houses are cutting 13.2 points less often than Palm Beach County", "after": "Seller Blink Rate™: 30.2% of Palm Beach houses for sale are asking below their original price, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "44.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "40.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "30.2%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 9.4%, 31-60 days 5.7%, 61-90 days 13.2%, 91-180 days 13.2%, 181+ days 58.5%. Condominiums: 0-30 days 22.8%, 31-60 days 7.0%, 61-90 days 7.0%, 91-180 days 23.7%, 181+ days 39.5%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 9.4%, 31-60 days 5.7%, 61-90 days 13.2%, 91-180 days 13.2%, 181+ days 58.5%. Condominiums: 0-30 days 22.8%, 31-60 days 7%, 61-90 days 7%, 91-180 days 23.7%, 181+ days 39.5%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Palm Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 71.7% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Palm Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 71.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "71.7% of Palm Beach houses for sale have waited more than 90 days, counting every relisting", "after": "71.7% of Palm Beach houses for sale with a recorded cumulative-days value exceed 90 days; 63.2% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "9.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "71.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "22.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "5.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "13.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "13.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "23.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "58.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "39.5%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M too few to read of 0; $1M to $2M too few to read of 0; $2M to $5M too few to read of 0; $5M and up 30.2% of 53.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 0 listed, count only; $1M to $2M 0 listed, count only; $2M to $5M 0 listed, count only; $5M and up 30.2% (16 of 53).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Palm Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Palm Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$5M and up Palm Beach houses have cut most often: 30.2% of 53", "after": "$5M and up Palm Beach houses show the highest share asking below original: 30.2% of 53", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "30.2%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "53", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "30.2% of Palm Beach houses for sale have cut their asking price, 40.4% of condos", "after": "30.2% of Palm Beach houses for sale are asking less than their original list price; 40.4% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Palm Beach sellers hold firmer than the rest of Palm Beach County as 71.7% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Palm Beach: 30.2% of houses list below original asking, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Palm Beach? One in three houses have already come down once, by a median $1.83M", "after": "Buying in Palm Beach? 16 of the 53 houses for sale are asking below their original price, by a median $1.83M", "before_present": true, "after_present": true }, { "field": "lede", "before": "PALM BEACH, Fla., September 7, 2026 - 30.2% of the 53 single-family homes listed for sale in Palm Beach have reduced their asking price at least once, by a median 10.1% (about $1.83M), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 114 condominium listings, 40.4% have cut, by a median 7.6%.", "after": "PALM BEACH, Fla., September 7, 2026 - 30.2% of the 53 single-family homes listed for sale in Palm Beach (16 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 16 reduced listings, the median reduction is 10.1% (about $1.83M). Among the city's 114 condominium listings, 40.4% are asking below their original price, by a median 7.6%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Palm Beach and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 53 houses, 114 condominiums, 9 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-palm-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (35 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 53 houses, 114 condominiums, 9 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"30.2 percent of single-family homes for sale in Palm Beach have reduced their asking price at least once, by a median $1.83M.\"", "after": "\"30.2 percent of single-family homes for sale in Palm Beach have a current asking price below their original list price; among those 16 reduced listings the median reduction is $1.83M.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Palm Beach house for sale has been waiting 199 days, not the 192 the current listing shows.\"", "after": "\"Among active Palm Beach houses, the median recorded CumulativeDaysOnMarket value is 199 days and the median recorded DaysOnMarket value is 192 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Palm Beach houses now under contract, 100.0 percent never reduced their asking price; the rest cut by a median None percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"9 Palm Beach houses are under contract in this snapshot, 0 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "5456411244fc5d9e45d5712ed474b052d845d5512b90bcab942e1ac4808a6ade", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nPalm Beach price cuts and true days on market\nHEADLINE OPTIONS\n30.2% of Palm Beach houses for sale have cut their asking price, 40.4% of condos\nPalm Beach sellers hold firmer than the rest of Palm Beach County as 71.7% of houses pass 90 days on the\nmarket\nBuying in Palm Beach? One in three houses have already come down once, by a median $1.83M\nLEDE\nPALM BEACH, Fla., September 7, 2026 - 30.2% of the 53 single-family homes listed for sale in Palm Beach\nhave reduced their asking price at least once, by a median 10.1% (about $1.83M), according to a daily analysis\nof BeachesMLS listing data by PBP Real Estate. Among the city's 114 condominium listings, 40.4% have cut, by\na median 7.6%.\nNUT GRAF\nThe figures point to a market where 0.0% of houses reached a contract only after a price cut: of the 9 Palm\nBeach houses now under contract, 0.0% reduced before going under contract, with a median cut of None%\nand a median 40 days to contract. Across Palm Beach County the price-cut share is 43.4% for houses and\n44.6% for condominiums, so Palm Beach houses are cutting 13.2 points less often than the county. Counting\nevery relisting, the median Palm Beach house for sale has been on the market 199 days, against 192 on its\ncurrent listing; 9.4% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nPalm Beach\n53\nShare with at\nleast one price\nreduction,\nhouses\n30.2% (16 of 53)\nMedian\nreduction\nfrom original\nasking, houses\n10.1% (about $1.83M)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings, Palm\nBeach\n114\nShare with at\nleast one price\nreduction,\ncondominiums\n40.4% (46 of 114)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n199 days (192 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n71.7% (38 of 53)\nHouses under\ncontract that\nreduced first\n0.0% of 9\nPalm Beach\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.4% / 44.6%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking $2M\nand up; peer\ncut share\n34.0%)\nMiami Shores, Southwest Ranches, Lighthouse Point, Coral Gables, North Palm Beach, Miami Beach, Pinecrest, Key B\nQUOTABLE DATA POINTS\n\"30.2 percent of single-family homes for sale in Palm Beach have reduced their asking price at least once,\nby a median $1.83M.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Palm Beach house for sale has been waiting 199 days, not the 192\nthe current listing shows.\"\n\"Of the Palm Beach houses now under contract, 100.0 percent never reduced their asking price; the rest\ncut by a median None percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Palm Beach versus Palm Beach County, houses and condominiums, September\n7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Palm Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 71.7% of houses have passed\n90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Palm Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Palm Beach and Palm Beach County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 53 houses, 114 condominiums, 9 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-palm-beach/ . Conditions read: How the read works: each city is compared with its peer group,\nthe South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "aa59f8259234a718ebbeec7e1fb5684dd1dfc6ad70ff0bd959d772a8210d9fa4", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nPalm Beach asking-price reductions and recorded days\non market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/palm-beach/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n30.2% of Palm Beach houses for sale are asking less than their original list price; 40.4% of condos\nSeller Blink Rate™ in Palm Beach: 30.2% of houses list below original asking, against 43.4% across Palm\nBeach County\nBuying in Palm Beach? 16 of the 53 houses for sale are asking below their original price, by a median\n$1.83M\nLEDE\nPALM BEACH, Fla., September 7, 2026 - 30.2% of the 53 single-family homes listed for sale in Palm Beach (16\nlistings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 16 reduced listings, the median reduction is\n10.1% (about $1.83M). Among the city's 114 condominium listings, 40.4% are asking below their original price,\nby a median 7.6%.\nNUT GRAF\nFor active Palm Beach houses, the median recorded CumulativeDaysOnMarket value is 199 days and the\nmedian recorded DaysOnMarket value is 192 days, each calculated from non-missing values in that field (53\nand 53 listings). 9.4% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. 9 Palm Beach houses are under\ncontract (Pending or Active Under Contract), 0 of them with a recorded asking price below original; fewer than\n30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nPalm Beach County the shares asking below original are 43.4% for houses and 44.6% for condominiums; Palm\nBeach houses are 13.2 points below the county share.\nFACT BOX\nActive single-family listings, Palm Beach\n53\nSeptember 7, 2026\nShare asking below original list price,\nhouses\n30.2% (16 of 53)\nSeptember 7, 2026\nPrice pairs recorded / missing; unchanged /\nabove original, houses\n53 / 0; 35 / 2\nSeptember 7, 2026\nMedian reduction among the 16 reduced\nhouses\n10.1% (about $1.83M)\nSeptember 7, 2026\nActive condominium listings, Palm Beach\n114\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n40.4% (46 of 114)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n199 / 192 days (from 53 / 53 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90 days\n71.7% (38 of 53 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count only; fewer\nthan 30)\n9, 0 asking below original\nSeptember 7, 2026\nPalm Beach County share asking below\noriginal, houses / condominiums\n43.4% / 44.6%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nHouses: Between the comparison thresholds;\nCondominiums: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking $2M\nand up; peer share 34%)\nMiami Shores, Southwest Ranches, Lighthouse Point,\nCoral Gables, North Palm Beach, Miami Beach,\nPinecrest, Key Biscayne\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"30.2 percent of single-family homes for sale in Palm Beach have a current asking price below their original\nlist price; among those 16 reduced listings the median reduction is $1.83M.\"\n\"Among active Palm Beach houses, the median recorded CumulativeDaysOnMarket value is 199 days and\nthe median recorded DaysOnMarket value is 192 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"9 Palm Beach houses are under contract in this snapshot, 0 of them with a recorded asking price below\noriginal; the group is too small to report a percentage. These asking-price fields do not disclose the agreed\ncontract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Palm Beach versus Palm Beach\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Palm Beach houses 30.2%, Palm Beach County houses 43.4%;\nPalm Beach condominiums 40.4%, Palm Beach County condominiums 44.6%. Share of active listings asking\nbelow their original list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive Palm Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings\nwith a recorded value in that field; 71.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 9.4%, 31-60\ndays 5.7%, 61-90 days 13.2%, 91-180 days 13.2%, 181+ days 58.5%. Condominiums: 0-30 days 22.8%, 31-60\ndays 7%, 61-90 days 7%, 91-180 days 23.7%, 181+ days 39.5%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Palm Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10\nto 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 0 listed, count only; $500K to $1M 0 listed, count only; $1M to $2M 0 listed, count\nonly; $2M to $5M 0 listed, count only; $5M and up 30.2% (16 of 53).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Palm Beach,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (35 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 53 houses,\n114 condominiums, 9 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-beach/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-palm-beach/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "5c2b2ea91b89da9775e5fc898908aa98fcb0815aacddddec8fdd64e8a6e35d31", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - PALM BEACH PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 30.2% of Palm Beach houses for sale are asking less than their original list price; 40.4% of condos\n2. Seller Blink Rate™ in Palm Beach: 30.2% of houses list below original asking, against 43.4% across Palm Beach County\n3. Buying in Palm Beach? 16 of the 53 houses for sale are asking below their original price, by a median $1.83M\n\nLEDE\nPALM BEACH, Fla., September 7, 2026 - 30.2% of the 53 single-family homes listed for sale in Palm Beach (16 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 16 reduced listings, the median reduction is 10.1% (about $1.83M). Among the city's 114 condominium listings, 40.4% are asking below their original price, by a median 7.6%.\n\nNUT GRAF\nFor active Palm Beach houses, the median recorded CumulativeDaysOnMarket value is 199 days and the median recorded DaysOnMarket value is 192 days, each calculated from non-missing values in that field (53 and 53 listings). 9.4% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 9 Palm Beach houses are under contract (Pending or Active Under Contract), 0 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for condominiums; Palm Beach houses are 13.2 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Palm Beach: 53 [September 7, 2026]\n- Share asking below original list price, houses: 30.2% (16 of 53) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 53 / 0; 35 / 2 [September 7, 2026]\n- Median reduction among the 16 reduced houses: 10.1% (about $1.83M) [September 7, 2026]\n- Active condominium listings, Palm Beach: 114 [September 7, 2026]\n- Share asking below original list price, condominiums: 40.4% (46 of 114) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 199 / 192 days (from 53 / 53 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 71.7% (38 of 53 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 9, 0 asking below original [September 7, 2026]\n- Palm Beach County share asking below original, houses / condominiums: 43.4% / 44.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking $2M and up; peer share 34%): Miami Shores, Southwest Ranches, Lighthouse Point, Coral Gables, North Palm Beach, Miami Beach, Pinecrest, Key Biscayne [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"30.2 percent of single-family homes for sale in Palm Beach have a current asking price below their original list price; among those 16 reduced listings the median reduction is $1.83M.\"\n- \"Among active Palm Beach houses, the median recorded CumulativeDaysOnMarket value is 199 days and the median recorded DaysOnMarket value is 192 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"9 Palm Beach houses are under contract in this snapshot, 0 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- palm-beach-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Palm Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Palm Beach houses 30.2%, Palm Beach County houses 43.4%; Palm Beach condominiums 40.4%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.\n- palm-beach-true-days-on-market-r1-2026-09-07.png\n Caption: Active Palm Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 71.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 9.4%, 31-60 days 5.7%, 61-90 days 13.2%, 91-180 days 13.2%, 181+ days 58.5%. Condominiums: 0-30 days 22.8%, 31-60 days 7%, 61-90 days 7%, 91-180 days 23.7%, 181+ days 39.5%.\n- palm-beach-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Palm Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 0 listed, count only; $1M to $2M 0 listed, count only; $2M to $5M 0 listed, count only; $5M and up 30.2% (16 of 53).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (35 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 53 houses, 114 condominiums, 9 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-920dee18f01c41a46783" }, { "slug": "palm-beach", "city": "Palm Beach", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 114, "with_fee": 113, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 114, "cut_count": 46, "cut_pct": 40.4, "median_cut_pct": 7.6, "median_cut_dollars": 102500 }, "outliers_dropped": 4, "n": 109, "median": 2088, "p10": 1294, "p25": 1700, "p75": 2980, "p90": 4041, "min": 827, "max": 9976, "median_sqft": 1.45, "n_sqft": 107, "median_pct_price": 2.09, "median_list_price": 1295000, "median_year_built": 1973, "median_sqft_area": 1436, "over_1000": 106, "over_1000_pct": 97.2, "under_500": 0, "under_500_pct": 0.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 106, "over_hi_pct": 97.2, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Condominium": { "count": 103, "pct": 94.5 }, "StockCooperative": { "count": 5, "pct": 4.6 }, "Townhouse": { "count": 1, "pct": 0.9 } }, "regime": { "COA": { "count": 88, "pct": 80.7 }, "not_recorded": { "count": 20, "pct": 18.3 }, "HOA": { "count": 1, "pct": 0.9 } }, "villa_median": null, "townhouse_median": 3000, "cadence": { "Monthly": { "count": 90, "pct": 82.6 }, "Quarterly": { "count": 19, "pct": 17.4 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 0, "pct": 0.0 }, { "label": "$500 to $750", "count": 0, "pct": 0.0 }, { "label": "$750 to $1,000", "count": 3, "pct": 2.8 }, { "label": "$1,000 to $1,500", "count": 18, "pct": 16.5 }, { "label": "$1,500 to $2,000", "count": 25, "pct": 22.9 }, { "label": "$2,000 and up", "count": 63, "pct": 57.8 } ], "decades": [ { "label": "1950s", "n": 5, "median": 2978, "median_sqft": 1.45 }, { "label": "1960s", "n": 17, "median": 2147, "median_sqft": 1.43 }, { "label": "1970s", "n": 51, "median": 1837, "median_sqft": 1.42 }, { "label": "1980s", "n": 27, "median": 3314, "median_sqft": 1.52 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 0, "median": null, "median_sqft": null }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 1, "median": 5350, "median_sqft": 3.0 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 20, "median": 1491, "median_pct_price": 4.25 }, { "label": "$500K to $1M", "n": 26, "median": 1923, "median_pct_price": 3.14 }, { "label": "$1M and up", "n": 63, "median": 2710, "median_pct_price": 1.45 } ], "pre1995": { "n": 108, "median": 2082 }, "post2005": { "n": 1, "median": 5350 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 90, "pct": 87.4 }, { "key": "CableTv", "label": "Cable TV", "count": 84, "pct": 81.6 }, { "key": "Water", "label": "Water", "count": 83, "pct": 80.6 }, { "key": "Trash", "label": "Trash", "count": 82, "pct": 79.6 }, { "key": "Sewer", "label": "Sewer", "count": 78, "pct": 75.7 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 72, "pct": 69.9 }, { "key": "PestControl", "label": "Pest control", "count": 70, "pct": 68.0 }, { "key": "Insurance", "label": "Building insurance", "count": 61, "pct": 59.2 }, { "key": "Security", "label": "Security", "count": 43, "pct": 41.7 }, { "key": "Pools", "label": "Pool", "count": 39, "pct": 37.9 }, { "key": "Internet", "label": "Internet", "count": 32, "pct": 31.1 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 29, "pct": 28.2 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 27, "pct": 26.2 }, { "key": "Roof", "label": "Roof", "count": 20, "pct": 19.4 } ], "includes_n": 103, "flags": { "sa_mentioned": { "count": 13, "pct": 11.9 }, "sa_none_or_paid": { "count": 13, "pct": 11.9 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 3, "pct": 2.8 }, "reserves": { "count": 1, "pct": 0.9 }, "land_lease": { "count": 3, "pct": 2.8 }, "remarks_n": 107 }, "developments": [ { "name": "Patrician of Palm Beach", "master": null, "n": 14, "anecdotal": false, "median": 1491, "median_sqft": 1.41, "year_built": 1971, "median_list_price": 389000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Claridges Ii", "master": null, "n": 7, "anecdotal": true, "median": 1850, "median_sqft": 1.45, "year_built": 1973, "median_list_price": 645000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "La Palma", "master": null, "n": 7, "anecdotal": true, "median": 1700, "median_sqft": 1.39, "year_built": 1971, "median_list_price": 692500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Palm Beach Hotel", "master": null, "n": 5, "anecdotal": true, "median": 1398, "median_sqft": 2.91, "year_built": 1925, "median_list_price": 599000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Thirty Three Sixty", "master": null, "n": 5, "anecdotal": true, "median": 2730, "median_sqft": 1.29, "year_built": 1980, "median_list_price": 1950000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-06", "median": 2081, "p25": 1699, "p75": 2980, "n": 102, "median_sqft": 1.45, "sa_pending_pct": 0.0 }, { "date": "2026-09-07", "median": 2088, "p25": 1700, "p75": 2980, "n": 109, "median_sqft": 1.45, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Palm Beach condo for sale carries a $2,088-a-month association fee, 161% above the South Florida median", "97.2% of Palm Beach condos on the market ask $1,000 or more a month in fees; 0% stay under $500", "Palm Beach condo fees run $1,700 to $2,980 a month for the middle half of listings" ], "lede": "PALM BEACH, Fla., September 7, 2026 - The median monthly association fee across the 109 condominiums listed for sale in Palm Beach is $2,088, with half of the listings between $1,700 and $2,980 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 161% above the five-county South Florida median of $800, and ranks Palm Beach 3 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Palm Beach carries a monthly association fee of $2,088, 161% above the five-county South Florida median of $800.\"", "\"97.2 percent of Palm Beach condos on the market ask $1,000 or more a month in association fees; only 0 percent stay under $500.\"", "\"On the median Palm Beach condo, a year of association fees equals 2.09 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Palm Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-palm-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Palm Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Palm Beach median $2,088 a month, South Florida median $800; Palm Beach ranks 3 of 69 cities.", "title": "Palm Beach condo fees sit 161% above the South Florida median" }, { "caption": "Share of active Palm Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 0% (0 listings); $750 to $1,000 2.8% (3 listings); $1,000 to $1,500 16.5% (18 listings); $1,500 to $2,000 22.9% (25 listings); $2,000 and up 57.8% (63 listings).", "title": "57.8% of Palm Beach condos for sale carry a fee of $2,000 and up a month" }, { "caption": "Median monthly-equivalent association fee for active Palm Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1950s too few (5 listings); 1960s $2,147 (17 listings); 1970s $1,837 (51 listings); 1980s $3,314 (27 listings); 2020s too few (1 listings).", "title": "Palm Beach condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 114 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 114, "with_fee": 113, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 113, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 1, "n": 109, "retained_n": 109, "outliers_dropped": 4, "trim_applied": true, "cuts": { "active": 114, "cut_count": 46, "cut_pct": 40.4, "median_cut_pct": 7.6, "median_cut_dollars": 102500, "valid_price_count": 114, "missing_price_count": 0, "unchanged_count": 63, "raised_count": 5, "not_below_original_count": 68, "cut_pct_denominator": 114, "cut_sample_ok": true, "median_cut_n": 46 }, "trim_bounds": { "p1": 775.6264, "p99": 13470.035999999982 }, "retained_small_sample": false, "retained_below_30": false, "median": 2088, "p10": 1294, "p25": 1700, "p75": 2980, "p90": 4041, "min": 827, "max": 9976, "median_sqft": 1.45, "n_sqft": 107, "median_pct_price": 2.09, "n_pct_price": 109, "median_list_price": 1295000, "median_year_built": 1973, "median_sqft_area": 1436, "over_1000": 106, "over_1000_pct": 97.2, "under_500": 0, "under_500_pct": 0.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 106, "over_hi_pct": 97.2, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Condominium": { "count": 103, "pct": 94.5 }, "StockCooperative": { "count": 5, "pct": 4.6 }, "Townhouse": { "count": 1, "pct": 0.9 } }, "regime": { "COA": { "count": 88, "pct": 80.7 }, "not_recorded": { "count": 20, "pct": 18.3 }, "HOA": { "count": 1, "pct": 0.9 } }, "villa_median": null, "townhouse_median": 3000, "cadence": { "Monthly": { "count": 90, "pct": 82.6 }, "Quarterly": { "count": 19, "pct": 17.4 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 0, "pct": 0.0 }, { "label": "$500 to $750", "count": 0, "pct": 0.0 }, { "label": "$750 to $1,000", "count": 3, "pct": 2.8 }, { "label": "$1,000 to $1,500", "count": 18, "pct": 16.5 }, { "label": "$1,500 to $2,000", "count": 25, "pct": 22.9 }, { "label": "$2,000 and up", "count": 63, "pct": 57.8 } ], "decades": [ { "label": "1950s", "n": 5, "median": 2978, "median_sqft": 1.45 }, { "label": "1960s", "n": 17, "median": 2147, "median_sqft": 1.43 }, { "label": "1970s", "n": 51, "median": 1837, "median_sqft": 1.42 }, { "label": "1980s", "n": 27, "median": 3314, "median_sqft": 1.52 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 0, "median": null, "median_sqft": null }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 1, "median": 5350, "median_sqft": 3.0 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 20, "median": 1491, "median_pct_price": 4.25 }, { "label": "$500K to $1M", "n": 26, "median": 1923, "median_pct_price": 3.14 }, { "label": "$1M and up", "n": 63, "median": 2710, "median_pct_price": 1.45 } ], "pre1995": { "n": 108, "median": 2082 }, "post2005": { "n": 1, "median": 5350 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 90, "pct": 87.4 }, { "key": "CableTv", "label": "Cable TV", "count": 84, "pct": 81.6 }, { "key": "Water", "label": "Water", "count": 83, "pct": 80.6 }, { "key": "Trash", "label": "Trash", "count": 82, "pct": 79.6 }, { "key": "Sewer", "label": "Sewer", "count": 78, "pct": 75.7 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 72, "pct": 69.9 }, { "key": "PestControl", "label": "Pest control", "count": 70, "pct": 68.0 }, { "key": "Insurance", "label": "Building insurance", "count": 61, "pct": 59.2 }, { "key": "Security", "label": "Security", "count": 43, "pct": 41.7 }, { "key": "Pools", "label": "Pool", "count": 39, "pct": 37.9 }, { "key": "Internet", "label": "Internet", "count": 32, "pct": 31.1 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 29, "pct": 28.2 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 27, "pct": 26.2 }, { "key": "Roof", "label": "Roof", "count": 20, "pct": 19.4 } ], "includes_n": 103, "flags": { "sa_mentioned": { "count": 13, "pct": 11.9 }, "sa_none_or_paid": { "count": 13, "pct": 11.9 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 3, "pct": 2.8 }, "reserves": { "count": 1, "pct": 0.9 }, "land_lease": { "count": 3, "pct": 2.8 }, "remarks_n": 107 }, "denominators": { "fee_percentages": 109, "fee_medians_percentiles": 109, "median_sqft": 107, "median_pct_price": 109, "includes_pct": 103, "flags_pct": 109, "cut_pct": 114 }, "developments": [ { "name": "Patrician of Palm Beach", "master": null, "n": 14, "anecdotal": false, "median": 1491, "median_sqft": 1.41, "year_built": 1971, "median_list_price": 389000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Claridges Ii", "master": null, "n": 7, "anecdotal": true, "median": 1850, "median_sqft": 1.45, "year_built": 1973, "median_list_price": 645000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "La Palma", "master": null, "n": 7, "anecdotal": true, "median": 1700, "median_sqft": 1.39, "year_built": 1971, "median_list_price": 692500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Palm Beach Hotel", "master": null, "n": 5, "anecdotal": true, "median": 1398, "median_sqft": 2.91, "year_built": 1925, "median_list_price": 599000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Thirty Three Sixty", "master": null, "n": 5, "anecdotal": true, "median": 2730, "median_sqft": 1.29, "year_built": 1980, "median_list_price": 1950000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 2088, "p25": 1700, "p75": 2980, "n": 109, "median_sqft": 1.45, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Palm Beach condo monthly association fees have a median of $2,088 in the retained usable-fee sample of 109 listings, 161% above the five-county median", "In Palm Beach's retained usable-fee sample (109 listings after exclusions and percentile trimming), 97.2% have monthly-equivalent fees of $1,000 or more and 0% are below $500", "Palm Beach's retained usable-fee sample (n=109): reported monthly-equivalent association fees range from $1,700 to $2,980 at the 25th to 75th percentiles" ], "lede": "PALM BEACH, Fla., September 7, 2026 - Among 109 active condominium listings in Palm Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $2,088, with the middle half between $1,700 and $2,980, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 114 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 161% above the separately trimmed five-county median of $800 and ranks 3rd among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Palm Beach's retained usable-fee sample (n=109), after exclusions and percentile trimming, is $2,088, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Palm Beach condos in the retained usable-fee sample (n=109) after exclusions and percentile trimming, 97.2 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500.\"", "\"Among 109 retained listings with a current asking price of at least $20,000 in Palm Beach's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.09 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (113 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 109 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 114 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Palm Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Palm Beach retained-sample median $2,088 a month (n=109); five-county median $800 (n=22,695, region-level trim).", "title": "Palm Beach condos, retained usable-fee sample (n=109): median $2,088/month, 161% above the five-county median of $800", "visible_labels": [ "$2,088", "109", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 109 active Palm Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 0% (0 listings); $750 to $1,000 2.8% (3 listings); $1,000 to $1,500 16.5% (18 listings); $1,500 to $2,000 22.9% (25 listings); $2,000 and up 57.8% (63 listings).", "title": "57.8% of Palm Beach's retained usable-fee sample (109 listings) falls in the $2,000 and up monthly band", "visible_labels": [ "0%", "0", "0%", "0", "0%", "0", "2.8%", "3", "16.5%", "18", "22.9%", "25", "57.8%", "63" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Palm Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1950s count only (5 listings); 1960s $2,147 (17 listings); 1970s $1,837 (51 listings); 1980s $3,314 (27 listings); 2020s count only (1 listings).", "title": "Palm Beach condo fees by recorded decade built, retained usable-fee sample (n=109)", "visible_labels": [ "5", "$2,147", "17", "$1,837", "51", "$3,314", "27", "1" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 114, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 114, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 114, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 114, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 109, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 109, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 109, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 109, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 107, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 109, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 109, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 775.6264, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 13470.035999999982, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Palm Beach median $2,088 a month, South Florida median $800; Palm Beach ranks 3 of 69 cities.", "after": "Dot strip chart in five county lanes. Palm Beach retained-sample median $2,088 a month (n=109); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Palm Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Palm Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Palm Beach condo fees sit 161% above the South Florida median", "after": "Palm Beach condos, retained usable-fee sample (n=109): median $2,088/month, 161% above the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$2,088", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "109", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 0% (0 listings); $750 to $1,000 2.8% (3 listings); $1,000 to $1,500 16.5% (18 listings); $1,500 to $2,000 22.9% (25 listings); $2,000 and up 57.8% (63 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 0% (0 listings); $750 to $1,000 2.8% (3 listings); $1,000 to $1,500 16.5% (18 listings); $1,500 to $2,000 22.9% (25 listings); $2,000 and up 57.8% (63 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Palm Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 109 active Palm Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "57.8% of Palm Beach condos for sale carry a fee of $2,000 and up a month", "after": "57.8% of Palm Beach's retained usable-fee sample (109 listings) falls in the $2,000 and up monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "22.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "25", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "57.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "63", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "2.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "16.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "18", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1950s too few (5 listings); 1960s $2,147 (17 listings); 1970s $1,837 (51 listings); 1980s $3,314 (27 listings); 2020s too few (1 listings).", "after": "Column chart of median fee by recorded decade built: 1950s count only (5 listings); 1960s $2,147 (17 listings); 1970s $1,837 (51 listings); 1980s $3,314 (27 listings); 2020s count only (1 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Palm Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Palm Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Palm Beach condo fees by decade the building was completed", "after": "Palm Beach condo fees by recorded decade built, retained usable-fee sample (n=109)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$2,147", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "17", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$1,837", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "51", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "$3,314", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Palm Beach condo for sale carries a $2,088-a-month association fee, 161% above the South Florida median", "after": "Palm Beach condo monthly association fees have a median of $2,088 in the retained usable-fee sample of 109 listings, 161% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "97.2% of Palm Beach condos on the market ask $1,000 or more a month in fees; 0% stay under $500", "after": "In Palm Beach's retained usable-fee sample (109 listings after exclusions and percentile trimming), 97.2% have monthly-equivalent fees of $1,000 or more and 0% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Palm Beach condo fees run $1,700 to $2,980 a month for the middle half of listings", "after": "Palm Beach's retained usable-fee sample (n=109): reported monthly-equivalent association fees range from $1,700 to $2,980 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "PALM BEACH, Fla., September 7, 2026 - The median monthly association fee across the 109 condominiums listed for sale in Palm Beach is $2,088, with half of the listings between $1,700 and $2,980 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 161% above the five-county South Florida median of $800, and ranks Palm Beach 3 of 69 cities.", "after": "PALM BEACH, Fla., September 7, 2026 - Among 109 active condominium listings in Palm Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $2,088, with the middle half between $1,700 and $2,980, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 114 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 161% above the separately trimmed five-county median of $800 and ranks 3rd among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Palm Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-palm-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (113 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 109 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 114 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Palm Beach carries a monthly association fee of $2,088, 161% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Palm Beach's retained usable-fee sample (n=109), after exclusions and percentile trimming, is $2,088, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"97.2 percent of Palm Beach condos on the market ask $1,000 or more a month in association fees; only 0 percent stay under $500.\"", "after": "\"Among Palm Beach condos in the retained usable-fee sample (n=109) after exclusions and percentile trimming, 97.2 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Palm Beach condo, a year of association fees equals 2.09 percent of the asking price.\"", "after": "\"Among 109 retained listings with a current asking price of at least $20,000 in Palm Beach's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.09 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "b8d304198e0e911959787fbcb6bd1ff79627cdccb9831bdd876e53cd8560b5f6", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nPalm Beach condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Palm Beach condo for sale carries a $2,088-a-month association fee, 161% above the South\nFlorida median\n97.2% of Palm Beach condos on the market ask $1,000 or more a month in fees; 0% stay under $500\nPalm Beach condo fees run $1,700 to $2,980 a month for the middle half of listings\nLEDE\nPALM BEACH, Fla., September 7, 2026 - The median monthly association fee across the 109 condominiums\nlisted for sale in Palm Beach is $2,088, with half of the listings between $1,700 and $2,980 a month, according\nto a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 161% above the five-county South\nFlorida median of $800, and ranks Palm Beach 3 of 69 cities.\nNUT GRAF\nPer square foot, the median Palm Beach condo fee is $1.45 a month on a median unit of 1,436 square feet; at\nthe median asking price of $1.29M, a year of fees equals 2.09% of the price. 97.2% of listings ask $1,000 or\nmore a month and 0% under $500. 0% of listings report two association layers (a master and a sub-\nassociation); 17.4% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 11.9% of listings, describe one as pending or payable by the buyer on 0%, and\nmention a mandatory club or membership on 0%.\nFACT BOX\nActive condominium listings, Palm Beach\n114 (109 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$2,088\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$1,700 to $2,980\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.45 (median unit 1,436 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n2.09% (asking $1.29M)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n97.2% / 0%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n17.4%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n11.9% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Palm Beach ranks 3 of 69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Palm Beach carries a monthly association fee of $2,088, 161%\nabove the five-county South Florida median of $800.\"\n\"97.2 percent of Palm Beach condos on the market ask $1,000 or more a month in association fees; only 0\npercent stay under $500.\"\n\"On the median Palm Beach condo, a year of association fees equals 2.09 percent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Palm Beach against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Palm Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS\nvia PBP Real Estate.\nMedian monthly-equivalent association fee for active Palm Beach condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Palm Beach permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-palm-beach/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "94fb01da846f362e884691f3c43305dfaea6ca486b3659b574841ac40f435d24", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nPalm Beach condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/palm-beach/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nPalm Beach condo monthly association fees have a median of $2,088 in the retained usable-fee sample of\n109 listings, 161% above the five-county median\nIn Palm Beach's retained usable-fee sample (109 listings after exclusions and percentile trimming), 97.2%\nhave monthly-equivalent fees of $1,000 or more and 0% are below $500\nPalm Beach's retained usable-fee sample (n=109): reported monthly-equivalent association fees range from\n$1,700 to $2,980 at the 25th to 75th percentiles\nLEDE\nPALM BEACH, Fla., September 7, 2026 - Among 109 active condominium listings in Palm Beach retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly association fee is $2,088, with the middle half between $1,700 and $2,980,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 114\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 161% above the separately trimmed five-county median\nof $800 and ranks 3rd among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Palm Beach condo fee is $1.45 a month (107\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n2.09% of the listing's current asking price across 109 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 97.2% of the retained sample have fees of $1,000 or more a\nmonth and 0% are below $500. 0% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 17.4% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 11.9% of the retained sample, describe one as pending or payable by\nthe buyer on 0%, and mention a mandatory club or membership on 0%; 107 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association.\nFACT BOX\nActive condominium listings, Palm Beach (before\nexclusions and trimming)\n114\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n113 / 109 (4 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$2,088\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$1,700 to $2,980\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.45 (107 retained listings with recorded\nliving area of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n2.09% (109 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n97.2% (106) / 0% (0) of 109\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n17.4%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n11.9% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Palm Beach ranks 3rd\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Palm Beach's retained usable-fee sample (n=109), after\nexclusions and percentile trimming, is $2,088, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Palm Beach condos in the retained usable-fee sample (n=109) after exclusions and percentile\ntrimming, 97.2 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below\n$500.\"\n\"Among 109 retained listings with a current asking price of at least $20,000 in Palm Beach's usable-fee\nsample after exclusions and percentile trimming, a year of reported association fees equals a median 2.09\npercent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Palm Beach and\nthe published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference\nuses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Palm Beach retained-sample median $2,088 a\nmonth (n=109); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 109 active Palm Beach condominium listings retained after unusable-fee exclusions\nand city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 0% (0 listings); $500 to $750 0% (0 listings); $750 to $1,000 2.8% (3 listings); $1,000 to\n$1,500 16.5% (18 listings); $1,500 to $2,000 22.9% (25 listings); $2,000 and up 57.8% (63 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Palm Beach condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1950s count only (5 listings);\n1960s $2,147 (17 listings); 1970s $1,837 (51 listings); 1980s $3,314 (27 listings); 2020s count only (1 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Palm Beach, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (113 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 109 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 114 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-beach/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-palm-beach/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "6cf45fe6ca5013fc1be63c2e97cd255e5435c3942278b99eb7ec5e1e9099f878", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - PALM BEACH CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Palm Beach condo monthly association fees have a median of $2,088 in the retained usable-fee sample of 109 listings, 161% above the five-county median\n2. In Palm Beach's retained usable-fee sample (109 listings after exclusions and percentile trimming), 97.2% have monthly-equivalent fees of $1,000 or more and 0% are below $500\n3. Palm Beach's retained usable-fee sample (n=109): reported monthly-equivalent association fees range from $1,700 to $2,980 at the 25th to 75th percentiles\n\nLEDE\nPALM BEACH, Fla., September 7, 2026 - Among 109 active condominium listings in Palm Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $2,088, with the middle half between $1,700 and $2,980, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 114 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 161% above the separately trimmed five-county median of $800 and ranks 3rd among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Palm Beach condo fee is $1.45 a month (107 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.09% of the listing's current asking price across 109 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 97.2% of the retained sample have fees of $1,000 or more a month and 0% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 17.4% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 11.9% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 107 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association.\n\nFACT BOX (exact figures)\n- Active condominium listings, Palm Beach (before exclusions and trimming): 114 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 113 / 109 (4 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $2,088 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $1,700 to $2,980 [September 7, 2026]\n- Median fee per square foot per month: $1.45 (107 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 2.09% (109 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 97.2% (106) / 0% (0) of 109 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 17.4% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 11.9% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Palm Beach ranks 3rd among 69 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Palm Beach's retained usable-fee sample (n=109), after exclusions and percentile trimming, is $2,088, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Palm Beach condos in the retained usable-fee sample (n=109) after exclusions and percentile trimming, 97.2 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500.\"\n- \"Among 109 retained listings with a current asking price of at least $20,000 in Palm Beach's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.09 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- palm-beach-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Palm Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Palm Beach retained-sample median $2,088 a month (n=109); five-county median $800 (n=22,695, region-level trim).\n- palm-beach-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 109 active Palm Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 0% (0 listings); $750 to $1,000 2.8% (3 listings); $1,000 to $1,500 16.5% (18 listings); $1,500 to $2,000 22.9% (25 listings); $2,000 and up 57.8% (63 listings).\n- palm-beach-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Palm Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1950s count only (5 listings); 1960s $2,147 (17 listings); 1970s $1,837 (51 listings); 1980s $3,314 (27 listings); 2020s count only (1 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (113 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 109 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 114 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "palm-beach-gardens", "city": "Palm Beach Gardens", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "segments": { "houses": { "active": 278, "sample_ok": true, "small_sample": false, "pending": 112, "median_list_price": 1472500.0, "cut_count": 112, "cut_pct": 40.3, "raised_count": 25, "median_cut_pct": 5.5, "median_cut_dollars": 100000.0, "cut_last30": 62, "cut_last30_pct": 22.3, "cut_last7": 17, "median_dom": 65.5, "median_cdom": 84.0, "relisted_count": 35, "relisted_pct": 12.6, "over90": 131, "over90_pct": 47.1, "over180": 70, "fresh_held": 91, "fresh_held_pct": 32.7, "stale_uncut": 53, "stale_uncut_pct": 19.1, "dom_buckets": [ { "label": "0-30", "count": 75, "pct": 27.0 }, { "label": "31-60", "count": 35, "pct": 12.6 }, { "label": "61-90", "count": 37, "pct": 13.3 }, { "label": "91-180", "count": 61, "pct": 21.9 }, { "label": "181+", "count": 70, "pct": 25.2 } ], "bands": [ { "label": "Under $500K", "active": 7, "cut": 4, "cut_pct": 57.1, "median_cdom": 36 }, { "label": "$500K to $1M", "active": 71, "cut": 35, "cut_pct": 49.3, "median_cdom": 62 }, { "label": "$1M to $2M", "active": 106, "cut": 43, "cut_pct": 40.6, "median_cdom": 78.5 }, { "label": "$2M to $5M", "active": 69, "cut": 21, "cut_pct": 30.4, "median_cdom": 106 }, { "label": "$5M and up", "active": 25, "cut": 9, "cut_pct": 36.0, "median_cdom": 194 } ], "pending_cut_count": 48, "pending_cut_pct": 42.9, "pending_median_cut_pct": 6.6, "pending_median_cdom": 67.5, "tier": "h3", "series": [ { "date": "2026-09-05", "active": 277, "cut_pct": 40.4, "median_cdom": 85, "median_list_price": 1450000.0 }, { "date": "2026-09-06", "active": 277, "cut_pct": 40.4, "median_cdom": 85, "median_list_price": 1450000.0 }, { "date": "2026-09-07", "active": 278, "cut_pct": 40.3, "median_cdom": 84.0, "median_list_price": 1472500.0 } ] }, "condos": { "active": 94, "sample_ok": true, "small_sample": false, "pending": 31, "median_list_price": 348995.0, "cut_count": 49, "cut_pct": 52.1, "raised_count": 3, "median_cut_pct": 5.1, "median_cut_dollars": 18000.0, "cut_last30": 28, "cut_last30_pct": 29.8, "cut_last7": 7, "median_dom": 89.0, "median_cdom": 100.0, "relisted_count": 7, "relisted_pct": 7.4, "over90": 51, "over90_pct": 54.3, "over180": 24, "fresh_held": 22, "fresh_held_pct": 23.4, "stale_uncut": 18, "stale_uncut_pct": 19.1, "dom_buckets": [ { "label": "0-30", "count": 21, "pct": 22.3 }, { "label": "31-60", "count": 11, "pct": 11.7 }, { "label": "61-90", "count": 11, "pct": 11.7 }, { "label": "91-180", "count": 27, "pct": 28.7 }, { "label": "181+", "count": 24, "pct": 25.5 } ], "bands": [ { "label": "Under $250K", "active": 26, "cut": 16, "cut_pct": 61.5, "median_cdom": 154.0 }, { "label": "$250K to $500K", "active": 45, "cut": 25, "cut_pct": 55.6, "median_cdom": 67 }, { "label": "$500K to $1M", "active": 14, "cut": 8, "cut_pct": 57.1, "median_cdom": 89.0 }, { "label": "$1M and up", "active": 9, "cut": 0, "cut_pct": 0.0, "median_cdom": 105 } ], "pending_cut_count": 10, "pending_cut_pct": 32.3, "pending_median_cut_pct": 2.7, "pending_median_cdom": 25, "tier": "c2", "series": [ { "date": "2026-09-05", "active": 91, "cut_pct": 51.6, "median_cdom": 104, "median_list_price": 348990.0 }, { "date": "2026-09-06", "active": 90, "cut_pct": 51.1, "median_cdom": 102.5, "median_list_price": 347995.0 }, { "date": "2026-09-07", "active": 94, "cut_pct": 52.1, "median_cdom": 100.0, "median_list_price": 348995.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "40.3% of Palm Beach Gardens houses for sale have cut their asking price, 52.1% of condos", "Palm Beach Gardens sellers hold firmer than the rest of Palm Beach County as 47.1% of houses pass 90 days on the market", "Buying in Palm Beach Gardens? Two in five houses have already come down once, by a median $100K" ], "lede": "PALM BEACH GARDENS, Fla., September 7, 2026 - 40.3% of the 278 single-family homes listed for sale in Palm Beach Gardens have reduced their asking price at least once, by a median 5.5% (about $100K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 94 condominium listings, 52.1% have cut, by a median 5.1%.", "quotes": [ "\"40.3 percent of single-family homes for sale in Palm Beach Gardens have reduced their asking price at least once, by a median $100K.\"", "\"Counting every relisting, the median Palm Beach Gardens house for sale has been waiting 84 days, not the 66 the current listing shows.\"", "\"Of the Palm Beach Gardens houses now under contract, 57.1 percent never reduced their asking price; the rest cut by a median 6.6 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Palm Beach Gardens and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 278 houses, 94 condominiums, 112 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-palm-beach-gardens/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Palm Beach Gardens versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Palm Beach Gardens houses 40.3%, Palm Beach County houses 43.4%; Palm Beach Gardens condominiums 52.1%, Palm Beach County condominiums 44.6%.", "title": "Palm Beach Gardens houses are cutting 3.1 points less often than Palm Beach County" }, { "caption": "Active Palm Beach Gardens listings by cumulative days on market, houses and condominiums, September 7, 2026. 47.1% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 27.0%, 31-60 days 12.6%, 61-90 days 13.3%, 91-180 days 21.9%, 181+ days 25.2%. Condominiums: 0-30 days 22.3%, 31-60 days 11.7%, 61-90 days 11.7%, 91-180 days 28.7%, 181+ days 25.5%.", "title": "47.1% of Palm Beach Gardens houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Palm Beach Gardens houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 7; $500K to $1M 49.3% of 71; $1M to $2M 40.6% of 106; $2M to $5M 30.4% of 69; $5M and up 36.0% of 25.", "title": "$500K to $1M Palm Beach Gardens houses have cut most often: 49.3% of 71" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 515 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 278, "sample_ok": true, "small_sample": false, "pending": 112, "median_list_price": 1472500.0, "cut_count": 112, "cut_pct": 40.3, "raised_count": 25, "valid_price_count": 278, "missing_price_count": 0, "unchanged_count": 141, "not_below_original_count": 166, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 5.5, "median_cut_dollars": 100000.0, "cut_last30": 62, "cut_last30_pct": 22.3, "cut_last7": 17, "median_dom": 65.5, "median_cdom": 84.0, "dom_n": 278, "cdom_n": 278, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 278, "relisted_count": 35, "relisted_pct": 12.6, "over90": 131, "over90_pct": 47.1, "over180": 70, "fresh_held": 91, "fresh_held_pct": 32.7, "fresh_held_missing_cdom_count": 0, "stale_uncut": 53, "stale_uncut_pct": 19.1, "dom_buckets": [ { "label": "0-30", "count": 75, "pct": 27.0 }, { "label": "31-60", "count": 35, "pct": 12.6 }, { "label": "61-90", "count": 37, "pct": 13.3 }, { "label": "91-180", "count": 61, "pct": 21.9 }, { "label": "181+", "count": 70, "pct": 25.2 } ], "bands": [ { "label": "Under $500K", "active": 7, "cut": 4, "cut_pct": 57.1, "median_cdom": 36, "cut_pct_denominator": 7, "cdom_n": 7, "valid_price_count": 7 }, { "label": "$500K to $1M", "active": 71, "cut": 35, "cut_pct": 49.3, "median_cdom": 62, "cut_pct_denominator": 71, "cdom_n": 71, "valid_price_count": 71 }, { "label": "$1M to $2M", "active": 106, "cut": 43, "cut_pct": 40.6, "median_cdom": 78.5, "cut_pct_denominator": 106, "cdom_n": 106, "valid_price_count": 106 }, { "label": "$2M to $5M", "active": 69, "cut": 21, "cut_pct": 30.4, "median_cdom": 106, "cut_pct_denominator": 69, "cdom_n": 69, "valid_price_count": 69 }, { "label": "$5M and up", "active": 25, "cut": 9, "cut_pct": 36.0, "median_cdom": 194, "cut_pct_denominator": 25, "cdom_n": 25, "valid_price_count": 25 } ], "pending_cut_count": 48, "pending_cut_pct": 42.9, "pending_valid_price_count": 112, "pending_missing_price_count": 0, "pending_unchanged_count": 58, "pending_raised_count": 6, "pending_not_below_original_count": 64, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 112, "pending_dom_n": 112, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 6.6, "pending_median_cdom": 67.5, "denominators": { "cut_pct": 278, "cut_last30_pct": 278, "relisted_pct": 278, "fresh_held_pct": 278, "stale_uncut_pct": 278, "over90_pct": 278, "dom_bucket_pct": 278, "pending_cut_pct": 112, "median_dom": 278, "median_cdom": 278, "median_cut_pct": 112, "median_cut_dollars": 112, "pending_median_cut_pct": 48, "pending_median_cdom": 112 }, "county_counts": { "Palm Beach": 278 }, "tier": "h3", "series": [ { "date": "2026-09-07", "active": 278, "cut_pct": 40.3, "median_cdom": 84.0, "median_list_price": 1472500.0 } ] }, "condos": { "active": 94, "sample_ok": true, "small_sample": false, "pending": 31, "median_list_price": 348995.0, "cut_count": 49, "cut_pct": 52.1, "raised_count": 3, "valid_price_count": 94, "missing_price_count": 0, "unchanged_count": 42, "not_below_original_count": 45, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 5.1, "median_cut_dollars": 18000.0, "cut_last30": 28, "cut_last30_pct": 29.8, "cut_last7": 7, "median_dom": 89.0, "median_cdom": 100.0, "dom_n": 94, "cdom_n": 94, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 94, "relisted_count": 7, "relisted_pct": 7.4, "over90": 51, "over90_pct": 54.3, "over180": 24, "fresh_held": 22, "fresh_held_pct": 23.4, "fresh_held_missing_cdom_count": 0, "stale_uncut": 18, "stale_uncut_pct": 19.1, "dom_buckets": [ { "label": "0-30", "count": 21, "pct": 22.3 }, { "label": "31-60", "count": 11, "pct": 11.7 }, { "label": "61-90", "count": 11, "pct": 11.7 }, { "label": "91-180", "count": 27, "pct": 28.7 }, { "label": "181+", "count": 24, "pct": 25.5 } ], "bands": [ { "label": "Under $250K", "active": 26, "cut": 16, "cut_pct": 61.5, "median_cdom": 154.0, "cut_pct_denominator": 26, "cdom_n": 26, "valid_price_count": 26 }, { "label": "$250K to $500K", "active": 45, "cut": 25, "cut_pct": 55.6, "median_cdom": 67, "cut_pct_denominator": 45, "cdom_n": 45, "valid_price_count": 45 }, { "label": "$500K to $1M", "active": 14, "cut": 8, "cut_pct": 57.1, "median_cdom": 89.0, "cut_pct_denominator": 14, "cdom_n": 14, "valid_price_count": 14 }, { "label": "$1M and up", "active": 9, "cut": 0, "cut_pct": 0.0, "median_cdom": 105, "cut_pct_denominator": 9, "cdom_n": 9, "valid_price_count": 9 } ], "pending_cut_count": 10, "pending_cut_pct": 32.3, "pending_valid_price_count": 31, "pending_missing_price_count": 0, "pending_unchanged_count": 20, "pending_raised_count": 1, "pending_not_below_original_count": 21, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 31, "pending_dom_n": 31, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 2.7, "pending_median_cdom": 25, "denominators": { "cut_pct": 94, "cut_last30_pct": 94, "relisted_pct": 94, "fresh_held_pct": 94, "stale_uncut_pct": 94, "over90_pct": 94, "dom_bucket_pct": 94, "pending_cut_pct": 31, "median_dom": 94, "median_cdom": 94, "median_cut_pct": 49, "median_cut_dollars": 49, "pending_median_cut_pct": 10, "pending_median_cdom": 31 }, "county_counts": { "Palm Beach": 94 }, "tier": "c2", "series": [ { "date": "2026-09-07", "active": 94, "cut_pct": 52.1, "median_cdom": 100.0, "median_list_price": 348995.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "40.3% of Palm Beach Gardens houses for sale are asking less than their original list price; 52.1% of condos", "Seller Blink Rate™ in Palm Beach Gardens: 40.3% of houses list below original asking, against 43.4% across Palm Beach County", "Buying in Palm Beach Gardens? 112 of the 278 houses for sale are asking below their original price, by a median $100K" ], "lede": "PALM BEACH GARDENS, Fla., September 7, 2026 - 40.3% of the 278 single-family homes listed for sale in Palm Beach Gardens (112 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 112 reduced listings, the median reduction is 5.5% (about $100K). Among the city's 94 condominium listings, 52.1% are asking below their original price, by a median 5.1%.", "quotes": [ "\"40.3 percent of single-family homes for sale in Palm Beach Gardens have a current asking price below their original list price; among those 112 reduced listings the median reduction is $100K.\"", "\"Among active Palm Beach Gardens houses, the median recorded CumulativeDaysOnMarket value is 84 days and the median recorded DaysOnMarket value is 66 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 42.9 percent of the 112 Palm Beach Gardens houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6.6 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Palm Beach Gardens, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (141 unchanged, 25 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 278 houses, 94 condominiums, 112 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-beach-gardens/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-palm-beach-gardens/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Palm Beach Gardens versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Palm Beach Gardens houses 40.3%, Palm Beach County houses 43.4%; Palm Beach Gardens condominiums 52.1%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 40.3% of Palm Beach Gardens houses for sale are asking below their original price, against 43.4% across Palm Beach County", "visible_labels": [ "44.6%", "52.1%", "43.4%", "40.3%" ] }, { "caption": "Active Palm Beach Gardens houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 47.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 27%, 31-60 days 12.6%, 61-90 days 13.3%, 91-180 days 21.9%, 181+ days 25.2%. Condominiums: 0-30 days 22.3%, 31-60 days 11.7%, 61-90 days 11.7%, 91-180 days 28.7%, 181+ days 25.5%.", "title": "47.1% of Palm Beach Gardens houses for sale with a recorded cumulative-days value exceed 90 days; 54.3% of condos", "visible_labels": [ "27%", "22.3%", "12.6%", "11.7%", "13.3%", "11.7%", "21.9%", "28.7%", "25.2%", "25.5%", "47.1%" ] }, { "caption": "Share of active Palm Beach Gardens houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 7 listed, count only; $500K to $1M 49.3% (35 of 71); $1M to $2M 40.6% (43 of 106); $2M to $5M 30.4% (21 of 69); $5M and up 36% (9 of 25).", "title": "$500K to $1M Palm Beach Gardens houses show the highest share asking below original: 49.3% of 71", "visible_labels": [ "36%", "9", "25", "30.4%", "21", "69", "40.6%", "43", "106", "49.3%", "35", "71", "7" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 515, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Palm Beach", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 106, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 106, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 106, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 278, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Palm Beach", "before": null, "after": 278, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 278, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 278, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 278, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 278, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 278, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 112, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 112, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 278, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 278, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 112, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 112, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 278, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 278, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 278, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 166, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 278, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 112, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 112, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 64, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 112, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 141, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 278, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Palm Beach Gardens houses 40.3%, Palm Beach County houses 43.4%; Palm Beach Gardens condominiums 52.1%, Palm Beach County condominiums 44.6%.", "after": "Horizontal bar chart. Palm Beach Gardens houses 40.3%, Palm Beach County houses 43.4%; Palm Beach Gardens condominiums 52.1%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Palm Beach Gardens versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Palm Beach Gardens versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Palm Beach Gardens houses are cutting 3.1 points less often than Palm Beach County", "after": "Seller Blink Rate™: 40.3% of Palm Beach Gardens houses for sale are asking below their original price, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "44.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "52.1%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "40.3%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 27.0%, 31-60 days 12.6%, 61-90 days 13.3%, 91-180 days 21.9%, 181+ days 25.2%. Condominiums: 0-30 days 22.3%, 31-60 days 11.7%, 61-90 days 11.7%, 91-180 days 28.7%, 181+ days 25.5%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 27%, 31-60 days 12.6%, 61-90 days 13.3%, 91-180 days 21.9%, 181+ days 25.2%. Condominiums: 0-30 days 22.3%, 31-60 days 11.7%, 61-90 days 11.7%, 91-180 days 28.7%, 181+ days 25.5%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Palm Beach Gardens listings by cumulative days on market, houses and condominiums, September 7, 2026. 47.1% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Palm Beach Gardens houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 47.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "47.1% of Palm Beach Gardens houses for sale have waited more than 90 days, counting every relisting", "after": "47.1% of Palm Beach Gardens houses for sale with a recorded cumulative-days value exceed 90 days; 54.3% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "27%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "47.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "22.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "12.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "11.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "13.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "11.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "21.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "28.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "25.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "25.5%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 7; $500K to $1M 49.3% of 71; $1M to $2M 40.6% of 106; $2M to $5M 30.4% of 69; $5M and up 36.0% of 25.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 7 listed, count only; $500K to $1M 49.3% (35 of 71); $1M to $2M 40.6% (43 of 106); $2M to $5M 30.4% (21 of 69); $5M and up 36% (9 of 25).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Palm Beach Gardens houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Palm Beach Gardens houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Palm Beach Gardens houses have cut most often: 49.3% of 71", "after": "$500K to $1M Palm Beach Gardens houses show the highest share asking below original: 49.3% of 71", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "36%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "35", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "71", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "25", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "30.4%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "69", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "40.6%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "43", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "106", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "49.3%", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "40.3% of Palm Beach Gardens houses for sale have cut their asking price, 52.1% of condos", "after": "40.3% of Palm Beach Gardens houses for sale are asking less than their original list price; 52.1% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Palm Beach Gardens sellers hold firmer than the rest of Palm Beach County as 47.1% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Palm Beach Gardens: 40.3% of houses list below original asking, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Palm Beach Gardens? Two in five houses have already come down once, by a median $100K", "after": "Buying in Palm Beach Gardens? 112 of the 278 houses for sale are asking below their original price, by a median $100K", "before_present": true, "after_present": true }, { "field": "lede", "before": "PALM BEACH GARDENS, Fla., September 7, 2026 - 40.3% of the 278 single-family homes listed for sale in Palm Beach Gardens have reduced their asking price at least once, by a median 5.5% (about $100K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 94 condominium listings, 52.1% have cut, by a median 5.1%.", "after": "PALM BEACH GARDENS, Fla., September 7, 2026 - 40.3% of the 278 single-family homes listed for sale in Palm Beach Gardens (112 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 112 reduced listings, the median reduction is 5.5% (about $100K). Among the city's 94 condominium listings, 52.1% are asking below their original price, by a median 5.1%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Palm Beach Gardens and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 278 houses, 94 condominiums, 112 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-palm-beach-gardens/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Palm Beach Gardens, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (141 unchanged, 25 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 278 houses, 94 condominiums, 112 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-beach-gardens/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-palm-beach-gardens/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"40.3 percent of single-family homes for sale in Palm Beach Gardens have reduced their asking price at least once, by a median $100K.\"", "after": "\"40.3 percent of single-family homes for sale in Palm Beach Gardens have a current asking price below their original list price; among those 112 reduced listings the median reduction is $100K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Palm Beach Gardens house for sale has been waiting 84 days, not the 66 the current listing shows.\"", "after": "\"Among active Palm Beach Gardens houses, the median recorded CumulativeDaysOnMarket value is 84 days and the median recorded DaysOnMarket value is 66 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Palm Beach Gardens houses now under contract, 57.1 percent never reduced their asking price; the rest cut by a median 6.6 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 42.9 percent of the 112 Palm Beach Gardens houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6.6 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "eb7cfcf4904fb86c21a0a303ca240ff652eead70c5f50770ed21e8c3884f885a", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nPalm Beach Gardens price cuts and true days on\nmarket\nHEADLINE OPTIONS\n40.3% of Palm Beach Gardens houses for sale have cut their asking price, 52.1% of condos\nPalm Beach Gardens sellers hold firmer than the rest of Palm Beach County as 47.1% of houses pass 90\ndays on the market\nBuying in Palm Beach Gardens? Two in five houses have already come down once, by a median $100K\nLEDE\nPALM BEACH GARDENS, Fla., September 7, 2026 - 40.3% of the 278 single-family homes listed for sale in\nPalm Beach Gardens have reduced their asking price at least once, by a median 5.5% (about $100K), according\nto a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 94 condominium listings,\n52.1% have cut, by a median 5.1%.\nNUT GRAF\nThe figures point to a market where 42.9% of houses reached a contract only after a price cut: of the 112 Palm\nBeach Gardens houses now under contract, 42.9% reduced before going under contract, with a median cut of\n6.6% and a median 68 days to contract. Across Palm Beach County the price-cut share is 43.4% for houses and\n44.6% for condominiums, so Palm Beach Gardens houses are cutting 3.1 points less often than the county.\nCounting every relisting, the median Palm Beach Gardens house for sale has been on the market 84 days,\nagainst 66 on its current listing; 12.6% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nPalm Beach\nGardens\n278\nSeptembe\nShare with at\nleast one price\nreduction,\nhouses\n40.3% (112 of 278)\nSeptembe\nMedian\nreduction\n5.5% (about $100K)\nSeptembe\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nfrom original\nasking, houses\nActive\ncondominium\nlistings, Palm\nBeach\nGardens\n94\nSeptembe\nShare with at\nleast one price\nreduction,\ncondominiums\n52.1% (49 of 94)\nSeptembe\nMedian\ncumulative\ndays on\nmarket,\nhouses\n84 days (66 on current listing)\nSeptembe\nHouses on\nmarket more\nthan 90 days,\ncumulative\n47.1% (131 of 278)\nSeptembe\nHouses under\ncontract that\nreduced first\n42.9% of 112\nSeptembe\nPalm Beach\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.4% / 44.6%\nSeptembe\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting faster than similar-priced cities\nSeptembe\nPeer group,\nhouses\n(median\nasking $1M to\n$2M; peer cut\nshare 44.0%)\nWellington, Weston, Davie, Doral, Parkland, Miami Lakes, Delray Beach, Palmetto Bay, Jupiter, Boca Raton Septembe\nQUOTABLE DATA POINTS\n\"40.3 percent of single-family homes for sale in Palm Beach Gardens have reduced their asking price at\nleast once, by a median $100K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Palm Beach Gardens house for sale has been waiting 84 days, not\nthe 66 the current listing shows.\"\n\"Of the Palm Beach Gardens houses now under contract, 57.1 percent never reduced their asking price;\nthe rest cut by a median 6.6 percent before a buyer committed. Contract prices are not known until the\nsales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Palm Beach Gardens versus Palm Beach County, houses and condominiums,\nSeptember 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Palm Beach Gardens listings by cumulative days on market, houses and condominiums, September 7, 2026. 47.1% of houses have\npassed 90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Palm Beach Gardens houses with a price reduction by original asking price band, September 7, 2026. Bands under 30\nlistings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Palm Beach Gardens and Palm Beach County\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nreflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days\non market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences;\ncondominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under\nContract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 278 houses, 94\ncondominiums, 112 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields.\nFigures refresh every morning at https://www.pbprealestate.com/price-cuts-palm-beach-gardens/ . Conditions read: How the read\nworks: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses\nand condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least\n3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced\ncities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and\nthe label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a\nforecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and\nmay not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "8c423471463ccb201e4c5fe476a20895a305277a93ba7c44f78e762cacd94f2e", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nPalm Beach Gardens asking-price reductions and\nrecorded days on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/palm-beach-\ngardens/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n40.3% of Palm Beach Gardens houses for sale are asking less than their original list price; 52.1% of condos\nSeller Blink Rate™ in Palm Beach Gardens: 40.3% of houses list below original asking, against 43.4% across\nPalm Beach County\nBuying in Palm Beach Gardens? 112 of the 278 houses for sale are asking below their original price, by a\nmedian $100K\nLEDE\nPALM BEACH GARDENS, Fla., September 7, 2026 - 40.3% of the 278 single-family homes listed for sale in\nPalm Beach Gardens (112 listings) have a current asking price below their original list price, according to PBP\nReal Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 112 reduced listings,\nthe median reduction is 5.5% (about $100K). Among the city's 94 condominium listings, 52.1% are asking\nbelow their original price, by a median 5.1%.\nNUT GRAF\nFor active Palm Beach Gardens houses, the median recorded CumulativeDaysOnMarket value is 84 days and\nthe median recorded DaysOnMarket value is 66 days, each calculated from non-missing values in that field\n(278 and 278 listings). 12.6% of all active houses have both fields recorded and a cumulative value greater than\ntheir DaysOnMarket value; this comparison does not establish a relisting event. Of the 112 Palm Beach\nGardens houses under contract (Pending or Active Under Contract), 48 (42.9%) have a recorded asking price\nbelow their original list price; the median reduction among that group is 6.6%. The remainder are not recorded\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nas below their original list price, which is not a price history. These asking-price fields do not disclose the\nagreed contract price. Across Palm Beach County the shares asking below original are 43.4% for houses and\n44.6% for condominiums; Palm Beach Gardens houses are 3.1 points below the county share.\nFACT BOX\nActive single-family listings, Palm Beach\nGardens\n278\nSeptember 7, 2026\nShare asking below original list price, houses\n40.3% (112 of 278)\nSeptember 7, 2026\nPrice pairs recorded / missing; unchanged /\nabove original, houses\n278 / 0; 141 / 25\nSeptember 7, 2026\nMedian reduction among the 112 reduced\nhouses\n5.5% (about $100K)\nSeptember 7, 2026\nActive condominium listings, Palm Beach\nGardens\n94\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n52.1% (49 of 94)\nSeptember 7, 2026\nMedian recorded CumulativeDaysOnMarket /\nDaysOnMarket, houses\n84 / 66 days (from 278 / 278 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90 days\n47.1% (131 of 278 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking below original\nlist price\n42.9% (48 of 112)\nSeptember 7, 2026\nPalm Beach County share asking below\noriginal, houses / condominiums\n43.4% / 44.6%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nHouses: Between the comparison thresholds;\nCondominiums: Higher below-original share than\npeers\nSeptember 7, 2026\nPeer group, houses (median asking $1M to\n$2M; peer share 44%)\nWellington, Weston, Davie, Doral, Parkland, Miami\nLakes, Delray Beach, Palmetto Bay, Jupiter, Boca\nRaton\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"40.3 percent of single-family homes for sale in Palm Beach Gardens have a current asking price below\ntheir original list price; among those 112 reduced listings the median reduction is $100K.\"\n\"Among active Palm Beach Gardens houses, the median recorded CumulativeDaysOnMarket value is 84\ndays and the median recorded DaysOnMarket value is 66 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"At the snapshot, 42.9 percent of the 112 Palm Beach Gardens houses under contract had a recorded\nasking price below their original list price; the median reduction among that group was 6.6 percent. The\nremainder were not recorded as below their original list price, which is not a price history. Agreed contract\nprices are not inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Palm Beach Gardens versus Palm\nBeach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Palm Beach Gardens houses 40.3%, Palm Beach County houses\n43.4%; Palm Beach Gardens condominiums 52.1%, Palm Beach County condominiums 44.6%. Share of active\nlistings asking below their original list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive Palm Beach Gardens houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares\nuse listings with a recorded value in that field; 47.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 27%, 31-60\ndays 12.6%, 61-90 days 13.3%, 91-180 days 21.9%, 181+ days 25.2%. Condominiums: 0-30 days 22.3%,\n31-60 days 11.7%, 61-90 days 11.7%, 91-180 days 28.7%, 181+ days 25.5%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Palm Beach Gardens houses asking below their original list price, by current asking-price band, September 7, 2026. Bands\nwith 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 7 listed, count only; $500K to $1M 49.3% (35 of 71); $1M to $2M 40.6% (43 of 106);\n$2M to $5M 30.4% (21 of 69); $5M and up 36% (9 of 25).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Palm Beach\nGardens, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07\nUTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it\ndoes not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that\nsnapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be\nunchanged, raised or missing a price (141 unchanged, 25 above original, 0 without both prices among houses). The median reduction\nis the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are\nreduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each\nmedian over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded\nCumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or\nhow often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nasking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands\nunder 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the\nshared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype\n(townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment\nwhen the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified\nas condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining\nSingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-\ncontract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39\nis marked small. Sample sizes: 278 houses, 94 condominiums, 112 houses under contract. Geography is the MLS City field, not a\nverified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP\nReal Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller\nintent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same\ncurrent median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least\n3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement\nmay include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points\nabove baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can\ninclude the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast.\nJournalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS\nrecords) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained\nlater same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files;\noriginal edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-\nbeach-gardens/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-\npalm-beach-gardens/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "42e0fea4ac336ed1d6f9e0522d129599db70755c76eb270fe80adb890291609f", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - PALM BEACH GARDENS PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 40.3% of Palm Beach Gardens houses for sale are asking less than their original list price; 52.1% of condos\n2. Seller Blink Rate™ in Palm Beach Gardens: 40.3% of houses list below original asking, against 43.4% across Palm Beach County\n3. Buying in Palm Beach Gardens? 112 of the 278 houses for sale are asking below their original price, by a median $100K\n\nLEDE\nPALM BEACH GARDENS, Fla., September 7, 2026 - 40.3% of the 278 single-family homes listed for sale in Palm Beach Gardens (112 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 112 reduced listings, the median reduction is 5.5% (about $100K). Among the city's 94 condominium listings, 52.1% are asking below their original price, by a median 5.1%.\n\nNUT GRAF\nFor active Palm Beach Gardens houses, the median recorded CumulativeDaysOnMarket value is 84 days and the median recorded DaysOnMarket value is 66 days, each calculated from non-missing values in that field (278 and 278 listings). 12.6% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 112 Palm Beach Gardens houses under contract (Pending or Active Under Contract), 48 (42.9%) have a recorded asking price below their original list price; the median reduction among that group is 6.6%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for condominiums; Palm Beach Gardens houses are 3.1 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Palm Beach Gardens: 278 [September 7, 2026]\n- Share asking below original list price, houses: 40.3% (112 of 278) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 278 / 0; 141 / 25 [September 7, 2026]\n- Median reduction among the 112 reduced houses: 5.5% (about $100K) [September 7, 2026]\n- Active condominium listings, Palm Beach Gardens: 94 [September 7, 2026]\n- Share asking below original list price, condominiums: 52.1% (49 of 94) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 84 / 66 days (from 278 / 278 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 47.1% (131 of 278 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 42.9% (48 of 112) [September 7, 2026]\n- Palm Beach County share asking below original, houses / condominiums: 43.4% / 44.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Higher below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking $1M to $2M; peer share 44%): Wellington, Weston, Davie, Doral, Parkland, Miami Lakes, Delray Beach, Palmetto Bay, Jupiter, Boca Raton [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"40.3 percent of single-family homes for sale in Palm Beach Gardens have a current asking price below their original list price; among those 112 reduced listings the median reduction is $100K.\"\n- \"Among active Palm Beach Gardens houses, the median recorded CumulativeDaysOnMarket value is 84 days and the median recorded DaysOnMarket value is 66 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 42.9 percent of the 112 Palm Beach Gardens houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6.6 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- palm-beach-gardens-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Palm Beach Gardens versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Palm Beach Gardens houses 40.3%, Palm Beach County houses 43.4%; Palm Beach Gardens condominiums 52.1%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.\n- palm-beach-gardens-true-days-on-market-r1-2026-09-07.png\n Caption: Active Palm Beach Gardens houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 47.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 27%, 31-60 days 12.6%, 61-90 days 13.3%, 91-180 days 21.9%, 181+ days 25.2%. Condominiums: 0-30 days 22.3%, 31-60 days 11.7%, 61-90 days 11.7%, 91-180 days 28.7%, 181+ days 25.5%.\n- palm-beach-gardens-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Palm Beach Gardens houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 7 listed, count only; $500K to $1M 49.3% (35 of 71); $1M to $2M 40.6% (43 of 106); $2M to $5M 30.4% (21 of 69); $5M and up 36% (9 of 25).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Palm Beach Gardens, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (141 unchanged, 25 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 278 houses, 94 condominiums, 112 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-beach-gardens/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-palm-beach-gardens/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-920dee18f01c41a46783" }, { "slug": "palm-beach-gardens", "city": "Palm Beach Gardens", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 94, "with_fee": 92, "no_cadence": 2, "sample_ok": true, "cuts": { "active": 94, "cut_count": 49, "cut_pct": 52.1, "median_cut_pct": 5.1, "median_cut_dollars": 18000 }, "outliers_dropped": 1, "n": 91, "median": 719, "p10": 499, "p25": 560, "p75": 955, "p90": 2309, "min": 297, "max": 6041, "median_sqft": 0.62, "n_sqft": 91, "median_pct_price": 2.3, "median_list_price": 347000, "median_year_built": 1985, "median_sqft_area": 1268, "over_1000": 18, "over_1000_pct": 19.8, "under_500": 11, "under_500_pct": 12.1, "hi_thr": 1000, "lo_thr": 500, "over_hi": 18, "over_hi_pct": 19.8, "under_lo": 11, "under_lo_pct": 12.1, "types": { "Condominium": { "count": 86, "pct": 94.5 }, "Townhouse": { "count": 5, "pct": 5.5 } }, "regime": { "COA": { "count": 82, "pct": 90.1 }, "HOA": { "count": 5, "pct": 5.5 }, "not_recorded": { "count": 4, "pct": 4.4 } }, "villa_median": null, "townhouse_median": 800, "cadence": { "Monthly": { "count": 78, "pct": 85.7 }, "Quarterly": { "count": 13, "pct": 14.3 } }, "stacked": { "count": 18, "pct": 19.8, "median_total": 777, "median_master": 82 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 11, "pct": 12.1 }, { "label": "$500 to $750", "count": 36, "pct": 39.6 }, { "label": "$750 to $1,000", "count": 26, "pct": 28.6 }, { "label": "$1,000 to $1,500", "count": 6, "pct": 6.6 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 12, "pct": 13.2 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 11, "median": 955, "median_sqft": 0.97 }, { "label": "1970s", "n": 11, "median": 660, "median_sqft": 0.62 }, { "label": "1980s", "n": 32, "median": 724, "median_sqft": 0.58 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 31, "median": 608, "median_sqft": 0.56 }, { "label": "2010s", "n": 1, "median": 3407, "median_sqft": 1.04 }, { "label": "2020s", "n": 5, "median": 4676, "median_sqft": 1.4 } ], "bands": [ { "label": "Under $250K", "n": 26, "median": 647, "median_pct_price": 4.52 }, { "label": "$250K to $500K", "n": 44, "median": 660, "median_pct_price": 2.14 }, { "label": "$500K to $1M", "n": 13, "median": 943, "median_pct_price": 1.9 }, { "label": "$1M and up", "n": 8, "median": 4350, "median_pct_price": 1.17 } ], "pre1995": { "n": 54, "median": 773 }, "post2005": { "n": 24, "median": 1514 }, "includes": [ { "key": "MaintenanceGrounds", "label": "Grounds", "count": 70, "pct": 79.5 }, { "key": "CommonAreas", "label": "Common areas", "count": 70, "pct": 79.5 }, { "key": "Insurance", "label": "Building insurance", "count": 55, "pct": 62.5 }, { "key": "CableTv", "label": "Cable TV", "count": 52, "pct": 59.1 }, { "key": "Trash", "label": "Trash", "count": 47, "pct": 53.4 }, { "key": "Water", "label": "Water", "count": 41, "pct": 46.6 }, { "key": "Sewer", "label": "Sewer", "count": 37, "pct": 42.0 }, { "key": "Security", "label": "Security", "count": 36, "pct": 40.9 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 23, "pct": 26.1 }, { "key": "Roof", "label": "Roof", "count": 21, "pct": 23.9 }, { "key": "Pools", "label": "Pool", "count": 21, "pct": 23.9 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 20, "pct": 22.7 }, { "key": "Internet", "label": "Internet", "count": 17, "pct": 19.3 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 14, "pct": 15.9 } ], "includes_n": 88, "flags": { "sa_mentioned": { "count": 8, "pct": 8.8 }, "sa_none_or_paid": { "count": 7, "pct": 7.7 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 91 }, "developments": [ { "name": "San Matera the Gardens Co", "master": null, "n": 7, "anecdotal": true, "median": 709, "median_sqft": 0.54, "year_built": 2003, "median_list_price": 335000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Golf Villas", "master": null, "n": 6, "anecdotal": true, "median": 795, "median_sqft": 0.58, "year_built": 1981, "median_list_price": 447400, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 5, "regime": "COA", "villas": 0 }, { "name": "Landmark at the Gardens", "master": "The Gardens Condo", "n": 6, "anecdotal": true, "median": 2336, "median_sqft": 1.23, "year_built": 2007, "median_list_price": 789500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Residences at Midtown Con", "master": "Midtown Condo", "n": 6, "anecdotal": true, "median": 662, "median_sqft": 0.64, "year_built": 2008, "median_list_price": 409450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Dunbar Woods I Ii And Iii In Or4410P782", "master": null, "n": 5, "anecdotal": true, "median": 660, "median_sqft": 0.53, "year_built": 1985, "median_list_price": 325000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 }, { "name": "Ritz Carlton Residences Palm Beach Gardens", "master": null, "n": 5, "anecdotal": true, "median": 4676, "median_sqft": 1.4, "year_built": 2026, "median_list_price": 5800000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [ { "name": "The Gardens Condo", "n": 8, "median": 1412, "enclaves": 3, "stacked_pct": 0.0 }, { "name": "Midtown Condo", "n": 5, "median": 608, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 718, "p25": 560, "p75": 955, "n": 87, "median_sqft": 0.64, "sa_pending_pct": 0.0 }, { "date": "2026-09-07", "median": 719, "p25": 560, "p75": 955, "n": 91, "median_sqft": 0.62, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Palm Beach Gardens condo for sale carries a $719-a-month association fee, 10% below the South Florida median", "19.8% of Palm Beach Gardens condos on the market ask $1,000 or more a month in fees; 12.1% stay under $500", "Palm Beach Gardens condos built since 2005 carry fees 96% higher than buildings from before 1995" ], "lede": "PALM BEACH GARDENS, Fla., September 7, 2026 - The median monthly association fee across the 91 condominiums listed for sale in Palm Beach Gardens is $719, with half of the listings between $560 and $955 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 10% below the five-county South Florida median of $800, and ranks Palm Beach Gardens 36 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Palm Beach Gardens carries a monthly association fee of $719, 10% below the five-county South Florida median of $800.\"", "\"19.8 percent of Palm Beach Gardens condos on the market ask $1,000 or more a month in association fees; only 12.1 percent stay under $500.\"", "\"In Palm Beach Gardens, a condo completed since 2005 carries a median fee of $1,514 a month, against $773 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Palm Beach Gardens permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (2 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-palm-beach-gardens/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Palm Beach Gardens against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Palm Beach Gardens median $719 a month, South Florida median $800; Palm Beach Gardens ranks 36 of 69 cities.", "title": "Palm Beach Gardens condo fees sit 10% below the South Florida median" }, { "caption": "Share of active Palm Beach Gardens condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 12.1% (11 listings); $500 to $750 39.6% (36 listings); $750 to $1,000 28.6% (26 listings); $1,000 to $1,500 6.6% (6 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 13.2% (12 listings).", "title": "39.6% of Palm Beach Gardens condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Palm Beach Gardens condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s $955 (11 listings); 1970s $660 (11 listings); 1980s $724 (32 listings); 2000s $608 (31 listings); 2010s too few (1 listings); 2020s too few (5 listings).", "title": "Palm Beach Gardens condos built since 2005 ask 96% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 94 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 94, "with_fee": 92, "no_cadence": 2, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 92, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 2, "n": 91, "retained_n": 91, "outliers_dropped": 1, "trim_applied": true, "cuts": { "active": 94, "cut_count": 49, "cut_pct": 52.1, "median_cut_pct": 5.1, "median_cut_dollars": 18000, "valid_price_count": 94, "missing_price_count": 0, "unchanged_count": 42, "raised_count": 3, "not_below_original_count": 45, "cut_pct_denominator": 94, "cut_sample_ok": true, "median_cut_n": 49 }, "trim_bounds": { "p1": 297.0, "p99": 6073.760000000001 }, "retained_small_sample": false, "retained_below_30": false, "median": 719, "p10": 499, "p25": 560, "p75": 955, "p90": 2309, "min": 297, "max": 6041, "median_sqft": 0.62, "n_sqft": 91, "median_pct_price": 2.3, "n_pct_price": 91, "median_list_price": 347000, "median_year_built": 1985, "median_sqft_area": 1268, "over_1000": 18, "over_1000_pct": 19.8, "under_500": 11, "under_500_pct": 12.1, "hi_thr": 1000, "lo_thr": 500, "over_hi": 18, "over_hi_pct": 19.8, "under_lo": 11, "under_lo_pct": 12.1, "types": { "Condominium": { "count": 86, "pct": 94.5 }, "Townhouse": { "count": 5, "pct": 5.5 } }, "regime": { "COA": { "count": 82, "pct": 90.1 }, "HOA": { "count": 5, "pct": 5.5 }, "not_recorded": { "count": 4, "pct": 4.4 } }, "villa_median": null, "townhouse_median": 800, "cadence": { "Monthly": { "count": 78, "pct": 85.7 }, "Quarterly": { "count": 13, "pct": 14.3 } }, "stacked": { "count": 18, "pct": 19.8, "median_total": 777, "median_master": 82 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 11, "pct": 12.1 }, { "label": "$500 to $750", "count": 36, "pct": 39.6 }, { "label": "$750 to $1,000", "count": 26, "pct": 28.6 }, { "label": "$1,000 to $1,500", "count": 6, "pct": 6.6 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 12, "pct": 13.2 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 11, "median": 955, "median_sqft": 0.97 }, { "label": "1970s", "n": 11, "median": 660, "median_sqft": 0.62 }, { "label": "1980s", "n": 32, "median": 724, "median_sqft": 0.58 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 31, "median": 608, "median_sqft": 0.56 }, { "label": "2010s", "n": 1, "median": 3407, "median_sqft": 1.04 }, { "label": "2020s", "n": 5, "median": 4676, "median_sqft": 1.4 } ], "bands": [ { "label": "Under $250K", "n": 26, "median": 647, "median_pct_price": 4.52 }, { "label": "$250K to $500K", "n": 44, "median": 660, "median_pct_price": 2.14 }, { "label": "$500K to $1M", "n": 13, "median": 943, "median_pct_price": 1.9 }, { "label": "$1M and up", "n": 8, "median": 4350, "median_pct_price": 1.17 } ], "pre1995": { "n": 54, "median": 773 }, "post2005": { "n": 24, "median": 1514 }, "includes": [ { "key": "MaintenanceGrounds", "label": "Grounds", "count": 70, "pct": 79.5 }, { "key": "CommonAreas", "label": "Common areas", "count": 70, "pct": 79.5 }, { "key": "Insurance", "label": "Building insurance", "count": 55, "pct": 62.5 }, { "key": "CableTv", "label": "Cable TV", "count": 52, "pct": 59.1 }, { "key": "Trash", "label": "Trash", "count": 47, "pct": 53.4 }, { "key": "Water", "label": "Water", "count": 41, "pct": 46.6 }, { "key": "Sewer", "label": "Sewer", "count": 37, "pct": 42.0 }, { "key": "Security", "label": "Security", "count": 36, "pct": 40.9 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 23, "pct": 26.1 }, { "key": "Roof", "label": "Roof", "count": 21, "pct": 23.9 }, { "key": "Pools", "label": "Pool", "count": 21, "pct": 23.9 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 20, "pct": 22.7 }, { "key": "Internet", "label": "Internet", "count": 17, "pct": 19.3 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 14, "pct": 15.9 } ], "includes_n": 88, "flags": { "sa_mentioned": { "count": 8, "pct": 8.8 }, "sa_none_or_paid": { "count": 7, "pct": 7.7 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 91 }, "denominators": { "fee_percentages": 91, "fee_medians_percentiles": 91, "median_sqft": 91, "median_pct_price": 91, "includes_pct": 88, "flags_pct": 91, "cut_pct": 94 }, "developments": [ { "name": "San Matera the Gardens Co", "master": null, "n": 7, "anecdotal": true, "median": 709, "median_sqft": 0.54, "year_built": 2003, "median_list_price": 335000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Golf Villas", "master": null, "n": 6, "anecdotal": true, "median": 795, "median_sqft": 0.58, "year_built": 1981, "median_list_price": 447400, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 5, "regime": "COA", "villas": 0 }, { "name": "Landmark at the Gardens", "master": "The Gardens Condo", "n": 6, "anecdotal": true, "median": 2336, "median_sqft": 1.23, "year_built": 2007, "median_list_price": 789500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Residences at Midtown Con", "master": "Midtown Condo", "n": 6, "anecdotal": true, "median": 662, "median_sqft": 0.64, "year_built": 2008, "median_list_price": 409450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Dunbar Woods I Ii And Iii In Or4410P782", "master": null, "n": 5, "anecdotal": true, "median": 660, "median_sqft": 0.53, "year_built": 1985, "median_list_price": 325000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 }, { "name": "Ritz Carlton Residences Palm Beach Gardens", "master": null, "n": 5, "anecdotal": true, "median": 4676, "median_sqft": 1.4, "year_built": 2026, "median_list_price": 5800000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [ { "name": "The Gardens Condo", "n": 8, "median": 1412, "enclaves": 3, "stacked_pct": 0.0 }, { "name": "Midtown Condo", "n": 5, "median": 608, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 719, "p25": 560, "p75": 955, "n": 91, "median_sqft": 0.62, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Palm Beach Gardens condo monthly association fees have a median of $719 in the retained usable-fee sample of 91 listings, 10% below the five-county median", "In Palm Beach Gardens's retained usable-fee sample (91 listings after exclusions and percentile trimming), 19.8% have monthly-equivalent fees of $1,000 or more and 12.1% are below $500", "Palm Beach Gardens condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=24) vs pre-1995 (n=54), monthly median 96% higher. Small subgroup: 2005+; read cautiously." ], "lede": "PALM BEACH GARDENS, Fla., September 7, 2026 - Among 91 active condominium listings in Palm Beach Gardens retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $719, with the middle half between $560 and $955, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 94 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 10% below the separately trimmed five-county median of $800 and ranks 36th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Palm Beach Gardens's retained usable-fee sample (n=91), after exclusions and percentile trimming, is $719, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Palm Beach Gardens condos in the retained usable-fee sample (n=91) after exclusions and percentile trimming, 19.8 percent have listed monthly-equivalent fees of $1,000 or more and 12.1 percent are below $500.\"", "\"Among the retained usable-fee listings in Palm Beach Gardens with a recorded construction year, the median monthly-equivalent fee is $1,514 for a recorded year built of 2005 or later (24 listings) and $773 for those built before 1995 (54 listings). Small subgroup: 2005+ n=24; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Palm Beach Gardens, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (2 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (92 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 91 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 94 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-beach-gardens/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-palm-beach-gardens/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Palm Beach Gardens and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Palm Beach Gardens retained-sample median $719 a month (n=91); five-county median $800 (n=22,695, region-level trim).", "title": "Palm Beach Gardens condos, retained usable-fee sample (n=91): median $719/month, 10% below the five-county median of $800", "visible_labels": [ "$719", "91", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 91 active Palm Beach Gardens condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 12.1% (11 listings); $500 to $750 39.6% (36 listings); $750 to $1,000 28.6% (26 listings); $1,000 to $1,500 6.6% (6 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 13.2% (12 listings).", "title": "39.6% of Palm Beach Gardens's retained usable-fee sample (91 listings) falls in the $500 to $750 monthly band", "visible_labels": [ "0%", "0", "12.1%", "11", "39.6%", "36", "28.6%", "26", "6.6%", "6", "0%", "0", "13.2%", "12" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Palm Beach Gardens condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=24; pre-1995 n=54. Small subgroup: 2005+ n=24; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1960s $955 (11 listings); 1970s $660 (11 listings); 1980s $724 (32 listings); 2000s $608 (31 listings); 2010s count only (1 listings); 2020s count only (5 listings). Recorded year built 2005 or later $1,514 (24 listings); before 1995 $773 (54 listings). Small subgroup: 2005+ n=24; read cautiously.", "title": "Palm Beach Gardens condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=24) vs pre-1995 (n=54), monthly median 96% higher. Small subgroup: 2005+; read cautiously.", "visible_labels": [ "$955", "11", "$660", "11", "$724", "32", "$608", "31", "1", "5", "$1,514", "24", "$773", "54" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 88, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 92, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 297.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 6073.760000000001, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Palm Beach Gardens median $719 a month, South Florida median $800; Palm Beach Gardens ranks 36 of 69 cities.", "after": "Dot strip chart in five county lanes. Palm Beach Gardens retained-sample median $719 a month (n=91); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Palm Beach Gardens against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Palm Beach Gardens and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Palm Beach Gardens condo fees sit 10% below the South Florida median", "after": "Palm Beach Gardens condos, retained usable-fee sample (n=91): median $719/month, 10% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$719", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "91", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 12.1% (11 listings); $500 to $750 39.6% (36 listings); $750 to $1,000 28.6% (26 listings); $1,000 to $1,500 6.6% (6 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 13.2% (12 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 12.1% (11 listings); $500 to $750 39.6% (36 listings); $750 to $1,000 28.6% (26 listings); $1,000 to $1,500 6.6% (6 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 13.2% (12 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Palm Beach Gardens condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 91 active Palm Beach Gardens condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "39.6% of Palm Beach Gardens condos for sale carry a fee of $500 to $750 a month", "after": "39.6% of Palm Beach Gardens's retained usable-fee sample (91 listings) falls in the $500 to $750 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "13.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "12.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "39.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "36", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "28.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "26", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "6.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s $955 (11 listings); 1970s $660 (11 listings); 1980s $724 (32 listings); 2000s $608 (31 listings); 2010s too few (1 listings); 2020s too few (5 listings).", "after": "Column chart of median fee by recorded decade built: 1960s $955 (11 listings); 1970s $660 (11 listings); 1980s $724 (32 listings); 2000s $608 (31 listings); 2010s count only (1 listings); 2020s count only (5 listings). Recorded year built 2005 or later $1,514 (24 listings); before 1995 $773 (54 listings). Small subgroup: 2005+ n=24; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Palm Beach Gardens condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Palm Beach Gardens condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=24; pre-1995 n=54. Small subgroup: 2005+ n=24; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Palm Beach Gardens condos built since 2005 ask 96% more in fees than those built before 1995", "after": "Palm Beach Gardens condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=24) vs pre-1995 (n=54), monthly median 96% higher. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$955", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$1,514", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "24", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "$773", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "54", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$660", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$724", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "32", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$608", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "31", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Palm Beach Gardens condo for sale carries a $719-a-month association fee, 10% below the South Florida median", "after": "Palm Beach Gardens condo monthly association fees have a median of $719 in the retained usable-fee sample of 91 listings, 10% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "19.8% of Palm Beach Gardens condos on the market ask $1,000 or more a month in fees; 12.1% stay under $500", "after": "In Palm Beach Gardens's retained usable-fee sample (91 listings after exclusions and percentile trimming), 19.8% have monthly-equivalent fees of $1,000 or more and 12.1% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Palm Beach Gardens condos built since 2005 carry fees 96% higher than buildings from before 1995", "after": "Palm Beach Gardens condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=24) vs pre-1995 (n=54), monthly median 96% higher. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "PALM BEACH GARDENS, Fla., September 7, 2026 - The median monthly association fee across the 91 condominiums listed for sale in Palm Beach Gardens is $719, with half of the listings between $560 and $955 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 10% below the five-county South Florida median of $800, and ranks Palm Beach Gardens 36 of 69 cities.", "after": "PALM BEACH GARDENS, Fla., September 7, 2026 - Among 91 active condominium listings in Palm Beach Gardens retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $719, with the middle half between $560 and $955, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 94 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 10% below the separately trimmed five-county median of $800 and ranks 36th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Palm Beach Gardens permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (2 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-palm-beach-gardens/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Palm Beach Gardens, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (2 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (92 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 91 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 94 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-beach-gardens/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-palm-beach-gardens/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Palm Beach Gardens carries a monthly association fee of $719, 10% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Palm Beach Gardens's retained usable-fee sample (n=91), after exclusions and percentile trimming, is $719, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"19.8 percent of Palm Beach Gardens condos on the market ask $1,000 or more a month in association fees; only 12.1 percent stay under $500.\"", "after": "\"Among Palm Beach Gardens condos in the retained usable-fee sample (n=91) after exclusions and percentile trimming, 19.8 percent have listed monthly-equivalent fees of $1,000 or more and 12.1 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Palm Beach Gardens, a condo completed since 2005 carries a median fee of $1,514 a month, against $773 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Palm Beach Gardens with a recorded construction year, the median monthly-equivalent fee is $1,514 for a recorded year built of 2005 or later (24 listings) and $773 for those built before 1995 (54 listings). Small subgroup: 2005+ n=24; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "f66b31850c1db8599052c9a9e4f1e882c393d8032c3f444297f2814f42ce13cf", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nPalm Beach Gardens condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Palm Beach Gardens condo for sale carries a $719-a-month association fee, 10% below the\nSouth Florida median\n19.8% of Palm Beach Gardens condos on the market ask $1,000 or more a month in fees; 12.1% stay under\n$500\nPalm Beach Gardens condos built since 2005 carry fees 96% higher than buildings from before 1995\nLEDE\nPALM BEACH GARDENS, Fla., September 7, 2026 - The median monthly association fee across the 91\ncondominiums listed for sale in Palm Beach Gardens is $719, with half of the listings between $560 and $955\na month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 10% below the\nfive-county South Florida median of $800, and ranks Palm Beach Gardens 36 of 69 cities.\nNUT GRAF\nPer square foot, the median Palm Beach Gardens condo fee is $0.62 a month on a median unit of 1,268 square\nfeet; at the median asking price of $347K, a year of fees equals 2.3% of the price. 19.8% of listings ask $1,000\nor more a month and 12.1% under $500. 19.8% of listings report two association layers (a master and a sub-\nassociation); 14.3% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 8.8% of listings, describe one as pending or payable by the buyer on 0%, and\nmention a mandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of\n$1,514 against $773 for those completed before 1995.\nFACT BOX\nActive condominium listings, Palm Beach Gardens\n94 (91 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$719\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$560 to $955\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.62 (median unit 1,268 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n2.3% (asking $347K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n19.8% / 12.1%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n19.8% (18)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n14.3%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n8.8% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Palm Beach Gardens ranks 36 of\n69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$1,514 (24 listings) / $773 (54 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Palm Beach Gardens carries a monthly association fee of $719,\n10% below the five-county South Florida median of $800.\"\n\"19.8 percent of Palm Beach Gardens condos on the market ask $1,000 or more a month in association\nfees; only 12.1 percent stay under $500.\"\n\"In Palm Beach Gardens, a condo completed since 2005 carries a median fee of $1,514 a month, against\n$773 for a building completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Palm Beach Gardens against every South Florida city with 30 or more active condo\nlistings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Palm Beach Gardens condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Palm Beach Gardens condominiums by decade the building was completed,\nSeptember 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Palm Beach Gardens permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (2 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-palm-beach-gardens/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "f77c7248f0f5581358ea4bdf92052a59ea515cecd448d34574577ba4aaef720a", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nPalm Beach Gardens condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/palm-beach-\ngardens/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nPalm Beach Gardens condo monthly association fees have a median of $719 in the retained usable-fee\nsample of 91 listings, 10% below the five-county median\nIn Palm Beach Gardens's retained usable-fee sample (91 listings after exclusions and percentile trimming),\n19.8% have monthly-equivalent fees of $1,000 or more and 12.1% are below $500\nPalm Beach Gardens condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=24) vs pre-1995\n(n=54), monthly median 96% higher. Small subgroup: 2005+; read cautiously.\nLEDE\nPALM BEACH GARDENS, Fla., September 7, 2026 - Among 91 active condominium listings in Palm Beach\nGardens retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's\n1st or above its 99th percentile, the median monthly association fee is $719, with the middle half between\n$560 and $955, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026.\nThere are 94 active condominium listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 10% below the separately trimmed five-county\nmedian of $800 and ranks 36th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Palm Beach Gardens condo fee is $0.62 a month (91\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n2.3% of the listing's current asking price across 91 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 19.8% of the retained sample have fees of $1,000 or more a\nmonth and 12.1% are below $500. 19.8% of the retained sample report two association layers (a master and a\nsub-association, summed here); 14.3% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 8.8% of the retained sample, describe one as pending or\npayable by the buyer on 0%, and mention a mandatory club or membership on 0%; 91 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $1,514 for a recorded\nyear built of 2005 or later (24 listings) and $773 for those built before 1995 (54 listings); construction year is a\nrecorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=24; read\ncautiously.\nFACT BOX\nActive condominium listings, Palm Beach\nGardens (before exclusions and trimming)\n94\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n92 / 91 (1 trimmed; 2 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$719\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$560 to $955\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.62 (91 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n2.3% (91 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n19.8% (18) / 12.1% (11) of 91\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n19.8% (18)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n14.3%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n8.8% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Palm Beach Gardens ranks\n36th among 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$1,514 (2005+ n=24) / $773 (pre-1995 n=54).\nSmall subgroup: 2005+ n=24; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Palm Beach Gardens's retained usable-fee sample\n(n=91), after exclusions and percentile trimming, is $719, compared with $800 in the separately trimmed\nfive-county sample.\"\n\"Among Palm Beach Gardens condos in the retained usable-fee sample (n=91) after exclusions and\npercentile trimming, 19.8 percent have listed monthly-equivalent fees of $1,000 or more and 12.1 percent\nare below $500.\"\n\"Among the retained usable-fee listings in Palm Beach Gardens with a recorded construction year, the\nmedian monthly-equivalent fee is $1,514 for a recorded year built of 2005 or later (24 listings) and $773\nfor those built before 1995 (54 listings). Small subgroup: 2005+ n=24; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Palm Beach\nGardens and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-\ncounty reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a\nvalid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Palm Beach Gardens retained-sample median $719\na month (n=91); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 91 active Palm Beach Gardens condominium listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 12.1% (11 listings); $500 to $750 39.6% (36 listings); $750 to $1,000 28.6% (26\nlistings); $1,000 to $1,500 6.6% (6 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 13.2% (12 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Palm Beach Gardens condominiums in the retained\nusable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt\n2005+ n=24; pre-1995 n=54. Small subgroup: 2005+ n=24; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s $955 (11 listings); 1970s\n$660 (11 listings); 1980s $724 (32 listings); 2000s $608 (31 listings); 2010s count only (1 listings); 2020s count\nonly (5 listings). Recorded year built 2005 or later $1,514 (24 listings); before 1995 $773 (54 listings). Small\nsubgroup: 2005+ n=24; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Palm Beach Gardens, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (2 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (92 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 91 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 94 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a\nverified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings\nthrough the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate\nsource table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-beach-gardens/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-palm-beach-gardens/;\nwhere published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS\nlisting data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "f1bc99bb31d6f3b9b5ca4d9862e9dc664e4a517df50a6c60a86fe82704ebfdc6", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - PALM BEACH GARDENS CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Palm Beach Gardens condo monthly association fees have a median of $719 in the retained usable-fee sample of 91 listings, 10% below the five-county median\n2. In Palm Beach Gardens's retained usable-fee sample (91 listings after exclusions and percentile trimming), 19.8% have monthly-equivalent fees of $1,000 or more and 12.1% are below $500\n3. Palm Beach Gardens condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=24) vs pre-1995 (n=54), monthly median 96% higher. Small subgroup: 2005+; read cautiously.\n\nLEDE\nPALM BEACH GARDENS, Fla., September 7, 2026 - Among 91 active condominium listings in Palm Beach Gardens retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $719, with the middle half between $560 and $955, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 94 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 10% below the separately trimmed five-county median of $800 and ranks 36th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Palm Beach Gardens condo fee is $0.62 a month (91 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.3% of the listing's current asking price across 91 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 19.8% of the retained sample have fees of $1,000 or more a month and 12.1% are below $500. 19.8% of the retained sample report two association layers (a master and a sub-association, summed here); 14.3% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 8.8% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 91 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $1,514 for a recorded year built of 2005 or later (24 listings) and $773 for those built before 1995 (54 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=24; read cautiously.\n\nFACT BOX (exact figures)\n- Active condominium listings, Palm Beach Gardens (before exclusions and trimming): 94 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 92 / 91 (1 trimmed; 2 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $719 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $560 to $955 [September 7, 2026]\n- Median fee per square foot per month: $0.62 (91 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 2.3% (91 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 19.8% (18) / 12.1% (11) of 91 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 19.8% (18) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 14.3% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 8.8% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Palm Beach Gardens ranks 36th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $1,514 (2005+ n=24) / $773 (pre-1995 n=54). Small subgroup: 2005+ n=24; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Palm Beach Gardens's retained usable-fee sample (n=91), after exclusions and percentile trimming, is $719, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Palm Beach Gardens condos in the retained usable-fee sample (n=91) after exclusions and percentile trimming, 19.8 percent have listed monthly-equivalent fees of $1,000 or more and 12.1 percent are below $500.\"\n- \"Among the retained usable-fee listings in Palm Beach Gardens with a recorded construction year, the median monthly-equivalent fee is $1,514 for a recorded year built of 2005 or later (24 listings) and $773 for those built before 1995 (54 listings). Small subgroup: 2005+ n=24; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- palm-beach-gardens-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Palm Beach Gardens and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Palm Beach Gardens retained-sample median $719 a month (n=91); five-county median $800 (n=22,695, region-level trim).\n- palm-beach-gardens-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 91 active Palm Beach Gardens condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 12.1% (11 listings); $500 to $750 39.6% (36 listings); $750 to $1,000 28.6% (26 listings); $1,000 to $1,500 6.6% (6 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 13.2% (12 listings).\n- palm-beach-gardens-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Palm Beach Gardens condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=24; pre-1995 n=54. Small subgroup: 2005+ n=24; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1960s $955 (11 listings); 1970s $660 (11 listings); 1980s $724 (32 listings); 2000s $608 (31 listings); 2010s count only (1 listings); 2020s count only (5 listings). Recorded year built 2005 or later $1,514 (24 listings); before 1995 $773 (54 listings). Small subgroup: 2005+ n=24; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Palm Beach Gardens, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (2 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (92 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 91 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 94 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-beach-gardens/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-palm-beach-gardens/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "palm-beach-gardens", "city": "Palm Beach Gardens", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 98, "with_fee": 98, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 98, "cut_count": 41, "cut_pct": 41.8, "median_cut_pct": 3.9, "median_cut_dollars": 19675 }, "outliers_dropped": 2, "n": 96, "median": 393, "p10": 286, "p25": 350, "p75": 564, "p90": 845, "min": 140, "max": 1203, "median_sqft": 0.25, "n_sqft": 96, "median_pct_price": 0.97, "median_list_price": 547000, "median_year_built": 1989, "median_sqft_area": 1596, "over_1000": 5, "over_1000_pct": 5.2, "under_500": 66, "under_500_pct": 68.8, "hi_thr": 500, "lo_thr": 200, "over_hi": 30, "over_hi_pct": 31.2, "under_lo": 1, "under_lo_pct": 1.0, "types": { "Townhouse": { "count": 80, "pct": 83.3 }, "Villa": { "count": 16, "pct": 16.7 } }, "regime": { "HOA": { "count": 86, "pct": 89.6 }, "not_recorded": { "count": 10, "pct": 10.4 } }, "villa_median": 507, "townhouse_median": 392, "cadence": { "Monthly": { "count": 89, "pct": 92.7 }, "Quarterly": { "count": 6, "pct": 6.2 }, "Annually": { "count": 1, "pct": 1.0 } }, "stacked": { "count": 15, "pct": 15.6, "median_total": 561, "median_master": 87 }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 1, "pct": 1.0 }, { "label": "$200 to $300", "count": 11, "pct": 11.5 }, { "label": "$300 to $400", "count": 37, "pct": 38.5 }, { "label": "$400 to $600", "count": 31, "pct": 32.3 }, { "label": "$600 to $1,000", "count": 11, "pct": 11.5 }, { "label": "$1,000 and up", "count": 5, "pct": 5.2 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 10, "median": 263, "median_sqft": 0.22 }, { "label": "1980s", "n": 41, "median": 487, "median_sqft": 0.32 }, { "label": "1990s", "n": 7, "median": 490, "median_sqft": 0.43 }, { "label": "2000s", "n": 13, "median": 393, "median_sqft": 0.22 }, { "label": "2010s", "n": 9, "median": 590, "median_sqft": 0.3 }, { "label": "2020s", "n": 16, "median": 350, "median_sqft": 0.2 } ], "bands": [ { "label": "Under $250K", "n": 1, "median": 725, "median_pct_price": 3.49 }, { "label": "$250K to $500K", "n": 42, "median": 444, "median_pct_price": 1.34 }, { "label": "$500K to $1M", "n": 50, "median": 388, "median_pct_price": 0.71 }, { "label": "$1M and up", "n": 3, "median": 1005, "median_pct_price": 1.1 } ], "pre1995": { "n": 58, "median": 478 }, "post2005": { "n": 31, "median": 350 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 85, "pct": 88.5 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 78, "pct": 81.2 }, { "key": "CableTv", "label": "Cable TV", "count": 46, "pct": 47.9 }, { "key": "Trash", "label": "Trash", "count": 32, "pct": 33.3 }, { "key": "Security", "label": "Security", "count": 27, "pct": 28.1 }, { "key": "Insurance", "label": "Building insurance", "count": 25, "pct": 26.0 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 24, "pct": 25.0 }, { "key": "Internet", "label": "Internet", "count": 19, "pct": 19.8 }, { "key": "Pools", "label": "Pool", "count": 18, "pct": 18.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 15, "pct": 15.6 }, { "key": "Roof", "label": "Roof", "count": 11, "pct": 11.5 }, { "key": "Sewer", "label": "Sewer", "count": 9, "pct": 9.4 }, { "key": "PestControl", "label": "Pest control", "count": 8, "pct": 8.3 }, { "key": "Water", "label": "Water", "count": 6, "pct": 6.2 } ], "includes_n": 96, "flags": { "sa_mentioned": { "count": 3, "pct": 3.1 }, "sa_none_or_paid": { "count": 3, "pct": 3.1 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 2, "pct": 2.1 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 94 }, "developments": [ { "name": "Vintage Oaks", "master": null, "n": 13, "anecdotal": false, "median": 350, "median_sqft": 0.2, "year_built": 2026, "median_list_price": 705490, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Catalina Lakes", "master": null, "n": 5, "anecdotal": true, "median": 393, "median_sqft": 0.25, "year_built": 2001, "median_list_price": 559000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Westwood Gardens 1", "master": null, "n": 5, "anecdotal": true, "median": 390, "median_sqft": 0.31, "year_built": 1984, "median_list_price": 410000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 3 }, { "name": "Winchester Court", "master": null, "n": 5, "anecdotal": true, "median": 564, "median_sqft": 0.36, "year_built": 1988, "median_list_price": 399000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 393, "p25": 350, "p75": 564, "n": 96, "median_sqft": 0.25, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Palm Beach Gardens townhouse or villa for sale carries a $393-a-month homeowners association fee, 31% above the South Florida median", "31.2% of Palm Beach Gardens townhouses and villas on the market ask $500 or more a month in fees; 1% stay under $200", "Palm Beach Gardens townhouses and villas built since 2005 carry fees 27% lower than communities from before 1995" ], "lede": "PALM BEACH GARDENS, Fla., September 7, 2026 - The median monthly homeowners association fee across the 96 townhouses and villas listed for sale in Palm Beach Gardens is $393, with half of the listings between $350 and $564 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 31% above the five-county South Florida median of $300, and ranks Palm Beach Gardens 10 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Palm Beach Gardens carries a monthly homeowners association fee of $393, 31% above the five-county South Florida median of $300.\"", "\"31.2 percent of Palm Beach Gardens townhouses and villas on the market ask $500 or more a month in fees; 1 percent stay under $200.\"", "\"In Palm Beach Gardens, a townhouse or villa completed since 2005 carries a median fee of $350 a month, against $478 for one completed before 1995.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Palm Beach Gardens permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-palm-beach-gardens/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Palm Beach Gardens against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Palm Beach Gardens median $393 a month, South Florida median $300; Palm Beach Gardens ranks 10 of 34 cities.", "title": "Palm Beach Gardens HOA fees on townhouses and villas sit 31% above the South Florida median" }, { "caption": "Share of active Palm Beach Gardens townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 1% (1 listings); $200 to $300 11.5% (11 listings); $300 to $400 38.5% (37 listings); $400 to $600 32.3% (31 listings); $600 to $1,000 11.5% (11 listings); $1,000 and up 5.2% (5 listings).", "title": "38.5% of Palm Beach Gardens townhouses and villas for sale carry a fee of $300 to $400 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Palm Beach Gardens townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s $263 (10 listings); 1980s $487 (41 listings); 1990s too few (7 listings); 2000s $393 (13 listings); 2010s too few (9 listings); 2020s $350 (16 listings).", "title": "Palm Beach Gardens townhouses and villas built since 2005 ask 27% less in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 98 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 98, "with_fee": 98, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 98, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 96, "retained_n": 96, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 98, "cut_count": 41, "cut_pct": 41.8, "median_cut_pct": 3.9, "median_cut_dollars": 19675, "valid_price_count": 98, "missing_price_count": 0, "unchanged_count": 56, "raised_count": 1, "not_below_original_count": 57, "cut_pct_denominator": 98, "cut_sample_ok": true, "median_cut_n": 41 }, "trim_bounds": { "p1": 139.65, "p99": 1206.7541000000003 }, "retained_small_sample": false, "retained_below_30": false, "median": 393, "p10": 286, "p25": 350, "p75": 564, "p90": 845, "min": 140, "max": 1203, "median_sqft": 0.25, "n_sqft": 96, "median_pct_price": 0.97, "n_pct_price": 96, "median_list_price": 547000, "median_year_built": 1989, "median_sqft_area": 1596, "over_1000": 5, "over_1000_pct": 5.2, "under_500": 66, "under_500_pct": 68.8, "hi_thr": 500, "lo_thr": 200, "over_hi": 30, "over_hi_pct": 31.2, "under_lo": 1, "under_lo_pct": 1.0, "types": { "Townhouse": { "count": 80, "pct": 83.3 }, "Villa": { "count": 16, "pct": 16.7 } }, "regime": { "HOA": { "count": 86, "pct": 89.6 }, "not_recorded": { "count": 10, "pct": 10.4 } }, "villa_median": 507, "townhouse_median": 392, "cadence": { "Monthly": { "count": 89, "pct": 92.7 }, "Quarterly": { "count": 6, "pct": 6.2 }, "Annually": { "count": 1, "pct": 1.0 } }, "stacked": { "count": 15, "pct": 15.6, "median_total": 561, "median_master": 87 }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 1, "pct": 1.0 }, { "label": "$200 to $300", "count": 11, "pct": 11.5 }, { "label": "$300 to $400", "count": 37, "pct": 38.5 }, { "label": "$400 to $600", "count": 31, "pct": 32.3 }, { "label": "$600 to $1,000", "count": 11, "pct": 11.5 }, { "label": "$1,000 and up", "count": 5, "pct": 5.2 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 10, "median": 263, "median_sqft": 0.22 }, { "label": "1980s", "n": 41, "median": 487, "median_sqft": 0.32 }, { "label": "1990s", "n": 7, "median": 490, "median_sqft": 0.43 }, { "label": "2000s", "n": 13, "median": 393, "median_sqft": 0.22 }, { "label": "2010s", "n": 9, "median": 590, "median_sqft": 0.3 }, { "label": "2020s", "n": 16, "median": 350, "median_sqft": 0.2 } ], "bands": [ { "label": "Under $250K", "n": 1, "median": 725, "median_pct_price": 3.49 }, { "label": "$250K to $500K", "n": 42, "median": 444, "median_pct_price": 1.34 }, { "label": "$500K to $1M", "n": 50, "median": 388, "median_pct_price": 0.71 }, { "label": "$1M and up", "n": 3, "median": 1005, "median_pct_price": 1.1 } ], "pre1995": { "n": 58, "median": 478 }, "post2005": { "n": 31, "median": 350 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 85, "pct": 88.5 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 78, "pct": 81.2 }, { "key": "CableTv", "label": "Cable TV", "count": 46, "pct": 47.9 }, { "key": "Trash", "label": "Trash", "count": 32, "pct": 33.3 }, { "key": "Security", "label": "Security", "count": 27, "pct": 28.1 }, { "key": "Insurance", "label": "Building insurance", "count": 25, "pct": 26.0 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 24, "pct": 25.0 }, { "key": "Internet", "label": "Internet", "count": 19, "pct": 19.8 }, { "key": "Pools", "label": "Pool", "count": 18, "pct": 18.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 15, "pct": 15.6 }, { "key": "Roof", "label": "Roof", "count": 11, "pct": 11.5 }, { "key": "Sewer", "label": "Sewer", "count": 9, "pct": 9.4 }, { "key": "PestControl", "label": "Pest control", "count": 8, "pct": 8.3 }, { "key": "Water", "label": "Water", "count": 6, "pct": 6.2 } ], "includes_n": 96, "flags": { "sa_mentioned": { "count": 3, "pct": 3.1 }, "sa_none_or_paid": { "count": 3, "pct": 3.1 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 2, "pct": 2.1 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 94 }, "denominators": { "fee_percentages": 96, "fee_medians_percentiles": 96, "median_sqft": 96, "median_pct_price": 96, "includes_pct": 96, "flags_pct": 96, "cut_pct": 98 }, "developments": [ { "name": "Vintage Oaks", "master": null, "n": 13, "anecdotal": false, "median": 350, "median_sqft": 0.2, "year_built": 2026, "median_list_price": 705490, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Catalina Lakes", "master": null, "n": 5, "anecdotal": true, "median": 393, "median_sqft": 0.25, "year_built": 2001, "median_list_price": 559000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Westwood Gardens 1", "master": null, "n": 5, "anecdotal": true, "median": 390, "median_sqft": 0.31, "year_built": 1984, "median_list_price": 410000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 3 }, { "name": "Winchester Court", "master": null, "n": 5, "anecdotal": true, "median": 564, "median_sqft": 0.36, "year_built": 1988, "median_list_price": 399000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 393, "p25": 350, "p75": 564, "n": 96, "median_sqft": 0.25, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Palm Beach Gardens townhouse or villa monthly homeowners association fees have a median of $393 in the retained usable-fee sample of 96 listings, 31% above the five-county median", "In Palm Beach Gardens's retained usable-fee sample (96 listings after exclusions and percentile trimming), 31.2% have monthly-equivalent fees of $500 or more and 1% are below $200", "Palm Beach Gardens townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=31) vs pre-1995 (n=58), monthly median 27% lower" ], "lede": "PALM BEACH GARDENS, Fla., September 7, 2026 - Among 96 active townhouse or villa listings in Palm Beach Gardens retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $393, with the middle half between $350 and $564, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 98 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 31% above the separately trimmed five-county median of $300 and ranks 10th among 34 published city medians.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Palm Beach Gardens's retained usable-fee sample (n=96), after exclusions and percentile trimming, is $393, compared with $300 in the separately trimmed five-county sample.\"", "\"Among Palm Beach Gardens townhouses and villas in the retained usable-fee sample (n=96) after exclusions and percentile trimming, 31.2 percent have listed monthly-equivalent fees of $500 or more and 1 percent are below $200.\"", "\"Among the retained usable-fee listings in Palm Beach Gardens with a recorded construction year, the median monthly-equivalent fee is $350 for a recorded year built of 2005 or later (31 listings) and $478 for those built before 1995 (58 listings).\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Palm Beach Gardens, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (98 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 96 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 98 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-beach-gardens/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-palm-beach-gardens/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Palm Beach Gardens and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Palm Beach Gardens retained-sample median $393 a month (n=96); five-county median $300 (n=3,206, region-level trim).", "title": "Palm Beach Gardens townhouses and villas, retained usable-fee sample (n=96): median $393/month, 31% above the five-county median of $300", "visible_labels": [ "$393", "96", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 96 active Palm Beach Gardens townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 1% (1 listings); $200 to $300 11.5% (11 listings); $300 to $400 38.5% (37 listings); $400 to $600 32.3% (31 listings); $600 to $1,000 11.5% (11 listings); $1,000 and up 5.2% (5 listings).", "title": "38.5% of Palm Beach Gardens's retained usable-fee sample (96 listings) falls in the $300 to $400 monthly band", "visible_labels": [ "0%", "0", "1%", "1", "11.5%", "11", "38.5%", "37", "32.3%", "31", "11.5%", "11", "5.2%", "5" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Palm Beach Gardens townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=31; pre-1995 n=58.", "alt": "Column chart of median fee by recorded decade built: 1970s $263 (10 listings); 1980s $487 (41 listings); 1990s count only (7 listings); 2000s $393 (13 listings); 2010s count only (9 listings); 2020s $350 (16 listings). Recorded year built 2005 or later $350 (31 listings); before 1995 $478 (58 listings).", "title": "Palm Beach Gardens townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=31) vs pre-1995 (n=58), monthly median 27% lower", "visible_labels": [ "$263", "10", "$487", "41", "7", "$393", "13", "9", "$350", "16", "$350", "31", "$478", "58" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 98, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 98, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 98, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 98, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 96, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 96, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 96, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 96, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 96, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 96, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 98, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 96, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 96, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 139.65, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1206.7541000000003, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Palm Beach Gardens median $393 a month, South Florida median $300; Palm Beach Gardens ranks 10 of 34 cities.", "after": "Dot strip chart in five county lanes. Palm Beach Gardens retained-sample median $393 a month (n=96); five-county median $300 (n=3,206, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Palm Beach Gardens against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Palm Beach Gardens and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Palm Beach Gardens HOA fees on townhouses and villas sit 31% above the South Florida median", "after": "Palm Beach Gardens townhouses and villas, retained usable-fee sample (n=96): median $393/month, 31% above the five-county median of $300", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$393", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "96", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 1% (1 listings); $200 to $300 11.5% (11 listings); $300 to $400 38.5% (37 listings); $400 to $600 32.3% (31 listings); $600 to $1,000 11.5% (11 listings); $1,000 and up 5.2% (5 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 1% (1 listings); $200 to $300 11.5% (11 listings); $300 to $400 38.5% (37 listings); $400 to $600 32.3% (31 listings); $600 to $1,000 11.5% (11 listings); $1,000 and up 5.2% (5 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Palm Beach Gardens townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 96 active Palm Beach Gardens townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "38.5% of Palm Beach Gardens townhouses and villas for sale carry a fee of $300 to $400 a month", "after": "38.5% of Palm Beach Gardens's retained usable-fee sample (96 listings) falls in the $300 to $400 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "11.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "5.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "11.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "38.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "37", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "32.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "31", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s $263 (10 listings); 1980s $487 (41 listings); 1990s too few (7 listings); 2000s $393 (13 listings); 2010s too few (9 listings); 2020s $350 (16 listings).", "after": "Column chart of median fee by recorded decade built: 1970s $263 (10 listings); 1980s $487 (41 listings); 1990s count only (7 listings); 2000s $393 (13 listings); 2010s count only (9 listings); 2020s $350 (16 listings). Recorded year built 2005 or later $350 (31 listings); before 1995 $478 (58 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Palm Beach Gardens townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Palm Beach Gardens townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=31; pre-1995 n=58.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Palm Beach Gardens townhouses and villas built since 2005 ask 27% less in fees than those built before 1995", "after": "Palm Beach Gardens townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=31) vs pre-1995 (n=58), monthly median 27% lower", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$263", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$350", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "31", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "$478", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "58", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$487", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "41", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "$393", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$350", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Palm Beach Gardens townhouse or villa for sale carries a $393-a-month homeowners association fee, 31% above the South Florida median", "after": "Palm Beach Gardens townhouse or villa monthly homeowners association fees have a median of $393 in the retained usable-fee sample of 96 listings, 31% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "31.2% of Palm Beach Gardens townhouses and villas on the market ask $500 or more a month in fees; 1% stay under $200", "after": "In Palm Beach Gardens's retained usable-fee sample (96 listings after exclusions and percentile trimming), 31.2% have monthly-equivalent fees of $500 or more and 1% are below $200", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Palm Beach Gardens townhouses and villas built since 2005 carry fees 27% lower than communities from before 1995", "after": "Palm Beach Gardens townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=31) vs pre-1995 (n=58), monthly median 27% lower", "before_present": true, "after_present": true }, { "field": "lede", "before": "PALM BEACH GARDENS, Fla., September 7, 2026 - The median monthly homeowners association fee across the 96 townhouses and villas listed for sale in Palm Beach Gardens is $393, with half of the listings between $350 and $564 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 31% above the five-county South Florida median of $300, and ranks Palm Beach Gardens 10 of 34 cities.", "after": "PALM BEACH GARDENS, Fla., September 7, 2026 - Among 96 active townhouse or villa listings in Palm Beach Gardens retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $393, with the middle half between $350 and $564, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 98 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 31% above the separately trimmed five-county median of $300 and ranks 10th among 34 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Palm Beach Gardens permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-palm-beach-gardens/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Palm Beach Gardens, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (98 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 96 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 98 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-beach-gardens/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-palm-beach-gardens/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Palm Beach Gardens carries a monthly homeowners association fee of $393, 31% above the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Palm Beach Gardens's retained usable-fee sample (n=96), after exclusions and percentile trimming, is $393, compared with $300 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"31.2 percent of Palm Beach Gardens townhouses and villas on the market ask $500 or more a month in fees; 1 percent stay under $200.\"", "after": "\"Among Palm Beach Gardens townhouses and villas in the retained usable-fee sample (n=96) after exclusions and percentile trimming, 31.2 percent have listed monthly-equivalent fees of $500 or more and 1 percent are below $200.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Palm Beach Gardens, a townhouse or villa completed since 2005 carries a median fee of $350 a month, against $478 for one completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Palm Beach Gardens with a recorded construction year, the median monthly-equivalent fee is $350 for a recorded year built of 2005 or later (31 listings) and $478 for those built before 1995 (58 listings).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "5bfd37987157a821aa4b3eafb6aa392df799809ff98082b92b1c36a908014f31", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nPalm Beach Gardens HOA fees on townhouses and\nvillas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Palm Beach Gardens townhouse or villa for sale carries a $393-a-month homeowners\nassociation fee, 31% above the South Florida median\n31.2% of Palm Beach Gardens townhouses and villas on the market ask $500 or more a month in fees; 1%\nstay under $200\nPalm Beach Gardens townhouses and villas built since 2005 carry fees 27% lower than communities from\nbefore 1995\nLEDE\nPALM BEACH GARDENS, Fla., September 7, 2026 - The median monthly homeowners association fee across\nthe 96 townhouses and villas listed for sale in Palm Beach Gardens is $393, with half of the listings between\n$350 and $564 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is\n31% above the five-county South Florida median of $300, and ranks Palm Beach Gardens 10 of 34 cities.\nNUT GRAF\nPer square foot, the median Palm Beach Gardens townhouse or villa fee is $0.25 a month on a median home of\n1,596 square feet; at the median asking price of $547K, a year of fees equals 0.97% of the price. 31.2% of\nlistings ask $500 or more a month and 1% under $200. 15.6% of listings report two association layers (a\nmaster and a sub-association); 6.2% are billed quarterly and shown here as monthly equivalents. Agent-written\nremarks mention a special assessment on 3.1% of listings, describe one as pending or payable by the buyer on\n0%, and mention a mandatory club or membership on 2.1%. Communities completed since 2005 carry a\nmedian fee of $350 against $478 for those completed before 1995. 16.7% of the listings are entered as single-\nlevel villas, the rest as townhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Palm Beach Gardens\n98 (96 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$393\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nMiddle half of listings (25th to 75th percentile)\n$350 to $564\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.25 (median home 1,596 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n0.97% (asking $547K)\nSeptember 7, 2026\nListings asking $500 or more a month / under $200\n31.2% / 1%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n15.6% (15)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n6.2%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n3.1% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n2.1%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Palm Beach Gardens ranks 10 of\n34\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$350 (31 listings) / $478 (58 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Palm Beach Gardens carries a monthly homeowners\nassociation fee of $393, 31% above the five-county South Florida median of $300.\"\n\"31.2 percent of Palm Beach Gardens townhouses and villas on the market ask $500 or more a month in\nfees; 1 percent stay under $200.\"\n\"In Palm Beach Gardens, a townhouse or villa completed since 2005 carries a median fee of $350 a month,\nagainst $478 for one completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Palm Beach Gardens against every South Florida city with 30 or more active townhouse or\nvilla listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Palm Beach Gardens townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Palm Beach Gardens townhouses and villas by decade the home was\ncompleted, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Palm Beach Gardens permitted for internet display in PBP\nReal Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026.\nFees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-palm-beach-\ngardens/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and\nmay not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "bda8c91991086cc1e6676f430ac067ca3b55ad8fe8da7e3dc85ad74cfc06c924", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nPalm Beach Gardens HOA fees on townhouses and\nvillas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/palm-beach-\ngardens/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nPalm Beach Gardens townhouse or villa monthly homeowners association fees have a median of $393 in\nthe retained usable-fee sample of 96 listings, 31% above the five-county median\nIn Palm Beach Gardens's retained usable-fee sample (96 listings after exclusions and percentile trimming),\n31.2% have monthly-equivalent fees of $500 or more and 1% are below $200\nPalm Beach Gardens townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=31) vs\npre-1995 (n=58), monthly median 27% lower\nLEDE\nPALM BEACH GARDENS, Fla., September 7, 2026 - Among 96 active townhouse or villa listings in Palm Beach\nGardens retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's\n1st or above its 99th percentile, the median monthly homeowners association fee is $393, with the middle half\nbetween $350 and $564, according to PBP Real Estate's analysis of BeachesMLS listing data as of September\n7, 2026. There are 98 active townhouse or villa listings before those exclusions and trimming; the fee statistics\ndescribe the retained sample, not every property for sale. The city median is 31% above the separately\ntrimmed five-county median of $300 and ranks 10th among 34 published city medians.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Palm Beach Gardens townhouse or villa fee is $0.25\na month (96 retained listings with recorded living area of at least 300 square feet). A year of reported fees\nequals a median 0.97% of the listing's current asking price across 96 retained listings with a current asking\nprice of at least $20,000; this is the median of per-listing ratios. 31.2% of the retained sample have fees of\n$500 or more a month and 1% are below $200. 15.6% of the retained sample report two association layers (a\nmaster and a sub-association, summed here); 6.2% are billed quarterly and shown as monthly equivalents.\nAgent-written public remarks mention a special assessment on 3.1% of the retained sample, describe one as\npending or payable by the buyer on 0%, and mention a mandatory club or membership on 2.1%; 94 retained\nlistings carry remarks. These are keyword classifications of free text, not verified facts about any association.\nAmong retained listings with a recorded construction year, the median monthly-equivalent fee is $350 for a\nrecorded year built of 2005 or later (31 listings) and $478 for those built before 1995 (58 listings); construction\nyear is a recorded field and this comparison does not explain why fees differ. 16.7% of retained listings have\nthe recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported\ntogether after condominium classification.\nFACT BOX\nActive townhouse or villa listings, Palm Beach\nGardens (before exclusions and trimming)\n98\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n98 / 96 (2 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$393\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$350 to $564\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.25 (96 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n0.97% (96 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n31.2% (30) / 1% (1) of 96\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n15.6% (15)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n6.2%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n3.1% / 0%\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nRemarks mention a mandatory club or\nmembership, retained sample\n2.1%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$300 (3,206 listings); Palm Beach Gardens ranks\n10th among 34 published city medians\nSeptember 7, 2026\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$350 (2005+ n=31) / $478 (pre-1995 n=58)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Palm Beach Gardens's retained usable-fee\nsample (n=96), after exclusions and percentile trimming, is $393, compared with $300 in the separately\ntrimmed five-county sample.\"\n\"Among Palm Beach Gardens townhouses and villas in the retained usable-fee sample (n=96) after\nexclusions and percentile trimming, 31.2 percent have listed monthly-equivalent fees of $500 or more and\n1 percent are below $200.\"\n\"Among the retained usable-fee listings in Palm Beach Gardens with a recorded construction year, the\nmedian monthly-equivalent fee is $350 for a recorded year built of 2005 or later (31 listings) and $478 for\nthose built before 1995 (58 listings).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nPalm Beach Gardens and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming;\nthe five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30\nlistings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real\nEstate.\nChart data (aggregate): Dot strip chart in five county lanes. Palm Beach Gardens retained-sample median $393\na month (n=96); five-county median $300 (n=3,206, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 96 active Palm Beach Gardens townhouse or villa listings retained after\nunusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all\nactive listings. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 0% (0\nlistings); $100 to $200 1% (1 listings); $200 to $300 11.5% (11 listings); $300 to $400 38.5% (37 listings);\n$400 to $600 32.3% (31 listings); $600 to $1,000 11.5% (11 listings); $1,000 and up 5.2% (5 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Palm Beach Gardens townhouses and\nvillas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained\nrecords with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real\nEstate. Recorded YearBuilt 2005+ n=31; pre-1995 n=58.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s $263 (10 listings); 1980s\n$487 (41 listings); 1990s count only (7 listings); 2000s $393 (13 listings); 2010s count only (9 listings); 2020s\n$350 (16 listings). Recorded year built 2005 or later $350 (31 listings); before 1995 $478 (58 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Palm Beach Gardens,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing\nfrequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded\n(0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported\nseparately. A city is published when at least 30 listings have a valid fee before trimming (98 here). Fees below the 1st or above the\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\n99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 96 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 98 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes\ntogether after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific\nassociation's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as\nthe brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable\nbut not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/palm-beach-gardens/2026-09/ (corrected edition r1). A current-data page may be available at\nhttps://www.pbprealestate.com/hoa-fees-palm-beach-gardens/; where published, it uses a separately dated sample and its figures\nmay differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and\nmay not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "6c85501089d060166ad670549ec0d5cc6c70748482dd544129c0aa31c3935385", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - PALM BEACH GARDENS HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Palm Beach Gardens townhouse or villa monthly homeowners association fees have a median of $393 in the retained usable-fee sample of 96 listings, 31% above the five-county median\n2. In Palm Beach Gardens's retained usable-fee sample (96 listings after exclusions and percentile trimming), 31.2% have monthly-equivalent fees of $500 or more and 1% are below $200\n3. Palm Beach Gardens townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=31) vs pre-1995 (n=58), monthly median 27% lower\n\nLEDE\nPALM BEACH GARDENS, Fla., September 7, 2026 - Among 96 active townhouse or villa listings in Palm Beach Gardens retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $393, with the middle half between $350 and $564, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 98 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 31% above the separately trimmed five-county median of $300 and ranks 10th among 34 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Palm Beach Gardens townhouse or villa fee is $0.25 a month (96 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 0.97% of the listing's current asking price across 96 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 31.2% of the retained sample have fees of $500 or more a month and 1% are below $200. 15.6% of the retained sample report two association layers (a master and a sub-association, summed here); 6.2% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 3.1% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 2.1%; 94 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $350 for a recorded year built of 2005 or later (31 listings) and $478 for those built before 1995 (58 listings); construction year is a recorded field and this comparison does not explain why fees differ. 16.7% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Palm Beach Gardens (before exclusions and trimming): 98 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 98 / 96 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $393 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $350 to $564 [September 7, 2026]\n- Median fee per square foot per month: $0.25 (96 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 0.97% (96 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 31.2% (30) / 1% (1) of 96 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 15.6% (15) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 6.2% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 3.1% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 2.1% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Palm Beach Gardens ranks 10th among 34 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $350 (2005+ n=31) / $478 (pre-1995 n=58) [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Palm Beach Gardens's retained usable-fee sample (n=96), after exclusions and percentile trimming, is $393, compared with $300 in the separately trimmed five-county sample.\"\n- \"Among Palm Beach Gardens townhouses and villas in the retained usable-fee sample (n=96) after exclusions and percentile trimming, 31.2 percent have listed monthly-equivalent fees of $500 or more and 1 percent are below $200.\"\n- \"Among the retained usable-fee listings in Palm Beach Gardens with a recorded construction year, the median monthly-equivalent fee is $350 for a recorded year built of 2005 or later (31 listings) and $478 for those built before 1995 (58 listings).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- palm-beach-gardens-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Palm Beach Gardens and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Palm Beach Gardens retained-sample median $393 a month (n=96); five-county median $300 (n=3,206, region-level trim).\n- palm-beach-gardens-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 96 active Palm Beach Gardens townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 1% (1 listings); $200 to $300 11.5% (11 listings); $300 to $400 38.5% (37 listings); $400 to $600 32.3% (31 listings); $600 to $1,000 11.5% (11 listings); $1,000 and up 5.2% (5 listings).\n- palm-beach-gardens-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Palm Beach Gardens townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=31; pre-1995 n=58.\n Alt text: Column chart of median fee by recorded decade built: 1970s $263 (10 listings); 1980s $487 (41 listings); 1990s count only (7 listings); 2000s $393 (13 listings); 2010s count only (9 listings); 2020s $350 (16 listings). Recorded year built 2005 or later $350 (31 listings); before 1995 $478 (58 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Palm Beach Gardens, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (98 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 96 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 98 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-beach-gardens/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-palm-beach-gardens/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "palm-city", "city": "Palm City", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Martin", "segments": { "houses": { "active": 102, "sample_ok": true, "small_sample": false, "pending": 34, "median_list_price": 837000.0, "cut_count": 50, "cut_pct": 49.0, "raised_count": 1, "median_cut_pct": 4.0, "median_cut_dollars": 33091.0, "cut_last30": 25, "cut_last30_pct": 24.5, "cut_last7": 7, "median_dom": 53.5, "median_cdom": 59.0, "relisted_count": 8, "relisted_pct": 7.8, "over90": 41, "over90_pct": 40.2, "over180": 10, "fresh_held": 39, "fresh_held_pct": 38.2, "stale_uncut": 9, "stale_uncut_pct": 8.8, "dom_buckets": [ { "label": "0-30", "count": 34, "pct": 33.3 }, { "label": "31-60", "count": 18, "pct": 17.6 }, { "label": "61-90", "count": 9, "pct": 8.8 }, { "label": "91-180", "count": 31, "pct": 30.4 }, { "label": "181+", "count": 10, "pct": 9.8 } ], "bands": [ { "label": "Under $500K", "active": 11, "cut": 6, "cut_pct": 54.5, "median_cdom": 87 }, { "label": "$500K to $1M", "active": 62, "cut": 31, "cut_pct": 50.0, "median_cdom": 67.5 }, { "label": "$1M to $2M", "active": 24, "cut": 11, "cut_pct": 45.8, "median_cdom": 54.5 }, { "label": "$2M to $5M", "active": 5, "cut": 2, "cut_pct": 40.0, "median_cdom": 92 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 19, "pending_cut_pct": 55.9, "pending_median_cut_pct": 8.7, "pending_median_cdom": 78.0, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 100, "cut_pct": 51.0, "median_cdom": 61.0, "median_list_price": 827000.0 }, { "date": "2026-09-06", "active": 99, "cut_pct": 51.5, "median_cdom": 62, "median_list_price": 829000.0 }, { "date": "2026-09-07", "active": 102, "cut_pct": 49.0, "median_cdom": 59.0, "median_list_price": 837000.0 } ] }, "condos": { "active": 17, "sample_ok": false, "small_sample": false, "pending": 5, "median_list_price": 225000.0, "cut_count": 8, "cut_pct": 47.1, "raised_count": 0, "median_cut_pct": 12.1, "median_cut_dollars": 30050.0, "cut_last30": 3, "cut_last30_pct": 17.6, "cut_last7": 0, "median_dom": 119, "median_cdom": 119, "relisted_count": 0, "relisted_pct": 0.0, "over90": 11, "over90_pct": 64.7, "over180": 2, "fresh_held": 3, "fresh_held_pct": 17.6, "stale_uncut": 4, "stale_uncut_pct": 23.5, "dom_buckets": [ { "label": "0-30", "count": 3, "pct": 17.6 }, { "label": "31-60", "count": 1, "pct": 5.9 }, { "label": "61-90", "count": 2, "pct": 11.8 }, { "label": "91-180", "count": 9, "pct": 52.9 }, { "label": "181+", "count": 2, "pct": 11.8 } ], "bands": [ { "label": "Under $250K", "active": 10, "cut": 4, "cut_pct": 40.0, "median_cdom": 106.5 }, { "label": "$250K to $500K", "active": 7, "cut": 4, "cut_pct": 57.1, "median_cdom": 164 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 3, "pending_cut_pct": 60.0, "pending_median_cut_pct": 7.5, "pending_median_cdom": 73, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "49.0% of Palm City houses for sale have cut their asking price", "Palm City sellers blink faster than the rest of Martin County as 40.2% of houses pass 90 days on the market", "Buying in Palm City? Half houses have already come down once, by a median $33K" ], "lede": "PALM CITY, Fla., September 7, 2026 - 49.0% of the 102 single-family homes listed for sale in Palm City have reduced their asking price at least once, by a median 4.0% (about $33K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 17 for sale, too few to report percentages (floor 30).", "quotes": [ "\"49.0 percent of single-family homes for sale in Palm City have reduced their asking price at least once, by a median $33K.\"", "\"Counting every relisting, the median Palm City house for sale has been waiting 59 days, not the 54 the current listing shows.\"", "\"Of the Palm City houses now under contract, 44.1 percent never reduced their asking price; the rest cut by a median 8.7 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Palm City and Martin County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 102 houses, 17 condominiums, 34 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-palm-city/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Palm City versus Martin County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Palm City houses 49.0%, Martin County houses 48.0%. Condominiums: 17 for sale, too few to report.", "title": "Palm City houses are cutting 1.0 points more often than Martin County" }, { "caption": "Active Palm City listings by cumulative days on market, houses, September 7, 2026. 40.2% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 33.3%, 31-60 days 17.6%, 61-90 days 8.8%, 91-180 days 30.4%, 181+ days 9.8%.", "title": "40.2% of Palm City houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Palm City houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 54.5% of 11; $500K to $1M 50.0% of 62; $1M to $2M 45.8% of 24; $2M to $5M too few to read of 5; $5M and up too few to read of 0.", "title": "$500K to $1M Palm City houses have cut most often: 50.0% of 62" } ] } }, "after": { "figures": { "city": { "county": "Martin", "county_basis": "published_city_config_presentation_only", "county_counts": { "Martin": 145, "St Lucie": 13 }, "county_missing_count": 0, "multi_county": true, "county_benchmark": "Martin", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 102, "sample_ok": true, "small_sample": false, "pending": 34, "median_list_price": 837000.0, "cut_count": 50, "cut_pct": 49.0, "raised_count": 1, "valid_price_count": 102, "missing_price_count": 0, "unchanged_count": 51, "not_below_original_count": 52, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.0, "median_cut_dollars": 33091.0, "cut_last30": 25, "cut_last30_pct": 24.5, "cut_last7": 7, "median_dom": 53.5, "median_cdom": 59.0, "dom_n": 102, "cdom_n": 102, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 102, "relisted_count": 8, "relisted_pct": 7.8, "over90": 41, "over90_pct": 40.2, "over180": 10, "fresh_held": 39, "fresh_held_pct": 38.2, "fresh_held_missing_cdom_count": 0, "stale_uncut": 9, "stale_uncut_pct": 8.8, "dom_buckets": [ { "label": "0-30", "count": 34, "pct": 33.3 }, { "label": "31-60", "count": 18, "pct": 17.6 }, { "label": "61-90", "count": 9, "pct": 8.8 }, { "label": "91-180", "count": 31, "pct": 30.4 }, { "label": "181+", "count": 10, "pct": 9.8 } ], "bands": [ { "label": "Under $500K", "active": 11, "cut": 6, "cut_pct": 54.5, "median_cdom": 87, "cut_pct_denominator": 11, "cdom_n": 11, "valid_price_count": 11 }, { "label": "$500K to $1M", "active": 62, "cut": 31, "cut_pct": 50.0, "median_cdom": 67.5, "cut_pct_denominator": 62, "cdom_n": 62, "valid_price_count": 62 }, { "label": "$1M to $2M", "active": 24, "cut": 11, "cut_pct": 45.8, "median_cdom": 54.5, "cut_pct_denominator": 24, "cdom_n": 24, "valid_price_count": 24 }, { "label": "$2M to $5M", "active": 5, "cut": 2, "cut_pct": 40.0, "median_cdom": 92, "cut_pct_denominator": 5, "cdom_n": 5, "valid_price_count": 5 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 19, "pending_cut_pct": 55.9, "pending_valid_price_count": 34, "pending_missing_price_count": 0, "pending_unchanged_count": 15, "pending_raised_count": 0, "pending_not_below_original_count": 15, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 34, "pending_dom_n": 34, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 8.7, "pending_median_cdom": 78.0, "denominators": { "cut_pct": 102, "cut_last30_pct": 102, "relisted_pct": 102, "fresh_held_pct": 102, "stale_uncut_pct": 102, "over90_pct": 102, "dom_bucket_pct": 102, "pending_cut_pct": 34, "median_dom": 102, "median_cdom": 102, "median_cut_pct": 50, "median_cut_dollars": 50, "pending_median_cut_pct": 19, "pending_median_cdom": 34 }, "county_counts": { "Martin": 97, "St Lucie": 5 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 102, "cut_pct": 49.0, "median_cdom": 59.0, "median_list_price": 837000.0 } ] }, "condos": { "active": 17, "sample_ok": false, "small_sample": false, "pending": 5, "median_list_price": 225000.0, "cut_count": 8, "cut_pct": 47.1, "raised_count": 0, "valid_price_count": 17, "missing_price_count": 0, "unchanged_count": 9, "not_below_original_count": 9, "cut_sample_ok": false, "cut_small_sample": true, "median_cut_pct": 12.1, "median_cut_dollars": 30050.0, "cut_last30": 3, "cut_last30_pct": 17.6, "cut_last7": 0, "median_dom": 119, "median_cdom": 119, "dom_n": 17, "cdom_n": 17, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 17, "relisted_count": 0, "relisted_pct": 0.0, "over90": 11, "over90_pct": 64.7, "over180": 2, "fresh_held": 3, "fresh_held_pct": 17.6, "fresh_held_missing_cdom_count": 0, "stale_uncut": 4, "stale_uncut_pct": 23.5, "dom_buckets": [ { "label": "0-30", "count": 3, "pct": 17.6 }, { "label": "31-60", "count": 1, "pct": 5.9 }, { "label": "61-90", "count": 2, "pct": 11.8 }, { "label": "91-180", "count": 9, "pct": 52.9 }, { "label": "181+", "count": 2, "pct": 11.8 } ], "bands": [ { "label": "Under $250K", "active": 10, "cut": 4, "cut_pct": 40.0, "median_cdom": 106.5, "cut_pct_denominator": 10, "cdom_n": 10, "valid_price_count": 10 }, { "label": "$250K to $500K", "active": 7, "cut": 4, "cut_pct": 57.1, "median_cdom": 164, "cut_pct_denominator": 7, "cdom_n": 7, "valid_price_count": 7 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 3, "pending_cut_pct": 60.0, "pending_valid_price_count": 5, "pending_missing_price_count": 0, "pending_unchanged_count": 2, "pending_raised_count": 0, "pending_not_below_original_count": 2, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 5, "pending_dom_n": 5, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 7.5, "pending_median_cdom": 73, "denominators": { "cut_pct": 17, "cut_last30_pct": 17, "relisted_pct": 17, "fresh_held_pct": 17, "stale_uncut_pct": 17, "over90_pct": 17, "dom_bucket_pct": 17, "pending_cut_pct": 5, "median_dom": 17, "median_cdom": 17, "median_cut_pct": 8, "median_cut_dollars": 8, "pending_median_cut_pct": 3, "pending_median_cdom": 5 }, "county_counts": { "Martin": 10, "St Lucie": 7 }, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "49% of Palm City houses for sale are asking less than their original list price", "Seller Blink Rate™ in Palm City: 49% of houses list below original asking, against 48.7% across Martin County", "Buying in Palm City? 50 of the 102 houses for sale are asking below their original price, by a median $33K" ], "lede": "PALM CITY, Fla., September 7, 2026 - 49% of the 102 single-family homes listed for sale in Palm City (50 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 50 reduced listings, the median reduction is 4% (about $33K). Condominiums: 17 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"49 percent of single-family homes for sale in Palm City have a current asking price below their original list price; among those 50 reduced listings the median reduction is $33K.\"", "\"Among active Palm City houses, the median recorded CumulativeDaysOnMarket value is 59 days and the median recorded DaysOnMarket value is 54 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 55.9 percent of the 34 Palm City houses under contract had a recorded asking price below their original list price; the median reduction among that group was 8.7 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Palm City, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (51 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 102 houses, 17 condominiums, 34 houses under contract. Geography is the MLS City field, not a municipal boundary; 13 of 158 Palm City listings carry a different county in the MLS record. County comparisons use listings whose MLS record is in Martin County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-city/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-palm-city/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Palm City versus Martin County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Palm City houses 49%, Martin County houses 48.7%. Condominiums: 17 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 49% of Palm City houses for sale are asking below their original price, in line with 48.7% across Martin County", "visible_labels": [ "48.7%", "49%" ] }, { "caption": "Active Palm City houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 40.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 33.3%, 31-60 days 17.6%, 61-90 days 8.8%, 91-180 days 30.4%, 181+ days 9.8%.", "title": "40.2% of Palm City houses for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "33.3%", "17.6%", "8.8%", "30.4%", "9.8%", "40.2%" ] }, { "caption": "Share of active Palm City houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 54.5% (6 of 11); $500K to $1M 50% (31 of 62); $1M to $2M 45.8% (11 of 24); $2M to $5M 5 listed, count only; $5M and up 0 listed, count only.", "title": "$500K to $1M Palm City houses show the highest share asking below original: 50% of 62", "visible_labels": [ "0", "5", "45.8%", "11", "24", "50%", "31", "62", "54.5%", "6", "11" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Martin", "before_present": false, "after_present": true }, { "field": "city.county_counts.Martin", "before": null, "after": 145, "before_present": false, "after_present": true }, { "field": "city.county_counts.St Lucie", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Martin", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.St Lucie", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 102, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Martin", "before": null, "after": 97, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.St Lucie", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 102, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 102, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 102, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 102, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 102, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 102, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 102, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 102, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 102, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 102, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 102, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 102, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Palm City houses 49.0%, Martin County houses 48.0%. Condominiums: 17 for sale, too few to report.", "after": "Horizontal bar chart. Palm City houses 49%, Martin County houses 48.7%. Condominiums: 17 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Palm City versus Martin County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Palm City versus Martin County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Palm City houses are cutting 1.0 points more often than Martin County", "after": "Seller Blink Rate™: 49% of Palm City houses for sale are asking below their original price, in line with 48.7% across Martin County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "48.7%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "49%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 33.3%, 31-60 days 17.6%, 61-90 days 8.8%, 91-180 days 30.4%, 181+ days 9.8%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 33.3%, 31-60 days 17.6%, 61-90 days 8.8%, 91-180 days 30.4%, 181+ days 9.8%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Palm City listings by cumulative days on market, houses, September 7, 2026. 40.2% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Palm City houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 40.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "40.2% of Palm City houses for sale have waited more than 90 days, counting every relisting", "after": "40.2% of Palm City houses for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "33.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "17.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "8.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "30.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "9.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "40.2%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 54.5% of 11; $500K to $1M 50.0% of 62; $1M to $2M 45.8% of 24; $2M to $5M too few to read of 5; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 54.5% (6 of 11); $500K to $1M 50% (31 of 62); $1M to $2M 45.8% (11 of 24); $2M to $5M 5 listed, count only; $5M and up 0 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Palm City houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Palm City houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Palm City houses have cut most often: 50.0% of 62", "after": "$500K to $1M Palm City houses show the highest share asking below original: 50% of 62", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "45.8%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "24", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "50%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "31", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "62", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "54.5%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "49.0% of Palm City houses for sale have cut their asking price", "after": "49% of Palm City houses for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Palm City sellers blink faster than the rest of Martin County as 40.2% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Palm City: 49% of houses list below original asking, against 48.7% across Martin County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Palm City? Half houses have already come down once, by a median $33K", "after": "Buying in Palm City? 50 of the 102 houses for sale are asking below their original price, by a median $33K", "before_present": true, "after_present": true }, { "field": "lede", "before": "PALM CITY, Fla., September 7, 2026 - 49.0% of the 102 single-family homes listed for sale in Palm City have reduced their asking price at least once, by a median 4.0% (about $33K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 17 for sale, too few to report percentages (floor 30).", "after": "PALM CITY, Fla., September 7, 2026 - 49% of the 102 single-family homes listed for sale in Palm City (50 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 50 reduced listings, the median reduction is 4% (about $33K). Condominiums: 17 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Palm City and Martin County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 102 houses, 17 condominiums, 34 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-palm-city/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Palm City, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (51 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 102 houses, 17 condominiums, 34 houses under contract. Geography is the MLS City field, not a municipal boundary; 13 of 158 Palm City listings carry a different county in the MLS record. County comparisons use listings whose MLS record is in Martin County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-city/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-palm-city/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"49.0 percent of single-family homes for sale in Palm City have reduced their asking price at least once, by a median $33K.\"", "after": "\"49 percent of single-family homes for sale in Palm City have a current asking price below their original list price; among those 50 reduced listings the median reduction is $33K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Palm City house for sale has been waiting 59 days, not the 54 the current listing shows.\"", "after": "\"Among active Palm City houses, the median recorded CumulativeDaysOnMarket value is 59 days and the median recorded DaysOnMarket value is 54 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Palm City houses now under contract, 44.1 percent never reduced their asking price; the rest cut by a median 8.7 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 55.9 percent of the 34 Palm City houses under contract had a recorded asking price below their original list price; the median reduction among that group was 8.7 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "7329cf7cbaf467da94875c89b63de23eba1ecfbaff6fac543e6d1cb1c5b7d489", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nPalm City price cuts and true days on market\nHEADLINE OPTIONS\n49.0% of Palm City houses for sale have cut their asking price\nPalm City sellers blink faster than the rest of Martin County as 40.2% of houses pass 90 days on the market\nBuying in Palm City? Half houses have already come down once, by a median $33K\nLEDE\nPALM CITY, Fla., September 7, 2026 - 49.0% of the 102 single-family homes listed for sale in Palm City have\nreduced their asking price at least once, by a median 4.0% (about $33K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Condominiums: 17 for sale, too few to report percentages (floor\n30).\nNUT GRAF\nThe figures point to a market where 55.9% of houses reached a contract only after a price cut: of the 34 Palm\nCity houses now under contract, 55.9% reduced before going under contract, with a median cut of 8.7% and a\nmedian 78 days to contract. Across Martin County the price-cut share is 48.0% for houses and 47.2% for\ncondominiums, so Palm City houses are cutting 1.0 points more often than the county. Counting every\nrelisting, the median Palm City house for sale has been on the market 59 days, against 54 on its current listing;\n7.8% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nPalm City\n102\nShare with at\nleast one price\nreduction,\nhouses\n49.0% (50 of 102)\nMedian\nreduction\nfrom original\nasking, houses\n4.0% (about $33K)\nActive\ncondominium\n17 (below the 30-listing floor; percentages not reported)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nlistings, Palm\nCity\nMedian\ncumulative\ndays on\nmarket,\nhouses\n59 days (54 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n40.2% (41 of 102)\nHouses under\ncontract that\nreduced first\n55.9% of 34\nMartin County\nprice-cut\nshare,\nhouses /\ncondominiums\n48.0% / 47.2%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting faster than similar-priced cities\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Bea\nQUOTABLE DATA POINTS\n\"49.0 percent of single-family homes for sale in Palm City have reduced their asking price at least once, by\na median $33K.\"\n\"Counting every relisting, the median Palm City house for sale has been waiting 59 days, not the 54 the\ncurrent listing shows.\"\n\"Of the Palm City houses now under contract, 44.1 percent never reduced their asking price; the rest cut\nby a median 8.7 percent before a buyer committed. Contract prices are not known until the sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nShare of active listings with at least one price reduction, Palm City versus Martin County, houses, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nActive Palm City listings by cumulative days on market, houses, September 7, 2026. 40.2% of houses have passed 90 days. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nShare of active Palm City houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Palm City and Martin County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 102 houses, 17 condominiums, 34 houses under\ncontract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every\nfigure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-palm-city/ .\nConditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price\nfalls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced\ncities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut.\nCutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four\ncities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets.\nA read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "a164adcbe2c52c70c03b2195a0d2bb5906dd1265b7d429e073bb0d627f6f1d3a", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nPalm City asking-price reductions and recorded days on\nmarket\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/palm-city/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n49% of Palm City houses for sale are asking less than their original list price\nSeller Blink Rate™ in Palm City: 49% of houses list below original asking, against 48.7% across Martin\nCounty\nBuying in Palm City? 50 of the 102 houses for sale are asking below their original price, by a median $33K\nLEDE\nPALM CITY, Fla., September 7, 2026 - 49% of the 102 single-family homes listed for sale in Palm City (50\nlistings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 50 reduced listings, the median reduction is\n4% (about $33K). Condominiums: 17 for sale, below the 30-listing floor, so no percentages are reported for\nthem.\nNUT GRAF\nFor active Palm City houses, the median recorded CumulativeDaysOnMarket value is 59 days and the median\nrecorded DaysOnMarket value is 54 days, each calculated from non-missing values in that field (102 and 102\nlistings). 7.8% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 34 Palm City houses under\ncontract (Pending or Active Under Contract), 19 (55.9%) have a recorded asking price below their original list\nprice; the median reduction among that group is 8.7%. The remainder are not recorded as below their original\nlist price, which is not a price history. These asking-price fields do not disclose the agreed contract price.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nAcross Martin County the shares asking below original are 48.7% for houses and 49.5% for condominiums;\nPalm City houses are in line with the county share.\nFACT BOX\nActive single-family listings, Palm\nCity\n102\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n49% (50 of 102)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n102 / 0; 51 / 1\nSeptember 7, 2026\nMedian reduction among the 50\nreduced houses\n4% (about $33K)\nSeptember 7, 2026\nActive condominium listings, Palm\nCity\n17 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n59 / 54 days (from 102 / 102 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over\n90 days\n40.2% (41 of 102 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking\nbelow original list price\n55.9% (19 of 34)\nSeptember 7, 2026\nMartin County share asking below\noriginal, houses / condominiums\n48.7% / 49.5%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Higher below-original share than peers\nSeptember 7, 2026\nPeer group, houses (median asking\n$600K to $1M; peer share 44.3%)\nRoyal Palm Beach, Homestead, Jensen Beach, Hallandale Beach,\nHollywood, Pompano Beach, Dania Beach, Hialeah, North\nMiami Beach, West Palm Beach, Pembroke Pines, Cutler Bay,\nMiramar, The Acreage, Coral Springs, North Miami, Hobe\nSound, Stuart, Plantation, Westlake, Loxahatchee, Miami,\nCooper City, Wilton Manors, Fort Lauderdale\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"49 percent of single-family homes for sale in Palm City have a current asking price below their original list\nprice; among those 50 reduced listings the median reduction is $33K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"Among active Palm City houses, the median recorded CumulativeDaysOnMarket value is 59 days and the\nmedian recorded DaysOnMarket value is 54 days. These are MLS-recorded fields, not an independently\nreconstructed listing history.\"\n\"At the snapshot, 55.9 percent of the 34 Palm City houses under contract had a recorded asking price\nbelow their original list price; the median reduction among that group was 8.7 percent. The remainder\nwere not recorded as below their original list price, which is not a price history. Agreed contract prices are\nnot inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Palm City versus Martin County,\nhouses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nChart data (aggregate): Horizontal bar chart. Palm City houses 49%, Martin County houses 48.7%.\nCondominiums: 17 for sale, count only. Share of active listings asking below their original list price, September\n7, 2026.\nActive Palm City houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value\nin that field; 40.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 33.3%, 31-60\ndays 17.6%, 61-90 days 8.8%, 91-180 days 30.4%, 181+ days 9.8%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Palm City houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to\n29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 54.5% (6 of 11); $500K to $1M 50% (31 of 62); $1M to $2M 45.8% (11 of 24); $2M to\n$5M 5 listed, count only; $5M and up 0 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Palm City,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (51 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below\nthe floor and appear as a count only. Sample sizes: 102 houses, 17 condominiums, 34 houses under contract. Geography is the MLS\nCity field, not a municipal boundary; 13 of 158 Palm City listings carry a different county in the MLS record. County comparisons use\nlistings whose MLS record is in Martin County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking\nbelow their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read\nworks: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and\ncondominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of\nunder-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-\nprice records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between\nthe rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active\nlistings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source\ntable behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-city/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-palm-city/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "a4b1ef8bcc1f5a7c0abb2a55ecabe0cd9e6b752380bbe45e2f70554382c049af", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - PALM CITY PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 49% of Palm City houses for sale are asking less than their original list price\n2. Seller Blink Rate™ in Palm City: 49% of houses list below original asking, against 48.7% across Martin County\n3. Buying in Palm City? 50 of the 102 houses for sale are asking below their original price, by a median $33K\n\nLEDE\nPALM CITY, Fla., September 7, 2026 - 49% of the 102 single-family homes listed for sale in Palm City (50 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 50 reduced listings, the median reduction is 4% (about $33K). Condominiums: 17 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active Palm City houses, the median recorded CumulativeDaysOnMarket value is 59 days and the median recorded DaysOnMarket value is 54 days, each calculated from non-missing values in that field (102 and 102 listings). 7.8% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 34 Palm City houses under contract (Pending or Active Under Contract), 19 (55.9%) have a recorded asking price below their original list price; the median reduction among that group is 8.7%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Martin County the shares asking below original are 48.7% for houses and 49.5% for condominiums; Palm City houses are in line with the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Palm City: 102 [September 7, 2026]\n- Share asking below original list price, houses: 49% (50 of 102) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 102 / 0; 51 / 1 [September 7, 2026]\n- Median reduction among the 50 reduced houses: 4% (about $33K) [September 7, 2026]\n- Active condominium listings, Palm City: 17 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 59 / 54 days (from 102 / 102 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 40.2% (41 of 102 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 55.9% (19 of 34) [September 7, 2026]\n- Martin County share asking below original, houses / condominiums: 48.7% / 49.5% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Higher below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, North Miami Beach, West Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The Acreage, Coral Springs, North Miami, Hobe Sound, Stuart, Plantation, Westlake, Loxahatchee, Miami, Cooper City, Wilton Manors, Fort Lauderdale [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"49 percent of single-family homes for sale in Palm City have a current asking price below their original list price; among those 50 reduced listings the median reduction is $33K.\"\n- \"Among active Palm City houses, the median recorded CumulativeDaysOnMarket value is 59 days and the median recorded DaysOnMarket value is 54 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 55.9 percent of the 34 Palm City houses under contract had a recorded asking price below their original list price; the median reduction among that group was 8.7 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- palm-city-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Palm City versus Martin County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Palm City houses 49%, Martin County houses 48.7%. Condominiums: 17 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- palm-city-true-days-on-market-r1-2026-09-07.png\n Caption: Active Palm City houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 40.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 33.3%, 31-60 days 17.6%, 61-90 days 8.8%, 91-180 days 30.4%, 181+ days 9.8%.\n- palm-city-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Palm City houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 54.5% (6 of 11); $500K to $1M 50% (31 of 62); $1M to $2M 45.8% (11 of 24); $2M to $5M 5 listed, count only; $5M and up 0 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Palm City, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (51 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 102 houses, 17 condominiums, 34 houses under contract. Geography is the MLS City field, not a municipal boundary; 13 of 158 Palm City listings carry a different county in the MLS record. County comparisons use listings whose MLS record is in Martin County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-city/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-palm-city/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-d0d990921d49a33b2f04" }, { "slug": "palm-springs", "city": "Palm Springs", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "segments": { "houses": { "active": 21, "sample_ok": false, "small_sample": false, "pending": 13, "median_list_price": 545000.0, "cut_count": 10, "cut_pct": 47.6, "raised_count": 0, "median_cut_pct": 5.6, "median_cut_dollars": 32050.0, "cut_last30": 5, "cut_last30_pct": 23.8, "cut_last7": 1, "median_dom": 23, "median_cdom": 45, "relisted_count": 4, "relisted_pct": 19.0, "over90": 6, "over90_pct": 28.6, "over180": 4, "fresh_held": 8, "fresh_held_pct": 38.1, "stale_uncut": 2, "stale_uncut_pct": 9.5, "dom_buckets": [ { "label": "0-30", "count": 9, "pct": 42.9 }, { "label": "31-60", "count": 2, "pct": 9.5 }, { "label": "61-90", "count": 4, "pct": 19.0 }, { "label": "91-180", "count": 2, "pct": 9.5 }, { "label": "181+", "count": 4, "pct": 19.0 } ], "bands": [ { "label": "Under $500K", "active": 7, "cut": 4, "cut_pct": 57.1, "median_cdom": 67 }, { "label": "$500K to $1M", "active": 14, "cut": 6, "cut_pct": 42.9, "median_cdom": 44.5 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 5, "pending_cut_pct": 38.5, "pending_median_cut_pct": 4.8, "pending_median_cdom": 21, "series": [] }, "condos": { "active": 67, "sample_ok": true, "small_sample": false, "pending": 7, "median_list_price": 99000.0, "cut_count": 30, "cut_pct": 44.8, "raised_count": 2, "median_cut_pct": 16.7, "median_cut_dollars": 15000.0, "cut_last30": 6, "cut_last30_pct": 9.0, "cut_last7": 0, "median_dom": 77, "median_cdom": 133, "relisted_count": 13, "relisted_pct": 19.4, "over90": 38, "over90_pct": 56.7, "over180": 27, "fresh_held": 21, "fresh_held_pct": 31.3, "stale_uncut": 12, "stale_uncut_pct": 17.9, "dom_buckets": [ { "label": "0-30", "count": 17, "pct": 25.4 }, { "label": "31-60", "count": 6, "pct": 9.0 }, { "label": "61-90", "count": 6, "pct": 9.0 }, { "label": "91-180", "count": 11, "pct": 16.4 }, { "label": "181+", "count": 27, "pct": 40.3 } ], "bands": [ { "label": "Under $250K", "active": 66, "cut": 30, "cut_pct": 45.5, "median_cdom": 135.5 }, { "label": "$250K to $500K", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 1 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 4, "pending_cut_pct": 57.1, "pending_median_cut_pct": 17.3, "pending_median_cdom": 35, "tier": "c1", "series": [ { "date": "2026-09-05", "active": 65, "cut_pct": 46.2, "median_cdom": 147, "median_list_price": 99000.0 }, { "date": "2026-09-06", "active": 66, "cut_pct": 45.5, "median_cdom": 142.5, "median_list_price": 99000.0 }, { "date": "2026-09-07", "active": 67, "cut_pct": 44.8, "median_cdom": 133, "median_list_price": 99000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "44.8% of Palm Springs condominiums for sale have cut their asking price", "Palm Springs sellers track the rest of Palm Beach County as 56.7% of condominiums pass 90 days on the market", "Buying in Palm Springs? Two in five condominiums have already come down once, by a median $15K" ], "lede": "PALM SPRINGS, Fla., September 7, 2026 - 44.8% of the 67 condominiums listed for sale in Palm Springs have reduced their asking price at least once, by a median 16.7% (about $15K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 21 for sale, too few to report percentages (floor 30).", "quotes": [ "\"44.8 percent of condominiums for sale in Palm Springs have reduced their asking price at least once, by a median $15K.\"", "\"Counting every relisting, the median Palm Springs condominium for sale has been waiting 133 days, not the 77 the current listing shows.\"", "\"Of the Palm Springs condominiums now under contract, 42.9 percent never reduced their asking price; the rest cut by a median 17.3 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Palm Springs and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 67 condominiums, 21 houses, 7 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-palm-springs/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Palm Springs versus Palm Beach County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Palm Springs condominiums 44.8%, Palm Beach County condominiums 44.6%. Houses: 21 for sale, too few to report.", "title": "Palm Springs condominiums are cutting at about the Palm Beach County rate" }, { "caption": "Active Palm Springs listings by cumulative days on market, condominiums, September 7, 2026. 56.7% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 25.4%, 31-60 days 9.0%, 61-90 days 9.0%, 91-180 days 16.4%, 181+ days 40.3%.", "title": "56.7% of Palm Springs condominiums for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Palm Springs condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K 45.5% of 66; $250K to $500K too few to read of 1; $500K to $1M too few to read of 0; $1M and up too few to read of 0.", "title": "Under $250K Palm Springs condominiums have cut most often: 45.5% of 66" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 108 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 21, "sample_ok": false, "small_sample": false, "pending": 13, "median_list_price": 545000.0, "cut_count": 10, "cut_pct": 47.6, "raised_count": 0, "valid_price_count": 21, "missing_price_count": 0, "unchanged_count": 11, "not_below_original_count": 11, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 5.6, "median_cut_dollars": 32050.0, "cut_last30": 5, "cut_last30_pct": 23.8, "cut_last7": 1, "median_dom": 23, "median_cdom": 45, "dom_n": 21, "cdom_n": 21, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 21, "relisted_count": 4, "relisted_pct": 19.0, "over90": 6, "over90_pct": 28.6, "over180": 4, "fresh_held": 8, "fresh_held_pct": 38.1, "fresh_held_missing_cdom_count": 0, "stale_uncut": 2, "stale_uncut_pct": 9.5, "dom_buckets": [ { "label": "0-30", "count": 9, "pct": 42.9 }, { "label": "31-60", "count": 2, "pct": 9.5 }, { "label": "61-90", "count": 4, "pct": 19.0 }, { "label": "91-180", "count": 2, "pct": 9.5 }, { "label": "181+", "count": 4, "pct": 19.0 } ], "bands": [ { "label": "Under $500K", "active": 7, "cut": 4, "cut_pct": 57.1, "median_cdom": 67, "cut_pct_denominator": 7, "cdom_n": 7, "valid_price_count": 7 }, { "label": "$500K to $1M", "active": 14, "cut": 6, "cut_pct": 42.9, "median_cdom": 44.5, "cut_pct_denominator": 14, "cdom_n": 14, "valid_price_count": 14 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 5, "pending_cut_pct": 38.5, "pending_valid_price_count": 13, "pending_missing_price_count": 0, "pending_unchanged_count": 8, "pending_raised_count": 0, "pending_not_below_original_count": 8, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 13, "pending_dom_n": 13, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 4.8, "pending_median_cdom": 21, "denominators": { "cut_pct": 21, "cut_last30_pct": 21, "relisted_pct": 21, "fresh_held_pct": 21, "stale_uncut_pct": 21, "over90_pct": 21, "dom_bucket_pct": 21, "pending_cut_pct": 13, "median_dom": 21, "median_cdom": 21, "median_cut_pct": 10, "median_cut_dollars": 10, "pending_median_cut_pct": 5, "pending_median_cdom": 13 }, "county_counts": { "Palm Beach": 21 }, "series": [] }, "condos": { "active": 67, "sample_ok": true, "small_sample": false, "pending": 7, "median_list_price": 99000.0, "cut_count": 30, "cut_pct": 44.8, "raised_count": 2, "valid_price_count": 67, "missing_price_count": 0, "unchanged_count": 35, "not_below_original_count": 37, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 16.7, "median_cut_dollars": 15000.0, "cut_last30": 6, "cut_last30_pct": 9.0, "cut_last7": 0, "median_dom": 77, "median_cdom": 133, "dom_n": 67, "cdom_n": 67, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 67, "relisted_count": 13, "relisted_pct": 19.4, "over90": 38, "over90_pct": 56.7, "over180": 27, "fresh_held": 21, "fresh_held_pct": 31.3, "fresh_held_missing_cdom_count": 0, "stale_uncut": 12, "stale_uncut_pct": 17.9, "dom_buckets": [ { "label": "0-30", "count": 17, "pct": 25.4 }, { "label": "31-60", "count": 6, "pct": 9.0 }, { "label": "61-90", "count": 6, "pct": 9.0 }, { "label": "91-180", "count": 11, "pct": 16.4 }, { "label": "181+", "count": 27, "pct": 40.3 } ], "bands": [ { "label": "Under $250K", "active": 66, "cut": 30, "cut_pct": 45.5, "median_cdom": 135.5, "cut_pct_denominator": 66, "cdom_n": 66, "valid_price_count": 66 }, { "label": "$250K to $500K", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 1, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 4, "pending_cut_pct": 57.1, "pending_valid_price_count": 7, "pending_missing_price_count": 0, "pending_unchanged_count": 3, "pending_raised_count": 0, "pending_not_below_original_count": 3, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 7, "pending_dom_n": 7, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 17.3, "pending_median_cdom": 35, "denominators": { "cut_pct": 67, "cut_last30_pct": 67, "relisted_pct": 67, "fresh_held_pct": 67, "stale_uncut_pct": 67, "over90_pct": 67, "dom_bucket_pct": 67, "pending_cut_pct": 7, "median_dom": 67, "median_cdom": 67, "median_cut_pct": 30, "median_cut_dollars": 30, "pending_median_cut_pct": 4, "pending_median_cdom": 7 }, "county_counts": { "Palm Beach": 67 }, "tier": "c1", "series": [ { "date": "2026-09-07", "active": 67, "cut_pct": 44.8, "median_cdom": 133, "median_list_price": 99000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "44.8% of Palm Springs condominiums for sale are asking less than their original list price", "Seller Blink Rate™ in Palm Springs: 44.8% of condominiums list below original asking, against 44.6% across Palm Beach County", "Buying in Palm Springs? 30 of the 67 condominiums for sale are asking below their original price, by a median $15K" ], "lede": "PALM SPRINGS, Fla., September 7, 2026 - 44.8% of the 67 condominiums listed for sale in Palm Springs (30 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 30 reduced listings, the median reduction is 16.7% (about $15K). Houses: 21 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"44.8 percent of condominiums for sale in Palm Springs have a current asking price below their original list price; among those 30 reduced listings the median reduction is $15K.\"", "\"Among active Palm Springs condominiums, the median recorded CumulativeDaysOnMarket value is 133 days and the median recorded DaysOnMarket value is 77 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"7 Palm Springs condominiums are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Palm Springs, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (35 unchanged, 2 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 67 condominiums, 21 houses, 7 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-springs/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-palm-springs/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Palm Springs versus Palm Beach County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Palm Springs condominiums 44.8%, Palm Beach County condominiums 44.6%. Houses: 21 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 44.8% of Palm Springs condominiums for sale are asking below their original price, in line with 44.6% across Palm Beach County", "visible_labels": [ "44.6%", "44.8%" ] }, { "caption": "Active Palm Springs condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 56.7% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 25.4%, 31-60 days 9%, 61-90 days 9%, 91-180 days 16.4%, 181+ days 40.3%.", "title": "56.7% of Palm Springs condominiums for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "25.4%", "9%", "9%", "16.4%", "40.3%", "56.7%" ] }, { "caption": "Share of active Palm Springs condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 45.5% (30 of 66); $250K to $500K 1 listed, count only; $500K to $1M 0 listed, count only; $1M and up 0 listed, count only.", "title": "Under $250K Palm Springs condominiums show the highest share asking below original: 45.5% of 66", "visible_labels": [ "0", "0", "1", "45.5%", "30", "66" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 108, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 66, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 66, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 66, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Palm Beach", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Palm Beach", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 21, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Palm Springs condominiums 44.8%, Palm Beach County condominiums 44.6%. Houses: 21 for sale, too few to report.", "after": "Horizontal bar chart. Palm Springs condominiums 44.8%, Palm Beach County condominiums 44.6%. Houses: 21 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Palm Springs versus Palm Beach County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Palm Springs versus Palm Beach County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Palm Springs condominiums are cutting at about the Palm Beach County rate", "after": "Seller Blink Rate™: 44.8% of Palm Springs condominiums for sale are asking below their original price, in line with 44.6% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "44.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "44.8%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 25.4%, 31-60 days 9.0%, 61-90 days 9.0%, 91-180 days 16.4%, 181+ days 40.3%.", "after": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 25.4%, 31-60 days 9%, 61-90 days 9%, 91-180 days 16.4%, 181+ days 40.3%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Palm Springs listings by cumulative days on market, condominiums, September 7, 2026. 56.7% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Palm Springs condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 56.7% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "56.7% of Palm Springs condominiums for sale have waited more than 90 days, counting every relisting", "after": "56.7% of Palm Springs condominiums for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "25.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "16.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "40.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "56.7%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K 45.5% of 66; $250K to $500K too few to read of 1; $500K to $1M too few to read of 0; $1M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 45.5% (30 of 66); $250K to $500K 1 listed, count only; $500K to $1M 0 listed, count only; $1M and up 0 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Palm Springs condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Palm Springs condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Under $250K Palm Springs condominiums have cut most often: 45.5% of 66", "after": "Under $250K Palm Springs condominiums show the highest share asking below original: 45.5% of 66", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "45.5%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "30", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "66", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "44.8% of Palm Springs condominiums for sale have cut their asking price", "after": "44.8% of Palm Springs condominiums for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Palm Springs sellers track the rest of Palm Beach County as 56.7% of condominiums pass 90 days on the market", "after": "Seller Blink Rate™ in Palm Springs: 44.8% of condominiums list below original asking, against 44.6% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Palm Springs? Two in five condominiums have already come down once, by a median $15K", "after": "Buying in Palm Springs? 30 of the 67 condominiums for sale are asking below their original price, by a median $15K", "before_present": true, "after_present": true }, { "field": "lede", "before": "PALM SPRINGS, Fla., September 7, 2026 - 44.8% of the 67 condominiums listed for sale in Palm Springs have reduced their asking price at least once, by a median 16.7% (about $15K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 21 for sale, too few to report percentages (floor 30).", "after": "PALM SPRINGS, Fla., September 7, 2026 - 44.8% of the 67 condominiums listed for sale in Palm Springs (30 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 30 reduced listings, the median reduction is 16.7% (about $15K). Houses: 21 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Palm Springs and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 67 condominiums, 21 houses, 7 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-palm-springs/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Palm Springs, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (35 unchanged, 2 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 67 condominiums, 21 houses, 7 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-springs/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-palm-springs/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"44.8 percent of condominiums for sale in Palm Springs have reduced their asking price at least once, by a median $15K.\"", "after": "\"44.8 percent of condominiums for sale in Palm Springs have a current asking price below their original list price; among those 30 reduced listings the median reduction is $15K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Palm Springs condominium for sale has been waiting 133 days, not the 77 the current listing shows.\"", "after": "\"Among active Palm Springs condominiums, the median recorded CumulativeDaysOnMarket value is 133 days and the median recorded DaysOnMarket value is 77 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Palm Springs condominiums now under contract, 42.9 percent never reduced their asking price; the rest cut by a median 17.3 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"7 Palm Springs condominiums are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "73ff0adcee91c1e94cbca814e00cae975f914d8c42baefd5c2de26b8237663a1", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nPalm Springs price cuts and true days on market\nHEADLINE OPTIONS\n44.8% of Palm Springs condominiums for sale have cut their asking price\nPalm Springs sellers track the rest of Palm Beach County as 56.7% of condominiums pass 90 days on the\nmarket\nBuying in Palm Springs? Two in five condominiums have already come down once, by a median $15K\nLEDE\nPALM SPRINGS, Fla., September 7, 2026 - 44.8% of the 67 condominiums listed for sale in Palm Springs have\nreduced their asking price at least once, by a median 16.7% (about $15K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Houses: 21 for sale, too few to report percentages (floor 30).\nNUT GRAF\nThe figures point to a market where 57.1% of condominiums reached a contract only after a price cut: of the 7\nPalm Springs condominiums now under contract, 57.1% reduced before going under contract, with a median\ncut of 17.3% and a median 35 days to contract. Across Palm Beach County the price-cut share is 44.6% for\ncondominiums and 43.4% for houses, in line with Palm Springs. Counting every relisting, the median Palm\nSprings condominium for sale has been on the market 133 days, against 77 on its current listing; 19.4% of\nactive condominiums have been withdrawn and relisted at least once.\nFACT BOX\nActive\ncondominium\nlistings, Palm\nSprings\n67\nShare with at\nleast one price\nreduction,\ncondominiums\n44.8% (30 of 67)\nMedian\nreduction from\noriginal asking,\ncondominiums\n16.7% (about $15K)\n21 (below the 30-listing floor; percentages not reported)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nActive single-\nfamily listings,\nPalm Springs\nMedian\ncumulative days\non market,\ncondominiums\n133 days (77 on current listing)\nCondominiums\non market more\nthan 90 days,\ncumulative\n56.7% (38 of 67)\nCondominiums\nunder contract\nthat reduced\nfirst\n57.1% of 7\nPalm Beach\nCounty price-\ncut share,\ncondominiums /\nhouses\n44.6% / 43.4%\nConditions read\n(PBP rule,\ndisclosed in\nmethod)\nCondominiums: Cutting at peer pace\nPeer group,\ncondominiums\n(median asking\nunder $200K;\npeer cut share\n46.5%)\nLauderdale Lakes, Lake Worth Beach, Margate, Lauderhill, Miami Gardens, Deerfield Beach, Sunrise, Lake Worth, Ta\nQUOTABLE DATA POINTS\n\"44.8 percent of condominiums for sale in Palm Springs have reduced their asking price at least once, by a\nmedian $15K.\"\n\"Counting every relisting, the median Palm Springs condominium for sale has been waiting 133 days, not\nthe 77 the current listing shows.\"\n\"Of the Palm Springs condominiums now under contract, 42.9 percent never reduced their asking price;\nthe rest cut by a median 17.3 percent before a buyer committed. Contract prices are not known until the\nsales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nShare of active listings with at least one price reduction, Palm Springs versus Palm Beach County, condominiums, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nActive Palm Springs listings by cumulative days on market, condominiums, September 7, 2026. 56.7% of condominiums have passed 90\ndays. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nShare of active Palm Springs condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30\nlistings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Palm Springs and Palm Beach County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 67 condominiums, 21 houses, 7\ncondominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is\napplied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-\ncuts-palm-springs/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose\nmedian asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer\nthan similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum\n10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has\nfewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of\nthese markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is\nnot verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "45688fa53c068418b7aa930eb114f98e9aeb405b8d42b09581cfa0dcb630b82c", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nPalm Springs asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/palm-springs/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n44.8% of Palm Springs condominiums for sale are asking less than their original list price\nSeller Blink Rate™ in Palm Springs: 44.8% of condominiums list below original asking, against 44.6% across\nPalm Beach County\nBuying in Palm Springs? 30 of the 67 condominiums for sale are asking below their original price, by a\nmedian $15K\nLEDE\nPALM SPRINGS, Fla., September 7, 2026 - 44.8% of the 67 condominiums listed for sale in Palm Springs (30\nlistings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 30 reduced listings, the median reduction is\n16.7% (about $15K). Houses: 21 for sale, below the 30-listing floor, so no percentages are reported for them.\nNUT GRAF\nFor active Palm Springs condominiums, the median recorded CumulativeDaysOnMarket value is 133 days and\nthe median recorded DaysOnMarket value is 77 days, each calculated from non-missing values in that field (67\nand 67 listings). 19.4% of all active condominiums have both fields recorded and a cumulative value greater\nthan their DaysOnMarket value; this comparison does not establish a relisting event. 7 Palm Springs\ncondominiums are under contract (Pending or Active Under Contract), 4 of them with a recorded asking price\nbelow original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nagreed contract price. Across Palm Beach County the shares asking below original are 44.6% for condominiums\nand 43.4% for houses; Palm Springs condominiums are in line with the county share.\nFACT BOX\nActive condominium listings, Palm\nSprings\n67\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n44.8% (30 of 67)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\ncondominiums\n67 / 0; 35 / 2\nSeptember 7, 2026\nMedian reduction among the 30\nreduced condominiums\n16.7% (about $15K)\nSeptember 7, 2026\nActive single-family listings, Palm\nSprings\n21 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, condominiums\n133 / 77 days (from 67 / 67 recorded values)\nSeptember 7, 2026\nCondominiums with recorded\nCumulativeDaysOnMarket over 90\ndays\n56.7% (38 of 67 with a recorded value)\nSeptember 7, 2026\nCondominiums under contract (count\nonly; fewer than 30)\n7, 4 asking below original\nSeptember 7, 2026\nPalm Beach County share asking\nbelow original, condominiums /\nhouses\n44.6% / 43.4%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nCondominiums: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, condominiums (median\nasking under $200K; peer share\n46.2%)\nLauderdale Lakes, Lake Worth Beach, Margate, Lauderhill,\nMiami Gardens, Deerfield Beach, Sunrise, Tamarac, North\nLauderdale, Lighthouse Point, Greenacres, Oakland Park,\nDelray Beach, Pembroke Pines, West Palm Beach\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"44.8 percent of condominiums for sale in Palm Springs have a current asking price below their original list\nprice; among those 30 reduced listings the median reduction is $15K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"Among active Palm Springs condominiums, the median recorded CumulativeDaysOnMarket value is 133\ndays and the median recorded DaysOnMarket value is 77 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"7 Palm Springs condominiums are under contract in this snapshot, 4 of them with a recorded asking price\nbelow original; the group is too small to report a percentage. These asking-price fields do not disclose the\nagreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Palm Springs versus Palm Beach\nCounty, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nChart data (aggregate): Horizontal bar chart. Palm Springs condominiums 44.8%, Palm Beach County\ncondominiums 44.6%. Houses: 21 for sale, count only. Share of active listings asking below their original list\nprice, September 7, 2026.\nActive Palm Springs condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a\nrecorded value in that field; 56.7% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Condominiums: 0-30 days\n25.4%, 31-60 days 9%, 61-90 days 9%, 91-180 days 16.4%, 181+ days 40.3%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Palm Springs condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands\nwith 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\ncondominiums: Under $250K 45.5% (30 of 66); $250K to $500K 1 listed, count only; $500K to $1M 0 listed,\ncount only; $1M and up 0 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Palm Springs,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (35 unchanged, 2 above original, 0 without both prices among condominiums). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the\nfloor and appear as a count only. Sample sizes: 67 condominiums, 21 houses, 7 condominiums under contract. Geography is the MLS\nCity field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller\nBlink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded\nasking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published\ncity shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a\nbelow-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/palm-springs/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-palm-springs/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "fda1d24ed3a9c8d84c93dbc9d68f3e6c3af77d096328174464828ebd8d9e6c8c", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - PALM SPRINGS PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 44.8% of Palm Springs condominiums for sale are asking less than their original list price\n2. Seller Blink Rate™ in Palm Springs: 44.8% of condominiums list below original asking, against 44.6% across Palm Beach County\n3. Buying in Palm Springs? 30 of the 67 condominiums for sale are asking below their original price, by a median $15K\n\nLEDE\nPALM SPRINGS, Fla., September 7, 2026 - 44.8% of the 67 condominiums listed for sale in Palm Springs (30 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 30 reduced listings, the median reduction is 16.7% (about $15K). Houses: 21 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active Palm Springs condominiums, the median recorded CumulativeDaysOnMarket value is 133 days and the median recorded DaysOnMarket value is 77 days, each calculated from non-missing values in that field (67 and 67 listings). 19.4% of all active condominiums have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 7 Palm Springs condominiums are under contract (Pending or Active Under Contract), 4 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares asking below original are 44.6% for condominiums and 43.4% for houses; Palm Springs condominiums are in line with the county share.\n\nFACT BOX (exact figures)\n- Active condominium listings, Palm Springs: 67 [September 7, 2026]\n- Share asking below original list price, condominiums: 44.8% (30 of 67) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, condominiums: 67 / 0; 35 / 2 [September 7, 2026]\n- Median reduction among the 30 reduced condominiums: 16.7% (about $15K) [September 7, 2026]\n- Active single-family listings, Palm Springs: 21 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, condominiums: 133 / 77 days (from 67 / 67 recorded values) [September 7, 2026]\n- Condominiums with recorded CumulativeDaysOnMarket over 90 days: 56.7% (38 of 67 with a recorded value) [September 7, 2026]\n- Condominiums under contract (count only; fewer than 30): 7, 4 asking below original [September 7, 2026]\n- Palm Beach County share asking below original, condominiums / houses: 44.6% / 43.4% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, condominiums (median asking under $200K; peer share 46.2%): Lauderdale Lakes, Lake Worth Beach, Margate, Lauderhill, Miami Gardens, Deerfield Beach, Sunrise, Tamarac, North Lauderdale, Lighthouse Point, Greenacres, Oakland Park, Delray Beach, Pembroke Pines, West Palm Beach [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"44.8 percent of condominiums for sale in Palm Springs have a current asking price below their original list price; among those 30 reduced listings the median reduction is $15K.\"\n- \"Among active Palm Springs condominiums, the median recorded CumulativeDaysOnMarket value is 133 days and the median recorded DaysOnMarket value is 77 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"7 Palm Springs condominiums are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- palm-springs-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Palm Springs versus Palm Beach County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Palm Springs condominiums 44.8%, Palm Beach County condominiums 44.6%. Houses: 21 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- palm-springs-true-days-on-market-r1-2026-09-07.png\n Caption: Active Palm Springs condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 56.7% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Condominiums: 0-30 days 25.4%, 31-60 days 9%, 61-90 days 9%, 91-180 days 16.4%, 181+ days 40.3%.\n- palm-springs-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Palm Springs condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 45.5% (30 of 66); $250K to $500K 1 listed, count only; $500K to $1M 0 listed, count only; $1M and up 0 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Palm Springs, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (35 unchanged, 2 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 67 condominiums, 21 houses, 7 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-springs/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-palm-springs/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-920dee18f01c41a46783" }, { "slug": "palm-springs", "city": "Palm Springs", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 67, "with_fee": 67, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 67, "cut_count": 30, "cut_pct": 44.8, "median_cut_pct": 16.7, "median_cut_dollars": 15000 }, "outliers_dropped": 2, "n": 65, "median": 525, "p10": 376, "p25": 423, "p75": 729, "p90": 872, "min": 369, "max": 1039, "median_sqft": 0.66, "n_sqft": 65, "median_pct_price": 6.43, "median_list_price": 99000, "median_year_built": 1977, "median_sqft_area": 836, "over_1000": 1, "over_1000_pct": 1.5, "under_500": 31, "under_500_pct": 47.7, "hi_thr": 1000, "lo_thr": 500, "over_hi": 1, "over_hi_pct": 1.5, "under_lo": 31, "under_lo_pct": 47.7, "types": { "Condominium": { "count": 64, "pct": 98.5 }, "Villa": { "count": 1, "pct": 1.5 } }, "regime": { "COA": { "count": 64, "pct": 98.5 }, "not_recorded": { "count": 1, "pct": 1.5 } }, "villa_median": 683, "townhouse_median": null, "cadence": { "Monthly": { "count": 65, "pct": 100.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 31, "pct": 47.7 }, { "label": "$500 to $750", "count": 19, "pct": 29.2 }, { "label": "$750 to $1,000", "count": 14, "pct": 21.5 }, { "label": "$1,000 to $1,500", "count": 1, "pct": 1.5 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 51, "median": 610, "median_sqft": 0.7 }, { "label": "1980s", "n": 14, "median": 426, "median_sqft": 0.56 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 0, "median": null, "median_sqft": null }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 65, "median": 525, "median_pct_price": 6.43 }, { "label": "$250K to $500K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 65, "median": 525 }, "post2005": { "n": 0, "median": null }, "includes": [ { "key": "CableTv", "label": "Cable TV", "count": 53, "pct": 86.9 }, { "key": "CommonAreas", "label": "Common areas", "count": 45, "pct": 73.8 }, { "key": "Insurance", "label": "Building insurance", "count": 45, "pct": 73.8 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 43, "pct": 70.5 }, { "key": "Trash", "label": "Trash", "count": 37, "pct": 60.7 }, { "key": "Water", "label": "Water", "count": 35, "pct": 57.4 }, { "key": "Sewer", "label": "Sewer", "count": 31, "pct": 50.8 }, { "key": "PestControl", "label": "Pest control", "count": 29, "pct": 47.5 }, { "key": "Internet", "label": "Internet", "count": 21, "pct": 34.4 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 20, "pct": 32.8 }, { "key": "Pools", "label": "Pool", "count": 17, "pct": 27.9 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 7, "pct": 11.5 }, { "key": "Roof", "label": "Roof", "count": 5, "pct": 8.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 5, "pct": 8.2 } ], "includes_n": 61, "flags": { "sa_mentioned": { "count": 9, "pct": 13.8 }, "sa_none_or_paid": { "count": 7, "pct": 10.8 }, "sa_pending": { "count": 1, "pct": 1.5 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 60 }, "developments": [ { "name": "Lakeside Village", "master": null, "n": 9, "anecdotal": true, "median": 747, "median_sqft": 0.94, "year_built": 1973, "median_list_price": 69900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lakeside Village 10", "master": null, "n": 6, "anecdotal": true, "median": 885, "median_sqft": 1.0, "year_built": 1974, "median_list_price": 77500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lakeside Village 6", "master": null, "n": 6, "anecdotal": true, "median": 610, "median_sqft": 0.69, "year_built": 1978, "median_list_price": 102450, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-06", "median": 522, "p25": 423, "p75": 733, "n": 64, "median_sqft": 0.66, "sa_pending_pct": 1.6 }, { "date": "2026-09-07", "median": 525, "p25": 423, "p75": 729, "n": 65, "median_sqft": 0.66, "sa_pending_pct": 1.5 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Palm Springs condo for sale carries a $525-a-month association fee, 34% below the South Florida median", "1.5% of Palm Springs condos on the market ask $1,000 or more a month in fees; 47.7% stay under $500", "Palm Springs condo fees run $423 to $729 a month for the middle half of listings" ], "lede": "PALM SPRINGS, Fla., September 7, 2026 - The median monthly association fee across the 65 condominiums listed for sale in Palm Springs is $525, with half of the listings between $423 and $729 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 34% below the five-county South Florida median of $800, and ranks Palm Springs 59 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Palm Springs carries a monthly association fee of $525, 34% below the five-county South Florida median of $800.\"", "\"1.5 percent of Palm Springs condos on the market ask $1,000 or more a month in association fees; only 47.7 percent stay under $500.\"", "\"On the median Palm Springs condo, a year of association fees equals 6.43 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Palm Springs permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-palm-springs/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Palm Springs against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Palm Springs median $525 a month, South Florida median $800; Palm Springs ranks 59 of 69 cities.", "title": "Palm Springs condo fees sit 34% below the South Florida median" }, { "caption": "Share of active Palm Springs condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 47.7% (31 listings); $500 to $750 29.2% (19 listings); $750 to $1,000 21.5% (14 listings); $1,000 to $1,500 1.5% (1 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "47.7% of Palm Springs condos for sale carry a fee of $250 to $500 a month" }, { "caption": "Median monthly-equivalent association fee for active Palm Springs condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s $610 (51 listings); 1980s $426 (14 listings).", "title": "Palm Springs condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 67 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 67, "with_fee": 67, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 67, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 65, "retained_n": 65, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 67, "cut_count": 30, "cut_pct": 44.8, "median_cut_pct": 16.7, "median_cut_dollars": 15000, "valid_price_count": 67, "missing_price_count": 0, "unchanged_count": 35, "raised_count": 2, "not_below_original_count": 37, "cut_pct_denominator": 67, "cut_sample_ok": true, "median_cut_n": 30 }, "trim_bounds": { "p1": 343.84000000000003, "p99": 1049.068 }, "retained_small_sample": false, "retained_below_30": false, "median": 525, "p10": 376, "p25": 423, "p75": 729, "p90": 872, "min": 369, "max": 1039, "median_sqft": 0.66, "n_sqft": 65, "median_pct_price": 6.43, "n_pct_price": 65, "median_list_price": 99000, "median_year_built": 1977, "median_sqft_area": 836, "over_1000": 1, "over_1000_pct": 1.5, "under_500": 31, "under_500_pct": 47.7, "hi_thr": 1000, "lo_thr": 500, "over_hi": 1, "over_hi_pct": 1.5, "under_lo": 31, "under_lo_pct": 47.7, "types": { "Condominium": { "count": 64, "pct": 98.5 }, "Villa": { "count": 1, "pct": 1.5 } }, "regime": { "COA": { "count": 64, "pct": 98.5 }, "not_recorded": { "count": 1, "pct": 1.5 } }, "villa_median": 683, "townhouse_median": null, "cadence": { "Monthly": { "count": 65, "pct": 100.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 31, "pct": 47.7 }, { "label": "$500 to $750", "count": 19, "pct": 29.2 }, { "label": "$750 to $1,000", "count": 14, "pct": 21.5 }, { "label": "$1,000 to $1,500", "count": 1, "pct": 1.5 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 51, "median": 610, "median_sqft": 0.7 }, { "label": "1980s", "n": 14, "median": 426, "median_sqft": 0.56 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 0, "median": null, "median_sqft": null }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 65, "median": 525, "median_pct_price": 6.43 }, { "label": "$250K to $500K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 65, "median": 525 }, "post2005": { "n": 0, "median": null }, "includes": [ { "key": "CableTv", "label": "Cable TV", "count": 53, "pct": 86.9 }, { "key": "CommonAreas", "label": "Common areas", "count": 45, "pct": 73.8 }, { "key": "Insurance", "label": "Building insurance", "count": 45, "pct": 73.8 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 43, "pct": 70.5 }, { "key": "Trash", "label": "Trash", "count": 37, "pct": 60.7 }, { "key": "Water", "label": "Water", "count": 35, "pct": 57.4 }, { "key": "Sewer", "label": "Sewer", "count": 31, "pct": 50.8 }, { "key": "PestControl", "label": "Pest control", "count": 29, "pct": 47.5 }, { "key": "Internet", "label": "Internet", "count": 21, "pct": 34.4 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 20, "pct": 32.8 }, { "key": "Pools", "label": "Pool", "count": 17, "pct": 27.9 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 7, "pct": 11.5 }, { "key": "Roof", "label": "Roof", "count": 5, "pct": 8.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 5, "pct": 8.2 } ], "includes_n": 61, "flags": { "sa_mentioned": { "count": 9, "pct": 13.8 }, "sa_none_or_paid": { "count": 7, "pct": 10.8 }, "sa_pending": { "count": 1, "pct": 1.5 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 60 }, "denominators": { "fee_percentages": 65, "fee_medians_percentiles": 65, "median_sqft": 65, "median_pct_price": 65, "includes_pct": 61, "flags_pct": 65, "cut_pct": 67 }, "developments": [ { "name": "Lakeside Village", "master": null, "n": 9, "anecdotal": true, "median": 747, "median_sqft": 0.94, "year_built": 1973, "median_list_price": 69900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lakeside Village 10", "master": null, "n": 6, "anecdotal": true, "median": 885, "median_sqft": 1.0, "year_built": 1974, "median_list_price": 77500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lakeside Village 6", "master": null, "n": 6, "anecdotal": true, "median": 610, "median_sqft": 0.69, "year_built": 1978, "median_list_price": 102450, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 525, "p25": 423, "p75": 729, "n": 65, "median_sqft": 0.66, "sa_pending_pct": 1.5 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Palm Springs condo monthly association fees have a median of $525 in the retained usable-fee sample of 65 listings, 34% below the five-county median", "In Palm Springs's retained usable-fee sample (65 listings after exclusions and percentile trimming), 1.5% have monthly-equivalent fees of $1,000 or more and 47.7% are below $500", "Palm Springs's retained usable-fee sample (n=65): reported monthly-equivalent association fees range from $423 to $729 at the 25th to 75th percentiles" ], "lede": "PALM SPRINGS, Fla., September 7, 2026 - Among 65 active condominium listings in Palm Springs retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $525, with the middle half between $423 and $729, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 67 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 34% below the separately trimmed five-county median of $800 and ranks 59th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Palm Springs's retained usable-fee sample (n=65), after exclusions and percentile trimming, is $525, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Palm Springs condos in the retained usable-fee sample (n=65) after exclusions and percentile trimming, 1.5 percent have listed monthly-equivalent fees of $1,000 or more and 47.7 percent are below $500.\"", "\"Among 65 retained listings with a current asking price of at least $20,000 in Palm Springs's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 6.43 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Palm Springs, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (67 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 65 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 67 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-springs/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-palm-springs/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Palm Springs and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Palm Springs retained-sample median $525 a month (n=65); five-county median $800 (n=22,695, region-level trim).", "title": "Palm Springs condos, retained usable-fee sample (n=65): median $525/month, 34% below the five-county median of $800", "visible_labels": [ "$525", "65", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 65 active Palm Springs condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 47.7% (31 listings); $500 to $750 29.2% (19 listings); $750 to $1,000 21.5% (14 listings); $1,000 to $1,500 1.5% (1 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "47.7% of Palm Springs's retained usable-fee sample (65 listings) falls in the $250 to $500 monthly band", "visible_labels": [ "0%", "0", "47.7%", "31", "29.2%", "19", "21.5%", "14", "1.5%", "1", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Palm Springs condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1970s $610 (51 listings); 1980s $426 (14 listings).", "title": "Palm Springs condo fees by recorded decade built, retained usable-fee sample (n=65)", "visible_labels": [ "$610", "51", "$426", "14" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 343.84000000000003, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1049.068, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Palm Springs median $525 a month, South Florida median $800; Palm Springs ranks 59 of 69 cities.", "after": "Dot strip chart in five county lanes. Palm Springs retained-sample median $525 a month (n=65); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Palm Springs against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Palm Springs and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Palm Springs condo fees sit 34% below the South Florida median", "after": "Palm Springs condos, retained usable-fee sample (n=65): median $525/month, 34% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$525", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "65", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 47.7% (31 listings); $500 to $750 29.2% (19 listings); $750 to $1,000 21.5% (14 listings); $1,000 to $1,500 1.5% (1 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 47.7% (31 listings); $500 to $750 29.2% (19 listings); $750 to $1,000 21.5% (14 listings); $1,000 to $1,500 1.5% (1 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Palm Springs condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 65 active Palm Springs condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "47.7% of Palm Springs condos for sale carry a fee of $250 to $500 a month", "after": "47.7% of Palm Springs's retained usable-fee sample (65 listings) falls in the $250 to $500 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "47.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "31", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "29.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "19", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "21.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "1.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s $610 (51 listings); 1980s $426 (14 listings).", "after": "Column chart of median fee by recorded decade built: 1970s $610 (51 listings); 1980s $426 (14 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Palm Springs condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Palm Springs condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Palm Springs condo fees by decade the building was completed", "after": "Palm Springs condo fees by recorded decade built, retained usable-fee sample (n=65)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$610", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "51", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$426", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Palm Springs condo for sale carries a $525-a-month association fee, 34% below the South Florida median", "after": "Palm Springs condo monthly association fees have a median of $525 in the retained usable-fee sample of 65 listings, 34% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "1.5% of Palm Springs condos on the market ask $1,000 or more a month in fees; 47.7% stay under $500", "after": "In Palm Springs's retained usable-fee sample (65 listings after exclusions and percentile trimming), 1.5% have monthly-equivalent fees of $1,000 or more and 47.7% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Palm Springs condo fees run $423 to $729 a month for the middle half of listings", "after": "Palm Springs's retained usable-fee sample (n=65): reported monthly-equivalent association fees range from $423 to $729 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "PALM SPRINGS, Fla., September 7, 2026 - The median monthly association fee across the 65 condominiums listed for sale in Palm Springs is $525, with half of the listings between $423 and $729 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 34% below the five-county South Florida median of $800, and ranks Palm Springs 59 of 69 cities.", "after": "PALM SPRINGS, Fla., September 7, 2026 - Among 65 active condominium listings in Palm Springs retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $525, with the middle half between $423 and $729, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 67 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 34% below the separately trimmed five-county median of $800 and ranks 59th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Palm Springs permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-palm-springs/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Palm Springs, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (67 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 65 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 67 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-springs/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-palm-springs/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Palm Springs carries a monthly association fee of $525, 34% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Palm Springs's retained usable-fee sample (n=65), after exclusions and percentile trimming, is $525, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"1.5 percent of Palm Springs condos on the market ask $1,000 or more a month in association fees; only 47.7 percent stay under $500.\"", "after": "\"Among Palm Springs condos in the retained usable-fee sample (n=65) after exclusions and percentile trimming, 1.5 percent have listed monthly-equivalent fees of $1,000 or more and 47.7 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Palm Springs condo, a year of association fees equals 6.43 percent of the asking price.\"", "after": "\"Among 65 retained listings with a current asking price of at least $20,000 in Palm Springs's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 6.43 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "1feb6a73dafc857b2132be6e60aacdb3872b88966b25c72490eccb678c5e5f91", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nPalm Springs condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Palm Springs condo for sale carries a $525-a-month association fee, 34% below the South\nFlorida median\n1.5% of Palm Springs condos on the market ask $1,000 or more a month in fees; 47.7% stay under $500\nPalm Springs condo fees run $423 to $729 a month for the middle half of listings\nLEDE\nPALM SPRINGS, Fla., September 7, 2026 - The median monthly association fee across the 65 condominiums\nlisted for sale in Palm Springs is $525, with half of the listings between $423 and $729 a month, according to a\ndaily analysis of BeachesMLS listing data by PBP Real Estate. That is 34% below the five-county South Florida\nmedian of $800, and ranks Palm Springs 59 of 69 cities.\nNUT GRAF\nPer square foot, the median Palm Springs condo fee is $0.66 a month on a median unit of 836 square feet; at\nthe median asking price of $99K, a year of fees equals 6.43% of the price. 1.5% of listings ask $1,000 or more a\nmonth and 47.7% under $500. 0% of listings report two association layers (a master and a sub-association); 0%\nare billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 13.8% of listings, describe one as pending or payable by the buyer on 1.5%, and mention a\nmandatory club or membership on 0%.\nFACT BOX\nActive condominium listings, Palm Springs\n67 (65 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$525\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$423 to $729\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.66 (median unit 836 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n6.43% (asking $99K)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n1.5% / 47.7%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n13.8% / 1.5%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Palm Springs ranks 59 of 69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Palm Springs carries a monthly association fee of $525, 34%\nbelow the five-county South Florida median of $800.\"\n\"1.5 percent of Palm Springs condos on the market ask $1,000 or more a month in association fees; only\n47.7 percent stay under $500.\"\n\"On the median Palm Springs condo, a year of association fees equals 6.43 percent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Palm Springs against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Palm Springs condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS\nvia PBP Real Estate.\nMedian monthly-equivalent association fee for active Palm Springs condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Palm Springs permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-palm-springs/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity\nor accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing\nOpportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "60ddec761e0d3cd4a0038a33e2580d4274ea91b37de80056a20ffca366ccc2a7", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nPalm Springs condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/palm-springs/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nPalm Springs condo monthly association fees have a median of $525 in the retained usable-fee sample of\n65 listings, 34% below the five-county median\nIn Palm Springs's retained usable-fee sample (65 listings after exclusions and percentile trimming), 1.5%\nhave monthly-equivalent fees of $1,000 or more and 47.7% are below $500\nPalm Springs's retained usable-fee sample (n=65): reported monthly-equivalent association fees range from\n$423 to $729 at the 25th to 75th percentiles\nLEDE\nPALM SPRINGS, Fla., September 7, 2026 - Among 65 active condominium listings in Palm Springs retained\nafter excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its\n99th percentile, the median monthly association fee is $525, with the middle half between $423 and $729,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 67\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 34% below the separately trimmed five-county median\nof $800 and ranks 59th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Palm Springs condo fee is $0.66 a month (65\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n6.43% of the listing's current asking price across 65 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 1.5% of the retained sample have fees of $1,000 or more a\nmonth and 47.7% are below $500. 0% of the retained sample report two association layers (a master and a\nsub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 13.8% of the retained sample, describe one as pending or\npayable by the buyer on 1.5%, and mention a mandatory club or membership on 0%; 60 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association.\nFACT BOX\nActive condominium listings, Palm Springs (before\nexclusions and trimming)\n67\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n67 / 65 (2 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$525\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$423 to $729\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.66 (65 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n6.43% (65 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n1.5% (1) / 47.7% (31) of 65\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n13.8% / 1.5%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Palm Springs ranks 59th\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Palm Springs's retained usable-fee sample (n=65), after\nexclusions and percentile trimming, is $525, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Palm Springs condos in the retained usable-fee sample (n=65) after exclusions and percentile\ntrimming, 1.5 percent have listed monthly-equivalent fees of $1,000 or more and 47.7 percent are below\n$500.\"\n\"Among 65 retained listings with a current asking price of at least $20,000 in Palm Springs's usable-fee\nsample after exclusions and percentile trimming, a year of reported association fees equals a median 6.43\npercent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Palm Springs and\nthe published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference\nuses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Palm Springs retained-sample median $525 a\nmonth (n=65); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 65 active Palm Springs condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 47.7% (31 listings); $500 to $750 29.2% (19 listings); $750 to $1,000 21.5% (14\nlistings); $1,000 to $1,500 1.5% (1 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Palm Springs condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s $610 (51 listings); 1980s\n$426 (14 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Palm Springs, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (67 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 65 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 67 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-springs/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-palm-springs/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "429029569e5ccf33052d830f13d6d71a9d760bb8a1f978f77ad05ea437cc658a", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - PALM SPRINGS CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Palm Springs condo monthly association fees have a median of $525 in the retained usable-fee sample of 65 listings, 34% below the five-county median\n2. In Palm Springs's retained usable-fee sample (65 listings after exclusions and percentile trimming), 1.5% have monthly-equivalent fees of $1,000 or more and 47.7% are below $500\n3. Palm Springs's retained usable-fee sample (n=65): reported monthly-equivalent association fees range from $423 to $729 at the 25th to 75th percentiles\n\nLEDE\nPALM SPRINGS, Fla., September 7, 2026 - Among 65 active condominium listings in Palm Springs retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $525, with the middle half between $423 and $729, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 67 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 34% below the separately trimmed five-county median of $800 and ranks 59th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Palm Springs condo fee is $0.66 a month (65 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 6.43% of the listing's current asking price across 65 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 1.5% of the retained sample have fees of $1,000 or more a month and 47.7% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 13.8% of the retained sample, describe one as pending or payable by the buyer on 1.5%, and mention a mandatory club or membership on 0%; 60 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association.\n\nFACT BOX (exact figures)\n- Active condominium listings, Palm Springs (before exclusions and trimming): 67 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 67 / 65 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $525 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $423 to $729 [September 7, 2026]\n- Median fee per square foot per month: $0.66 (65 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 6.43% (65 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 1.5% (1) / 47.7% (31) of 65 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 0% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 13.8% / 1.5% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Palm Springs ranks 59th among 69 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Palm Springs's retained usable-fee sample (n=65), after exclusions and percentile trimming, is $525, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Palm Springs condos in the retained usable-fee sample (n=65) after exclusions and percentile trimming, 1.5 percent have listed monthly-equivalent fees of $1,000 or more and 47.7 percent are below $500.\"\n- \"Among 65 retained listings with a current asking price of at least $20,000 in Palm Springs's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 6.43 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- palm-springs-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Palm Springs and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Palm Springs retained-sample median $525 a month (n=65); five-county median $800 (n=22,695, region-level trim).\n- palm-springs-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 65 active Palm Springs condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 47.7% (31 listings); $500 to $750 29.2% (19 listings); $750 to $1,000 21.5% (14 listings); $1,000 to $1,500 1.5% (1 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\n- palm-springs-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Palm Springs condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1970s $610 (51 listings); 1980s $426 (14 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Palm Springs, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (67 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 65 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 67 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palm-springs/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-palm-springs/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "palmetto-bay", "city": "Palmetto Bay", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "segments": { "houses": { "active": 75, "sample_ok": true, "small_sample": false, "pending": 43, "median_list_price": 1570000.0, "cut_count": 33, "cut_pct": 44.0, "raised_count": 1, "median_cut_pct": 6.3, "median_cut_dollars": 100000.0, "cut_last30": 16, "cut_last30_pct": 21.3, "cut_last7": 3, "median_dom": 67, "median_cdom": 67, "relisted_count": 1, "relisted_pct": 1.3, "over90": 25, "over90_pct": 33.3, "over180": 11, "fresh_held": 28, "fresh_held_pct": 37.3, "stale_uncut": 7, "stale_uncut_pct": 9.3, "dom_buckets": [ { "label": "0-30", "count": 24, "pct": 32.0 }, { "label": "31-60", "count": 9, "pct": 12.0 }, { "label": "61-90", "count": 17, "pct": 22.7 }, { "label": "91-180", "count": 14, "pct": 18.7 }, { "label": "181+", "count": 11, "pct": 14.7 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 14, "cut": 7, "cut_pct": 50.0, "median_cdom": 39.0 }, { "label": "$1M to $2M", "active": 46, "cut": 24, "cut_pct": 52.2, "median_cdom": 67.5 }, { "label": "$2M to $5M", "active": 13, "cut": 2, "cut_pct": 15.4, "median_cdom": 77 }, { "label": "$5M and up", "active": 2, "cut": 0, "cut_pct": 0.0, "median_cdom": 231.0 } ], "pending_cut_count": 15, "pending_cut_pct": 34.9, "pending_median_cut_pct": 8.0, "pending_median_cdom": 66, "tier": "h3", "series": [ { "date": "2026-09-05", "active": 77, "cut_pct": 42.9, "median_cdom": 67, "median_list_price": 1499000.0 }, { "date": "2026-09-06", "active": 76, "cut_pct": 43.4, "median_cdom": 67.0, "median_list_price": 1534500.0 }, { "date": "2026-09-07", "active": 75, "cut_pct": 44.0, "median_cdom": 67, "median_list_price": 1570000.0 } ] }, "condos": { "active": 15, "sample_ok": false, "small_sample": false, "pending": 0, "median_list_price": 274900.0, "cut_count": 5, "cut_pct": 33.3, "raised_count": 0, "median_cut_pct": 7.7, "median_cut_dollars": 29000.0, "cut_last30": 2, "cut_last30_pct": 13.3, "cut_last7": 0, "median_dom": 46, "median_cdom": 46, "relisted_count": 0, "relisted_pct": 0.0, "over90": 4, "over90_pct": 26.7, "over180": 1, "fresh_held": 8, "fresh_held_pct": 53.3, "stale_uncut": 1, "stale_uncut_pct": 6.7, "dom_buckets": [ { "label": "0-30", "count": 6, "pct": 40.0 }, { "label": "31-60", "count": 2, "pct": 13.3 }, { "label": "61-90", "count": 3, "pct": 20.0 }, { "label": "91-180", "count": 3, "pct": 20.0 }, { "label": "181+", "count": 1, "pct": 6.7 } ], "bands": [ { "label": "Under $250K", "active": 6, "cut": 1, "cut_pct": 16.7, "median_cdom": 44.0 }, { "label": "$250K to $500K", "active": 9, "cut": 4, "cut_pct": 44.4, "median_cdom": 46 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 0, "pending_cut_pct": null, "pending_median_cut_pct": null, "pending_median_cdom": null, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "44.0% of Palmetto Bay houses for sale have cut their asking price", "Palmetto Bay sellers blink faster than the rest of Miami-Dade County as 33.3% of houses pass 90 days on the market", "Buying in Palmetto Bay? Two in five houses have already come down once, by a median $100K" ], "lede": "PALMETTO BAY, Fla., September 7, 2026 - 44.0% of the 75 single-family homes listed for sale in Palmetto Bay have reduced their asking price at least once, by a median 6.3% (about $100K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 15 for sale, too few to report percentages (floor 30).", "quotes": [ "\"44.0 percent of single-family homes for sale in Palmetto Bay have reduced their asking price at least once, by a median $100K.\"", "\"Counting every relisting, the median Palmetto Bay house for sale has been waiting 67 days, not the 67 the current listing shows.\"", "\"Of the Palmetto Bay houses now under contract, 65.1 percent never reduced their asking price; the rest cut by a median 8.0 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Palmetto Bay and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 75 houses, 15 condominiums, 43 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-palmetto-bay/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Palmetto Bay versus Miami-Dade County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Palmetto Bay houses 44.0%, Miami-Dade County houses 37.6%. Condominiums: 15 for sale, too few to report.", "title": "Palmetto Bay houses are cutting 6.4 points more often than Miami-Dade County" }, { "caption": "Active Palmetto Bay listings by cumulative days on market, houses, September 7, 2026. 33.3% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 32.0%, 31-60 days 12.0%, 61-90 days 22.7%, 91-180 days 18.7%, 181+ days 14.7%.", "title": "33.3% of Palmetto Bay houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Palmetto Bay houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M 50.0% of 14; $1M to $2M 52.2% of 46; $2M to $5M 15.4% of 13; $5M and up too few to read of 2.", "title": "$1M to $2M Palmetto Bay houses have cut most often: 52.2% of 46" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 133 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 75, "sample_ok": true, "small_sample": false, "pending": 43, "median_list_price": 1570000.0, "cut_count": 33, "cut_pct": 44.0, "raised_count": 1, "valid_price_count": 75, "missing_price_count": 0, "unchanged_count": 41, "not_below_original_count": 42, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.3, "median_cut_dollars": 100000.0, "cut_last30": 16, "cut_last30_pct": 21.3, "cut_last7": 3, "median_dom": 67, "median_cdom": 67, "dom_n": 75, "cdom_n": 75, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 75, "relisted_count": 1, "relisted_pct": 1.3, "over90": 25, "over90_pct": 33.3, "over180": 11, "fresh_held": 28, "fresh_held_pct": 37.3, "fresh_held_missing_cdom_count": 0, "stale_uncut": 7, "stale_uncut_pct": 9.3, "dom_buckets": [ { "label": "0-30", "count": 24, "pct": 32.0 }, { "label": "31-60", "count": 9, "pct": 12.0 }, { "label": "61-90", "count": 17, "pct": 22.7 }, { "label": "91-180", "count": 14, "pct": 18.7 }, { "label": "181+", "count": 11, "pct": 14.7 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 14, "cut": 7, "cut_pct": 50.0, "median_cdom": 39.0, "cut_pct_denominator": 14, "cdom_n": 14, "valid_price_count": 14 }, { "label": "$1M to $2M", "active": 46, "cut": 24, "cut_pct": 52.2, "median_cdom": 67.5, "cut_pct_denominator": 46, "cdom_n": 46, "valid_price_count": 46 }, { "label": "$2M to $5M", "active": 13, "cut": 2, "cut_pct": 15.4, "median_cdom": 77, "cut_pct_denominator": 13, "cdom_n": 13, "valid_price_count": 13 }, { "label": "$5M and up", "active": 2, "cut": 0, "cut_pct": 0.0, "median_cdom": 231.0, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 } ], "pending_cut_count": 15, "pending_cut_pct": 34.9, "pending_valid_price_count": 43, "pending_missing_price_count": 0, "pending_unchanged_count": 28, "pending_raised_count": 0, "pending_not_below_original_count": 28, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 43, "pending_dom_n": 43, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 8.0, "pending_median_cdom": 66, "denominators": { "cut_pct": 75, "cut_last30_pct": 75, "relisted_pct": 75, "fresh_held_pct": 75, "stale_uncut_pct": 75, "over90_pct": 75, "dom_bucket_pct": 75, "pending_cut_pct": 43, "median_dom": 75, "median_cdom": 75, "median_cut_pct": 33, "median_cut_dollars": 33, "pending_median_cut_pct": 15, "pending_median_cdom": 43 }, "county_counts": { "Miami-Dade": 75 }, "tier": "h3", "series": [ { "date": "2026-09-07", "active": 75, "cut_pct": 44.0, "median_cdom": 67, "median_list_price": 1570000.0 } ] }, "condos": { "active": 15, "sample_ok": false, "small_sample": false, "pending": 0, "median_list_price": 274900.0, "cut_count": 5, "cut_pct": 33.3, "raised_count": 0, "valid_price_count": 15, "missing_price_count": 0, "unchanged_count": 10, "not_below_original_count": 10, "cut_sample_ok": false, "cut_small_sample": true, "median_cut_pct": 7.7, "median_cut_dollars": 29000.0, "cut_last30": 2, "cut_last30_pct": 13.3, "cut_last7": 0, "median_dom": 46, "median_cdom": 46, "dom_n": 15, "cdom_n": 15, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 15, "relisted_count": 0, "relisted_pct": 0.0, "over90": 4, "over90_pct": 26.7, "over180": 1, "fresh_held": 8, "fresh_held_pct": 53.3, "fresh_held_missing_cdom_count": 0, "stale_uncut": 1, "stale_uncut_pct": 6.7, "dom_buckets": [ { "label": "0-30", "count": 6, "pct": 40.0 }, { "label": "31-60", "count": 2, "pct": 13.3 }, { "label": "61-90", "count": 3, "pct": 20.0 }, { "label": "91-180", "count": 3, "pct": 20.0 }, { "label": "181+", "count": 1, "pct": 6.7 } ], "bands": [ { "label": "Under $250K", "active": 6, "cut": 1, "cut_pct": 16.7, "median_cdom": 44.0, "cut_pct_denominator": 6, "cdom_n": 6, "valid_price_count": 6 }, { "label": "$250K to $500K", "active": 9, "cut": 4, "cut_pct": 44.4, "median_cdom": 46, "cut_pct_denominator": 9, "cdom_n": 9, "valid_price_count": 9 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 0, "pending_cut_pct": null, "pending_valid_price_count": 0, "pending_missing_price_count": 0, "pending_unchanged_count": 0, "pending_raised_count": 0, "pending_not_below_original_count": 0, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 0, "pending_dom_n": 0, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": null, "pending_median_cdom": null, "denominators": { "cut_pct": 15, "cut_last30_pct": 15, "relisted_pct": 15, "fresh_held_pct": 15, "stale_uncut_pct": 15, "over90_pct": 15, "dom_bucket_pct": 15, "pending_cut_pct": 0, "median_dom": 15, "median_cdom": 15, "median_cut_pct": 5, "median_cut_dollars": 5, "pending_median_cut_pct": 0, "pending_median_cdom": 0 }, "county_counts": { "Miami-Dade": 15 }, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "44% of Palmetto Bay houses for sale are asking less than their original list price", "Seller Blink Rate™ in Palmetto Bay: 44% of houses list below original asking, against 37.6% across Miami-Dade County", "Buying in Palmetto Bay? 33 of the 75 houses for sale are asking below their original price, by a median $100K" ], "lede": "PALMETTO BAY, Fla., September 7, 2026 - 44% of the 75 single-family homes listed for sale in Palmetto Bay (33 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 33 reduced listings, the median reduction is 6.3% (about $100K). Condominiums: 15 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"44 percent of single-family homes for sale in Palmetto Bay have a current asking price below their original list price; among those 33 reduced listings the median reduction is $100K.\"", "\"Among active Palmetto Bay houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 67 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 34.9 percent of the 43 Palmetto Bay houses under contract had a recorded asking price below their original list price; the median reduction among that group was 8 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Palmetto Bay, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (41 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 75 houses, 15 condominiums, 43 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palmetto-bay/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-palmetto-bay/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Palmetto Bay versus Miami-Dade County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Palmetto Bay houses 44%, Miami-Dade County houses 37.6%. Condominiums: 15 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 44% of Palmetto Bay houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "visible_labels": [ "37.6%", "44%" ] }, { "caption": "Active Palmetto Bay houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 33.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 32%, 31-60 days 12%, 61-90 days 22.7%, 91-180 days 18.7%, 181+ days 14.7%.", "title": "33.3% of Palmetto Bay houses for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "32%", "12%", "22.7%", "18.7%", "14.7%", "33.3%" ] }, { "caption": "Share of active Palmetto Bay houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 50% (7 of 14); $1M to $2M 52.2% (24 of 46); $2M to $5M 15.4% (2 of 13); $5M and up 2 listed, count only.", "title": "$1M to $2M Palmetto Bay houses show the highest share asking below original: 52.2% of 46", "visible_labels": [ "2", "15.4%", "2", "13", "52.2%", "24", "46", "50%", "7", "14", "0" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 133, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Miami-Dade", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Miami-Dade", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 75, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Palmetto Bay houses 44.0%, Miami-Dade County houses 37.6%. Condominiums: 15 for sale, too few to report.", "after": "Horizontal bar chart. Palmetto Bay houses 44%, Miami-Dade County houses 37.6%. Condominiums: 15 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Palmetto Bay versus Miami-Dade County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Palmetto Bay versus Miami-Dade County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Palmetto Bay houses are cutting 6.4 points more often than Miami-Dade County", "after": "Seller Blink Rate™: 44% of Palmetto Bay houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "37.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "44%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 32.0%, 31-60 days 12.0%, 61-90 days 22.7%, 91-180 days 18.7%, 181+ days 14.7%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 32%, 31-60 days 12%, 61-90 days 22.7%, 91-180 days 18.7%, 181+ days 14.7%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Palmetto Bay listings by cumulative days on market, houses, September 7, 2026. 33.3% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Palmetto Bay houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 33.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "33.3% of Palmetto Bay houses for sale have waited more than 90 days, counting every relisting", "after": "33.3% of Palmetto Bay houses for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "32%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "12%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "22.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "18.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "14.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "33.3%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M 50.0% of 14; $1M to $2M 52.2% of 46; $2M to $5M 15.4% of 13; $5M and up too few to read of 2.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 50% (7 of 14); $1M to $2M 52.2% (24 of 46); $2M to $5M 15.4% (2 of 13); $5M and up 2 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Palmetto Bay houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Palmetto Bay houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$1M to $2M Palmetto Bay houses have cut most often: 52.2% of 46", "after": "$1M to $2M Palmetto Bay houses show the highest share asking below original: 52.2% of 46", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "15.4%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "52.2%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "24", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "46", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "50%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "44.0% of Palmetto Bay houses for sale have cut their asking price", "after": "44% of Palmetto Bay houses for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Palmetto Bay sellers blink faster than the rest of Miami-Dade County as 33.3% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Palmetto Bay: 44% of houses list below original asking, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Palmetto Bay? Two in five houses have already come down once, by a median $100K", "after": "Buying in Palmetto Bay? 33 of the 75 houses for sale are asking below their original price, by a median $100K", "before_present": true, "after_present": true }, { "field": "lede", "before": "PALMETTO BAY, Fla., September 7, 2026 - 44.0% of the 75 single-family homes listed for sale in Palmetto Bay have reduced their asking price at least once, by a median 6.3% (about $100K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 15 for sale, too few to report percentages (floor 30).", "after": "PALMETTO BAY, Fla., September 7, 2026 - 44% of the 75 single-family homes listed for sale in Palmetto Bay (33 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 33 reduced listings, the median reduction is 6.3% (about $100K). Condominiums: 15 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Palmetto Bay and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 75 houses, 15 condominiums, 43 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-palmetto-bay/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Palmetto Bay, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (41 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 75 houses, 15 condominiums, 43 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palmetto-bay/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-palmetto-bay/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"44.0 percent of single-family homes for sale in Palmetto Bay have reduced their asking price at least once, by a median $100K.\"", "after": "\"44 percent of single-family homes for sale in Palmetto Bay have a current asking price below their original list price; among those 33 reduced listings the median reduction is $100K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Palmetto Bay house for sale has been waiting 67 days, not the 67 the current listing shows.\"", "after": "\"Among active Palmetto Bay houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 67 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Palmetto Bay houses now under contract, 65.1 percent never reduced their asking price; the rest cut by a median 8.0 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 34.9 percent of the 43 Palmetto Bay houses under contract had a recorded asking price below their original list price; the median reduction among that group was 8 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "82fc1b63fa3ae10b1a7a07e166129d60032a44c2b2d0acaa11fe2607c8ad5a38", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nPalmetto Bay price cuts and true days on market\nHEADLINE OPTIONS\n44.0% of Palmetto Bay houses for sale have cut their asking price\nPalmetto Bay sellers blink faster than the rest of Miami-Dade County as 33.3% of houses pass 90 days on\nthe market\nBuying in Palmetto Bay? Two in five houses have already come down once, by a median $100K\nLEDE\nPALMETTO BAY, Fla., September 7, 2026 - 44.0% of the 75 single-family homes listed for sale in Palmetto Bay\nhave reduced their asking price at least once, by a median 6.3% (about $100K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Condominiums: 15 for sale, too few to report percentages (floor\n30).\nNUT GRAF\nThe figures point to a market where 34.9% of houses reached a contract only after a price cut: of the 43\nPalmetto Bay houses now under contract, 34.9% reduced before going under contract, with a median cut of\n8.0% and a median 66 days to contract. Across Miami-Dade County the price-cut share is 37.6% for houses\nand 37.4% for condominiums, so Palmetto Bay houses are cutting 6.4 points more often than the county.\nCounting every relisting, the median Palmetto Bay house for sale has been on the market 67 days, against 67\non its current listing; 1.3% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nPalmetto Bay\n75\nSe\nShare with at\nleast one price\nreduction,\nhouses\n44.0% (33 of 75)\nSe\nMedian\nreduction\nfrom original\nasking, houses\n6.3% (about $100K)\nSe\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nActive\ncondominium\nlistings,\nPalmetto Bay\n15 (below the 30-listing floor; percentages not reported)\nSe\nMedian\ncumulative\ndays on\nmarket,\nhouses\n67 days (67 on current listing)\nSe\nHouses on\nmarket more\nthan 90 days,\ncumulative\n33.3% (25 of 75)\nSe\nHouses under\ncontract that\nreduced first\n34.9% of 43\nSe\nMiami-Dade\nCounty price-\ncut share,\nhouses /\ncondominiums\n37.6% / 37.4%\nSe\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace\nSe\nPeer group,\nhouses\n(median\nasking $1M to\n$2M; peer cut\nshare 44.0%)\nWellington, Weston, Davie, Doral, Parkland, Miami Lakes, Delray Beach, Palm Beach Gardens, Jupiter, Boca Raton Se\nQUOTABLE DATA POINTS\n\"44.0 percent of single-family homes for sale in Palmetto Bay have reduced their asking price at least once,\nby a median $100K.\"\n\"Counting every relisting, the median Palmetto Bay house for sale has been waiting 67 days, not the 67 the\ncurrent listing shows.\"\n\"Of the Palmetto Bay houses now under contract, 65.1 percent never reduced their asking price; the rest\ncut by a median 8.0 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Palmetto Bay versus Miami-Dade County, houses, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nActive Palmetto Bay listings by cumulative days on market, houses, September 7, 2026. 33.3% of houses have passed 90 days. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nShare of active Palmetto Bay houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Palmetto Bay and Miami-Dade County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 75 houses, 15 condominiums, 43 houses\nunder contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied;\nevery figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-\npalmetto-bay/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose\nmedian asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer\nthan similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum\n10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has\nfewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of\nthese markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is\nnot verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "ca2bfb8d22f697f5ee5f16c1914815c066bc7b123c1b682c1de1cdda2f8ab7a9", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nPalmetto Bay asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/palmetto-bay/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n44% of Palmetto Bay houses for sale are asking less than their original list price\nSeller Blink Rate™ in Palmetto Bay: 44% of houses list below original asking, against 37.6% across Miami-\nDade County\nBuying in Palmetto Bay? 33 of the 75 houses for sale are asking below their original price, by a median\n$100K\nLEDE\nPALMETTO BAY, Fla., September 7, 2026 - 44% of the 75 single-family homes listed for sale in Palmetto Bay\n(33 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 33 reduced listings, the median reduction is\n6.3% (about $100K). Condominiums: 15 for sale, below the 30-listing floor, so no percentages are reported for\nthem.\nNUT GRAF\nFor active Palmetto Bay houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are\nboth 67 days (from 75 and 75 listings with a value in each field). Equal medians describe the recorded fields\nonly; they do not establish anything about individual listing histories. 1.3% of all active houses have both fields\nrecorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a\nrelisting event. Of the 43 Palmetto Bay houses under contract (Pending or Active Under Contract), 15 (34.9%)\nhave a recorded asking price below their original list price; the median reduction among that group is 8%. The\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nremainder are not recorded as below their original list price, which is not a price history. These asking-price\nfields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original\nare 37.6% for houses and 37.4% for condominiums; Palmetto Bay houses are 6.4 points above the county\nshare.\nFACT BOX\nActive single-family listings, Palmetto Bay\n75\nSeptember 7, 2026\nShare asking below original list price, houses\n44% (33 of 75)\nSeptember 7, 2026\nPrice pairs recorded / missing; unchanged /\nabove original, houses\n75 / 0; 41 / 1\nSeptember 7, 2026\nMedian reduction among the 33 reduced\nhouses\n6.3% (about $100K)\nSeptember 7, 2026\nActive condominium listings, Palmetto Bay\n15 (below the 30-listing floor; percentages not\nreported)\nSeptember 7, 2026\nMedian recorded CumulativeDaysOnMarket /\nDaysOnMarket, houses\n67 / 67 days (from 75 / 75 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90 days\n33.3% (25 of 75 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking below original\nlist price\n34.9% (15 of 43)\nSeptember 7, 2026\nMiami-Dade County share asking below\noriginal, houses / condominiums\n37.6% / 37.4%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nHouses: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking $1M to\n$2M; peer share 44%)\nWellington, Weston, Davie, Doral, Parkland, Miami\nLakes, Delray Beach, Palm Beach Gardens, Jupiter,\nBoca Raton\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"44 percent of single-family homes for sale in Palmetto Bay have a current asking price below their original\nlist price; among those 33 reduced listings the median reduction is $100K.\"\n\"Among active Palmetto Bay houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket\nvalues are both 67 days. These are MLS-recorded fields, not an independently reconstructed listing\nhistory.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"At the snapshot, 34.9 percent of the 43 Palmetto Bay houses under contract had a recorded asking price\nbelow their original list price; the median reduction among that group was 8 percent. The remainder were\nnot recorded as below their original list price, which is not a price history. Agreed contract prices are not\ninferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Palmetto Bay versus Miami-Dade\nCounty, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Palmetto Bay houses 44%, Miami-Dade County houses 37.6%.\nCondominiums: 15 for sale, count only. Share of active listings asking below their original list price, September\n7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive Palmetto Bay houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded\nvalue in that field; 33.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real\nEstate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 32%, 31-60\ndays 12%, 61-90 days 22.7%, 91-180 days 18.7%, 181+ days 14.7%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Palmetto Bay houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with\n10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 0 listed, count only; $500K to $1M 50% (7 of 14); $1M to $2M 52.2% (24 of 46); $2M\nto $5M 15.4% (2 of 13); $5M and up 2 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Palmetto Bay,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (41 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below\nthe floor and appear as a count only. Sample sizes: 75 houses, 15 condominiums, 43 houses under contract. Geography is the MLS\nCity field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller\nBlink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded\nasking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published\ncity shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a\nbelow-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/palmetto-bay/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-palmetto-bay/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "9633799efad3839eda64121b9ae4302f697fa6383326a4caaf0293908ec47f26", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - PALMETTO BAY PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 44% of Palmetto Bay houses for sale are asking less than their original list price\n2. Seller Blink Rate™ in Palmetto Bay: 44% of houses list below original asking, against 37.6% across Miami-Dade County\n3. Buying in Palmetto Bay? 33 of the 75 houses for sale are asking below their original price, by a median $100K\n\nLEDE\nPALMETTO BAY, Fla., September 7, 2026 - 44% of the 75 single-family homes listed for sale in Palmetto Bay (33 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 33 reduced listings, the median reduction is 6.3% (about $100K). Condominiums: 15 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active Palmetto Bay houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 67 days (from 75 and 75 listings with a value in each field). Equal medians describe the recorded fields only; they do not establish anything about individual listing histories. 1.3% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 43 Palmetto Bay houses under contract (Pending or Active Under Contract), 15 (34.9%) have a recorded asking price below their original list price; the median reduction among that group is 8%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.6% for houses and 37.4% for condominiums; Palmetto Bay houses are 6.4 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Palmetto Bay: 75 [September 7, 2026]\n- Share asking below original list price, houses: 44% (33 of 75) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 75 / 0; 41 / 1 [September 7, 2026]\n- Median reduction among the 33 reduced houses: 6.3% (about $100K) [September 7, 2026]\n- Active condominium listings, Palmetto Bay: 15 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 67 / 67 days (from 75 / 75 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 33.3% (25 of 75 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 34.9% (15 of 43) [September 7, 2026]\n- Miami-Dade County share asking below original, houses / condominiums: 37.6% / 37.4% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking $1M to $2M; peer share 44%): Wellington, Weston, Davie, Doral, Parkland, Miami Lakes, Delray Beach, Palm Beach Gardens, Jupiter, Boca Raton [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"44 percent of single-family homes for sale in Palmetto Bay have a current asking price below their original list price; among those 33 reduced listings the median reduction is $100K.\"\n- \"Among active Palmetto Bay houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 67 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 34.9 percent of the 43 Palmetto Bay houses under contract had a recorded asking price below their original list price; the median reduction among that group was 8 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- palmetto-bay-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Palmetto Bay versus Miami-Dade County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Palmetto Bay houses 44%, Miami-Dade County houses 37.6%. Condominiums: 15 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- palmetto-bay-true-days-on-market-r1-2026-09-07.png\n Caption: Active Palmetto Bay houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 33.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 32%, 31-60 days 12%, 61-90 days 22.7%, 91-180 days 18.7%, 181+ days 14.7%.\n- palmetto-bay-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Palmetto Bay houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 50% (7 of 14); $1M to $2M 52.2% (24 of 46); $2M to $5M 15.4% (2 of 13); $5M and up 2 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Palmetto Bay, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (41 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 75 houses, 15 condominiums, 43 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/palmetto-bay/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-palmetto-bay/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-1245a0228a92103fe7c7" }, { "slug": "parkland", "city": "Parkland", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 134, "sample_ok": true, "small_sample": false, "pending": 49, "median_list_price": 1254000.0, "cut_count": 69, "cut_pct": 51.5, "raised_count": 6, "median_cut_pct": 4.0, "median_cut_dollars": 50000.0, "cut_last30": 37, "cut_last30_pct": 27.6, "cut_last7": 6, "median_dom": 46.5, "median_cdom": 52.5, "relisted_count": 9, "relisted_pct": 6.7, "over90": 38, "over90_pct": 28.4, "over180": 11, "fresh_held": 51, "fresh_held_pct": 38.1, "stale_uncut": 8, "stale_uncut_pct": 6.0, "dom_buckets": [ { "label": "0-30", "count": 41, "pct": 30.6 }, { "label": "31-60", "count": 36, "pct": 26.9 }, { "label": "61-90", "count": 19, "pct": 14.2 }, { "label": "91-180", "count": 27, "pct": 20.1 }, { "label": "181+", "count": 11, "pct": 8.2 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 37, "cut": 21, "cut_pct": 56.8, "median_cdom": 55 }, { "label": "$1M to $2M", "active": 78, "cut": 36, "cut_pct": 46.2, "median_cdom": 41.5 }, { "label": "$2M to $5M", "active": 13, "cut": 9, "cut_pct": 69.2, "median_cdom": 73 }, { "label": "$5M and up", "active": 6, "cut": 3, "cut_pct": 50.0, "median_cdom": 111.0 } ], "pending_cut_count": 24, "pending_cut_pct": 49.0, "pending_median_cut_pct": 5.2, "pending_median_cdom": 39, "tier": "h3", "series": [ { "date": "2026-09-05", "active": 134, "cut_pct": 52.2, "median_cdom": 52.0, "median_list_price": 1254000.0 }, { "date": "2026-09-06", "active": 135, "cut_pct": 51.9, "median_cdom": 54, "median_list_price": 1259000.0 }, { "date": "2026-09-07", "active": 134, "cut_pct": 51.5, "median_cdom": 52.5, "median_list_price": 1254000.0 } ] }, "condos": { "active": 8, "sample_ok": false, "small_sample": false, "pending": 3, "median_list_price": 544000.0, "cut_count": 1, "cut_pct": 12.5, "raised_count": 1, "median_cut_pct": 2.4, "median_cut_dollars": 16000.0, "cut_last30": 0, "cut_last30_pct": 0.0, "cut_last7": 0, "median_dom": 23.0, "median_cdom": 23.0, "relisted_count": 0, "relisted_pct": 0.0, "over90": 2, "over90_pct": 25.0, "over180": 1, "fresh_held": 5, "fresh_held_pct": 62.5, "stale_uncut": 2, "stale_uncut_pct": 25.0, "dom_buckets": [ { "label": "0-30", "count": 5, "pct": 62.5 }, { "label": "31-60", "count": 0, "pct": 0.0 }, { "label": "61-90", "count": 1, "pct": 12.5 }, { "label": "91-180", "count": 1, "pct": 12.5 }, { "label": "181+", "count": 1, "pct": 12.5 } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$250K to $500K", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 24 }, { "label": "$500K to $1M", "active": 7, "cut": 1, "cut_pct": 14.3, "median_cdom": 22 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 0, "pending_cut_pct": 0.0, "pending_median_cut_pct": null, "pending_median_cdom": 30, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "51.5% of Parkland houses for sale have cut their asking price", "Parkland sellers blink faster than the rest of Broward County as 28.4% of houses pass 90 days on the market", "Buying in Parkland? Half houses have already come down once, by a median $50K" ], "lede": "PARKLAND, Fla., September 7, 2026 - 51.5% of the 134 single-family homes listed for sale in Parkland have reduced their asking price at least once, by a median 4.0% (about $50K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 8 for sale, too few to report percentages (floor 30).", "quotes": [ "\"51.5 percent of single-family homes for sale in Parkland have reduced their asking price at least once, by a median $50K.\"", "\"Counting every relisting, the median Parkland house for sale has been waiting 52 days, not the 46 the current listing shows.\"", "\"Of the Parkland houses now under contract, 51.0 percent never reduced their asking price; the rest cut by a median 5.2 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Parkland and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 134 houses, 8 condominiums, 49 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-parkland/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Parkland versus Broward County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Parkland houses 51.5%, Broward County houses 43.3%. Condominiums: 8 for sale, too few to report.", "title": "Parkland houses are cutting 8.2 points more often than Broward County" }, { "caption": "Active Parkland listings by cumulative days on market, houses, September 7, 2026. 28.4% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 30.6%, 31-60 days 26.9%, 61-90 days 14.2%, 91-180 days 20.1%, 181+ days 8.2%.", "title": "28.4% of Parkland houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Parkland houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M 56.8% of 37; $1M to $2M 46.2% of 78; $2M to $5M 69.2% of 13; $5M and up too few to read of 6.", "title": "$500K to $1M Parkland houses have cut most often: 56.8% of 37" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 194 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 134, "sample_ok": true, "small_sample": false, "pending": 49, "median_list_price": 1254000.0, "cut_count": 69, "cut_pct": 51.5, "raised_count": 6, "valid_price_count": 134, "missing_price_count": 0, "unchanged_count": 59, "not_below_original_count": 65, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.0, "median_cut_dollars": 50000.0, "cut_last30": 37, "cut_last30_pct": 27.6, "cut_last7": 6, "median_dom": 46.5, "median_cdom": 52.5, "dom_n": 134, "cdom_n": 134, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 134, "relisted_count": 9, "relisted_pct": 6.7, "over90": 38, "over90_pct": 28.4, "over180": 11, "fresh_held": 51, "fresh_held_pct": 38.1, "fresh_held_missing_cdom_count": 0, "stale_uncut": 8, "stale_uncut_pct": 6.0, "dom_buckets": [ { "label": "0-30", "count": 41, "pct": 30.6 }, { "label": "31-60", "count": 36, "pct": 26.9 }, { "label": "61-90", "count": 19, "pct": 14.2 }, { "label": "91-180", "count": 27, "pct": 20.1 }, { "label": "181+", "count": 11, "pct": 8.2 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 37, "cut": 21, "cut_pct": 56.8, "median_cdom": 55, "cut_pct_denominator": 37, "cdom_n": 37, "valid_price_count": 37 }, { "label": "$1M to $2M", "active": 78, "cut": 36, "cut_pct": 46.2, "median_cdom": 41.5, "cut_pct_denominator": 78, "cdom_n": 78, "valid_price_count": 78 }, { "label": "$2M to $5M", "active": 13, "cut": 9, "cut_pct": 69.2, "median_cdom": 73, "cut_pct_denominator": 13, "cdom_n": 13, "valid_price_count": 13 }, { "label": "$5M and up", "active": 6, "cut": 3, "cut_pct": 50.0, "median_cdom": 111.0, "cut_pct_denominator": 6, "cdom_n": 6, "valid_price_count": 6 } ], "pending_cut_count": 24, "pending_cut_pct": 49.0, "pending_valid_price_count": 49, "pending_missing_price_count": 0, "pending_unchanged_count": 24, "pending_raised_count": 1, "pending_not_below_original_count": 25, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 49, "pending_dom_n": 49, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 5.2, "pending_median_cdom": 39, "denominators": { "cut_pct": 134, "cut_last30_pct": 134, "relisted_pct": 134, "fresh_held_pct": 134, "stale_uncut_pct": 134, "over90_pct": 134, "dom_bucket_pct": 134, "pending_cut_pct": 49, "median_dom": 134, "median_cdom": 134, "median_cut_pct": 69, "median_cut_dollars": 69, "pending_median_cut_pct": 24, "pending_median_cdom": 49 }, "county_counts": { "Broward": 134 }, "tier": "h3", "series": [ { "date": "2026-09-07", "active": 134, "cut_pct": 51.5, "median_cdom": 52.5, "median_list_price": 1254000.0 } ] }, "condos": { "active": 8, "sample_ok": false, "small_sample": false, "pending": 3, "median_list_price": 544000.0, "cut_count": 1, "cut_pct": 12.5, "raised_count": 1, "valid_price_count": 8, "missing_price_count": 0, "unchanged_count": 6, "not_below_original_count": 7, "cut_sample_ok": false, "cut_small_sample": true, "median_cut_pct": 2.4, "median_cut_dollars": 16000.0, "cut_last30": 0, "cut_last30_pct": 0.0, "cut_last7": 0, "median_dom": 23.0, "median_cdom": 23.0, "dom_n": 8, "cdom_n": 8, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 8, "relisted_count": 0, "relisted_pct": 0.0, "over90": 2, "over90_pct": 25.0, "over180": 1, "fresh_held": 5, "fresh_held_pct": 62.5, "fresh_held_missing_cdom_count": 0, "stale_uncut": 2, "stale_uncut_pct": 25.0, "dom_buckets": [ { "label": "0-30", "count": 5, "pct": 62.5 }, { "label": "31-60", "count": 0, "pct": 0.0 }, { "label": "61-90", "count": 1, "pct": 12.5 }, { "label": "91-180", "count": 1, "pct": 12.5 }, { "label": "181+", "count": 1, "pct": 12.5 } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$250K to $500K", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 24, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$500K to $1M", "active": 7, "cut": 1, "cut_pct": 14.3, "median_cdom": 22, "cut_pct_denominator": 7, "cdom_n": 7, "valid_price_count": 7 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 0, "pending_cut_pct": 0.0, "pending_valid_price_count": 3, "pending_missing_price_count": 0, "pending_unchanged_count": 3, "pending_raised_count": 0, "pending_not_below_original_count": 3, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 3, "pending_dom_n": 3, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": null, "pending_median_cdom": 30, "denominators": { "cut_pct": 8, "cut_last30_pct": 8, "relisted_pct": 8, "fresh_held_pct": 8, "stale_uncut_pct": 8, "over90_pct": 8, "dom_bucket_pct": 8, "pending_cut_pct": 3, "median_dom": 8, "median_cdom": 8, "median_cut_pct": 1, "median_cut_dollars": 1, "pending_median_cut_pct": 0, "pending_median_cdom": 3 }, "county_counts": { "Broward": 8 }, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "51.5% of Parkland houses for sale are asking less than their original list price", "Seller Blink Rate™ in Parkland: 51.5% of houses list below original asking, against 43.3% across Broward County", "Buying in Parkland? 69 of the 134 houses for sale are asking below their original price, by a median $50K" ], "lede": "PARKLAND, Fla., September 7, 2026 - 51.5% of the 134 single-family homes listed for sale in Parkland (69 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 69 reduced listings, the median reduction is 4% (about $50K). Condominiums: 8 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"51.5 percent of single-family homes for sale in Parkland have a current asking price below their original list price; among those 69 reduced listings the median reduction is $50K.\"", "\"Among active Parkland houses, the median recorded CumulativeDaysOnMarket value is 52 days and the median recorded DaysOnMarket value is 46 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 49 percent of the 49 Parkland houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.2 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Parkland, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (59 unchanged, 6 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 134 houses, 8 condominiums, 49 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/parkland/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-parkland/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Parkland versus Broward County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Parkland houses 51.5%, Broward County houses 43.3%. Condominiums: 8 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 51.5% of Parkland houses for sale are asking below their original price, against 43.3% across Broward County", "visible_labels": [ "43.3%", "51.5%" ] }, { "caption": "Active Parkland houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 28.4% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 30.6%, 31-60 days 26.9%, 61-90 days 14.2%, 91-180 days 20.1%, 181+ days 8.2%.", "title": "28.4% of Parkland houses for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "30.6%", "26.9%", "14.2%", "20.1%", "8.2%", "28.4%" ] }, { "caption": "Share of active Parkland houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 56.8% (21 of 37); $1M to $2M 46.2% (36 of 78); $2M to $5M 69.2% (9 of 13); $5M and up 6 listed, count only.", "title": "$500K to $1M Parkland houses show the highest share asking below original: 56.8% of 37", "visible_labels": [ "6", "69.2%", "9", "13", "46.2%", "36", "78", "56.8%", "21", "37", "0" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 134, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 134, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 134, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 134, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 134, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 134, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 134, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 134, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 134, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 134, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 134, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 134, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 134, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 134, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Parkland houses 51.5%, Broward County houses 43.3%. Condominiums: 8 for sale, too few to report.", "after": "Horizontal bar chart. Parkland houses 51.5%, Broward County houses 43.3%. Condominiums: 8 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Parkland versus Broward County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Parkland versus Broward County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Parkland houses are cutting 8.2 points more often than Broward County", "after": "Seller Blink Rate™: 51.5% of Parkland houses for sale are asking below their original price, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "51.5%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 30.6%, 31-60 days 26.9%, 61-90 days 14.2%, 91-180 days 20.1%, 181+ days 8.2%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 30.6%, 31-60 days 26.9%, 61-90 days 14.2%, 91-180 days 20.1%, 181+ days 8.2%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Parkland listings by cumulative days on market, houses, September 7, 2026. 28.4% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Parkland houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 28.4% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "28.4% of Parkland houses for sale have waited more than 90 days, counting every relisting", "after": "28.4% of Parkland houses for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "30.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "26.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "14.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "20.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "8.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "28.4%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M 56.8% of 37; $1M to $2M 46.2% of 78; $2M to $5M 69.2% of 13; $5M and up too few to read of 6.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 56.8% (21 of 37); $1M to $2M 46.2% (36 of 78); $2M to $5M 69.2% (9 of 13); $5M and up 6 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Parkland houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Parkland houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Parkland houses have cut most often: 56.8% of 37", "after": "$500K to $1M Parkland houses show the highest share asking below original: 56.8% of 37", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "69.2%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "46.2%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "36", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "78", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "56.8%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "37", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "51.5% of Parkland houses for sale have cut their asking price", "after": "51.5% of Parkland houses for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Parkland sellers blink faster than the rest of Broward County as 28.4% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Parkland: 51.5% of houses list below original asking, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Parkland? Half houses have already come down once, by a median $50K", "after": "Buying in Parkland? 69 of the 134 houses for sale are asking below their original price, by a median $50K", "before_present": true, "after_present": true }, { "field": "lede", "before": "PARKLAND, Fla., September 7, 2026 - 51.5% of the 134 single-family homes listed for sale in Parkland have reduced their asking price at least once, by a median 4.0% (about $50K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 8 for sale, too few to report percentages (floor 30).", "after": "PARKLAND, Fla., September 7, 2026 - 51.5% of the 134 single-family homes listed for sale in Parkland (69 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 69 reduced listings, the median reduction is 4% (about $50K). Condominiums: 8 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Parkland and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 134 houses, 8 condominiums, 49 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-parkland/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Parkland, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (59 unchanged, 6 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 134 houses, 8 condominiums, 49 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/parkland/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-parkland/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"51.5 percent of single-family homes for sale in Parkland have reduced their asking price at least once, by a median $50K.\"", "after": "\"51.5 percent of single-family homes for sale in Parkland have a current asking price below their original list price; among those 69 reduced listings the median reduction is $50K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Parkland house for sale has been waiting 52 days, not the 46 the current listing shows.\"", "after": "\"Among active Parkland houses, the median recorded CumulativeDaysOnMarket value is 52 days and the median recorded DaysOnMarket value is 46 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Parkland houses now under contract, 51.0 percent never reduced their asking price; the rest cut by a median 5.2 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 49 percent of the 49 Parkland houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.2 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "ca99c600eb21f1588a9205d032403e73c6630488b44f8cc4b995834f9653a077", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nParkland price cuts and true days on market\nHEADLINE OPTIONS\n51.5% of Parkland houses for sale have cut their asking price\nParkland sellers blink faster than the rest of Broward County as 28.4% of houses pass 90 days on the\nmarket\nBuying in Parkland? Half houses have already come down once, by a median $50K\nLEDE\nPARKLAND, Fla., September 7, 2026 - 51.5% of the 134 single-family homes listed for sale in Parkland have\nreduced their asking price at least once, by a median 4.0% (about $50K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Condominiums: 8 for sale, too few to report percentages (floor\n30).\nNUT GRAF\nThe figures point to a market where 49.0% of houses reached a contract only after a price cut: of the 49\nParkland houses now under contract, 49.0% reduced before going under contract, with a median cut of 5.2%\nand a median 39 days to contract. Across Broward County the price-cut share is 43.3% for houses and 45.0%\nfor condominiums, so Parkland houses are cutting 8.2 points more often than the county. Counting every\nrelisting, the median Parkland house for sale has been on the market 52 days, against 46 on its current listing;\n6.7% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nParkland\n134\nShare with at\nleast one price\nreduction,\nhouses\n51.5% (69 of 134)\nMedian\nreduction\nfrom original\nasking, houses\n4.0% (about $50K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nActive\ncondominium\nlistings,\nParkland\n8 (below the 30-listing floor; percentages not reported)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n52 days (46 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n28.4% (38 of 134)\nHouses under\ncontract that\nreduced first\n49.0% of 49\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting faster than similar-priced cities\nPeer group,\nhouses\n(median\nasking $1M to\n$2M; peer cut\nshare 44.0%)\nWellington, Weston, Davie, Doral, Miami Lakes, Delray Beach, Palm Beach Gardens, Palmetto Bay, Jupiter, Boca Raton\nQUOTABLE DATA POINTS\n\"51.5 percent of single-family homes for sale in Parkland have reduced their asking price at least once, by a\nmedian $50K.\"\n\"Counting every relisting, the median Parkland house for sale has been waiting 52 days, not the 46 the\ncurrent listing shows.\"\n\"Of the Parkland houses now under contract, 51.0 percent never reduced their asking price; the rest cut by\na median 5.2 percent before a buyer committed. Contract prices are not known until the sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nShare of active listings with at least one price reduction, Parkland versus Broward County, houses, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nActive Parkland listings by cumulative days on market, houses, September 7, 2026. 28.4% of houses have passed 90 days. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nShare of active Parkland houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked;\nunder 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Parkland and Broward County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 134 houses, 8 condominiums, 49 houses under\ncontract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every\nfigure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-parkland/ .\nConditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price\nfalls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced\ncities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut.\nCutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four\ncities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets.\nA read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "dd273a49c66ab619e05a7db79e9ee4879d2233b1fa21df79a6651d5c58ed1d30", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nParkland asking-price reductions and recorded days on\nmarket\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/parkland/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n51.5% of Parkland houses for sale are asking less than their original list price\nSeller Blink Rate™ in Parkland: 51.5% of houses list below original asking, against 43.3% across Broward\nCounty\nBuying in Parkland? 69 of the 134 houses for sale are asking below their original price, by a median $50K\nLEDE\nPARKLAND, Fla., September 7, 2026 - 51.5% of the 134 single-family homes listed for sale in Parkland (69\nlistings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 69 reduced listings, the median reduction is\n4% (about $50K). Condominiums: 8 for sale, below the 30-listing floor, so no percentages are reported for\nthem.\nNUT GRAF\nFor active Parkland houses, the median recorded CumulativeDaysOnMarket value is 52 days and the median\nrecorded DaysOnMarket value is 46 days, each calculated from non-missing values in that field (134 and 134\nlistings). 6.7% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 49 Parkland houses under\ncontract (Pending or Active Under Contract), 24 (49%) have a recorded asking price below their original list\nprice; the median reduction among that group is 5.2%. The remainder are not recorded as below their original\nlist price, which is not a price history. These asking-price fields do not disclose the agreed contract price.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nAcross Broward County the shares asking below original are 43.3% for houses and 45% for condominiums;\nParkland houses are 8.2 points above the county share.\nFACT BOX\nActive single-family listings, Parkland\n134\nSeptember 7, 2026\nShare asking below original list price, houses 51.5% (69 of 134)\nSeptember 7, 2026\nPrice pairs recorded / missing; unchanged /\nabove original, houses\n134 / 0; 59 / 6\nSeptember 7, 2026\nMedian reduction among the 69 reduced\nhouses\n4% (about $50K)\nSeptember 7, 2026\nActive condominium listings, Parkland\n8 (below the 30-listing floor; percentages not\nreported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket / DaysOnMarket,\nhouses\n52 / 46 days (from 134 / 134 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90 days\n28.4% (38 of 134 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking below original\nlist price\n49% (24 of 49)\nSeptember 7, 2026\nBroward County share asking below original,\nhouses / condominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nHouses: Higher below-original share than peers\nSeptember 7, 2026\nPeer group, houses (median asking $1M to\n$2M; peer share 44%)\nWellington, Weston, Davie, Doral, Miami Lakes,\nDelray Beach, Palm Beach Gardens, Palmetto Bay,\nJupiter, Boca Raton\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"51.5 percent of single-family homes for sale in Parkland have a current asking price below their original\nlist price; among those 69 reduced listings the median reduction is $50K.\"\n\"Among active Parkland houses, the median recorded CumulativeDaysOnMarket value is 52 days and the\nmedian recorded DaysOnMarket value is 46 days. These are MLS-recorded fields, not an independently\nreconstructed listing history.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"At the snapshot, 49 percent of the 49 Parkland houses under contract had a recorded asking price below\ntheir original list price; the median reduction among that group was 5.2 percent. The remainder were not\nrecorded as below their original list price, which is not a price history. Agreed contract prices are not\ninferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Parkland versus Broward County,\nhouses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Parkland houses 51.5%, Broward County houses 43.3%.\nCondominiums: 8 for sale, count only. Share of active listings asking below their original list price, September 7,\n2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive Parkland houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value\nin that field; 28.4% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 30.6%, 31-60\ndays 26.9%, 61-90 days 14.2%, 91-180 days 20.1%, 181+ days 8.2%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Parkland houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to\n29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 0 listed, count only; $500K to $1M 56.8% (21 of 37); $1M to $2M 46.2% (36 of 78);\n$2M to $5M 69.2% (9 of 13); $5M and up 6 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Parkland,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (59 unchanged, 6 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below\nthe floor and appear as a count only. Sample sizes: 134 houses, 8 condominiums, 49 houses under contract. Geography is the MLS\nCity field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink\nRate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking\nprices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city\nshares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-\noriginal share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/parkland/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-parkland/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "a9f05b0736df6981fe0a3ce88b4a593953537ce0e7dd84248fe5eb36fca896ac", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - PARKLAND PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 51.5% of Parkland houses for sale are asking less than their original list price\n2. Seller Blink Rate™ in Parkland: 51.5% of houses list below original asking, against 43.3% across Broward County\n3. Buying in Parkland? 69 of the 134 houses for sale are asking below their original price, by a median $50K\n\nLEDE\nPARKLAND, Fla., September 7, 2026 - 51.5% of the 134 single-family homes listed for sale in Parkland (69 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 69 reduced listings, the median reduction is 4% (about $50K). Condominiums: 8 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active Parkland houses, the median recorded CumulativeDaysOnMarket value is 52 days and the median recorded DaysOnMarket value is 46 days, each calculated from non-missing values in that field (134 and 134 listings). 6.7% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 49 Parkland houses under contract (Pending or Active Under Contract), 24 (49%) have a recorded asking price below their original list price; the median reduction among that group is 5.2%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; Parkland houses are 8.2 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Parkland: 134 [September 7, 2026]\n- Share asking below original list price, houses: 51.5% (69 of 134) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 134 / 0; 59 / 6 [September 7, 2026]\n- Median reduction among the 69 reduced houses: 4% (about $50K) [September 7, 2026]\n- Active condominium listings, Parkland: 8 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 52 / 46 days (from 134 / 134 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 28.4% (38 of 134 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 49% (24 of 49) [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Higher below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking $1M to $2M; peer share 44%): Wellington, Weston, Davie, Doral, Miami Lakes, Delray Beach, Palm Beach Gardens, Palmetto Bay, Jupiter, Boca Raton [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"51.5 percent of single-family homes for sale in Parkland have a current asking price below their original list price; among those 69 reduced listings the median reduction is $50K.\"\n- \"Among active Parkland houses, the median recorded CumulativeDaysOnMarket value is 52 days and the median recorded DaysOnMarket value is 46 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 49 percent of the 49 Parkland houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.2 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- parkland-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Parkland versus Broward County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Parkland houses 51.5%, Broward County houses 43.3%. Condominiums: 8 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- parkland-true-days-on-market-r1-2026-09-07.png\n Caption: Active Parkland houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 28.4% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 30.6%, 31-60 days 26.9%, 61-90 days 14.2%, 91-180 days 20.1%, 181+ days 8.2%.\n- parkland-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Parkland houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 56.8% (21 of 37); $1M to $2M 46.2% (36 of 78); $2M to $5M 69.2% (9 of 13); $5M and up 6 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Parkland, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (59 unchanged, 6 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 134 houses, 8 condominiums, 49 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/parkland/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-parkland/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "pembroke-pines", "city": "Pembroke Pines", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 237, "sample_ok": true, "small_sample": false, "pending": 90, "median_list_price": 699000.0, "cut_count": 102, "cut_pct": 43.0, "raised_count": 8, "median_cut_pct": 3.2, "median_cut_dollars": 22550.0, "cut_last30": 60, "cut_last30_pct": 25.3, "cut_last7": 21, "median_dom": 33, "median_cdom": 33, "relisted_count": 2, "relisted_pct": 0.8, "over90": 54, "over90_pct": 22.8, "over180": 11, "fresh_held": 118, "fresh_held_pct": 49.8, "stale_uncut": 14, "stale_uncut_pct": 5.9, "dom_buckets": [ { "label": "0-30", "count": 115, "pct": 48.5 }, { "label": "31-60", "count": 49, "pct": 20.7 }, { "label": "61-90", "count": 19, "pct": 8.0 }, { "label": "91-180", "count": 43, "pct": 18.1 }, { "label": "181+", "count": 11, "pct": 4.6 } ], "bands": [ { "label": "Under $500K", "active": 13, "cut": 6, "cut_pct": 46.2, "median_cdom": 33 }, { "label": "$500K to $1M", "active": 209, "cut": 90, "cut_pct": 43.1, "median_cdom": 33 }, { "label": "$1M to $2M", "active": 15, "cut": 6, "cut_pct": 40.0, "median_cdom": 34 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 34, "pending_cut_pct": 37.8, "pending_median_cut_pct": 4.4, "pending_median_cdom": 35.5, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 237, "cut_pct": 42.6, "median_cdom": 34, "median_list_price": 699000.0 }, { "date": "2026-09-06", "active": 239, "cut_pct": 42.3, "median_cdom": 33, "median_list_price": 699000.0 }, { "date": "2026-09-07", "active": 237, "cut_pct": 43.0, "median_cdom": 33, "median_list_price": 699000.0 } ] }, "condos": { "active": 481, "sample_ok": true, "small_sample": false, "pending": 92, "median_list_price": 198000.0, "cut_count": 234, "cut_pct": 48.6, "raised_count": 9, "median_cut_pct": 7.7, "median_cut_dollars": 16000.0, "cut_last30": 97, "cut_last30_pct": 20.2, "cut_last7": 20, "median_dom": 75, "median_cdom": 83, "relisted_count": 18, "relisted_pct": 3.7, "over90": 231, "over90_pct": 48.0, "over180": 123, "fresh_held": 151, "fresh_held_pct": 31.4, "stale_uncut": 70, "stale_uncut_pct": 14.6, "dom_buckets": [ { "label": "0-30", "count": 129, "pct": 26.8 }, { "label": "31-60", "count": 67, "pct": 13.9 }, { "label": "61-90", "count": 54, "pct": 11.2 }, { "label": "91-180", "count": 108, "pct": 22.5 }, { "label": "181+", "count": 123, "pct": 25.6 } ], "bands": [ { "label": "Under $250K", "active": 353, "cut": 182, "cut_pct": 51.6, "median_cdom": 92 }, { "label": "$250K to $500K", "active": 128, "cut": 52, "cut_pct": 40.6, "median_cdom": 68.0 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 45, "pending_cut_pct": 48.9, "pending_median_cut_pct": 10.2, "pending_median_cdom": 59.0, "tier": "c1", "series": [ { "date": "2026-09-05", "active": 465, "cut_pct": 48.2, "median_cdom": 84, "median_list_price": 195000.0 }, { "date": "2026-09-06", "active": 465, "cut_pct": 48.2, "median_cdom": 81, "median_list_price": 195000.0 }, { "date": "2026-09-07", "active": 481, "cut_pct": 48.6, "median_cdom": 83, "median_list_price": 198000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "43.0% of Pembroke Pines houses for sale have cut their asking price, 48.6% of condos", "Pembroke Pines sellers track the rest of Broward County as 22.8% of houses pass 90 days on the market", "Buying in Pembroke Pines? Two in five houses have already come down once, by a median $23K" ], "lede": "PEMBROKE PINES, Fla., September 7, 2026 - 43.0% of the 237 single-family homes listed for sale in Pembroke Pines have reduced their asking price at least once, by a median 3.2% (about $23K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 481 condominium listings, 48.6% have cut, by a median 7.7%.", "quotes": [ "\"43.0 percent of single-family homes for sale in Pembroke Pines have reduced their asking price at least once, by a median $23K.\"", "\"Counting every relisting, the median Pembroke Pines house for sale has been waiting 33 days, not the 33 the current listing shows.\"", "\"Of the Pembroke Pines houses now under contract, 62.2 percent never reduced their asking price; the rest cut by a median 4.4 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Pembroke Pines and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 237 houses, 481 condominiums, 90 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-pembroke-pines/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Pembroke Pines versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Pembroke Pines houses 43.0%, Broward County houses 43.3%; Pembroke Pines condominiums 48.6%, Broward County condominiums 45.0%.", "title": "Pembroke Pines houses are cutting at about the Broward County rate" }, { "caption": "Active Pembroke Pines listings by cumulative days on market, houses and condominiums, September 7, 2026. 22.8% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 48.5%, 31-60 days 20.7%, 61-90 days 8.0%, 91-180 days 18.1%, 181+ days 4.6%. Condominiums: 0-30 days 26.8%, 31-60 days 13.9%, 61-90 days 11.2%, 91-180 days 22.5%, 181+ days 25.6%.", "title": "22.8% of Pembroke Pines houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Pembroke Pines houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 46.2% of 13; $500K to $1M 43.1% of 209; $1M to $2M 40.0% of 15; $2M to $5M too few to read of 0; $5M and up too few to read of 0.", "title": "$500K to $1M Pembroke Pines houses have cut most often: 43.1% of 209" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 900 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 237, "sample_ok": true, "small_sample": false, "pending": 90, "median_list_price": 699000.0, "cut_count": 102, "cut_pct": 43.0, "raised_count": 8, "valid_price_count": 237, "missing_price_count": 0, "unchanged_count": 127, "not_below_original_count": 135, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 3.2, "median_cut_dollars": 22550.0, "cut_last30": 60, "cut_last30_pct": 25.3, "cut_last7": 21, "median_dom": 33, "median_cdom": 33, "dom_n": 237, "cdom_n": 237, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 237, "relisted_count": 2, "relisted_pct": 0.8, "over90": 54, "over90_pct": 22.8, "over180": 11, "fresh_held": 118, "fresh_held_pct": 49.8, "fresh_held_missing_cdom_count": 0, "stale_uncut": 14, "stale_uncut_pct": 5.9, "dom_buckets": [ { "label": "0-30", "count": 115, "pct": 48.5 }, { "label": "31-60", "count": 49, "pct": 20.7 }, { "label": "61-90", "count": 19, "pct": 8.0 }, { "label": "91-180", "count": 43, "pct": 18.1 }, { "label": "181+", "count": 11, "pct": 4.6 } ], "bands": [ { "label": "Under $500K", "active": 13, "cut": 6, "cut_pct": 46.2, "median_cdom": 33, "cut_pct_denominator": 13, "cdom_n": 13, "valid_price_count": 13 }, { "label": "$500K to $1M", "active": 209, "cut": 90, "cut_pct": 43.1, "median_cdom": 33, "cut_pct_denominator": 209, "cdom_n": 209, "valid_price_count": 209 }, { "label": "$1M to $2M", "active": 15, "cut": 6, "cut_pct": 40.0, "median_cdom": 34, "cut_pct_denominator": 15, "cdom_n": 15, "valid_price_count": 15 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 34, "pending_cut_pct": 37.8, "pending_valid_price_count": 90, "pending_missing_price_count": 0, "pending_unchanged_count": 52, "pending_raised_count": 4, "pending_not_below_original_count": 56, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 90, "pending_dom_n": 90, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 4.4, "pending_median_cdom": 35.5, "denominators": { "cut_pct": 237, "cut_last30_pct": 237, "relisted_pct": 237, "fresh_held_pct": 237, "stale_uncut_pct": 237, "over90_pct": 237, "dom_bucket_pct": 237, "pending_cut_pct": 90, "median_dom": 237, "median_cdom": 237, "median_cut_pct": 102, "median_cut_dollars": 102, "pending_median_cut_pct": 34, "pending_median_cdom": 90 }, "county_counts": { "Broward": 237 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 237, "cut_pct": 43.0, "median_cdom": 33, "median_list_price": 699000.0 } ] }, "condos": { "active": 481, "sample_ok": true, "small_sample": false, "pending": 92, "median_list_price": 198000.0, "cut_count": 234, "cut_pct": 48.6, "raised_count": 9, "valid_price_count": 481, "missing_price_count": 0, "unchanged_count": 238, "not_below_original_count": 247, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 7.7, "median_cut_dollars": 16000.0, "cut_last30": 97, "cut_last30_pct": 20.2, "cut_last7": 20, "median_dom": 75, "median_cdom": 83, "dom_n": 481, "cdom_n": 481, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 481, "relisted_count": 18, "relisted_pct": 3.7, "over90": 231, "over90_pct": 48.0, "over180": 123, "fresh_held": 151, "fresh_held_pct": 31.4, "fresh_held_missing_cdom_count": 0, "stale_uncut": 70, "stale_uncut_pct": 14.6, "dom_buckets": [ { "label": "0-30", "count": 129, "pct": 26.8 }, { "label": "31-60", "count": 67, "pct": 13.9 }, { "label": "61-90", "count": 54, "pct": 11.2 }, { "label": "91-180", "count": 108, "pct": 22.5 }, { "label": "181+", "count": 123, "pct": 25.6 } ], "bands": [ { "label": "Under $250K", "active": 353, "cut": 182, "cut_pct": 51.6, "median_cdom": 92, "cut_pct_denominator": 353, "cdom_n": 353, "valid_price_count": 353 }, { "label": "$250K to $500K", "active": 128, "cut": 52, "cut_pct": 40.6, "median_cdom": 68.0, "cut_pct_denominator": 128, "cdom_n": 128, "valid_price_count": 128 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 45, "pending_cut_pct": 48.9, "pending_valid_price_count": 92, "pending_missing_price_count": 0, "pending_unchanged_count": 47, "pending_raised_count": 0, "pending_not_below_original_count": 47, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 92, "pending_dom_n": 92, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 10.2, "pending_median_cdom": 59.0, "denominators": { "cut_pct": 481, "cut_last30_pct": 481, "relisted_pct": 481, "fresh_held_pct": 481, "stale_uncut_pct": 481, "over90_pct": 481, "dom_bucket_pct": 481, "pending_cut_pct": 92, "median_dom": 481, "median_cdom": 481, "median_cut_pct": 234, "median_cut_dollars": 234, "pending_median_cut_pct": 45, "pending_median_cdom": 92 }, "county_counts": { "Broward": 481 }, "tier": "c1", "series": [ { "date": "2026-09-07", "active": 481, "cut_pct": 48.6, "median_cdom": 83, "median_list_price": 198000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "43% of Pembroke Pines houses for sale are asking less than their original list price; 48.6% of condos", "Seller Blink Rate™ in Pembroke Pines: 43% of houses list below original asking, against 43.3% across Broward County", "Buying in Pembroke Pines? 102 of the 237 houses for sale are asking below their original price, by a median $23K" ], "lede": "PEMBROKE PINES, Fla., September 7, 2026 - 43% of the 237 single-family homes listed for sale in Pembroke Pines (102 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 102 reduced listings, the median reduction is 3.2% (about $23K). Among the city's 481 condominium listings, 48.6% are asking below their original price, by a median 7.7%.", "quotes": [ "\"43 percent of single-family homes for sale in Pembroke Pines have a current asking price below their original list price; among those 102 reduced listings the median reduction is $23K.\"", "\"Among active Pembroke Pines houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 33 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 37.8 percent of the 90 Pembroke Pines houses under contract had a recorded asking price below their original list price; the median reduction among that group was 4.4 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Pembroke Pines, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (127 unchanged, 8 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 237 houses, 481 condominiums, 90 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/pembroke-pines/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-pembroke-pines/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Pembroke Pines versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Pembroke Pines houses 43%, Broward County houses 43.3%; Pembroke Pines condominiums 48.6%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 43% of Pembroke Pines houses for sale are asking below their original price, in line with 43.3% across Broward County", "visible_labels": [ "45%", "48.6%", "43.3%", "43%" ] }, { "caption": "Active Pembroke Pines houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 22.8% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 48.5%, 31-60 days 20.7%, 61-90 days 8%, 91-180 days 18.1%, 181+ days 4.6%. Condominiums: 0-30 days 26.8%, 31-60 days 13.9%, 61-90 days 11.2%, 91-180 days 22.5%, 181+ days 25.6%.", "title": "22.8% of Pembroke Pines houses for sale with a recorded cumulative-days value exceed 90 days; 48% of condos", "visible_labels": [ "48.5%", "26.8%", "20.7%", "13.9%", "8%", "11.2%", "18.1%", "22.5%", "4.6%", "25.6%", "22.8%" ] }, { "caption": "Share of active Pembroke Pines houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 46.2% (6 of 13); $500K to $1M 43.1% (90 of 209); $1M to $2M 40% (6 of 15); $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.", "title": "$500K to $1M Pembroke Pines houses show the highest share asking below original: 43.1% of 209", "visible_labels": [ "0", "0", "40%", "6", "15", "43.1%", "90", "209", "46.2%", "6", "13" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 900, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 353, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 353, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 353, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 128, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 128, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 128, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 481, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 481, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 481, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 481, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 481, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 481, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 481, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 234, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 234, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 481, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 481, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 92, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 92, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 481, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 481, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 481, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 247, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 481, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 92, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 92, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 92, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 238, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 481, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 237, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 237, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 237, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 237, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 237, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 237, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 237, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 102, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 102, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 237, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 237, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 237, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 237, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 237, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 135, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 237, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 127, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 237, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Pembroke Pines houses 43.0%, Broward County houses 43.3%; Pembroke Pines condominiums 48.6%, Broward County condominiums 45.0%.", "after": "Horizontal bar chart. Pembroke Pines houses 43%, Broward County houses 43.3%; Pembroke Pines condominiums 48.6%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Pembroke Pines versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Pembroke Pines versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Pembroke Pines houses are cutting at about the Broward County rate", "after": "Seller Blink Rate™: 43% of Pembroke Pines houses for sale are asking below their original price, in line with 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "48.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "43%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 48.5%, 31-60 days 20.7%, 61-90 days 8.0%, 91-180 days 18.1%, 181+ days 4.6%. Condominiums: 0-30 days 26.8%, 31-60 days 13.9%, 61-90 days 11.2%, 91-180 days 22.5%, 181+ days 25.6%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 48.5%, 31-60 days 20.7%, 61-90 days 8%, 91-180 days 18.1%, 181+ days 4.6%. Condominiums: 0-30 days 26.8%, 31-60 days 13.9%, 61-90 days 11.2%, 91-180 days 22.5%, 181+ days 25.6%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Pembroke Pines listings by cumulative days on market, houses and condominiums, September 7, 2026. 22.8% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Pembroke Pines houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 22.8% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "22.8% of Pembroke Pines houses for sale have waited more than 90 days, counting every relisting", "after": "22.8% of Pembroke Pines houses for sale with a recorded cumulative-days value exceed 90 days; 48% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "48.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "22.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "26.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "20.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "13.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "11.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "18.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "22.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "4.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "25.6%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 46.2% of 13; $500K to $1M 43.1% of 209; $1M to $2M 40.0% of 15; $2M to $5M too few to read of 0; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 46.2% (6 of 13); $500K to $1M 43.1% (90 of 209); $1M to $2M 40% (6 of 15); $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Pembroke Pines houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Pembroke Pines houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Pembroke Pines houses have cut most often: 43.1% of 209", "after": "$500K to $1M Pembroke Pines houses show the highest share asking below original: 43.1% of 209", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "40%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "43.1%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "90", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "209", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "46.2%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "43.0% of Pembroke Pines houses for sale have cut their asking price, 48.6% of condos", "after": "43% of Pembroke Pines houses for sale are asking less than their original list price; 48.6% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Pembroke Pines sellers track the rest of Broward County as 22.8% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Pembroke Pines: 43% of houses list below original asking, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Pembroke Pines? Two in five houses have already come down once, by a median $23K", "after": "Buying in Pembroke Pines? 102 of the 237 houses for sale are asking below their original price, by a median $23K", "before_present": true, "after_present": true }, { "field": "lede", "before": "PEMBROKE PINES, Fla., September 7, 2026 - 43.0% of the 237 single-family homes listed for sale in Pembroke Pines have reduced their asking price at least once, by a median 3.2% (about $23K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 481 condominium listings, 48.6% have cut, by a median 7.7%.", "after": "PEMBROKE PINES, Fla., September 7, 2026 - 43% of the 237 single-family homes listed for sale in Pembroke Pines (102 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 102 reduced listings, the median reduction is 3.2% (about $23K). Among the city's 481 condominium listings, 48.6% are asking below their original price, by a median 7.7%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Pembroke Pines and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 237 houses, 481 condominiums, 90 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-pembroke-pines/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Pembroke Pines, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (127 unchanged, 8 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 237 houses, 481 condominiums, 90 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/pembroke-pines/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-pembroke-pines/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"43.0 percent of single-family homes for sale in Pembroke Pines have reduced their asking price at least once, by a median $23K.\"", "after": "\"43 percent of single-family homes for sale in Pembroke Pines have a current asking price below their original list price; among those 102 reduced listings the median reduction is $23K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Pembroke Pines house for sale has been waiting 33 days, not the 33 the current listing shows.\"", "after": "\"Among active Pembroke Pines houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 33 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Pembroke Pines houses now under contract, 62.2 percent never reduced their asking price; the rest cut by a median 4.4 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 37.8 percent of the 90 Pembroke Pines houses under contract had a recorded asking price below their original list price; the median reduction among that group was 4.4 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "71b74ff501dc20e9c60a70afbf198f56030571cf058776f8213657d6e3375d3b", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nPembroke Pines price cuts and true days on market\nHEADLINE OPTIONS\n43.0% of Pembroke Pines houses for sale have cut their asking price, 48.6% of condos\nPembroke Pines sellers track the rest of Broward County as 22.8% of houses pass 90 days on the market\nBuying in Pembroke Pines? Two in five houses have already come down once, by a median $23K\nLEDE\nPEMBROKE PINES, Fla., September 7, 2026 - 43.0% of the 237 single-family homes listed for sale in\nPembroke Pines have reduced their asking price at least once, by a median 3.2% (about $23K), according to a\ndaily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 481 condominium listings,\n48.6% have cut, by a median 7.7%.\nNUT GRAF\nThe figures point to a market where 37.8% of houses reached a contract only after a price cut: of the 90\nPembroke Pines houses now under contract, 37.8% reduced before going under contract, with a median cut of\n4.4% and a median 36 days to contract. Across Broward County the price-cut share is 43.3% for houses and\n45.0% for condominiums, in line with Pembroke Pines. Counting every relisting, the median Pembroke Pines\nhouse for sale has been on the market 33 days, against 33 on its current listing; 0.8% of active houses have\nbeen withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nPembroke\nPines\n237\nShare with at\nleast one price\nreduction,\nhouses\n43.0% (102 of 237)\nMedian\nreduction\nfrom original\nasking, houses\n3.2% (about $23K)\n481\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings,\nPembroke\nPines\nShare with at\nleast one price\nreduction,\ncondominiums\n48.6% (234 of 481)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n33 days (33 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n22.8% (54 of 237)\nHouses under\ncontract that\nreduced first\n37.8% of 90\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Bea\nQUOTABLE DATA POINTS\n\"43.0 percent of single-family homes for sale in Pembroke Pines have reduced their asking price at least\nonce, by a median $23K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Pembroke Pines house for sale has been waiting 33 days, not the 33\nthe current listing shows.\"\n\"Of the Pembroke Pines houses now under contract, 62.2 percent never reduced their asking price; the\nrest cut by a median 4.4 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Pembroke Pines versus Broward County, houses and condominiums, September\n7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Pembroke Pines listings by cumulative days on market, houses and condominiums, September 7, 2026. 22.8% of houses have\npassed 90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Pembroke Pines houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Pembroke Pines and Broward County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 237 houses, 481 condominiums, 90 houses\nunder contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at\nhttps://www.pbprealestate.com/price-cuts-pembroke-pines/ . Conditions read: How the read works: each city is compared with its\npeer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer\nfigure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at\nleast 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting\nat peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is\nrelative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "3162fb0bcd5b0137024204545f2535fe766d66f101cccdf4bf12367bbd75e927", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nPembroke Pines asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/pembroke-\npines/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n43% of Pembroke Pines houses for sale are asking less than their original list price; 48.6% of condos\nSeller Blink Rate™ in Pembroke Pines: 43% of houses list below original asking, against 43.3% across\nBroward County\nBuying in Pembroke Pines? 102 of the 237 houses for sale are asking below their original price, by a median\n$23K\nLEDE\nPEMBROKE PINES, Fla., September 7, 2026 - 43% of the 237 single-family homes listed for sale in Pembroke\nPines (102 listings) have a current asking price below their original list price, according to PBP Real Estate's\nanalysis of BeachesMLS listing data as of September 7, 2026. Among those 102 reduced listings, the median\nreduction is 3.2% (about $23K). Among the city's 481 condominium listings, 48.6% are asking below their\noriginal price, by a median 7.7%.\nNUT GRAF\nFor active Pembroke Pines houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values\nare both 33 days (from 237 and 237 listings with a value in each field). Equal medians describe the recorded\nfields only; they do not establish anything about individual listing histories. 0.8% of all active houses have both\nfields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not\nestablish a relisting event. Of the 90 Pembroke Pines houses under contract (Pending or Active Under\nContract), 34 (37.8%) have a recorded asking price below their original list price; the median reduction among\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nthat group is 4.4%. The remainder are not recorded as below their original list price, which is not a price history.\nThese asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking\nbelow original are 43.3% for houses and 45% for condominiums; Pembroke Pines houses are in line with the\ncounty share.\nFACT BOX\nActive single-family listings,\nPembroke Pines\n237\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n43% (102 of 237)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n237 / 0; 127 / 8\nSeptember 7, 2026\nMedian reduction among the 102\nreduced houses\n3.2% (about $23K)\nSeptember 7, 2026\nActive condominium listings,\nPembroke Pines\n481\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n48.6% (234 of 481)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n33 / 33 days (from 237 / 237 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over\n90 days\n22.8% (54 of 237 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking\nbelow original list price\n37.8% (34 of 90)\nSeptember 7, 2026\nBroward County share asking\nbelow original, houses /\ncondominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Between the comparison thresholds; Condominiums:\nBetween the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median\nasking $600K to $1M; peer share\n44.3%)\nRoyal Palm Beach, Homestead, Jensen Beach, Hallandale Beach,\nHollywood, Pompano Beach, Dania Beach, Hialeah, North\nMiami Beach, West Palm Beach, Cutler Bay, Miramar, The\nAcreage, Coral Springs, North Miami, Hobe Sound, Stuart,\nPlantation, Westlake, Loxahatchee, Miami, Cooper City, Palm\nCity, Wilton Manors, Fort Lauderdale\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"43 percent of single-family homes for sale in Pembroke Pines have a current asking price below their\noriginal list price; among those 102 reduced listings the median reduction is $23K.\"\n\"Among active Pembroke Pines houses, the median recorded CumulativeDaysOnMarket and\nDaysOnMarket values are both 33 days. These are MLS-recorded fields, not an independently\nreconstructed listing history.\"\n\"At the snapshot, 37.8 percent of the 90 Pembroke Pines houses under contract had a recorded asking\nprice below their original list price; the median reduction among that group was 4.4 percent. The\nremainder were not recorded as below their original list price, which is not a price history. Agreed contract\nprices are not inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Pembroke Pines versus Broward\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Pembroke Pines houses 43%, Broward County houses 43.3%;\nPembroke Pines condominiums 48.6%, Broward County condominiums 45%. Share of active listings asking\nbelow their original list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Pembroke Pines houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 22.8% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 48.5%, 31-60\ndays 20.7%, 61-90 days 8%, 91-180 days 18.1%, 181+ days 4.6%. Condominiums: 0-30 days 26.8%, 31-60\ndays 13.9%, 61-90 days 11.2%, 91-180 days 22.5%, 181+ days 25.6%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Pembroke Pines houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with\n10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 46.2% (6 of 13); $500K to $1M 43.1% (90 of 209); $1M to $2M 40% (6 of 15); $2M to\n$5M 0 listed, count only; $5M and up 0 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Pembroke Pines,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (127 unchanged, 8 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 237 houses,\n481 condominiums, 90 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/pembroke-pines/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-pembroke-pines/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "774b78a9ccdf4b0f05409554c9d7a89cb6b9e557ec8bfc5112037dfd2588d764", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - PEMBROKE PINES PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 43% of Pembroke Pines houses for sale are asking less than their original list price; 48.6% of condos\n2. Seller Blink Rate™ in Pembroke Pines: 43% of houses list below original asking, against 43.3% across Broward County\n3. Buying in Pembroke Pines? 102 of the 237 houses for sale are asking below their original price, by a median $23K\n\nLEDE\nPEMBROKE PINES, Fla., September 7, 2026 - 43% of the 237 single-family homes listed for sale in Pembroke Pines (102 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 102 reduced listings, the median reduction is 3.2% (about $23K). Among the city's 481 condominium listings, 48.6% are asking below their original price, by a median 7.7%.\n\nNUT GRAF\nFor active Pembroke Pines houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 33 days (from 237 and 237 listings with a value in each field). Equal medians describe the recorded fields only; they do not establish anything about individual listing histories. 0.8% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 90 Pembroke Pines houses under contract (Pending or Active Under Contract), 34 (37.8%) have a recorded asking price below their original list price; the median reduction among that group is 4.4%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; Pembroke Pines houses are in line with the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Pembroke Pines: 237 [September 7, 2026]\n- Share asking below original list price, houses: 43% (102 of 237) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 237 / 0; 127 / 8 [September 7, 2026]\n- Median reduction among the 102 reduced houses: 3.2% (about $23K) [September 7, 2026]\n- Active condominium listings, Pembroke Pines: 481 [September 7, 2026]\n- Share asking below original list price, condominiums: 48.6% (234 of 481) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 33 / 33 days (from 237 / 237 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 22.8% (54 of 237 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 37.8% (34 of 90) [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, North Miami Beach, West Palm Beach, Cutler Bay, Miramar, The Acreage, Coral Springs, North Miami, Hobe Sound, Stuart, Plantation, Westlake, Loxahatchee, Miami, Cooper City, Palm City, Wilton Manors, Fort Lauderdale [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"43 percent of single-family homes for sale in Pembroke Pines have a current asking price below their original list price; among those 102 reduced listings the median reduction is $23K.\"\n- \"Among active Pembroke Pines houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 33 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 37.8 percent of the 90 Pembroke Pines houses under contract had a recorded asking price below their original list price; the median reduction among that group was 4.4 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- pembroke-pines-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Pembroke Pines versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Pembroke Pines houses 43%, Broward County houses 43.3%; Pembroke Pines condominiums 48.6%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.\n- pembroke-pines-true-days-on-market-r1-2026-09-07.png\n Caption: Active Pembroke Pines houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 22.8% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 48.5%, 31-60 days 20.7%, 61-90 days 8%, 91-180 days 18.1%, 181+ days 4.6%. Condominiums: 0-30 days 26.8%, 31-60 days 13.9%, 61-90 days 11.2%, 91-180 days 22.5%, 181+ days 25.6%.\n- pembroke-pines-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Pembroke Pines houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 46.2% (6 of 13); $500K to $1M 43.1% (90 of 209); $1M to $2M 40% (6 of 15); $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Pembroke Pines, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (127 unchanged, 8 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 237 houses, 481 condominiums, 90 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/pembroke-pines/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-pembroke-pines/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "pembroke-pines", "city": "Pembroke Pines", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 481, "with_fee": 481, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 481, "cut_count": 234, "cut_pct": 48.6, "median_cut_pct": 7.7, "median_cut_dollars": 16000 }, "outliers_dropped": 10, "n": 471, "median": 691, "p10": 406, "p25": 494, "p75": 750, "p90": 825, "min": 267, "max": 1013, "median_sqft": 0.6, "n_sqft": 459, "median_pct_price": 3.84, "median_list_price": 198000, "median_year_built": 1985, "median_sqft_area": 1070, "over_1000": 3, "over_1000_pct": 0.6, "under_500": 124, "under_500_pct": 26.3, "hi_thr": 1000, "lo_thr": 500, "over_hi": 3, "over_hi_pct": 0.6, "under_lo": 124, "under_lo_pct": 26.3, "types": { "Condominium": { "count": 454, "pct": 96.4 }, "Townhouse": { "count": 15, "pct": 3.2 }, "StockCooperative": { "count": 2, "pct": 0.4 } }, "regime": { "COA": { "count": 467, "pct": 99.2 }, "not_recorded": { "count": 4, "pct": 0.8 } }, "villa_median": null, "townhouse_median": 684, "cadence": { "Monthly": { "count": 417, "pct": 88.5 }, "Quarterly": { "count": 54, "pct": 11.5 } }, "stacked": { "count": 7, "pct": 1.5, "median_total": 808, "median_master": 291 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 124, "pct": 26.3 }, { "label": "$500 to $750", "count": 228, "pct": 48.4 }, { "label": "$750 to $1,000", "count": 116, "pct": 24.6 }, { "label": "$1,000 to $1,500", "count": 3, "pct": 0.6 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 3, "median": 312, "median_sqft": 0.47 }, { "label": "1970s", "n": 132, "median": 720, "median_sqft": 0.65 }, { "label": "1980s", "n": 200, "median": 652, "median_sqft": 0.62 }, { "label": "1990s", "n": 113, "median": 530, "median_sqft": 0.5 }, { "label": "2000s", "n": 18, "median": 522, "median_sqft": 0.51 }, { "label": "2010s", "n": 5, "median": 717, "median_sqft": 0.43 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 345, "median": 707, "median_pct_price": 4.66 }, { "label": "$250K to $500K", "n": 126, "median": 603, "median_pct_price": 2.23 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 389, "median": 707 }, "post2005": { "n": 10, "median": 712 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 320, "pct": 70.6 }, { "key": "Water", "label": "Water", "count": 292, "pct": 64.5 }, { "key": "Trash", "label": "Trash", "count": 278, "pct": 61.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 269, "pct": 59.4 }, { "key": "CableTv", "label": "Cable TV", "count": 256, "pct": 56.5 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 244, "pct": 53.9 }, { "key": "Sewer", "label": "Sewer", "count": 237, "pct": 52.3 }, { "key": "Security", "label": "Security", "count": 225, "pct": 49.7 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 206, "pct": 45.5 }, { "key": "Roof", "label": "Roof", "count": 201, "pct": 44.4 }, { "key": "Pools", "label": "Pool", "count": 190, "pct": 41.9 }, { "key": "Internet", "label": "Internet", "count": 171, "pct": 37.7 }, { "key": "Insurance", "label": "Building insurance", "count": 159, "pct": 35.1 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 121, "pct": 26.7 } ], "includes_n": 453, "flags": { "sa_mentioned": { "count": 24, "pct": 5.1 }, "sa_none_or_paid": { "count": 21, "pct": 4.5 }, "sa_pending": { "count": 3, "pct": 0.6 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 13, "pct": 2.8 }, "reserves": { "count": 5, "pct": 1.1 }, "land_lease": { "count": 31, "pct": 6.6 }, "remarks_n": 467 }, "developments": [ { "name": "Hollybrook Golf And Tennis Club", "master": "Hollybrook", "n": 50, "anecdotal": false, "median": 720, "median_sqft": 0.64, "year_built": 1974, "median_list_price": 159450, "sa_mentioned": 5, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Park Place No", "master": null, "n": 38, "anecdotal": false, "median": 801, "median_sqft": 0.72, "year_built": 1979, "median_list_price": 159950, "sa_mentioned": 6, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "New Hampton at Century Village", "master": "Century Village", "n": 37, "anecdotal": false, "median": 697, "median_sqft": 0.71, "year_built": 1984, "median_list_price": 140000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Kingsley at Century Village", "master": "Century Village", "n": 24, "anecdotal": false, "median": 555, "median_sqft": 0.56, "year_built": 1985, "median_list_price": 172450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cambridge at Century Village", "master": "Century Village", "n": 23, "anecdotal": false, "median": 740, "median_sqft": 0.7, "year_built": 1988, "median_list_price": 215000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 }, { "name": "Suffolk at Century Village", "master": "Century Village", "n": 22, "anecdotal": false, "median": 454, "median_sqft": 0.38, "year_built": 1995, "median_list_price": 194500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 }, { "name": "Hollybrook Golf Tennis Club", "master": "Hollybrook", "n": 20, "anecdotal": false, "median": 707, "median_sqft": 0.61, "year_built": 1974, "median_list_price": 169950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Marquesa", "master": null, "n": 18, "anecdotal": false, "median": 606, "median_sqft": 0.53, "year_built": 1998, "median_list_price": 316000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ivanhoe East at Century Village", "master": "Century Village", "n": 17, "anecdotal": false, "median": 470, "median_sqft": 0.52, "year_built": 1992, "median_list_price": 189000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Buckingham at Century Village", "master": "Century Village", "n": 15, "anecdotal": false, "median": 464, "median_sqft": 0.4, "year_built": 1986, "median_list_price": 199000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Plymouth at Century Village", "master": "Century Village", "n": 14, "anecdotal": false, "median": 484, "median_sqft": 0.4, "year_built": 1996, "median_list_price": 220450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Buckingham East at Century", "master": "Century Village", "n": 9, "anecdotal": true, "median": 512, "median_sqft": 0.43, "year_built": 1987, "median_list_price": 244000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hollybrook Golf", "master": "Hollybrook", "n": 9, "anecdotal": true, "median": 707, "median_sqft": 0.61, "year_built": 1974, "median_list_price": 135000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ivanhoe West at Century Vi", "master": "Century Village", "n": 8, "anecdotal": true, "median": 600, "median_sqft": 0.73, "year_built": 1985, "median_list_price": 191500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Devonaire at Pembroke", "master": "Pembro", "n": 7, "anecdotal": true, "median": 595, "median_sqft": 0.56, "year_built": 2000, "median_list_price": 270000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lancaster at Century Vill", "master": "Century Village", "n": 7, "anecdotal": true, "median": 665, "median_sqft": 0.56, "year_built": 1986, "median_list_price": 210000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Colony Point 4", "master": null, "n": 6, "anecdotal": true, "median": 834, "median_sqft": 0.98, "year_built": 1979, "median_list_price": 151900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hawthorne at Century Village 1", "master": "Century Village", "n": 6, "anecdotal": true, "median": 488, "median_sqft": 0.43, "year_built": 1990, "median_list_price": 236000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "La Via", "master": null, "n": 6, "anecdotal": true, "median": 679, "median_sqft": 0.62, "year_built": 1998, "median_list_price": 292500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Palms of Pembroke", "master": null, "n": 6, "anecdotal": true, "median": 357, "median_sqft": 0.35, "year_built": 1990, "median_list_price": 277450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Park Place", "master": null, "n": 6, "anecdotal": true, "median": 756, "median_sqft": 0.71, "year_built": 1978, "median_list_price": 189250, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cobblestone Ii", "master": null, "n": 5, "anecdotal": true, "median": 717, "median_sqft": 0.43, "year_built": 2014, "median_list_price": 395000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Colony Point 3", "master": null, "n": 5, "anecdotal": true, "median": 831, "median_sqft": 0.94, "year_built": 1980, "median_list_price": 207900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Falmouth at Century Villa", "master": "Century Village", "n": 5, "anecdotal": true, "median": 404, "median_sqft": 0.39, "year_built": 1996, "median_list_price": 260000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Garfield at Century Villa", "master": "Century Village", "n": 5, "anecdotal": true, "median": 758, "median_sqft": 0.82, "year_built": 1994, "median_list_price": 198000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Century Village", "n": 198, "median": 538, "enclaves": 17, "stacked_pct": 3.5 }, { "name": "Hollybrook", "n": 81, "median": 711, "enclaves": 4, "stacked_pct": 0.0 }, { "name": "Pembro", "n": 6, "median": 584, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 691, "p25": 492, "p75": 748, "n": 455, "median_sqft": 0.61, "sa_pending_pct": 0.4 }, { "date": "2026-09-07", "median": 691, "p25": 494, "p75": 750, "n": 471, "median_sqft": 0.6, "sa_pending_pct": 0.6 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Pembroke Pines condo for sale carries a $691-a-month association fee, 14% below the South Florida median", "0.6% of Pembroke Pines condos on the market ask $1,000 or more a month in fees; 26.3% stay under $500", "Pembroke Pines condos built since 2005 carry fees 1% higher than buildings from before 1995" ], "lede": "PEMBROKE PINES, Fla., September 7, 2026 - The median monthly association fee across the 471 condominiums listed for sale in Pembroke Pines is $691, with half of the listings between $494 and $750 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 14% below the five-county South Florida median of $800, and ranks Pembroke Pines 42 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Pembroke Pines carries a monthly association fee of $691, 14% below the five-county South Florida median of $800.\"", "\"0.6 percent of Pembroke Pines condos on the market ask $1,000 or more a month in association fees; only 26.3 percent stay under $500.\"", "\"In Pembroke Pines, a condo completed since 2005 carries a median fee of $712 a month, against $707 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Pembroke Pines permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (10 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-pembroke-pines/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Pembroke Pines against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Pembroke Pines median $691 a month, South Florida median $800; Pembroke Pines ranks 42 of 69 cities.", "title": "Pembroke Pines condo fees sit 14% below the South Florida median" }, { "caption": "Share of active Pembroke Pines condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 26.3% (124 listings); $500 to $750 48.4% (228 listings); $750 to $1,000 24.6% (116 listings); $1,000 to $1,500 0.6% (3 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "48.4% of Pembroke Pines condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Pembroke Pines condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s too few (3 listings); 1970s $720 (132 listings); 1980s $652 (200 listings); 1990s $530 (113 listings); 2000s $522 (18 listings); 2010s too few (5 listings).", "title": "Pembroke Pines condos built since 2005 ask 1% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 481 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 481, "with_fee": 481, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 481, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 471, "retained_n": 471, "outliers_dropped": 10, "trim_applied": true, "cuts": { "active": 481, "cut_count": 234, "cut_pct": 48.6, "median_cut_pct": 7.7, "median_cut_dollars": 16000, "valid_price_count": 481, "missing_price_count": 0, "unchanged_count": 238, "raised_count": 9, "not_below_original_count": 247, "cut_pct_denominator": 481, "cut_sample_ok": true, "median_cut_n": 234 }, "trim_bounds": { "p1": 263.2, "p99": 1013.2 }, "retained_small_sample": false, "retained_below_30": false, "median": 691, "p10": 406, "p25": 494, "p75": 750, "p90": 825, "min": 267, "max": 1013, "median_sqft": 0.6, "n_sqft": 459, "median_pct_price": 3.84, "n_pct_price": 471, "median_list_price": 198000, "median_year_built": 1985, "median_sqft_area": 1070, "over_1000": 3, "over_1000_pct": 0.6, "under_500": 124, "under_500_pct": 26.3, "hi_thr": 1000, "lo_thr": 500, "over_hi": 3, "over_hi_pct": 0.6, "under_lo": 124, "under_lo_pct": 26.3, "types": { "Condominium": { "count": 454, "pct": 96.4 }, "Townhouse": { "count": 15, "pct": 3.2 }, "StockCooperative": { "count": 2, "pct": 0.4 } }, "regime": { "COA": { "count": 467, "pct": 99.2 }, "not_recorded": { "count": 4, "pct": 0.8 } }, "villa_median": null, "townhouse_median": 684, "cadence": { "Monthly": { "count": 417, "pct": 88.5 }, "Quarterly": { "count": 54, "pct": 11.5 } }, "stacked": { "count": 7, "pct": 1.5, "median_total": 808, "median_master": 291 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 124, "pct": 26.3 }, { "label": "$500 to $750", "count": 228, "pct": 48.4 }, { "label": "$750 to $1,000", "count": 116, "pct": 24.6 }, { "label": "$1,000 to $1,500", "count": 3, "pct": 0.6 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 3, "median": 312, "median_sqft": 0.47 }, { "label": "1970s", "n": 132, "median": 720, "median_sqft": 0.65 }, { "label": "1980s", "n": 200, "median": 652, "median_sqft": 0.62 }, { "label": "1990s", "n": 113, "median": 530, "median_sqft": 0.5 }, { "label": "2000s", "n": 18, "median": 522, "median_sqft": 0.51 }, { "label": "2010s", "n": 5, "median": 717, "median_sqft": 0.43 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 345, "median": 707, "median_pct_price": 4.66 }, { "label": "$250K to $500K", "n": 126, "median": 603, "median_pct_price": 2.23 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 389, "median": 707 }, "post2005": { "n": 10, "median": 712 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 320, "pct": 70.6 }, { "key": "Water", "label": "Water", "count": 292, "pct": 64.5 }, { "key": "Trash", "label": "Trash", "count": 278, "pct": 61.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 269, "pct": 59.4 }, { "key": "CableTv", "label": "Cable TV", "count": 256, "pct": 56.5 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 244, "pct": 53.9 }, { "key": "Sewer", "label": "Sewer", "count": 237, "pct": 52.3 }, { "key": "Security", "label": "Security", "count": 225, "pct": 49.7 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 206, "pct": 45.5 }, { "key": "Roof", "label": "Roof", "count": 201, "pct": 44.4 }, { "key": "Pools", "label": "Pool", "count": 190, "pct": 41.9 }, { "key": "Internet", "label": "Internet", "count": 171, "pct": 37.7 }, { "key": "Insurance", "label": "Building insurance", "count": 159, "pct": 35.1 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 121, "pct": 26.7 } ], "includes_n": 453, "flags": { "sa_mentioned": { "count": 24, "pct": 5.1 }, "sa_none_or_paid": { "count": 21, "pct": 4.5 }, "sa_pending": { "count": 3, "pct": 0.6 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 13, "pct": 2.8 }, "reserves": { "count": 5, "pct": 1.1 }, "land_lease": { "count": 31, "pct": 6.6 }, "remarks_n": 467 }, "denominators": { "fee_percentages": 471, "fee_medians_percentiles": 471, "median_sqft": 459, "median_pct_price": 471, "includes_pct": 453, "flags_pct": 471, "cut_pct": 481 }, "developments": [ { "name": "Hollybrook Golf And Tennis Club", "master": "Hollybrook", "n": 50, "anecdotal": false, "median": 720, "median_sqft": 0.64, "year_built": 1974, "median_list_price": 159450, "sa_mentioned": 5, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Park Place No", "master": null, "n": 38, "anecdotal": false, "median": 801, "median_sqft": 0.72, "year_built": 1979, "median_list_price": 159950, "sa_mentioned": 6, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "New Hampton at Century Village", "master": "Century Village", "n": 37, "anecdotal": false, "median": 697, "median_sqft": 0.71, "year_built": 1984, "median_list_price": 140000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Kingsley at Century Village", "master": "Century Village", "n": 24, "anecdotal": false, "median": 555, "median_sqft": 0.56, "year_built": 1985, "median_list_price": 172450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cambridge at Century Village", "master": "Century Village", "n": 23, "anecdotal": false, "median": 740, "median_sqft": 0.7, "year_built": 1988, "median_list_price": 215000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 }, { "name": "Suffolk at Century Village", "master": "Century Village", "n": 22, "anecdotal": false, "median": 454, "median_sqft": 0.38, "year_built": 1995, "median_list_price": 194500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 }, { "name": "Hollybrook Golf Tennis Club", "master": "Hollybrook", "n": 20, "anecdotal": false, "median": 707, "median_sqft": 0.61, "year_built": 1974, "median_list_price": 169950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Marquesa", "master": null, "n": 18, "anecdotal": false, "median": 606, "median_sqft": 0.53, "year_built": 1998, "median_list_price": 316000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ivanhoe East at Century Village", "master": "Century Village", "n": 17, "anecdotal": false, "median": 470, "median_sqft": 0.52, "year_built": 1992, "median_list_price": 189000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Buckingham at Century Village", "master": "Century Village", "n": 15, "anecdotal": false, "median": 464, "median_sqft": 0.4, "year_built": 1986, "median_list_price": 199000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Plymouth at Century Village", "master": "Century Village", "n": 14, "anecdotal": false, "median": 484, "median_sqft": 0.4, "year_built": 1996, "median_list_price": 220450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Buckingham East at Century", "master": "Century Village", "n": 9, "anecdotal": true, "median": 512, "median_sqft": 0.43, "year_built": 1987, "median_list_price": 244000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hollybrook Golf", "master": "Hollybrook", "n": 9, "anecdotal": true, "median": 707, "median_sqft": 0.61, "year_built": 1974, "median_list_price": 135000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ivanhoe West at Century Vi", "master": "Century Village", "n": 8, "anecdotal": true, "median": 600, "median_sqft": 0.73, "year_built": 1985, "median_list_price": 191500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Devonaire at Pembroke", "master": "Pembro", "n": 7, "anecdotal": true, "median": 595, "median_sqft": 0.56, "year_built": 2000, "median_list_price": 270000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lancaster at Century Vill", "master": "Century Village", "n": 7, "anecdotal": true, "median": 665, "median_sqft": 0.56, "year_built": 1986, "median_list_price": 210000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Colony Point 4", "master": null, "n": 6, "anecdotal": true, "median": 834, "median_sqft": 0.98, "year_built": 1979, "median_list_price": 151900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Hawthorne at Century Village 1", "master": "Century Village", "n": 6, "anecdotal": true, "median": 488, "median_sqft": 0.43, "year_built": 1990, "median_list_price": 236000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "La Via", "master": null, "n": 6, "anecdotal": true, "median": 679, "median_sqft": 0.62, "year_built": 1998, "median_list_price": 292500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Palms of Pembroke", "master": null, "n": 6, "anecdotal": true, "median": 357, "median_sqft": 0.35, "year_built": 1990, "median_list_price": 277450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Park Place", "master": null, "n": 6, "anecdotal": true, "median": 756, "median_sqft": 0.71, "year_built": 1978, "median_list_price": 189250, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cobblestone Ii", "master": null, "n": 5, "anecdotal": true, "median": 717, "median_sqft": 0.43, "year_built": 2014, "median_list_price": 395000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Colony Point 3", "master": null, "n": 5, "anecdotal": true, "median": 831, "median_sqft": 0.94, "year_built": 1980, "median_list_price": 207900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Falmouth at Century Villa", "master": "Century Village", "n": 5, "anecdotal": true, "median": 404, "median_sqft": 0.39, "year_built": 1996, "median_list_price": 260000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Garfield at Century Villa", "master": "Century Village", "n": 5, "anecdotal": true, "median": 758, "median_sqft": 0.82, "year_built": 1994, "median_list_price": 198000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Century Village", "n": 198, "median": 538, "enclaves": 17, "stacked_pct": 3.5 }, { "name": "Hollybrook", "n": 81, "median": 711, "enclaves": 4, "stacked_pct": 0.0 }, { "name": "Pembro", "n": 6, "median": 584, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 691, "p25": 494, "p75": 750, "n": 471, "median_sqft": 0.6, "sa_pending_pct": 0.6 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Pembroke Pines condo monthly association fees have a median of $691 in the retained usable-fee sample of 471 listings, 14% below the five-county median", "In Pembroke Pines's retained usable-fee sample (471 listings after exclusions and percentile trimming), 0.6% have monthly-equivalent fees of $1,000 or more and 26.3% are below $500", "Pembroke Pines condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=10) vs pre-1995 (n=389), monthly median about equal. Small subgroup: 2005+; read cautiously." ], "lede": "PEMBROKE PINES, Fla., September 7, 2026 - Among 471 active condominium listings in Pembroke Pines retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $691, with the middle half between $494 and $750, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 481 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 14% below the separately trimmed five-county median of $800 and ranks 42nd among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Pembroke Pines's retained usable-fee sample (n=471), after exclusions and percentile trimming, is $691, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Pembroke Pines condos in the retained usable-fee sample (n=471) after exclusions and percentile trimming, 0.6 percent have listed monthly-equivalent fees of $1,000 or more and 26.3 percent are below $500.\"", "\"Among the retained usable-fee listings in Pembroke Pines with a recorded construction year, the median monthly-equivalent fee is $712 for a recorded year built of 2005 or later (10 listings) and $707 for those built before 1995 (389 listings). Small subgroup: 2005+ n=10; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Pembroke Pines, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (481 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (10 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 471 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 481 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/pembroke-pines/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-pembroke-pines/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Pembroke Pines and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Pembroke Pines retained-sample median $691 a month (n=471); five-county median $800 (n=22,695, region-level trim).", "title": "Pembroke Pines condos, retained usable-fee sample (n=471): median $691/month, 14% below the five-county median of $800", "visible_labels": [ "$691", "471", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 471 active Pembroke Pines condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 26.3% (124 listings); $500 to $750 48.4% (228 listings); $750 to $1,000 24.6% (116 listings); $1,000 to $1,500 0.6% (3 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "48.4% of Pembroke Pines's retained usable-fee sample (471 listings) falls in the $500 to $750 monthly band", "visible_labels": [ "0%", "0", "26.3%", "124", "48.4%", "228", "24.6%", "116", "0.6%", "3", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Pembroke Pines condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=10; pre-1995 n=389. Small subgroup: 2005+ n=10; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1960s count only (3 listings); 1970s $720 (132 listings); 1980s $652 (200 listings); 1990s $530 (113 listings); 2000s $522 (18 listings); 2010s count only (5 listings). Recorded year built 2005 or later $712 (10 listings); before 1995 $707 (389 listings). Small subgroup: 2005+ n=10; read cautiously.", "title": "Pembroke Pines condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=10) vs pre-1995 (n=389), monthly median about equal. Small subgroup: 2005+; read cautiously.", "visible_labels": [ "3", "$720", "132", "$652", "200", "$530", "113", "$522", "18", "5", "$712", "10", "$707", "389" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 481, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 481, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 234, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 247, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 238, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 481, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 481, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 471, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 471, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 471, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 453, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 471, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 459, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 481, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 471, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 471, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 263.2, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1013.2, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Pembroke Pines median $691 a month, South Florida median $800; Pembroke Pines ranks 42 of 69 cities.", "after": "Dot strip chart in five county lanes. Pembroke Pines retained-sample median $691 a month (n=471); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Pembroke Pines against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Pembroke Pines and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Pembroke Pines condo fees sit 14% below the South Florida median", "after": "Pembroke Pines condos, retained usable-fee sample (n=471): median $691/month, 14% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$691", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "471", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 26.3% (124 listings); $500 to $750 48.4% (228 listings); $750 to $1,000 24.6% (116 listings); $1,000 to $1,500 0.6% (3 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 26.3% (124 listings); $500 to $750 48.4% (228 listings); $750 to $1,000 24.6% (116 listings); $1,000 to $1,500 0.6% (3 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Pembroke Pines condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 471 active Pembroke Pines condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "48.4% of Pembroke Pines condos for sale carry a fee of $500 to $750 a month", "after": "48.4% of Pembroke Pines's retained usable-fee sample (471 listings) falls in the $500 to $750 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "26.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "124", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "48.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "228", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "24.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "116", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "0.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s too few (3 listings); 1970s $720 (132 listings); 1980s $652 (200 listings); 1990s $530 (113 listings); 2000s $522 (18 listings); 2010s too few (5 listings).", "after": "Column chart of median fee by recorded decade built: 1960s count only (3 listings); 1970s $720 (132 listings); 1980s $652 (200 listings); 1990s $530 (113 listings); 2000s $522 (18 listings); 2010s count only (5 listings). Recorded year built 2005 or later $712 (10 listings); before 1995 $707 (389 listings). Small subgroup: 2005+ n=10; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Pembroke Pines condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Pembroke Pines condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=10; pre-1995 n=389. Small subgroup: 2005+ n=10; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Pembroke Pines condos built since 2005 ask 1% more in fees than those built before 1995", "after": "Pembroke Pines condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=10) vs pre-1995 (n=389), monthly median about equal. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$712", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "$707", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "389", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$720", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "132", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$652", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "200", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "$530", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "113", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "$522", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "18", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Pembroke Pines condo for sale carries a $691-a-month association fee, 14% below the South Florida median", "after": "Pembroke Pines condo monthly association fees have a median of $691 in the retained usable-fee sample of 471 listings, 14% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "0.6% of Pembroke Pines condos on the market ask $1,000 or more a month in fees; 26.3% stay under $500", "after": "In Pembroke Pines's retained usable-fee sample (471 listings after exclusions and percentile trimming), 0.6% have monthly-equivalent fees of $1,000 or more and 26.3% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Pembroke Pines condos built since 2005 carry fees 1% higher than buildings from before 1995", "after": "Pembroke Pines condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=10) vs pre-1995 (n=389), monthly median about equal. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "PEMBROKE PINES, Fla., September 7, 2026 - The median monthly association fee across the 471 condominiums listed for sale in Pembroke Pines is $691, with half of the listings between $494 and $750 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 14% below the five-county South Florida median of $800, and ranks Pembroke Pines 42 of 69 cities.", "after": "PEMBROKE PINES, Fla., September 7, 2026 - Among 471 active condominium listings in Pembroke Pines retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $691, with the middle half between $494 and $750, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 481 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 14% below the separately trimmed five-county median of $800 and ranks 42nd among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Pembroke Pines permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (10 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-pembroke-pines/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Pembroke Pines, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (481 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (10 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 471 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 481 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/pembroke-pines/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-pembroke-pines/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Pembroke Pines carries a monthly association fee of $691, 14% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Pembroke Pines's retained usable-fee sample (n=471), after exclusions and percentile trimming, is $691, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"0.6 percent of Pembroke Pines condos on the market ask $1,000 or more a month in association fees; only 26.3 percent stay under $500.\"", "after": "\"Among Pembroke Pines condos in the retained usable-fee sample (n=471) after exclusions and percentile trimming, 0.6 percent have listed monthly-equivalent fees of $1,000 or more and 26.3 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Pembroke Pines, a condo completed since 2005 carries a median fee of $712 a month, against $707 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Pembroke Pines with a recorded construction year, the median monthly-equivalent fee is $712 for a recorded year built of 2005 or later (10 listings) and $707 for those built before 1995 (389 listings). Small subgroup: 2005+ n=10; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "840eea08723dd38041942441855d69361aa2f825c4efb1cab507c689dd69c663", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nPembroke Pines condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Pembroke Pines condo for sale carries a $691-a-month association fee, 14% below the South\nFlorida median\n0.6% of Pembroke Pines condos on the market ask $1,000 or more a month in fees; 26.3% stay under $500\nPembroke Pines condos built since 2005 carry fees 1% higher than buildings from before 1995\nLEDE\nPEMBROKE PINES, Fla., September 7, 2026 - The median monthly association fee across the 471\ncondominiums listed for sale in Pembroke Pines is $691, with half of the listings between $494 and $750 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 14% below the five-\ncounty South Florida median of $800, and ranks Pembroke Pines 42 of 69 cities.\nNUT GRAF\nPer square foot, the median Pembroke Pines condo fee is $0.60 a month on a median unit of 1,070 square\nfeet; at the median asking price of $198K, a year of fees equals 3.84% of the price. 0.6% of listings ask $1,000\nor more a month and 26.3% under $500. 1.5% of listings report two association layers (a master and a sub-\nassociation); 11.5% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 5.1% of listings, describe one as pending or payable by the buyer on 0.6%,\nand mention a mandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of\n$712 against $707 for those completed before 1995.\nFACT BOX\nActive condominium listings, Pembroke Pines\n481 (471 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$691\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$494 to $750\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.60 (median unit 1,070 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n3.84% (asking $198K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n0.6% / 26.3%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n1.5% (7)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n11.5%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n5.1% / 0.6%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Pembroke Pines ranks 42 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$712 (10 listings) / $707 (389 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Pembroke Pines carries a monthly association fee of $691,\n14% below the five-county South Florida median of $800.\"\n\"0.6 percent of Pembroke Pines condos on the market ask $1,000 or more a month in association fees;\nonly 26.3 percent stay under $500.\"\n\"In Pembroke Pines, a condo completed since 2005 carries a median fee of $712 a month, against $707 for\na building completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Pembroke Pines against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Pembroke Pines condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Pembroke Pines condominiums by decade the building was completed, September\n7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Pembroke Pines permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (10 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-pembroke-pines/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "a0c724ffe976ecdd4d465a73dc1ae4c171f72d76f05bc2e374bcf88e9e60bb52", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nPembroke Pines condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/pembroke-\npines/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nPembroke Pines condo monthly association fees have a median of $691 in the retained usable-fee sample\nof 471 listings, 14% below the five-county median\nIn Pembroke Pines's retained usable-fee sample (471 listings after exclusions and percentile trimming), 0.6%\nhave monthly-equivalent fees of $1,000 or more and 26.3% are below $500\nPembroke Pines condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=10) vs pre-1995 (n=389),\nmonthly median about equal. Small subgroup: 2005+; read cautiously.\nLEDE\nPEMBROKE PINES, Fla., September 7, 2026 - Among 471 active condominium listings in Pembroke Pines\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly association fee is $691, with the middle half between $494 and\n$750, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n481 active condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 14% below the separately trimmed five-county median\nof $800 and ranks 42nd among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Pembroke Pines condo fee is $0.60 a month (459\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n3.84% of the listing's current asking price across 471 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 0.6% of the retained sample have fees of $1,000 or more a\nmonth and 26.3% are below $500. 1.5% of the retained sample report two association layers (a master and a\nsub-association, summed here); 11.5% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 5.1% of the retained sample, describe one as pending or\npayable by the buyer on 0.6%, and mention a mandatory club or membership on 0%; 467 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $712 for a recorded\nyear built of 2005 or later (10 listings) and $707 for those built before 1995 (389 listings); construction year is\na recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=10; read\ncautiously.\nFACT BOX\nActive condominium listings, Pembroke Pines\n(before exclusions and trimming)\n481\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n481 / 471 (10 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$691\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$494 to $750\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.60 (459 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n3.84% (471 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n0.6% (3) / 26.3% (124) of 471\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n1.5% (7)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n11.5%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n5.1% / 0.6%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Pembroke Pines ranks\n42nd among 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$712 (2005+ n=10) / $707 (pre-1995 n=389).\nSmall subgroup: 2005+ n=10; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Pembroke Pines's retained usable-fee sample (n=471),\nafter exclusions and percentile trimming, is $691, compared with $800 in the separately trimmed five-\ncounty sample.\"\n\"Among Pembroke Pines condos in the retained usable-fee sample (n=471) after exclusions and percentile\ntrimming, 0.6 percent have listed monthly-equivalent fees of $1,000 or more and 26.3 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Pembroke Pines with a recorded construction year, the median\nmonthly-equivalent fee is $712 for a recorded year built of 2005 or later (10 listings) and $707 for those\nbuilt before 1995 (389 listings). Small subgroup: 2005+ n=10; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Pembroke Pines\nand the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Pembroke Pines retained-sample median $691 a\nmonth (n=471); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 471 active Pembroke Pines condominium listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 26.3% (124 listings); $500 to $750 48.4% (228 listings); $750 to $1,000 24.6% (116\nlistings); $1,000 to $1,500 0.6% (3 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Pembroke Pines condominiums in the retained usable-\nfee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt\n2005+ n=10; pre-1995 n=389. Small subgroup: 2005+ n=10; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s count only (3 listings);\n1970s $720 (132 listings); 1980s $652 (200 listings); 1990s $530 (113 listings); 2000s $522 (18 listings);\n2010s count only (5 listings). Recorded year built 2005 or later $712 (10 listings); before 1995 $707 (389\nlistings). Small subgroup: 2005+ n=10; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Pembroke Pines, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (481 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (10 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 471 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 481 active listings. Region and county comparisons are trimmed separately within their own samples\n(the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is\nnot a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet;\nannual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-\nlisting ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10\nlistings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples\nwith fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least\n30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-\ndollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written\npublic remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse,\nvilla or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal\ndescription is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums\nare reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical\nclassifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the\nMLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its\nindividual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may\nrequest the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records)\nfrom info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained\nlater same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files;\noriginal edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/\npembroke-pines/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-\nfees-pembroke-pines/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "c4f8e65b526d1d48100edee9e4f3c3d1929f2a8483d13b151cdcd5f8ae2ef63e", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - PEMBROKE PINES CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Pembroke Pines condo monthly association fees have a median of $691 in the retained usable-fee sample of 471 listings, 14% below the five-county median\n2. In Pembroke Pines's retained usable-fee sample (471 listings after exclusions and percentile trimming), 0.6% have monthly-equivalent fees of $1,000 or more and 26.3% are below $500\n3. Pembroke Pines condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=10) vs pre-1995 (n=389), monthly median about equal. Small subgroup: 2005+; read cautiously.\n\nLEDE\nPEMBROKE PINES, Fla., September 7, 2026 - Among 471 active condominium listings in Pembroke Pines retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $691, with the middle half between $494 and $750, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 481 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 14% below the separately trimmed five-county median of $800 and ranks 42nd among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Pembroke Pines condo fee is $0.60 a month (459 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.84% of the listing's current asking price across 471 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 0.6% of the retained sample have fees of $1,000 or more a month and 26.3% are below $500. 1.5% of the retained sample report two association layers (a master and a sub-association, summed here); 11.5% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 5.1% of the retained sample, describe one as pending or payable by the buyer on 0.6%, and mention a mandatory club or membership on 0%; 467 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $712 for a recorded year built of 2005 or later (10 listings) and $707 for those built before 1995 (389 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=10; read cautiously.\n\nFACT BOX (exact figures)\n- Active condominium listings, Pembroke Pines (before exclusions and trimming): 481 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 481 / 471 (10 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $691 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $494 to $750 [September 7, 2026]\n- Median fee per square foot per month: $0.60 (459 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 3.84% (471 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 0.6% (3) / 26.3% (124) of 471 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 1.5% (7) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 11.5% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 5.1% / 0.6% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Pembroke Pines ranks 42nd among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $712 (2005+ n=10) / $707 (pre-1995 n=389). Small subgroup: 2005+ n=10; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Pembroke Pines's retained usable-fee sample (n=471), after exclusions and percentile trimming, is $691, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Pembroke Pines condos in the retained usable-fee sample (n=471) after exclusions and percentile trimming, 0.6 percent have listed monthly-equivalent fees of $1,000 or more and 26.3 percent are below $500.\"\n- \"Among the retained usable-fee listings in Pembroke Pines with a recorded construction year, the median monthly-equivalent fee is $712 for a recorded year built of 2005 or later (10 listings) and $707 for those built before 1995 (389 listings). Small subgroup: 2005+ n=10; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- pembroke-pines-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Pembroke Pines and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Pembroke Pines retained-sample median $691 a month (n=471); five-county median $800 (n=22,695, region-level trim).\n- pembroke-pines-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 471 active Pembroke Pines condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 26.3% (124 listings); $500 to $750 48.4% (228 listings); $750 to $1,000 24.6% (116 listings); $1,000 to $1,500 0.6% (3 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\n- pembroke-pines-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Pembroke Pines condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=10; pre-1995 n=389. Small subgroup: 2005+ n=10; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1960s count only (3 listings); 1970s $720 (132 listings); 1980s $652 (200 listings); 1990s $530 (113 listings); 2000s $522 (18 listings); 2010s count only (5 listings). Recorded year built 2005 or later $712 (10 listings); before 1995 $707 (389 listings). Small subgroup: 2005+ n=10; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Pembroke Pines, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (481 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (10 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 471 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 481 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/pembroke-pines/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-pembroke-pines/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "pembroke-pines", "city": "Pembroke Pines", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 80, "with_fee": 79, "no_cadence": 1, "sample_ok": true, "cuts": { "active": 80, "cut_count": 36, "cut_pct": 45.0, "median_cut_pct": 3.5, "median_cut_dollars": 17500 }, "outliers_dropped": 2, "n": 77, "median": 264, "p10": 150, "p25": 200, "p75": 360, "p90": 440, "min": 124, "max": 549, "median_sqft": 0.18, "n_sqft": 77, "median_pct_price": 0.7, "median_list_price": 475000, "median_year_built": 1998, "median_sqft_area": 1512, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 75, "under_500_pct": 97.4, "hi_thr": 500, "lo_thr": 200, "over_hi": 2, "over_hi_pct": 2.6, "under_lo": 18, "under_lo_pct": 23.4, "types": { "Townhouse": { "count": 74, "pct": 96.1 }, "Villa": { "count": 3, "pct": 3.9 } }, "regime": { "HOA": { "count": 72, "pct": 93.5 }, "not_recorded": { "count": 5, "pct": 6.5 } }, "villa_median": 210, "townhouse_median": 264, "cadence": { "Monthly": { "count": 76, "pct": 98.7 }, "Quarterly": { "count": 1, "pct": 1.3 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 18, "pct": 23.4 }, { "label": "$200 to $300", "count": 26, "pct": 33.8 }, { "label": "$300 to $400", "count": 19, "pct": 24.7 }, { "label": "$400 to $600", "count": 14, "pct": 18.2 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 7, "median": 150, "median_sqft": 0.12 }, { "label": "1980s", "n": 18, "median": 290, "median_sqft": 0.25 }, { "label": "1990s", "n": 23, "median": 264, "median_sqft": 0.22 }, { "label": "2000s", "n": 9, "median": 195, "median_sqft": 0.14 }, { "label": "2010s", "n": 11, "median": 357, "median_sqft": 0.21 }, { "label": "2020s", "n": 9, "median": 182, "median_sqft": 0.1 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 48, "median": 264, "median_pct_price": 0.71 }, { "label": "$500K to $1M", "n": 29, "median": 296, "median_pct_price": 0.69 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 30, "median": 212 }, "post2005": { "n": 21, "median": 345 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 46, "pct": 63.0 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 42, "pct": 57.5 }, { "key": "Pools", "label": "Pool", "count": 28, "pct": 38.4 }, { "key": "Security", "label": "Security", "count": 23, "pct": 31.5 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 23, "pct": 31.5 }, { "key": "CableTv", "label": "Cable TV", "count": 22, "pct": 30.1 }, { "key": "Trash", "label": "Trash", "count": 17, "pct": 23.3 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 13, "pct": 17.8 }, { "key": "Roof", "label": "Roof", "count": 13, "pct": 17.8 }, { "key": "Internet", "label": "Internet", "count": 12, "pct": 16.4 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 10, "pct": 13.7 }, { "key": "Sewer", "label": "Sewer", "count": 8, "pct": 11.0 }, { "key": "PestControl", "label": "Pest control", "count": 4, "pct": 5.5 }, { "key": "Water", "label": "Water", "count": 4, "pct": 5.5 } ], "includes_n": 73, "flags": { "sa_mentioned": { "count": 1, "pct": 1.3 }, "sa_none_or_paid": { "count": 1, "pct": 1.3 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 1, "pct": 1.3 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 77 }, "developments": [ { "name": "Everglades Sugar Land Co", "master": null, "n": 14, "anecdotal": false, "median": 159, "median_sqft": 0.11, "year_built": 1980, "median_list_price": 446500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Nasher Plat", "master": null, "n": 7, "anecdotal": true, "median": 264, "median_sqft": 0.2, "year_built": 1998, "median_list_price": 434900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "States", "master": null, "n": 5, "anecdotal": true, "median": 169, "median_sqft": 0.1, "year_built": 2023, "median_list_price": 620000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 264, "p25": 200, "p75": 360, "n": 77, "median_sqft": 0.18, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Pembroke Pines townhouse or villa for sale carries a $264-a-month homeowners association fee, 12% below the South Florida median", "2.6% of Pembroke Pines townhouses and villas on the market ask $500 or more a month in fees; 23.4% stay under $200", "Pembroke Pines townhouses and villas built since 2005 carry fees 63% higher than communities from before 1995" ], "lede": "PEMBROKE PINES, Fla., September 7, 2026 - The median monthly homeowners association fee across the 77 townhouses and villas listed for sale in Pembroke Pines is $264, with half of the listings between $200 and $360 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 12% below the five-county South Florida median of $300, and ranks Pembroke Pines 25 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Pembroke Pines carries a monthly homeowners association fee of $264, 12% below the five-county South Florida median of $300.\"", "\"2.6 percent of Pembroke Pines townhouses and villas on the market ask $500 or more a month in fees; 23.4 percent stay under $200.\"", "\"In Pembroke Pines, a townhouse or villa completed since 2005 carries a median fee of $345 a month, against $212 for one completed before 1995.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Pembroke Pines permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (1 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-pembroke-pines/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Pembroke Pines against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Pembroke Pines median $264 a month, South Florida median $300; Pembroke Pines ranks 25 of 34 cities.", "title": "Pembroke Pines HOA fees on townhouses and villas sit 12% below the South Florida median" }, { "caption": "Share of active Pembroke Pines townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 23.4% (18 listings); $200 to $300 33.8% (26 listings); $300 to $400 24.7% (19 listings); $400 to $600 18.2% (14 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "title": "33.8% of Pembroke Pines townhouses and villas for sale carry a fee of $200 to $300 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Pembroke Pines townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s too few (7 listings); 1980s $290 (18 listings); 1990s $264 (23 listings); 2000s too few (9 listings); 2010s $357 (11 listings); 2020s too few (9 listings).", "title": "Pembroke Pines townhouses and villas built since 2005 ask 63% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 80 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 80, "with_fee": 79, "no_cadence": 1, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 79, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 1, "n": 77, "retained_n": 77, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 80, "cut_count": 36, "cut_pct": 45.0, "median_cut_pct": 3.5, "median_cut_dollars": 17500, "valid_price_count": 80, "missing_price_count": 0, "unchanged_count": 40, "raised_count": 4, "not_below_original_count": 44, "cut_pct_denominator": 80, "cut_sample_ok": true, "median_cut_n": 36 }, "trim_bounds": { "p1": 120.18666666666667, "p99": 564.6199999999999 }, "retained_small_sample": false, "retained_below_30": false, "median": 264, "p10": 150, "p25": 200, "p75": 360, "p90": 440, "min": 124, "max": 549, "median_sqft": 0.18, "n_sqft": 77, "median_pct_price": 0.7, "n_pct_price": 77, "median_list_price": 475000, "median_year_built": 1998, "median_sqft_area": 1512, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 75, "under_500_pct": 97.4, "hi_thr": 500, "lo_thr": 200, "over_hi": 2, "over_hi_pct": 2.6, "under_lo": 18, "under_lo_pct": 23.4, "types": { "Townhouse": { "count": 74, "pct": 96.1 }, "Villa": { "count": 3, "pct": 3.9 } }, "regime": { "HOA": { "count": 72, "pct": 93.5 }, "not_recorded": { "count": 5, "pct": 6.5 } }, "villa_median": 210, "townhouse_median": 264, "cadence": { "Monthly": { "count": 76, "pct": 98.7 }, "Quarterly": { "count": 1, "pct": 1.3 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 18, "pct": 23.4 }, { "label": "$200 to $300", "count": 26, "pct": 33.8 }, { "label": "$300 to $400", "count": 19, "pct": 24.7 }, { "label": "$400 to $600", "count": 14, "pct": 18.2 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 7, "median": 150, "median_sqft": 0.12 }, { "label": "1980s", "n": 18, "median": 290, "median_sqft": 0.25 }, { "label": "1990s", "n": 23, "median": 264, "median_sqft": 0.22 }, { "label": "2000s", "n": 9, "median": 195, "median_sqft": 0.14 }, { "label": "2010s", "n": 11, "median": 357, "median_sqft": 0.21 }, { "label": "2020s", "n": 9, "median": 182, "median_sqft": 0.1 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 48, "median": 264, "median_pct_price": 0.71 }, { "label": "$500K to $1M", "n": 29, "median": 296, "median_pct_price": 0.69 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 30, "median": 212 }, "post2005": { "n": 21, "median": 345 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 46, "pct": 63.0 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 42, "pct": 57.5 }, { "key": "Pools", "label": "Pool", "count": 28, "pct": 38.4 }, { "key": "Security", "label": "Security", "count": 23, "pct": 31.5 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 23, "pct": 31.5 }, { "key": "CableTv", "label": "Cable TV", "count": 22, "pct": 30.1 }, { "key": "Trash", "label": "Trash", "count": 17, "pct": 23.3 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 13, "pct": 17.8 }, { "key": "Roof", "label": "Roof", "count": 13, "pct": 17.8 }, { "key": "Internet", "label": "Internet", "count": 12, "pct": 16.4 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 10, "pct": 13.7 }, { "key": "Sewer", "label": "Sewer", "count": 8, "pct": 11.0 }, { "key": "PestControl", "label": "Pest control", "count": 4, "pct": 5.5 }, { "key": "Water", "label": "Water", "count": 4, "pct": 5.5 } ], "includes_n": 73, "flags": { "sa_mentioned": { "count": 1, "pct": 1.3 }, "sa_none_or_paid": { "count": 1, "pct": 1.3 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 1, "pct": 1.3 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 77 }, "denominators": { "fee_percentages": 77, "fee_medians_percentiles": 77, "median_sqft": 77, "median_pct_price": 77, "includes_pct": 73, "flags_pct": 77, "cut_pct": 80 }, "developments": [ { "name": "Everglades Sugar Land Co", "master": null, "n": 14, "anecdotal": false, "median": 159, "median_sqft": 0.11, "year_built": 1980, "median_list_price": 446500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Nasher Plat", "master": null, "n": 7, "anecdotal": true, "median": 264, "median_sqft": 0.2, "year_built": 1998, "median_list_price": 434900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "States", "master": null, "n": 5, "anecdotal": true, "median": 169, "median_sqft": 0.1, "year_built": 2023, "median_list_price": 620000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 264, "p25": 200, "p75": 360, "n": 77, "median_sqft": 0.18, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Pembroke Pines townhouse or villa monthly homeowners association fees have a median of $264 in the retained usable-fee sample of 77 listings, 12% below the five-county median", "In Pembroke Pines's retained usable-fee sample (77 listings after exclusions and percentile trimming), 2.6% have monthly-equivalent fees of $500 or more and 23.4% are below $200", "Pembroke Pines townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=21) vs pre-1995 (n=30), monthly median 63% higher. Small subgroup: 2005+; read cautiously." ], "lede": "PEMBROKE PINES, Fla., September 7, 2026 - Among 77 active townhouse or villa listings in Pembroke Pines retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $264, with the middle half between $200 and $360, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 80 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 12% below the separately trimmed five-county median of $300 and ranks 25th among 34 published city medians.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Pembroke Pines's retained usable-fee sample (n=77), after exclusions and percentile trimming, is $264, compared with $300 in the separately trimmed five-county sample.\"", "\"Among Pembroke Pines townhouses and villas in the retained usable-fee sample (n=77) after exclusions and percentile trimming, 2.6 percent have listed monthly-equivalent fees of $500 or more and 23.4 percent are below $200.\"", "\"Among the retained usable-fee listings in Pembroke Pines with a recorded construction year, the median monthly-equivalent fee is $345 for a recorded year built of 2005 or later (21 listings) and $212 for those built before 1995 (30 listings). Small subgroup: 2005+ n=21; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Pembroke Pines, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (79 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 77 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 80 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/pembroke-pines/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-pembroke-pines/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Pembroke Pines and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Pembroke Pines retained-sample median $264 a month (n=77); five-county median $300 (n=3,206, region-level trim).", "title": "Pembroke Pines townhouses and villas, retained usable-fee sample (n=77): median $264/month, 12% below the five-county median of $300", "visible_labels": [ "$264", "77", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 77 active Pembroke Pines townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 23.4% (18 listings); $200 to $300 33.8% (26 listings); $300 to $400 24.7% (19 listings); $400 to $600 18.2% (14 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "title": "33.8% of Pembroke Pines's retained usable-fee sample (77 listings) falls in the $200 to $300 monthly band", "visible_labels": [ "0%", "0", "23.4%", "18", "33.8%", "26", "24.7%", "19", "18.2%", "14", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Pembroke Pines townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=21; pre-1995 n=30. Small subgroup: 2005+ n=21; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1970s count only (7 listings); 1980s $290 (18 listings); 1990s $264 (23 listings); 2000s count only (9 listings); 2010s $357 (11 listings); 2020s count only (9 listings). Recorded year built 2005 or later $345 (21 listings); before 1995 $212 (30 listings). Small subgroup: 2005+ n=21; read cautiously.", "title": "Pembroke Pines townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=21) vs pre-1995 (n=30), monthly median 63% higher. Small subgroup: 2005+; read cautiously.", "visible_labels": [ "7", "$290", "18", "$264", "23", "9", "$357", "11", "9", "$345", "21", "$212", "30" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 80, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 80, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 80, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 80, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 77, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 77, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 77, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 73, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 77, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 77, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 79, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 77, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 77, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 120.18666666666667, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 564.6199999999999, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Pembroke Pines median $264 a month, South Florida median $300; Pembroke Pines ranks 25 of 34 cities.", "after": "Dot strip chart in five county lanes. Pembroke Pines retained-sample median $264 a month (n=77); five-county median $300 (n=3,206, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Pembroke Pines against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Pembroke Pines and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Pembroke Pines HOA fees on townhouses and villas sit 12% below the South Florida median", "after": "Pembroke Pines townhouses and villas, retained usable-fee sample (n=77): median $264/month, 12% below the five-county median of $300", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$264", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "77", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 23.4% (18 listings); $200 to $300 33.8% (26 listings); $300 to $400 24.7% (19 listings); $400 to $600 18.2% (14 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 23.4% (18 listings); $200 to $300 33.8% (26 listings); $300 to $400 24.7% (19 listings); $400 to $600 18.2% (14 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Pembroke Pines townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 77 active Pembroke Pines townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "33.8% of Pembroke Pines townhouses and villas for sale carry a fee of $200 to $300 a month", "after": "33.8% of Pembroke Pines's retained usable-fee sample (77 listings) falls in the $200 to $300 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "23.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "18", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "33.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "26", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "24.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "19", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "18.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s too few (7 listings); 1980s $290 (18 listings); 1990s $264 (23 listings); 2000s too few (9 listings); 2010s $357 (11 listings); 2020s too few (9 listings).", "after": "Column chart of median fee by recorded decade built: 1970s count only (7 listings); 1980s $290 (18 listings); 1990s $264 (23 listings); 2000s count only (9 listings); 2010s $357 (11 listings); 2020s count only (9 listings). Recorded year built 2005 or later $345 (21 listings); before 1995 $212 (30 listings). Small subgroup: 2005+ n=21; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Pembroke Pines townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Pembroke Pines townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=21; pre-1995 n=30. Small subgroup: 2005+ n=21; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Pembroke Pines townhouses and villas built since 2005 ask 63% more in fees than those built before 1995", "after": "Pembroke Pines townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=21) vs pre-1995 (n=30), monthly median 63% higher. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "$212", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "30", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$290", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "18", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$264", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "23", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$357", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "$345", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Pembroke Pines townhouse or villa for sale carries a $264-a-month homeowners association fee, 12% below the South Florida median", "after": "Pembroke Pines townhouse or villa monthly homeowners association fees have a median of $264 in the retained usable-fee sample of 77 listings, 12% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "2.6% of Pembroke Pines townhouses and villas on the market ask $500 or more a month in fees; 23.4% stay under $200", "after": "In Pembroke Pines's retained usable-fee sample (77 listings after exclusions and percentile trimming), 2.6% have monthly-equivalent fees of $500 or more and 23.4% are below $200", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Pembroke Pines townhouses and villas built since 2005 carry fees 63% higher than communities from before 1995", "after": "Pembroke Pines townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=21) vs pre-1995 (n=30), monthly median 63% higher. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "PEMBROKE PINES, Fla., September 7, 2026 - The median monthly homeowners association fee across the 77 townhouses and villas listed for sale in Pembroke Pines is $264, with half of the listings between $200 and $360 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 12% below the five-county South Florida median of $300, and ranks Pembroke Pines 25 of 34 cities.", "after": "PEMBROKE PINES, Fla., September 7, 2026 - Among 77 active townhouse or villa listings in Pembroke Pines retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $264, with the middle half between $200 and $360, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 80 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 12% below the separately trimmed five-county median of $300 and ranks 25th among 34 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Pembroke Pines permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (1 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-pembroke-pines/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Pembroke Pines, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (79 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 77 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 80 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/pembroke-pines/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-pembroke-pines/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Pembroke Pines carries a monthly homeowners association fee of $264, 12% below the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Pembroke Pines's retained usable-fee sample (n=77), after exclusions and percentile trimming, is $264, compared with $300 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"2.6 percent of Pembroke Pines townhouses and villas on the market ask $500 or more a month in fees; 23.4 percent stay under $200.\"", "after": "\"Among Pembroke Pines townhouses and villas in the retained usable-fee sample (n=77) after exclusions and percentile trimming, 2.6 percent have listed monthly-equivalent fees of $500 or more and 23.4 percent are below $200.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Pembroke Pines, a townhouse or villa completed since 2005 carries a median fee of $345 a month, against $212 for one completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Pembroke Pines with a recorded construction year, the median monthly-equivalent fee is $345 for a recorded year built of 2005 or later (21 listings) and $212 for those built before 1995 (30 listings). Small subgroup: 2005+ n=21; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "497c67f5ecb1dfceb1eecff7a21ebc9271760f9abe69a773a1ddbef850b4600c", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nPembroke Pines HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Pembroke Pines townhouse or villa for sale carries a $264-a-month homeowners association\nfee, 12% below the South Florida median\n2.6% of Pembroke Pines townhouses and villas on the market ask $500 or more a month in fees; 23.4% stay\nunder $200\nPembroke Pines townhouses and villas built since 2005 carry fees 63% higher than communities from\nbefore 1995\nLEDE\nPEMBROKE PINES, Fla., September 7, 2026 - The median monthly homeowners association fee across the 77\ntownhouses and villas listed for sale in Pembroke Pines is $264, with half of the listings between $200 and\n$360 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 12% below\nthe five-county South Florida median of $300, and ranks Pembroke Pines 25 of 34 cities.\nNUT GRAF\nPer square foot, the median Pembroke Pines townhouse or villa fee is $0.18 a month on a median home of\n1,512 square feet; at the median asking price of $475K, a year of fees equals 0.7% of the price. 2.6% of listings\nask $500 or more a month and 23.4% under $200. 0% of listings report two association layers (a master and a\nsub-association); 1.3% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 1.3% of listings, describe one as pending or payable by the buyer on 0%, and\nmention a mandatory club or membership on 1.3%. Communities completed since 2005 carry a median fee of\n$345 against $212 for those completed before 1995. 3.9% of the listings are entered as single-level villas, the\nrest as townhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Pembroke Pines\n80 (77 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$264\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$200 to $360\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nMedian fee per square foot per month\n$0.18 (median home 1,512 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n0.7% (asking $475K)\nSeptember 7, 2026\nListings asking $500 or more a month / under $200\n2.6% / 23.4%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n1.3%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n1.3% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n1.3%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Pembroke Pines ranks 25 of 34\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$345 (21 listings) / $212 (30 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Pembroke Pines carries a monthly homeowners\nassociation fee of $264, 12% below the five-county South Florida median of $300.\"\n\"2.6 percent of Pembroke Pines townhouses and villas on the market ask $500 or more a month in fees;\n23.4 percent stay under $200.\"\n\"In Pembroke Pines, a townhouse or villa completed since 2005 carries a median fee of $345 a month,\nagainst $212 for one completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Pembroke Pines against every South Florida city with 30 or more active townhouse or villa\nlistings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Pembroke Pines townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Pembroke Pines townhouses and villas by decade the home was\ncompleted, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Pembroke Pines permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (1 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-pembroke-\npines/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and\nmay not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "4ddc7b93f7783b02aa8d7063b29f52ec02dcf00c3a924313367dc216b697d3da", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nPembroke Pines HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/pembroke-\npines/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nPembroke Pines townhouse or villa monthly homeowners association fees have a median of $264 in the\nretained usable-fee sample of 77 listings, 12% below the five-county median\nIn Pembroke Pines's retained usable-fee sample (77 listings after exclusions and percentile trimming), 2.6%\nhave monthly-equivalent fees of $500 or more and 23.4% are below $200\nPembroke Pines townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=21) vs\npre-1995 (n=30), monthly median 63% higher. Small subgroup: 2005+; read cautiously.\nLEDE\nPEMBROKE PINES, Fla., September 7, 2026 - Among 77 active townhouse or villa listings in Pembroke Pines\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly homeowners association fee is $264, with the middle half\nbetween $200 and $360, according to PBP Real Estate's analysis of BeachesMLS listing data as of September\n7, 2026. There are 80 active townhouse or villa listings before those exclusions and trimming; the fee statistics\ndescribe the retained sample, not every property for sale. The city median is 12% below the separately\ntrimmed five-county median of $300 and ranks 25th among 34 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Pembroke Pines townhouse or villa fee is $0.18 a\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nmonth (77 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals\na median 0.7% of the listing's current asking price across 77 retained listings with a current asking price of at\nleast $20,000; this is the median of per-listing ratios. 2.6% of the retained sample have fees of $500 or more a\nmonth and 23.4% are below $200. 0% of the retained sample report two association layers (a master and a\nsub-association, summed here); 1.3% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 1.3% of the retained sample, describe one as pending or\npayable by the buyer on 0%, and mention a mandatory club or membership on 1.3%; 77 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $345 for a recorded\nyear built of 2005 or later (21 listings) and $212 for those built before 1995 (30 listings); construction year is a\nrecorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=21; read\ncautiously. 3.9% of retained listings have the recorded MLS subtype Villa; the remainder have subtype\nTownhouse. The two subtypes are reported together after condominium classification.\nFACT BOX\nActive townhouse or villa listings, Pembroke\nPines (before exclusions and trimming)\n80\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n79 / 77 (2 trimmed; 1 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$264\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$200 to $360\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.18 (77 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n0.7% (77 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n2.6% (2) / 23.4% (18) of 77\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n1.3%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n1.3% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n1.3%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); Pembroke Pines ranks 25th\namong 34 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$345 (2005+ n=21) / $212 (pre-1995 n=30). Small\nsubgroup: 2005+ n=21; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Pembroke Pines's retained usable-fee\nsample (n=77), after exclusions and percentile trimming, is $264, compared with $300 in the separately\ntrimmed five-county sample.\"\n\"Among Pembroke Pines townhouses and villas in the retained usable-fee sample (n=77) after exclusions\nand percentile trimming, 2.6 percent have listed monthly-equivalent fees of $500 or more and 23.4\npercent are below $200.\"\n\"Among the retained usable-fee listings in Pembroke Pines with a recorded construction year, the median\nmonthly-equivalent fee is $345 for a recorded year built of 2005 or later (21 listings) and $212 for those\nbuilt before 1995 (30 listings). Small subgroup: 2005+ n=21; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nPembroke Pines and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the\nfive-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings\nwith a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Pembroke Pines retained-sample median $264 a\nmonth (n=77); five-county median $300 (n=3,206, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 77 active Pembroke Pines townhouse or villa listings retained after\nunusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all\nactive listings. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 0% (0\nlistings); $100 to $200 23.4% (18 listings); $200 to $300 33.8% (26 listings); $300 to $400 24.7% (19 listings);\n$400 to $600 18.2% (14 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Pembroke Pines townhouses and villas in\nthe retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with\na recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nRecorded YearBuilt 2005+ n=21; pre-1995 n=30. Small subgroup: 2005+ n=21; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s count only (7 listings);\n1980s $290 (18 listings); 1990s $264 (23 listings); 2000s count only (9 listings); 2010s $357 (11 listings);\n2020s count only (9 listings). Recorded year built 2005 or later $345 (21 listings); before 1995 $212 (30\nlistings). Small subgroup: 2005+ n=21; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Pembroke Pines, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (79 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 77 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 80 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes\ntogether after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific\nassociation's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as\nthe brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable\nbut not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/pembroke-pines/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/hoa-fees-pembroke-pines/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "688dd2695df1098f4b011fb4a953a1fd0ada09d660a457677919065bc505099b", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - PEMBROKE PINES HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Pembroke Pines townhouse or villa monthly homeowners association fees have a median of $264 in the retained usable-fee sample of 77 listings, 12% below the five-county median\n2. In Pembroke Pines's retained usable-fee sample (77 listings after exclusions and percentile trimming), 2.6% have monthly-equivalent fees of $500 or more and 23.4% are below $200\n3. Pembroke Pines townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=21) vs pre-1995 (n=30), monthly median 63% higher. Small subgroup: 2005+; read cautiously.\n\nLEDE\nPEMBROKE PINES, Fla., September 7, 2026 - Among 77 active townhouse or villa listings in Pembroke Pines retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $264, with the middle half between $200 and $360, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 80 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 12% below the separately trimmed five-county median of $300 and ranks 25th among 34 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Pembroke Pines townhouse or villa fee is $0.18 a month (77 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 0.7% of the listing's current asking price across 77 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 2.6% of the retained sample have fees of $500 or more a month and 23.4% are below $200. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 1.3% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 1.3% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 1.3%; 77 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $345 for a recorded year built of 2005 or later (21 listings) and $212 for those built before 1995 (30 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=21; read cautiously. 3.9% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Pembroke Pines (before exclusions and trimming): 80 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 79 / 77 (2 trimmed; 1 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $264 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $200 to $360 [September 7, 2026]\n- Median fee per square foot per month: $0.18 (77 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 0.7% (77 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 2.6% (2) / 23.4% (18) of 77 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 1.3% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 1.3% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 1.3% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Pembroke Pines ranks 25th among 34 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $345 (2005+ n=21) / $212 (pre-1995 n=30). Small subgroup: 2005+ n=21; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Pembroke Pines's retained usable-fee sample (n=77), after exclusions and percentile trimming, is $264, compared with $300 in the separately trimmed five-county sample.\"\n- \"Among Pembroke Pines townhouses and villas in the retained usable-fee sample (n=77) after exclusions and percentile trimming, 2.6 percent have listed monthly-equivalent fees of $500 or more and 23.4 percent are below $200.\"\n- \"Among the retained usable-fee listings in Pembroke Pines with a recorded construction year, the median monthly-equivalent fee is $345 for a recorded year built of 2005 or later (21 listings) and $212 for those built before 1995 (30 listings). Small subgroup: 2005+ n=21; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- pembroke-pines-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Pembroke Pines and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Pembroke Pines retained-sample median $264 a month (n=77); five-county median $300 (n=3,206, region-level trim).\n- pembroke-pines-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 77 active Pembroke Pines townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 23.4% (18 listings); $200 to $300 33.8% (26 listings); $300 to $400 24.7% (19 listings); $400 to $600 18.2% (14 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).\n- pembroke-pines-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Pembroke Pines townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=21; pre-1995 n=30. Small subgroup: 2005+ n=21; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1970s count only (7 listings); 1980s $290 (18 listings); 1990s $264 (23 listings); 2000s count only (9 listings); 2010s $357 (11 listings); 2020s count only (9 listings). Recorded year built 2005 or later $345 (21 listings); before 1995 $212 (30 listings). Small subgroup: 2005+ n=21; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Pembroke Pines, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (79 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 77 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 80 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/pembroke-pines/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-pembroke-pines/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "pinecrest", "city": "Pinecrest", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "segments": { "houses": { "active": 109, "sample_ok": true, "small_sample": false, "pending": 25, "median_list_price": 5785000.0, "cut_count": 38, "cut_pct": 34.9, "raised_count": 3, "median_cut_pct": 6.8, "median_cut_dollars": 375000.0, "cut_last30": 13, "cut_last30_pct": 11.9, "cut_last7": 7, "median_dom": 88, "median_cdom": 88, "relisted_count": 0, "relisted_pct": 0.0, "over90": 54, "over90_pct": 49.5, "over180": 30, "fresh_held": 38, "fresh_held_pct": 34.9, "stale_uncut": 24, "stale_uncut_pct": 22.0, "dom_buckets": [ { "label": "0-30", "count": 27, "pct": 24.8 }, { "label": "31-60", "count": 17, "pct": 15.6 }, { "label": "61-90", "count": 11, "pct": 10.1 }, { "label": "91-180", "count": 24, "pct": 22.0 }, { "label": "181+", "count": 30, "pct": 27.5 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M to $2M", "active": 11, "cut": 4, "cut_pct": 36.4, "median_cdom": 34 }, { "label": "$2M to $5M", "active": 37, "cut": 15, "cut_pct": 40.5, "median_cdom": 76 }, { "label": "$5M and up", "active": 61, "cut": 19, "cut_pct": 31.1, "median_cdom": 122 } ], "pending_cut_count": 14, "pending_cut_pct": 56.0, "pending_median_cut_pct": 6.6, "pending_median_cdom": 88, "tier": "h4", "series": [ { "date": "2026-09-05", "active": 109, "cut_pct": 34.9, "median_cdom": 88, "median_list_price": 5785000.0 }, { "date": "2026-09-06", "active": 110, "cut_pct": 34.5, "median_cdom": 87.0, "median_list_price": 5742500.0 }, { "date": "2026-09-07", "active": 109, "cut_pct": 34.9, "median_cdom": 88, "median_list_price": 5785000.0 } ] }, "condos": { "active": 13, "sample_ok": false, "small_sample": false, "pending": 4, "median_list_price": 319000.0, "cut_count": 3, "cut_pct": 23.1, "raised_count": 0, "median_cut_pct": 3.6, "median_cut_dollars": 10000.0, "cut_last30": 0, "cut_last30_pct": 0.0, "cut_last7": 0, "median_dom": 26, "median_cdom": 26, "relisted_count": 0, "relisted_pct": 0.0, "over90": 2, "over90_pct": 15.4, "over180": 1, "fresh_held": 9, "fresh_held_pct": 69.2, "stale_uncut": 1, "stale_uncut_pct": 7.7, "dom_buckets": [ { "label": "0-30", "count": 7, "pct": 53.8 }, { "label": "31-60", "count": 4, "pct": 30.8 }, { "label": "61-90", "count": 0, "pct": 0.0 }, { "label": "91-180", "count": 1, "pct": 7.7 }, { "label": "181+", "count": 1, "pct": 7.7 } ], "bands": [ { "label": "Under $250K", "active": 2, "cut": 0, "cut_pct": 0.0, "median_cdom": 33.5 }, { "label": "$250K to $500K", "active": 11, "cut": 3, "cut_pct": 27.3, "median_cdom": 26 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 2, "pending_cut_pct": 50.0, "pending_median_cut_pct": 6.7, "pending_median_cdom": 35.5, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "34.9% of Pinecrest houses for sale have cut their asking price", "Pinecrest sellers hold firmer than the rest of Miami-Dade County as 49.5% of houses pass 90 days on the market", "Buying in Pinecrest? One in three houses have already come down once, by a median $375K" ], "lede": "PINECREST, Fla., September 7, 2026 - 34.9% of the 109 single-family homes listed for sale in Pinecrest have reduced their asking price at least once, by a median 6.8% (about $375K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 13 for sale, too few to report percentages (floor 30).", "quotes": [ "\"34.9 percent of single-family homes for sale in Pinecrest have reduced their asking price at least once, by a median $375K.\"", "\"Counting every relisting, the median Pinecrest house for sale has been waiting 88 days, not the 88 the current listing shows.\"", "\"Of the Pinecrest houses now under contract, 44.0 percent never reduced their asking price; the rest cut by a median 6.6 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Pinecrest and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 109 houses, 13 condominiums, 25 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-pinecrest/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Pinecrest versus Miami-Dade County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Pinecrest houses 34.9%, Miami-Dade County houses 37.6%. Condominiums: 13 for sale, too few to report.", "title": "Pinecrest houses are cutting 2.7 points less often than Miami-Dade County" }, { "caption": "Active Pinecrest listings by cumulative days on market, houses, September 7, 2026. 49.5% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 24.8%, 31-60 days 15.6%, 61-90 days 10.1%, 91-180 days 22.0%, 181+ days 27.5%.", "title": "49.5% of Pinecrest houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Pinecrest houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M too few to read of 0; $1M to $2M 36.4% of 11; $2M to $5M 40.5% of 37; $5M and up 31.1% of 61.", "title": "$2M to $5M Pinecrest houses have cut most often: 40.5% of 37" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 151 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 109, "sample_ok": true, "small_sample": false, "pending": 25, "median_list_price": 5785000.0, "cut_count": 38, "cut_pct": 34.9, "raised_count": 3, "valid_price_count": 109, "missing_price_count": 0, "unchanged_count": 68, "not_below_original_count": 71, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.8, "median_cut_dollars": 375000.0, "cut_last30": 13, "cut_last30_pct": 11.9, "cut_last7": 7, "median_dom": 88, "median_cdom": 88, "dom_n": 109, "cdom_n": 109, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 109, "relisted_count": 0, "relisted_pct": 0.0, "over90": 54, "over90_pct": 49.5, "over180": 30, "fresh_held": 38, "fresh_held_pct": 34.9, "fresh_held_missing_cdom_count": 0, "stale_uncut": 24, "stale_uncut_pct": 22.0, "dom_buckets": [ { "label": "0-30", "count": 27, "pct": 24.8 }, { "label": "31-60", "count": 17, "pct": 15.6 }, { "label": "61-90", "count": 11, "pct": 10.1 }, { "label": "91-180", "count": 24, "pct": 22.0 }, { "label": "181+", "count": 30, "pct": 27.5 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M to $2M", "active": 11, "cut": 4, "cut_pct": 36.4, "median_cdom": 34, "cut_pct_denominator": 11, "cdom_n": 11, "valid_price_count": 11 }, { "label": "$2M to $5M", "active": 37, "cut": 15, "cut_pct": 40.5, "median_cdom": 76, "cut_pct_denominator": 37, "cdom_n": 37, "valid_price_count": 37 }, { "label": "$5M and up", "active": 61, "cut": 19, "cut_pct": 31.1, "median_cdom": 122, "cut_pct_denominator": 61, "cdom_n": 61, "valid_price_count": 61 } ], "pending_cut_count": 14, "pending_cut_pct": 56.0, "pending_valid_price_count": 25, "pending_missing_price_count": 0, "pending_unchanged_count": 11, "pending_raised_count": 0, "pending_not_below_original_count": 11, "pending_sample_ok": false, "pending_cut_sample_ok": true, "pending_cdom_n": 25, "pending_dom_n": 25, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 6.6, "pending_median_cdom": 88, "denominators": { "cut_pct": 109, "cut_last30_pct": 109, "relisted_pct": 109, "fresh_held_pct": 109, "stale_uncut_pct": 109, "over90_pct": 109, "dom_bucket_pct": 109, "pending_cut_pct": 25, "median_dom": 109, "median_cdom": 109, "median_cut_pct": 38, "median_cut_dollars": 38, "pending_median_cut_pct": 14, "pending_median_cdom": 25 }, "county_counts": { "Miami-Dade": 109 }, "tier": "h4", "series": [ { "date": "2026-09-07", "active": 109, "cut_pct": 34.9, "median_cdom": 88, "median_list_price": 5785000.0 } ] }, "condos": { "active": 13, "sample_ok": false, "small_sample": false, "pending": 4, "median_list_price": 319000.0, "cut_count": 3, "cut_pct": 23.1, "raised_count": 0, "valid_price_count": 13, "missing_price_count": 0, "unchanged_count": 10, "not_below_original_count": 10, "cut_sample_ok": false, "cut_small_sample": true, "median_cut_pct": 3.6, "median_cut_dollars": 10000.0, "cut_last30": 0, "cut_last30_pct": 0.0, "cut_last7": 0, "median_dom": 26, "median_cdom": 26, "dom_n": 13, "cdom_n": 13, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 13, "relisted_count": 0, "relisted_pct": 0.0, "over90": 2, "over90_pct": 15.4, "over180": 1, "fresh_held": 9, "fresh_held_pct": 69.2, "fresh_held_missing_cdom_count": 0, "stale_uncut": 1, "stale_uncut_pct": 7.7, "dom_buckets": [ { "label": "0-30", "count": 7, "pct": 53.8 }, { "label": "31-60", "count": 4, "pct": 30.8 }, { "label": "61-90", "count": 0, "pct": 0.0 }, { "label": "91-180", "count": 1, "pct": 7.7 }, { "label": "181+", "count": 1, "pct": 7.7 } ], "bands": [ { "label": "Under $250K", "active": 2, "cut": 0, "cut_pct": 0.0, "median_cdom": 33.5, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 }, { "label": "$250K to $500K", "active": 11, "cut": 3, "cut_pct": 27.3, "median_cdom": 26, "cut_pct_denominator": 11, "cdom_n": 11, "valid_price_count": 11 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 2, "pending_cut_pct": 50.0, "pending_valid_price_count": 4, "pending_missing_price_count": 0, "pending_unchanged_count": 2, "pending_raised_count": 0, "pending_not_below_original_count": 2, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 4, "pending_dom_n": 4, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 6.7, "pending_median_cdom": 35.5, "denominators": { "cut_pct": 13, "cut_last30_pct": 13, "relisted_pct": 13, "fresh_held_pct": 13, "stale_uncut_pct": 13, "over90_pct": 13, "dom_bucket_pct": 13, "pending_cut_pct": 4, "median_dom": 13, "median_cdom": 13, "median_cut_pct": 3, "median_cut_dollars": 3, "pending_median_cut_pct": 2, "pending_median_cdom": 4 }, "county_counts": { "Miami-Dade": 13 }, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "34.9% of Pinecrest houses for sale are asking less than their original list price", "Seller Blink Rate™ in Pinecrest: 34.9% of houses list below original asking, against 37.6% across Miami-Dade County", "Buying in Pinecrest? 38 of the 109 houses for sale are asking below their original price, by a median $375K" ], "lede": "PINECREST, Fla., September 7, 2026 - 34.9% of the 109 single-family homes listed for sale in Pinecrest (38 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 38 reduced listings, the median reduction is 6.8% (about $375K). Condominiums: 13 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"34.9 percent of single-family homes for sale in Pinecrest have a current asking price below their original list price; among those 38 reduced listings the median reduction is $375K.\"", "\"Among active Pinecrest houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 88 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"25 Pinecrest houses are under contract in this snapshot, 14 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Pinecrest, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (68 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 109 houses, 13 condominiums, 25 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/pinecrest/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-pinecrest/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Pinecrest versus Miami-Dade County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Pinecrest houses 34.9%, Miami-Dade County houses 37.6%. Condominiums: 13 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 34.9% of Pinecrest houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "visible_labels": [ "37.6%", "34.9%" ] }, { "caption": "Active Pinecrest houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 49.5% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 24.8%, 31-60 days 15.6%, 61-90 days 10.1%, 91-180 days 22%, 181+ days 27.5%.", "title": "49.5% of Pinecrest houses for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "24.8%", "15.6%", "10.1%", "22%", "27.5%", "49.5%" ] }, { "caption": "Share of active Pinecrest houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 0 listed, count only; $1M to $2M 36.4% (4 of 11); $2M to $5M 40.5% (15 of 37); $5M and up 31.1% (19 of 61).", "title": "$2M to $5M Pinecrest houses show the highest share asking below original: 40.5% of 37", "visible_labels": [ "31.1%", "19", "61", "40.5%", "15", "37", "36.4%", "4", "11", "0", "0" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 151, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Miami-Dade", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 109, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Miami-Dade", "before": null, "after": 109, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 109, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 109, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 109, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 109, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 109, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 109, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 109, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 109, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 109, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 109, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 109, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 109, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Pinecrest houses 34.9%, Miami-Dade County houses 37.6%. Condominiums: 13 for sale, too few to report.", "after": "Horizontal bar chart. Pinecrest houses 34.9%, Miami-Dade County houses 37.6%. Condominiums: 13 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Pinecrest versus Miami-Dade County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Pinecrest versus Miami-Dade County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Pinecrest houses are cutting 2.7 points less often than Miami-Dade County", "after": "Seller Blink Rate™: 34.9% of Pinecrest houses for sale are asking below their original price, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "37.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "34.9%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 24.8%, 31-60 days 15.6%, 61-90 days 10.1%, 91-180 days 22.0%, 181+ days 27.5%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 24.8%, 31-60 days 15.6%, 61-90 days 10.1%, 91-180 days 22%, 181+ days 27.5%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Pinecrest listings by cumulative days on market, houses, September 7, 2026. 49.5% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Pinecrest houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 49.5% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "49.5% of Pinecrest houses for sale have waited more than 90 days, counting every relisting", "after": "49.5% of Pinecrest houses for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "24.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "15.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "10.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "22%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "27.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "49.5%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M too few to read of 0; $1M to $2M 36.4% of 11; $2M to $5M 40.5% of 37; $5M and up 31.1% of 61.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 0 listed, count only; $1M to $2M 36.4% (4 of 11); $2M to $5M 40.5% (15 of 37); $5M and up 31.1% (19 of 61).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Pinecrest houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Pinecrest houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$2M to $5M Pinecrest houses have cut most often: 40.5% of 37", "after": "$2M to $5M Pinecrest houses show the highest share asking below original: 40.5% of 37", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "31.1%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "19", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "61", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "40.5%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "37", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "36.4%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "34.9% of Pinecrest houses for sale have cut their asking price", "after": "34.9% of Pinecrest houses for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Pinecrest sellers hold firmer than the rest of Miami-Dade County as 49.5% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Pinecrest: 34.9% of houses list below original asking, against 37.6% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Pinecrest? One in three houses have already come down once, by a median $375K", "after": "Buying in Pinecrest? 38 of the 109 houses for sale are asking below their original price, by a median $375K", "before_present": true, "after_present": true }, { "field": "lede", "before": "PINECREST, Fla., September 7, 2026 - 34.9% of the 109 single-family homes listed for sale in Pinecrest have reduced their asking price at least once, by a median 6.8% (about $375K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 13 for sale, too few to report percentages (floor 30).", "after": "PINECREST, Fla., September 7, 2026 - 34.9% of the 109 single-family homes listed for sale in Pinecrest (38 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 38 reduced listings, the median reduction is 6.8% (about $375K). Condominiums: 13 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Pinecrest and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 109 houses, 13 condominiums, 25 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-pinecrest/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Pinecrest, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (68 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 109 houses, 13 condominiums, 25 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/pinecrest/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-pinecrest/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"34.9 percent of single-family homes for sale in Pinecrest have reduced their asking price at least once, by a median $375K.\"", "after": "\"34.9 percent of single-family homes for sale in Pinecrest have a current asking price below their original list price; among those 38 reduced listings the median reduction is $375K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Pinecrest house for sale has been waiting 88 days, not the 88 the current listing shows.\"", "after": "\"Among active Pinecrest houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 88 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Pinecrest houses now under contract, 44.0 percent never reduced their asking price; the rest cut by a median 6.6 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"25 Pinecrest houses are under contract in this snapshot, 14 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "273fe0000a57f7b58f4ce8c13e5e877cb2863da400526c3c0d645abf9636c1e9", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nPinecrest price cuts and true days on market\nHEADLINE OPTIONS\n34.9% of Pinecrest houses for sale have cut their asking price\nPinecrest sellers hold firmer than the rest of Miami-Dade County as 49.5% of houses pass 90 days on the\nmarket\nBuying in Pinecrest? One in three houses have already come down once, by a median $375K\nLEDE\nPINECREST, Fla., September 7, 2026 - 34.9% of the 109 single-family homes listed for sale in Pinecrest have\nreduced their asking price at least once, by a median 6.8% (about $375K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Condominiums: 13 for sale, too few to report percentages (floor\n30).\nNUT GRAF\nThe figures point to a market where 56.0% of houses reached a contract only after a price cut: of the 25\nPinecrest houses now under contract, 56.0% reduced before going under contract, with a median cut of 6.6%\nand a median 88 days to contract. Across Miami-Dade County the price-cut share is 37.6% for houses and\n37.4% for condominiums, so Pinecrest houses are cutting 2.7 points less often than the county. Counting every\nrelisting, the median Pinecrest house for sale has been on the market 88 days, against 88 on its current listing;\n0.0% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nPinecrest\n109\nShare with at\nleast one price\nreduction,\nhouses\n34.9% (38 of 109)\nMedian\nreduction\nfrom original\nasking, houses\n6.8% (about $375K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nActive\ncondominium\nlistings,\nPinecrest\n13 (below the 30-listing floor; percentages not reported)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n88 days (88 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n49.5% (54 of 109)\nHouses under\ncontract that\nreduced first\n56.0% of 25\nMiami-Dade\nCounty price-\ncut share,\nhouses /\ncondominiums\n37.6% / 37.4%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking $2M\nand up; peer\ncut share\n34.0%)\nMiami Shores, Southwest Ranches, Lighthouse Point, Coral Gables, North Palm Beach, Miami Beach, Key Biscayne, Pa\nQUOTABLE DATA POINTS\n\"34.9 percent of single-family homes for sale in Pinecrest have reduced their asking price at least once, by\na median $375K.\"\n\"Counting every relisting, the median Pinecrest house for sale has been waiting 88 days, not the 88 the\ncurrent listing shows.\"\n\"Of the Pinecrest houses now under contract, 44.0 percent never reduced their asking price; the rest cut\nby a median 6.6 percent before a buyer committed. Contract prices are not known until the sales close.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Pinecrest versus Miami-Dade County, houses, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nActive Pinecrest listings by cumulative days on market, houses, September 7, 2026. 49.5% of houses have passed 90 days. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nShare of active Pinecrest houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked;\nunder 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Pinecrest and Miami-Dade County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 109 houses, 13 condominiums, 25 houses under\ncontract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every\nfigure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-pinecrest/ .\nConditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price\nfalls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced\ncities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut.\nCutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four\ncities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets.\nA read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "0214336bd907e5a8f82f5c949fa958b7f24680a807d2e2da2088d40d7c9a5e0f", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nPinecrest asking-price reductions and recorded days on\nmarket\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/pinecrest/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n34.9% of Pinecrest houses for sale are asking less than their original list price\nSeller Blink Rate™ in Pinecrest: 34.9% of houses list below original asking, against 37.6% across Miami-\nDade County\nBuying in Pinecrest? 38 of the 109 houses for sale are asking below their original price, by a median $375K\nLEDE\nPINECREST, Fla., September 7, 2026 - 34.9% of the 109 single-family homes listed for sale in Pinecrest (38\nlistings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 38 reduced listings, the median reduction is\n6.8% (about $375K). Condominiums: 13 for sale, below the 30-listing floor, so no percentages are reported for\nthem.\nNUT GRAF\nFor active Pinecrest houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are\nboth 88 days (from 109 and 109 listings with a value in each field). Equal medians describe the recorded fields\nonly; they do not establish anything about individual listing histories. 0% of all active houses have both fields\nrecorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a\nrelisting event. 25 Pinecrest houses are under contract (Pending or Active Under Contract), 14 of them with a\nrecorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nnot disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.6%\nfor houses and 37.4% for condominiums; Pinecrest houses are 2.7 points below the county share.\nFACT BOX\nActive single-family listings, Pinecrest\n109\nSeptember 7, 2026\nShare asking below original list price, houses 34.9% (38 of 109)\nSeptember 7, 2026\nPrice pairs recorded / missing; unchanged /\nabove original, houses\n109 / 0; 68 / 3\nSeptember 7, 2026\nMedian reduction among the 38 reduced\nhouses\n6.8% (about $375K)\nSeptember 7, 2026\nActive condominium listings, Pinecrest\n13 (below the 30-listing floor; percentages not\nreported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket / DaysOnMarket,\nhouses\n88 / 88 days (from 109 / 109 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90 days\n49.5% (54 of 109 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count only; fewer\nthan 30)\n25, 14 asking below original\nSeptember 7, 2026\nMiami-Dade County share asking below\noriginal, houses / condominiums\n37.6% / 37.4%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nHouses: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking $2M and\nup; peer share 34%)\nMiami Shores, Southwest Ranches, Lighthouse Point,\nCoral Gables, North Palm Beach, Miami Beach, Key\nBiscayne, Palm Beach\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"34.9 percent of single-family homes for sale in Pinecrest have a current asking price below their original\nlist price; among those 38 reduced listings the median reduction is $375K.\"\n\"Among active Pinecrest houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket\nvalues are both 88 days. These are MLS-recorded fields, not an independently reconstructed listing\nhistory.\"\n\"25 Pinecrest houses are under contract in this snapshot, 14 of them with a recorded asking price below\noriginal; the group is too small to report a percentage. These asking-price fields do not disclose the agreed\ncontract price.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Pinecrest versus Miami-Dade\nCounty, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Pinecrest houses 34.9%, Miami-Dade County houses 37.6%.\nCondominiums: 13 for sale, count only. Share of active listings asking below their original list price, September\n7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive Pinecrest houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value\nin that field; 49.5% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 24.8%, 31-60\ndays 15.6%, 61-90 days 10.1%, 91-180 days 22%, 181+ days 27.5%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Pinecrest houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to\n29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 0 listed, count only; $500K to $1M 0 listed, count only; $1M to $2M 36.4% (4 of 11);\n$2M to $5M 40.5% (15 of 37); $5M and up 31.1% (19 of 61).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Pinecrest,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (68 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below\nthe floor and appear as a count only. Sample sizes: 109 houses, 13 condominiums, 25 houses under contract. Geography is the MLS\nCity field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller\nBlink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded\nasking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published\ncity shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a\nbelow-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/pinecrest/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-pinecrest/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "493b33fe3402e1d2aade721959eb39d59c6502ab50bac364b896e2fe8199b9d5", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - PINECREST PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 34.9% of Pinecrest houses for sale are asking less than their original list price\n2. Seller Blink Rate™ in Pinecrest: 34.9% of houses list below original asking, against 37.6% across Miami-Dade County\n3. Buying in Pinecrest? 38 of the 109 houses for sale are asking below their original price, by a median $375K\n\nLEDE\nPINECREST, Fla., September 7, 2026 - 34.9% of the 109 single-family homes listed for sale in Pinecrest (38 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 38 reduced listings, the median reduction is 6.8% (about $375K). Condominiums: 13 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active Pinecrest houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 88 days (from 109 and 109 listings with a value in each field). Equal medians describe the recorded fields only; they do not establish anything about individual listing histories. 0% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 25 Pinecrest houses are under contract (Pending or Active Under Contract), 14 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.6% for houses and 37.4% for condominiums; Pinecrest houses are 2.7 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Pinecrest: 109 [September 7, 2026]\n- Share asking below original list price, houses: 34.9% (38 of 109) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 109 / 0; 68 / 3 [September 7, 2026]\n- Median reduction among the 38 reduced houses: 6.8% (about $375K) [September 7, 2026]\n- Active condominium listings, Pinecrest: 13 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 88 / 88 days (from 109 / 109 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 49.5% (54 of 109 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 25, 14 asking below original [September 7, 2026]\n- Miami-Dade County share asking below original, houses / condominiums: 37.6% / 37.4% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking $2M and up; peer share 34%): Miami Shores, Southwest Ranches, Lighthouse Point, Coral Gables, North Palm Beach, Miami Beach, Key Biscayne, Palm Beach [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"34.9 percent of single-family homes for sale in Pinecrest have a current asking price below their original list price; among those 38 reduced listings the median reduction is $375K.\"\n- \"Among active Pinecrest houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 88 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"25 Pinecrest houses are under contract in this snapshot, 14 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- pinecrest-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Pinecrest versus Miami-Dade County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Pinecrest houses 34.9%, Miami-Dade County houses 37.6%. Condominiums: 13 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- pinecrest-true-days-on-market-r1-2026-09-07.png\n Caption: Active Pinecrest houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 49.5% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 24.8%, 31-60 days 15.6%, 61-90 days 10.1%, 91-180 days 22%, 181+ days 27.5%.\n- pinecrest-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Pinecrest houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 0 listed, count only; $1M to $2M 36.4% (4 of 11); $2M to $5M 40.5% (15 of 37); $5M and up 31.1% (19 of 61).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Pinecrest, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (68 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 109 houses, 13 condominiums, 25 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/pinecrest/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-pinecrest/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-1245a0228a92103fe7c7" }, { "slug": "plantation", "city": "Plantation", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 169, "sample_ok": true, "small_sample": false, "pending": 71, "median_list_price": 780000.0, "cut_count": 77, "cut_pct": 45.6, "raised_count": 3, "median_cut_pct": 4.5, "median_cut_dollars": 40999.0, "cut_last30": 46, "cut_last30_pct": 27.2, "cut_last7": 19, "median_dom": 39, "median_cdom": 42, "relisted_count": 8, "relisted_pct": 4.7, "over90": 51, "over90_pct": 30.2, "over180": 16, "fresh_held": 75, "fresh_held_pct": 44.4, "stale_uncut": 12, "stale_uncut_pct": 7.1, "dom_buckets": [ { "label": "0-30", "count": 67, "pct": 39.6 }, { "label": "31-60", "count": 39, "pct": 23.1 }, { "label": "61-90", "count": 12, "pct": 7.1 }, { "label": "91-180", "count": 35, "pct": 20.7 }, { "label": "181+", "count": 16, "pct": 9.5 } ], "bands": [ { "label": "Under $500K", "active": 18, "cut": 9, "cut_pct": 50.0, "median_cdom": 45.0 }, { "label": "$500K to $1M", "active": 93, "cut": 37, "cut_pct": 39.8, "median_cdom": 39 }, { "label": "$1M to $2M", "active": 29, "cut": 15, "cut_pct": 51.7, "median_cdom": 48 }, { "label": "$2M to $5M", "active": 25, "cut": 14, "cut_pct": 56.0, "median_cdom": 94 }, { "label": "$5M and up", "active": 4, "cut": 2, "cut_pct": 50.0, "median_cdom": 63.0 } ], "pending_cut_count": 30, "pending_cut_pct": 42.3, "pending_median_cut_pct": 6.0, "pending_median_cdom": 44, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 171, "cut_pct": 45.6, "median_cdom": 45, "median_list_price": 779900.0 }, { "date": "2026-09-06", "active": 172, "cut_pct": 45.9, "median_cdom": 44.5, "median_list_price": 777500.0 }, { "date": "2026-09-07", "active": 169, "cut_pct": 45.6, "median_cdom": 42, "median_list_price": 780000.0 } ] }, "condos": { "active": 209, "sample_ok": true, "small_sample": false, "pending": 45, "median_list_price": 229900.0, "cut_count": 99, "cut_pct": 47.4, "raised_count": 8, "median_cut_pct": 4.8, "median_cut_dollars": 11000.0, "cut_last30": 39, "cut_last30_pct": 18.7, "cut_last7": 13, "median_dom": 66, "median_cdom": 68, "relisted_count": 9, "relisted_pct": 4.3, "over90": 86, "over90_pct": 41.1, "over180": 40, "fresh_held": 68, "fresh_held_pct": 32.5, "stale_uncut": 34, "stale_uncut_pct": 16.3, "dom_buckets": [ { "label": "0-30", "count": 57, "pct": 27.3 }, { "label": "31-60", "count": 42, "pct": 20.1 }, { "label": "61-90", "count": 24, "pct": 11.5 }, { "label": "91-180", "count": 46, "pct": 22.0 }, { "label": "181+", "count": 40, "pct": 19.1 } ], "bands": [ { "label": "Under $250K", "active": 125, "cut": 62, "cut_pct": 49.6, "median_cdom": 76 }, { "label": "$250K to $500K", "active": 82, "cut": 37, "cut_pct": 45.1, "median_cdom": 56.5 }, { "label": "$500K to $1M", "active": 2, "cut": 0, "cut_pct": 0.0, "median_cdom": 73.5 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 14, "pending_cut_pct": 31.1, "pending_median_cut_pct": 6.7, "pending_median_cdom": 50, "tier": "c2", "series": [ { "date": "2026-09-05", "active": 177, "cut_pct": 46.3, "median_cdom": 66, "median_list_price": 229000.0 }, { "date": "2026-09-06", "active": 177, "cut_pct": 46.3, "median_cdom": 66, "median_list_price": 229000.0 }, { "date": "2026-09-07", "active": 209, "cut_pct": 47.4, "median_cdom": 68, "median_list_price": 229900.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "45.6% of Plantation houses for sale have cut their asking price, 47.4% of condos", "Plantation sellers blink faster than the rest of Broward County as 30.2% of houses pass 90 days on the market", "Buying in Plantation? Half houses have already come down once, by a median $41K" ], "lede": "PLANTATION, Fla., September 7, 2026 - 45.6% of the 169 single-family homes listed for sale in Plantation have reduced their asking price at least once, by a median 4.5% (about $41K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 209 condominium listings, 47.4% have cut, by a median 4.8%.", "quotes": [ "\"45.6 percent of single-family homes for sale in Plantation have reduced their asking price at least once, by a median $41K.\"", "\"Counting every relisting, the median Plantation house for sale has been waiting 42 days, not the 39 the current listing shows.\"", "\"Of the Plantation houses now under contract, 57.7 percent never reduced their asking price; the rest cut by a median 6.0 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Plantation and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 169 houses, 209 condominiums, 71 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-plantation/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Plantation versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Plantation houses 45.6%, Broward County houses 43.3%; Plantation condominiums 47.4%, Broward County condominiums 45.0%.", "title": "Plantation houses are cutting 2.3 points more often than Broward County" }, { "caption": "Active Plantation listings by cumulative days on market, houses and condominiums, September 7, 2026. 30.2% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 39.6%, 31-60 days 23.1%, 61-90 days 7.1%, 91-180 days 20.7%, 181+ days 9.5%. Condominiums: 0-30 days 27.3%, 31-60 days 20.1%, 61-90 days 11.5%, 91-180 days 22.0%, 181+ days 19.1%.", "title": "30.2% of Plantation houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Plantation houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 50.0% of 18; $500K to $1M 39.8% of 93; $1M to $2M 51.7% of 29; $2M to $5M 56.0% of 25; $5M and up too few to read of 4.", "title": "$500K to $1M Plantation houses have cut most often: 39.8% of 93" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 494 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 169, "sample_ok": true, "small_sample": false, "pending": 71, "median_list_price": 780000.0, "cut_count": 77, "cut_pct": 45.6, "raised_count": 3, "valid_price_count": 169, "missing_price_count": 0, "unchanged_count": 89, "not_below_original_count": 92, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.5, "median_cut_dollars": 40999.0, "cut_last30": 46, "cut_last30_pct": 27.2, "cut_last7": 19, "median_dom": 39, "median_cdom": 42, "dom_n": 169, "cdom_n": 169, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 169, "relisted_count": 8, "relisted_pct": 4.7, "over90": 51, "over90_pct": 30.2, "over180": 16, "fresh_held": 75, "fresh_held_pct": 44.4, "fresh_held_missing_cdom_count": 0, "stale_uncut": 12, "stale_uncut_pct": 7.1, "dom_buckets": [ { "label": "0-30", "count": 67, "pct": 39.6 }, { "label": "31-60", "count": 39, "pct": 23.1 }, { "label": "61-90", "count": 12, "pct": 7.1 }, { "label": "91-180", "count": 35, "pct": 20.7 }, { "label": "181+", "count": 16, "pct": 9.5 } ], "bands": [ { "label": "Under $500K", "active": 18, "cut": 9, "cut_pct": 50.0, "median_cdom": 45.0, "cut_pct_denominator": 18, "cdom_n": 18, "valid_price_count": 18 }, { "label": "$500K to $1M", "active": 93, "cut": 37, "cut_pct": 39.8, "median_cdom": 39, "cut_pct_denominator": 93, "cdom_n": 93, "valid_price_count": 93 }, { "label": "$1M to $2M", "active": 29, "cut": 15, "cut_pct": 51.7, "median_cdom": 48, "cut_pct_denominator": 29, "cdom_n": 29, "valid_price_count": 29 }, { "label": "$2M to $5M", "active": 25, "cut": 14, "cut_pct": 56.0, "median_cdom": 94, "cut_pct_denominator": 25, "cdom_n": 25, "valid_price_count": 25 }, { "label": "$5M and up", "active": 4, "cut": 2, "cut_pct": 50.0, "median_cdom": 63.0, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 } ], "pending_cut_count": 30, "pending_cut_pct": 42.3, "pending_valid_price_count": 71, "pending_missing_price_count": 0, "pending_unchanged_count": 40, "pending_raised_count": 1, "pending_not_below_original_count": 41, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 71, "pending_dom_n": 71, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 6.0, "pending_median_cdom": 44, "denominators": { "cut_pct": 169, "cut_last30_pct": 169, "relisted_pct": 169, "fresh_held_pct": 169, "stale_uncut_pct": 169, "over90_pct": 169, "dom_bucket_pct": 169, "pending_cut_pct": 71, "median_dom": 169, "median_cdom": 169, "median_cut_pct": 77, "median_cut_dollars": 77, "pending_median_cut_pct": 30, "pending_median_cdom": 71 }, "county_counts": { "Broward": 169 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 169, "cut_pct": 45.6, "median_cdom": 42, "median_list_price": 780000.0 } ] }, "condos": { "active": 209, "sample_ok": true, "small_sample": false, "pending": 45, "median_list_price": 229900.0, "cut_count": 99, "cut_pct": 47.4, "raised_count": 8, "valid_price_count": 209, "missing_price_count": 0, "unchanged_count": 102, "not_below_original_count": 110, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.8, "median_cut_dollars": 11000.0, "cut_last30": 39, "cut_last30_pct": 18.7, "cut_last7": 13, "median_dom": 66, "median_cdom": 68, "dom_n": 209, "cdom_n": 209, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 209, "relisted_count": 9, "relisted_pct": 4.3, "over90": 86, "over90_pct": 41.1, "over180": 40, "fresh_held": 68, "fresh_held_pct": 32.5, "fresh_held_missing_cdom_count": 0, "stale_uncut": 34, "stale_uncut_pct": 16.3, "dom_buckets": [ { "label": "0-30", "count": 57, "pct": 27.3 }, { "label": "31-60", "count": 42, "pct": 20.1 }, { "label": "61-90", "count": 24, "pct": 11.5 }, { "label": "91-180", "count": 46, "pct": 22.0 }, { "label": "181+", "count": 40, "pct": 19.1 } ], "bands": [ { "label": "Under $250K", "active": 125, "cut": 62, "cut_pct": 49.6, "median_cdom": 76, "cut_pct_denominator": 125, "cdom_n": 125, "valid_price_count": 125 }, { "label": "$250K to $500K", "active": 82, "cut": 37, "cut_pct": 45.1, "median_cdom": 56.5, "cut_pct_denominator": 82, "cdom_n": 82, "valid_price_count": 82 }, { "label": "$500K to $1M", "active": 2, "cut": 0, "cut_pct": 0.0, "median_cdom": 73.5, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 14, "pending_cut_pct": 31.1, "pending_valid_price_count": 45, "pending_missing_price_count": 0, "pending_unchanged_count": 31, "pending_raised_count": 0, "pending_not_below_original_count": 31, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 45, "pending_dom_n": 45, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 6.7, "pending_median_cdom": 50, "denominators": { "cut_pct": 209, "cut_last30_pct": 209, "relisted_pct": 209, "fresh_held_pct": 209, "stale_uncut_pct": 209, "over90_pct": 209, "dom_bucket_pct": 209, "pending_cut_pct": 45, "median_dom": 209, "median_cdom": 209, "median_cut_pct": 99, "median_cut_dollars": 99, "pending_median_cut_pct": 14, "pending_median_cdom": 45 }, "county_counts": { "Broward": 209 }, "tier": "c2", "series": [ { "date": "2026-09-07", "active": 209, "cut_pct": 47.4, "median_cdom": 68, "median_list_price": 229900.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "45.6% of Plantation houses for sale are asking less than their original list price; 47.4% of condos", "Seller Blink Rate™ in Plantation: 45.6% of houses list below original asking, against 43.3% across Broward County", "Buying in Plantation? 77 of the 169 houses for sale are asking below their original price, by a median $41K" ], "lede": "PLANTATION, Fla., September 7, 2026 - 45.6% of the 169 single-family homes listed for sale in Plantation (77 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 77 reduced listings, the median reduction is 4.5% (about $41K). Among the city's 209 condominium listings, 47.4% are asking below their original price, by a median 4.8%.", "quotes": [ "\"45.6 percent of single-family homes for sale in Plantation have a current asking price below their original list price; among those 77 reduced listings the median reduction is $41K.\"", "\"Among active Plantation houses, the median recorded CumulativeDaysOnMarket value is 42 days and the median recorded DaysOnMarket value is 39 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 42.3 percent of the 71 Plantation houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Plantation, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (89 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 169 houses, 209 condominiums, 71 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/plantation/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-plantation/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Plantation versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Plantation houses 45.6%, Broward County houses 43.3%; Plantation condominiums 47.4%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 45.6% of Plantation houses for sale are asking below their original price, against 43.3% across Broward County", "visible_labels": [ "45%", "47.4%", "43.3%", "45.6%" ] }, { "caption": "Active Plantation houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 30.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 39.6%, 31-60 days 23.1%, 61-90 days 7.1%, 91-180 days 20.7%, 181+ days 9.5%. Condominiums: 0-30 days 27.3%, 31-60 days 20.1%, 61-90 days 11.5%, 91-180 days 22%, 181+ days 19.1%.", "title": "30.2% of Plantation houses for sale with a recorded cumulative-days value exceed 90 days; 41.1% of condos", "visible_labels": [ "39.6%", "27.3%", "23.1%", "20.1%", "7.1%", "11.5%", "20.7%", "22%", "9.5%", "19.1%", "30.2%" ] }, { "caption": "Share of active Plantation houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 50% (9 of 18); $500K to $1M 39.8% (37 of 93); $1M to $2M 51.7% (15 of 29); $2M to $5M 56% (14 of 25); $5M and up 4 listed, count only.", "title": "$500K to $1M Plantation houses show the highest share asking below original: 39.8% of 93", "visible_labels": [ "4", "56%", "14", "25", "51.7%", "15", "29", "39.8%", "37", "93", "50%", "9", "18" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 494, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 125, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 125, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 125, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 110, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 102, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 93, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 93, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 93, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 169, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 169, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 169, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 169, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 169, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 169, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 169, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 77, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 77, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 169, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 169, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 169, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 169, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 169, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 92, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 169, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 169, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Plantation houses 45.6%, Broward County houses 43.3%; Plantation condominiums 47.4%, Broward County condominiums 45.0%.", "after": "Horizontal bar chart. Plantation houses 45.6%, Broward County houses 43.3%; Plantation condominiums 47.4%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Plantation versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Plantation versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Plantation houses are cutting 2.3 points more often than Broward County", "after": "Seller Blink Rate™: 45.6% of Plantation houses for sale are asking below their original price, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "47.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "45.6%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 39.6%, 31-60 days 23.1%, 61-90 days 7.1%, 91-180 days 20.7%, 181+ days 9.5%. Condominiums: 0-30 days 27.3%, 31-60 days 20.1%, 61-90 days 11.5%, 91-180 days 22.0%, 181+ days 19.1%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 39.6%, 31-60 days 23.1%, 61-90 days 7.1%, 91-180 days 20.7%, 181+ days 9.5%. Condominiums: 0-30 days 27.3%, 31-60 days 20.1%, 61-90 days 11.5%, 91-180 days 22%, 181+ days 19.1%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Plantation listings by cumulative days on market, houses and condominiums, September 7, 2026. 30.2% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Plantation houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 30.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "30.2% of Plantation houses for sale have waited more than 90 days, counting every relisting", "after": "30.2% of Plantation houses for sale with a recorded cumulative-days value exceed 90 days; 41.1% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "39.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "30.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "27.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "23.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "20.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "7.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "11.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "20.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "22%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "9.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "19.1%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 50.0% of 18; $500K to $1M 39.8% of 93; $1M to $2M 51.7% of 29; $2M to $5M 56.0% of 25; $5M and up too few to read of 4.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 50% (9 of 18); $500K to $1M 39.8% (37 of 93); $1M to $2M 51.7% (15 of 29); $2M to $5M 56% (14 of 25); $5M and up 4 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Plantation houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Plantation houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Plantation houses have cut most often: 39.8% of 93", "after": "$500K to $1M Plantation houses show the highest share asking below original: 39.8% of 93", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "50%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "18", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "56%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "25", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "51.7%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "29", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "39.8%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "37", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "93", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "45.6% of Plantation houses for sale have cut their asking price, 47.4% of condos", "after": "45.6% of Plantation houses for sale are asking less than their original list price; 47.4% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Plantation sellers blink faster than the rest of Broward County as 30.2% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Plantation: 45.6% of houses list below original asking, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Plantation? Half houses have already come down once, by a median $41K", "after": "Buying in Plantation? 77 of the 169 houses for sale are asking below their original price, by a median $41K", "before_present": true, "after_present": true }, { "field": "lede", "before": "PLANTATION, Fla., September 7, 2026 - 45.6% of the 169 single-family homes listed for sale in Plantation have reduced their asking price at least once, by a median 4.5% (about $41K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 209 condominium listings, 47.4% have cut, by a median 4.8%.", "after": "PLANTATION, Fla., September 7, 2026 - 45.6% of the 169 single-family homes listed for sale in Plantation (77 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 77 reduced listings, the median reduction is 4.5% (about $41K). Among the city's 209 condominium listings, 47.4% are asking below their original price, by a median 4.8%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Plantation and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 169 houses, 209 condominiums, 71 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-plantation/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Plantation, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (89 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 169 houses, 209 condominiums, 71 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/plantation/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-plantation/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"45.6 percent of single-family homes for sale in Plantation have reduced their asking price at least once, by a median $41K.\"", "after": "\"45.6 percent of single-family homes for sale in Plantation have a current asking price below their original list price; among those 77 reduced listings the median reduction is $41K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Plantation house for sale has been waiting 42 days, not the 39 the current listing shows.\"", "after": "\"Among active Plantation houses, the median recorded CumulativeDaysOnMarket value is 42 days and the median recorded DaysOnMarket value is 39 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Plantation houses now under contract, 57.7 percent never reduced their asking price; the rest cut by a median 6.0 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 42.3 percent of the 71 Plantation houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "e81310d6496ef3217d1439190379bd7ddca6287f6fc682c004f2ebdb9f73efc6", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nPlantation price cuts and true days on market\nHEADLINE OPTIONS\n45.6% of Plantation houses for sale have cut their asking price, 47.4% of condos\nPlantation sellers blink faster than the rest of Broward County as 30.2% of houses pass 90 days on the\nmarket\nBuying in Plantation? Half houses have already come down once, by a median $41K\nLEDE\nPLANTATION, Fla., September 7, 2026 - 45.6% of the 169 single-family homes listed for sale in Plantation\nhave reduced their asking price at least once, by a median 4.5% (about $41K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Among the city's 209 condominium listings, 47.4% have cut, by a\nmedian 4.8%.\nNUT GRAF\nThe figures point to a market where 42.3% of houses reached a contract only after a price cut: of the 71\nPlantation houses now under contract, 42.3% reduced before going under contract, with a median cut of 6.0%\nand a median 44 days to contract. Across Broward County the price-cut share is 43.3% for houses and 45.0%\nfor condominiums, so Plantation houses are cutting 2.3 points more often than the county. Counting every\nrelisting, the median Plantation house for sale has been on the market 42 days, against 39 on its current listing;\n4.7% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nPlantation\n169\nShare with at\nleast one price\nreduction,\nhouses\n45.6% (77 of 169)\nMedian\nreduction\nfrom original\nasking, houses\n4.5% (about $41K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings,\nPlantation\n209\nShare with at\nleast one price\nreduction,\ncondominiums\n47.4% (99 of 209)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n42 days (39 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n30.2% (51 of 169)\nHouses under\ncontract that\nreduced first\n42.3% of 71\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting faster than similar-priced cities\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Bea\nQUOTABLE DATA POINTS\n\"45.6 percent of single-family homes for sale in Plantation have reduced their asking price at least once, by\na median $41K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Plantation house for sale has been waiting 42 days, not the 39 the\ncurrent listing shows.\"\n\"Of the Plantation houses now under contract, 57.7 percent never reduced their asking price; the rest cut\nby a median 6.0 percent before a buyer committed. Contract prices are not known until the sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Plantation versus Broward County, houses and condominiums, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Plantation listings by cumulative days on market, houses and condominiums, September 7, 2026. 30.2% of houses have passed 90\ndays. Source: BeachesMLS via PBP Real Estate.\nShare of active Plantation houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Plantation and Broward County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 169 houses, 209 condominiums, 71 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-plantation/ . Conditions read: How the read works: each city is compared with its peer group,\nthe South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "04fb4f61278243336a15cbb4da654969b3739ca422a0ee9da400f69db44676e6", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nPlantation asking-price reductions and recorded days\non market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/plantation/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n45.6% of Plantation houses for sale are asking less than their original list price; 47.4% of condos\nSeller Blink Rate™ in Plantation: 45.6% of houses list below original asking, against 43.3% across Broward\nCounty\nBuying in Plantation? 77 of the 169 houses for sale are asking below their original price, by a median $41K\nLEDE\nPLANTATION, Fla., September 7, 2026 - 45.6% of the 169 single-family homes listed for sale in Plantation (77\nlistings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 77 reduced listings, the median reduction is\n4.5% (about $41K). Among the city's 209 condominium listings, 47.4% are asking below their original price, by\na median 4.8%.\nNUT GRAF\nFor active Plantation houses, the median recorded CumulativeDaysOnMarket value is 42 days and the median\nrecorded DaysOnMarket value is 39 days, each calculated from non-missing values in that field (169 and 169\nlistings). 4.7% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 71 Plantation houses under\ncontract (Pending or Active Under Contract), 30 (42.3%) have a recorded asking price below their original list\nprice; the median reduction among that group is 6%. The remainder are not recorded as below their original list\nprice, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nBroward County the shares asking below original are 43.3% for houses and 45% for condominiums; Plantation\nhouses are 2.3 points above the county share.\nFACT BOX\nActive single-family listings,\nPlantation\n169\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n45.6% (77 of 169)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n169 / 0; 89 / 3\nSeptember 7, 2026\nMedian reduction among the 77\nreduced houses\n4.5% (about $41K)\nSeptember 7, 2026\nActive condominium listings,\nPlantation\n209\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n47.4% (99 of 209)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n42 / 39 days (from 169 / 169 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over\n90 days\n30.2% (51 of 169 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking\nbelow original list price\n42.3% (30 of 71)\nSeptember 7, 2026\nBroward County share asking\nbelow original, houses /\ncondominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Between the comparison thresholds; Condominiums:\nHigher below-original share than peers\nSeptember 7, 2026\nPeer group, houses (median\nasking $600K to $1M; peer share\n44.3%)\nRoyal Palm Beach, Homestead, Jensen Beach, Hallandale Beach,\nHollywood, Pompano Beach, Dania Beach, Hialeah, North\nMiami Beach, West Palm Beach, Pembroke Pines, Cutler Bay,\nMiramar, The Acreage, Coral Springs, North Miami, Hobe Sound,\nStuart, Westlake, Loxahatchee, Miami, Cooper City, Palm City,\nWilton Manors, Fort Lauderdale\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"45.6 percent of single-family homes for sale in Plantation have a current asking price below their original\nlist price; among those 77 reduced listings the median reduction is $41K.\"\n\"Among active Plantation houses, the median recorded CumulativeDaysOnMarket value is 42 days and the\nmedian recorded DaysOnMarket value is 39 days. These are MLS-recorded fields, not an independently\nreconstructed listing history.\"\n\"At the snapshot, 42.3 percent of the 71 Plantation houses under contract had a recorded asking price\nbelow their original list price; the median reduction among that group was 6 percent. The remainder were\nnot recorded as below their original list price, which is not a price history. Agreed contract prices are not\ninferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Plantation versus Broward County,\nhouses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Plantation houses 45.6%, Broward County houses 43.3%;\nPlantation condominiums 47.4%, Broward County condominiums 45%. Share of active listings asking below\ntheir original list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Plantation houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings\nwith a recorded value in that field; 30.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 39.6%, 31-60\ndays 23.1%, 61-90 days 7.1%, 91-180 days 20.7%, 181+ days 9.5%. Condominiums: 0-30 days 27.3%, 31-60\ndays 20.1%, 61-90 days 11.5%, 91-180 days 22%, 181+ days 19.1%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Plantation houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10\nto 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 50% (9 of 18); $500K to $1M 39.8% (37 of 93); $1M to $2M 51.7% (15 of 29); $2M to\n$5M 56% (14 of 25); $5M and up 4 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Plantation,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (89 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 169 houses,\n209 condominiums, 71 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/plantation/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-plantation/; where published, it uses\na separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "2b6da254d2ae4997bd281e2b2555dd3a580999031d6a332ac050f12077cfa40e", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - PLANTATION PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 45.6% of Plantation houses for sale are asking less than their original list price; 47.4% of condos\n2. Seller Blink Rate™ in Plantation: 45.6% of houses list below original asking, against 43.3% across Broward County\n3. Buying in Plantation? 77 of the 169 houses for sale are asking below their original price, by a median $41K\n\nLEDE\nPLANTATION, Fla., September 7, 2026 - 45.6% of the 169 single-family homes listed for sale in Plantation (77 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 77 reduced listings, the median reduction is 4.5% (about $41K). Among the city's 209 condominium listings, 47.4% are asking below their original price, by a median 4.8%.\n\nNUT GRAF\nFor active Plantation houses, the median recorded CumulativeDaysOnMarket value is 42 days and the median recorded DaysOnMarket value is 39 days, each calculated from non-missing values in that field (169 and 169 listings). 4.7% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 71 Plantation houses under contract (Pending or Active Under Contract), 30 (42.3%) have a recorded asking price below their original list price; the median reduction among that group is 6%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; Plantation houses are 2.3 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Plantation: 169 [September 7, 2026]\n- Share asking below original list price, houses: 45.6% (77 of 169) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 169 / 0; 89 / 3 [September 7, 2026]\n- Median reduction among the 77 reduced houses: 4.5% (about $41K) [September 7, 2026]\n- Active condominium listings, Plantation: 209 [September 7, 2026]\n- Share asking below original list price, condominiums: 47.4% (99 of 209) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 42 / 39 days (from 169 / 169 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 30.2% (51 of 169 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 42.3% (30 of 71) [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Higher below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, North Miami Beach, West Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The Acreage, Coral Springs, North Miami, Hobe Sound, Stuart, Westlake, Loxahatchee, Miami, Cooper City, Palm City, Wilton Manors, Fort Lauderdale [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"45.6 percent of single-family homes for sale in Plantation have a current asking price below their original list price; among those 77 reduced listings the median reduction is $41K.\"\n- \"Among active Plantation houses, the median recorded CumulativeDaysOnMarket value is 42 days and the median recorded DaysOnMarket value is 39 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 42.3 percent of the 71 Plantation houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- plantation-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Plantation versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Plantation houses 45.6%, Broward County houses 43.3%; Plantation condominiums 47.4%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.\n- plantation-true-days-on-market-r1-2026-09-07.png\n Caption: Active Plantation houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 30.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 39.6%, 31-60 days 23.1%, 61-90 days 7.1%, 91-180 days 20.7%, 181+ days 9.5%. Condominiums: 0-30 days 27.3%, 31-60 days 20.1%, 61-90 days 11.5%, 91-180 days 22%, 181+ days 19.1%.\n- plantation-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Plantation houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 50% (9 of 18); $500K to $1M 39.8% (37 of 93); $1M to $2M 51.7% (15 of 29); $2M to $5M 56% (14 of 25); $5M and up 4 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Plantation, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (89 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 169 houses, 209 condominiums, 71 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/plantation/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-plantation/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "plantation", "city": "Plantation", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 209, "with_fee": 209, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 209, "cut_count": 99, "cut_pct": 47.4, "median_cut_pct": 4.8, "median_cut_dollars": 11000 }, "outliers_dropped": 5, "n": 204, "median": 591, "p10": 423, "p25": 495, "p75": 694, "p90": 794, "min": 315, "max": 1422, "median_sqft": 0.54, "n_sqft": 204, "median_pct_price": 3.12, "median_list_price": 229000, "median_year_built": 1976, "median_sqft_area": 1057, "over_1000": 5, "over_1000_pct": 2.5, "under_500": 54, "under_500_pct": 26.5, "hi_thr": 1000, "lo_thr": 500, "over_hi": 5, "over_hi_pct": 2.5, "under_lo": 54, "under_lo_pct": 26.5, "types": { "Condominium": { "count": 171, "pct": 83.8 }, "Townhouse": { "count": 19, "pct": 9.3 }, "Villa": { "count": 12, "pct": 5.9 }, "SingleFamilyResidence": { "count": 1, "pct": 0.5 }, "StockCooperative": { "count": 1, "pct": 0.5 } }, "regime": { "COA": { "count": 202, "pct": 99.0 }, "not_recorded": { "count": 2, "pct": 1.0 } }, "villa_median": 514, "townhouse_median": 700, "cadence": { "Monthly": { "count": 201, "pct": 98.5 }, "Quarterly": { "count": 3, "pct": 1.5 } }, "stacked": { "count": 2, "pct": 1.0, "median_total": 937, "median_master": 63 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 54, "pct": 26.5 }, { "label": "$500 to $750", "count": 112, "pct": 54.9 }, { "label": "$750 to $1,000", "count": 33, "pct": 16.2 }, { "label": "$1,000 to $1,500", "count": 5, "pct": 2.5 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 14, "median": 467, "median_sqft": 0.54 }, { "label": "1970s", "n": 126, "median": 568, "median_sqft": 0.54 }, { "label": "1980s", "n": 39, "median": 597, "median_sqft": 0.51 }, { "label": "1990s", "n": 19, "median": 660, "median_sqft": 0.56 }, { "label": "2000s", "n": 6, "median": 1220, "median_sqft": 1.08 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 125, "median": 549, "median_pct_price": 3.5 }, { "label": "$250K to $500K", "n": 79, "median": 660, "median_pct_price": 2.33 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 197, "median": 583 }, "post2005": { "n": 6, "median": 1220 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 136, "pct": 69.7 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 115, "pct": 59.0 }, { "key": "Water", "label": "Water", "count": 111, "pct": 56.9 }, { "key": "Trash", "label": "Trash", "count": 107, "pct": 54.9 }, { "key": "Pools", "label": "Pool", "count": 102, "pct": 52.3 }, { "key": "Sewer", "label": "Sewer", "count": 95, "pct": 48.7 }, { "key": "Roof", "label": "Roof", "count": 91, "pct": 46.7 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 87, "pct": 44.6 }, { "key": "Insurance", "label": "Building insurance", "count": 86, "pct": 44.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 56, "pct": 28.7 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 38, "pct": 19.5 }, { "key": "PestControl", "label": "Pest control", "count": 30, "pct": 15.4 }, { "key": "CableTv", "label": "Cable TV", "count": 28, "pct": 14.4 }, { "key": "HotWater", "label": "Hot water", "count": 23, "pct": 11.8 } ], "includes_n": 195, "flags": { "sa_mentioned": { "count": 23, "pct": 11.3 }, "sa_none_or_paid": { "count": 18, "pct": 8.8 }, "sa_pending": { "count": 3, "pct": 1.5 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 22, "pct": 10.8 }, "reserves": { "count": 4, "pct": 2.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 199 }, "developments": [ { "name": "Omega", "master": null, "n": 23, "anecdotal": false, "median": 592, "median_sqft": 0.62, "year_built": 1975, "median_list_price": 169000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Newport", "master": null, "n": 8, "anecdotal": true, "median": 575, "median_sqft": 0.57, "year_built": 1972, "median_list_price": 229900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Village Square", "master": null, "n": 8, "anecdotal": true, "median": 597, "median_sqft": 0.54, "year_built": 1976, "median_list_price": 184450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lauderdale West No Xiii", "master": null, "n": 7, "anecdotal": true, "median": 513, "median_sqft": 0.48, "year_built": 1974, "median_list_price": 205500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 2 }, { "name": "Plantation Pines", "master": null, "n": 7, "anecdotal": true, "median": 448, "median_sqft": 0.45, "year_built": 1976, "median_list_price": 239000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Apple Creek", "master": null, "n": 6, "anecdotal": true, "median": 528, "median_sqft": 0.33, "year_built": 1974, "median_list_price": 254950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Belasera at Pine Island C", "master": "Pine Island C", "n": 6, "anecdotal": true, "median": 572, "median_sqft": 0.55, "year_built": 1985, "median_list_price": 219500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lago West", "master": null, "n": 6, "anecdotal": true, "median": 602, "median_sqft": 0.62, "year_built": 1977, "median_list_price": 227000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Plantation Place", "master": null, "n": 6, "anecdotal": true, "median": 623, "median_sqft": 0.59, "year_built": 1979, "median_list_price": 189000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Veranda", "master": null, "n": 6, "anecdotal": true, "median": 1220, "median_sqft": 1.08, "year_built": 2007, "median_list_price": 337500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Plantation Forest", "master": null, "n": 5, "anecdotal": true, "median": 660, "median_sqft": 0.68, "year_built": 1994, "median_list_price": 210000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Plantation Terrace", "master": null, "n": 5, "anecdotal": true, "median": 549, "median_sqft": 0.59, "year_built": 1971, "median_list_price": 121900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Polynesian Gardens Condom", "master": null, "n": 5, "anecdotal": true, "median": 424, "median_sqft": 0.45, "year_built": 1974, "median_list_price": 199900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Townhouses at Jacaranda C", "master": "Jacaranda C", "n": 5, "anecdotal": true, "median": 803, "median_sqft": 0.47, "year_built": 1980, "median_list_price": 269000, "sa_mentioned": 3, "sa_pending": 2, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Townhouses of Plantation", "master": null, "n": 5, "anecdotal": true, "median": 381, "median_sqft": 0.52, "year_built": 1966, "median_list_price": 169000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Village Townhouses Jacara", "master": null, "n": 5, "anecdotal": true, "median": 546, "median_sqft": 0.43, "year_built": 1978, "median_list_price": 297500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Wimbledon at Jacaranda Co", "master": "Jacaranda Condo", "n": 5, "anecdotal": true, "median": 475, "median_sqft": 0.38, "year_built": 1975, "median_list_price": 297900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 1 } ], "masters": [ { "name": "Jacaranda C", "n": 5, "median": 803, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 592, "p25": 492, "p75": 687, "n": 173, "median_sqft": 0.57, "sa_pending_pct": 0.6 }, { "date": "2026-09-07", "median": 591, "p25": 495, "p75": 694, "n": 204, "median_sqft": 0.54, "sa_pending_pct": 1.5 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Plantation condo for sale carries a $591-a-month association fee, 26% below the South Florida median", "2.5% of Plantation condos on the market ask $1,000 or more a month in fees; 26.5% stay under $500", "Plantation condo fees run $495 to $694 a month for the middle half of listings" ], "lede": "PLANTATION, Fla., September 7, 2026 - The median monthly association fee across the 204 condominiums listed for sale in Plantation is $591, with half of the listings between $495 and $694 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 26% below the five-county South Florida median of $800, and ranks Plantation 52 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Plantation carries a monthly association fee of $591, 26% below the five-county South Florida median of $800.\"", "\"2.5 percent of Plantation condos on the market ask $1,000 or more a month in association fees; only 26.5 percent stay under $500.\"", "\"On the median Plantation condo, a year of association fees equals 3.12 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Plantation permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (5 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-plantation/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Plantation against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Plantation median $591 a month, South Florida median $800; Plantation ranks 52 of 69 cities.", "title": "Plantation condo fees sit 26% below the South Florida median" }, { "caption": "Share of active Plantation condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 26.5% (54 listings); $500 to $750 54.9% (112 listings); $750 to $1,000 16.2% (33 listings); $1,000 to $1,500 2.5% (5 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "54.9% of Plantation condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Plantation condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s $467 (14 listings); 1970s $568 (126 listings); 1980s $597 (39 listings); 1990s $660 (19 listings); 2000s too few (6 listings).", "title": "Plantation condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 209 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 209, "with_fee": 209, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 209, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 204, "retained_n": 204, "outliers_dropped": 5, "trim_applied": true, "cuts": { "active": 209, "cut_count": 99, "cut_pct": 47.4, "median_cut_pct": 4.8, "median_cut_dollars": 11000, "valid_price_count": 209, "missing_price_count": 0, "unchanged_count": 102, "raised_count": 8, "not_below_original_count": 110, "cut_pct_denominator": 209, "cut_sample_ok": true, "median_cut_n": 99 }, "trim_bounds": { "p1": 315.0, "p99": 1504.9655999999989 }, "retained_small_sample": false, "retained_below_30": false, "median": 591, "p10": 423, "p25": 495, "p75": 694, "p90": 794, "min": 315, "max": 1422, "median_sqft": 0.54, "n_sqft": 204, "median_pct_price": 3.12, "n_pct_price": 204, "median_list_price": 229000, "median_year_built": 1976, "median_sqft_area": 1057, "over_1000": 5, "over_1000_pct": 2.5, "under_500": 54, "under_500_pct": 26.5, "hi_thr": 1000, "lo_thr": 500, "over_hi": 5, "over_hi_pct": 2.5, "under_lo": 54, "under_lo_pct": 26.5, "types": { "Condominium": { "count": 171, "pct": 83.8 }, "Townhouse": { "count": 19, "pct": 9.3 }, "Villa": { "count": 12, "pct": 5.9 }, "SingleFamilyResidence": { "count": 1, "pct": 0.5 }, "StockCooperative": { "count": 1, "pct": 0.5 } }, "regime": { "COA": { "count": 202, "pct": 99.0 }, "not_recorded": { "count": 2, "pct": 1.0 } }, "villa_median": 514, "townhouse_median": 700, "cadence": { "Monthly": { "count": 201, "pct": 98.5 }, "Quarterly": { "count": 3, "pct": 1.5 } }, "stacked": { "count": 2, "pct": 1.0, "median_total": 937, "median_master": 63 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 54, "pct": 26.5 }, { "label": "$500 to $750", "count": 112, "pct": 54.9 }, { "label": "$750 to $1,000", "count": 33, "pct": 16.2 }, { "label": "$1,000 to $1,500", "count": 5, "pct": 2.5 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 14, "median": 467, "median_sqft": 0.54 }, { "label": "1970s", "n": 126, "median": 568, "median_sqft": 0.54 }, { "label": "1980s", "n": 39, "median": 597, "median_sqft": 0.51 }, { "label": "1990s", "n": 19, "median": 660, "median_sqft": 0.56 }, { "label": "2000s", "n": 6, "median": 1220, "median_sqft": 1.08 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 125, "median": 549, "median_pct_price": 3.5 }, { "label": "$250K to $500K", "n": 79, "median": 660, "median_pct_price": 2.33 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 197, "median": 583 }, "post2005": { "n": 6, "median": 1220 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 136, "pct": 69.7 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 115, "pct": 59.0 }, { "key": "Water", "label": "Water", "count": 111, "pct": 56.9 }, { "key": "Trash", "label": "Trash", "count": 107, "pct": 54.9 }, { "key": "Pools", "label": "Pool", "count": 102, "pct": 52.3 }, { "key": "Sewer", "label": "Sewer", "count": 95, "pct": 48.7 }, { "key": "Roof", "label": "Roof", "count": 91, "pct": 46.7 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 87, "pct": 44.6 }, { "key": "Insurance", "label": "Building insurance", "count": 86, "pct": 44.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 56, "pct": 28.7 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 38, "pct": 19.5 }, { "key": "PestControl", "label": "Pest control", "count": 30, "pct": 15.4 }, { "key": "CableTv", "label": "Cable TV", "count": 28, "pct": 14.4 }, { "key": "HotWater", "label": "Hot water", "count": 23, "pct": 11.8 } ], "includes_n": 195, "flags": { "sa_mentioned": { "count": 23, "pct": 11.3 }, "sa_none_or_paid": { "count": 18, "pct": 8.8 }, "sa_pending": { "count": 3, "pct": 1.5 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 22, "pct": 10.8 }, "reserves": { "count": 4, "pct": 2.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 199 }, "denominators": { "fee_percentages": 204, "fee_medians_percentiles": 204, "median_sqft": 204, "median_pct_price": 204, "includes_pct": 195, "flags_pct": 204, "cut_pct": 209 }, "developments": [ { "name": "Omega", "master": null, "n": 23, "anecdotal": false, "median": 592, "median_sqft": 0.62, "year_built": 1975, "median_list_price": 169000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Newport", "master": null, "n": 8, "anecdotal": true, "median": 575, "median_sqft": 0.57, "year_built": 1972, "median_list_price": 229900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Village Square", "master": null, "n": 8, "anecdotal": true, "median": 597, "median_sqft": 0.54, "year_built": 1976, "median_list_price": 184450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lauderdale West No Xiii", "master": null, "n": 7, "anecdotal": true, "median": 513, "median_sqft": 0.48, "year_built": 1974, "median_list_price": 205500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 2 }, { "name": "Plantation Pines", "master": null, "n": 7, "anecdotal": true, "median": 448, "median_sqft": 0.45, "year_built": 1976, "median_list_price": 239000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Apple Creek", "master": null, "n": 6, "anecdotal": true, "median": 528, "median_sqft": 0.33, "year_built": 1974, "median_list_price": 254950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Belasera at Pine Island C", "master": "Pine Island C", "n": 6, "anecdotal": true, "median": 572, "median_sqft": 0.55, "year_built": 1985, "median_list_price": 219500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lago West", "master": null, "n": 6, "anecdotal": true, "median": 602, "median_sqft": 0.62, "year_built": 1977, "median_list_price": 227000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Plantation Place", "master": null, "n": 6, "anecdotal": true, "median": 623, "median_sqft": 0.59, "year_built": 1979, "median_list_price": 189000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Veranda", "master": null, "n": 6, "anecdotal": true, "median": 1220, "median_sqft": 1.08, "year_built": 2007, "median_list_price": 337500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Plantation Forest", "master": null, "n": 5, "anecdotal": true, "median": 660, "median_sqft": 0.68, "year_built": 1994, "median_list_price": 210000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Plantation Terrace", "master": null, "n": 5, "anecdotal": true, "median": 549, "median_sqft": 0.59, "year_built": 1971, "median_list_price": 121900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Polynesian Gardens Condom", "master": null, "n": 5, "anecdotal": true, "median": 424, "median_sqft": 0.45, "year_built": 1974, "median_list_price": 199900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Townhouses at Jacaranda C", "master": "Jacaranda C", "n": 5, "anecdotal": true, "median": 803, "median_sqft": 0.47, "year_built": 1980, "median_list_price": 269000, "sa_mentioned": 3, "sa_pending": 2, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Townhouses of Plantation", "master": null, "n": 5, "anecdotal": true, "median": 381, "median_sqft": 0.52, "year_built": 1966, "median_list_price": 169000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Village Townhouses Jacara", "master": null, "n": 5, "anecdotal": true, "median": 546, "median_sqft": 0.43, "year_built": 1978, "median_list_price": 297500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Wimbledon at Jacaranda Co", "master": "Jacaranda Condo", "n": 5, "anecdotal": true, "median": 475, "median_sqft": 0.38, "year_built": 1975, "median_list_price": 297900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 1 } ], "masters": [ { "name": "Jacaranda C", "n": 5, "median": 803, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 591, "p25": 495, "p75": 694, "n": 204, "median_sqft": 0.54, "sa_pending_pct": 1.5 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Plantation condo monthly association fees have a median of $591 in the retained usable-fee sample of 204 listings, 26% below the five-county median", "In Plantation's retained usable-fee sample (204 listings after exclusions and percentile trimming), 2.5% have monthly-equivalent fees of $1,000 or more and 26.5% are below $500", "Plantation's retained usable-fee sample (n=204): reported monthly-equivalent association fees range from $495 to $694 at the 25th to 75th percentiles" ], "lede": "PLANTATION, Fla., September 7, 2026 - Among 204 active condominium listings in Plantation retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $591, with the middle half between $495 and $694, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 209 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 26% below the separately trimmed five-county median of $800 and ranks 52nd among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Plantation's retained usable-fee sample (n=204), after exclusions and percentile trimming, is $591, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Plantation condos in the retained usable-fee sample (n=204) after exclusions and percentile trimming, 2.5 percent have listed monthly-equivalent fees of $1,000 or more and 26.5 percent are below $500.\"", "\"Among 204 retained listings with a current asking price of at least $20,000 in Plantation's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.12 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Plantation, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (209 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (5 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 204 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 209 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/plantation/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-plantation/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Plantation and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Plantation retained-sample median $591 a month (n=204); five-county median $800 (n=22,695, region-level trim).", "title": "Plantation condos, retained usable-fee sample (n=204): median $591/month, 26% below the five-county median of $800", "visible_labels": [ "$591", "204", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 204 active Plantation condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 26.5% (54 listings); $500 to $750 54.9% (112 listings); $750 to $1,000 16.2% (33 listings); $1,000 to $1,500 2.5% (5 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "54.9% of Plantation's retained usable-fee sample (204 listings) falls in the $500 to $750 monthly band", "visible_labels": [ "0%", "0", "26.5%", "54", "54.9%", "112", "16.2%", "33", "2.5%", "5", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Plantation condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1960s $467 (14 listings); 1970s $568 (126 listings); 1980s $597 (39 listings); 1990s $660 (19 listings); 2000s count only (6 listings).", "title": "Plantation condo fees by recorded decade built, retained usable-fee sample (n=204)", "visible_labels": [ "$467", "14", "$568", "126", "$597", "39", "$660", "19", "6" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 110, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 102, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 204, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 204, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 204, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 195, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 204, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 204, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 204, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 204, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 315.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1504.9655999999989, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Plantation median $591 a month, South Florida median $800; Plantation ranks 52 of 69 cities.", "after": "Dot strip chart in five county lanes. Plantation retained-sample median $591 a month (n=204); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Plantation against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Plantation and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Plantation condo fees sit 26% below the South Florida median", "after": "Plantation condos, retained usable-fee sample (n=204): median $591/month, 26% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$591", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "204", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 26.5% (54 listings); $500 to $750 54.9% (112 listings); $750 to $1,000 16.2% (33 listings); $1,000 to $1,500 2.5% (5 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 26.5% (54 listings); $500 to $750 54.9% (112 listings); $750 to $1,000 16.2% (33 listings); $1,000 to $1,500 2.5% (5 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Plantation condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 204 active Plantation condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "54.9% of Plantation condos for sale carry a fee of $500 to $750 a month", "after": "54.9% of Plantation's retained usable-fee sample (204 listings) falls in the $500 to $750 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "26.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "54", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "54.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "112", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "16.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "33", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "2.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s $467 (14 listings); 1970s $568 (126 listings); 1980s $597 (39 listings); 1990s $660 (19 listings); 2000s too few (6 listings).", "after": "Column chart of median fee by recorded decade built: 1960s $467 (14 listings); 1970s $568 (126 listings); 1980s $597 (39 listings); 1990s $660 (19 listings); 2000s count only (6 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Plantation condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Plantation condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Plantation condo fees by decade the building was completed", "after": "Plantation condo fees by recorded decade built, retained usable-fee sample (n=204)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$467", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$568", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "126", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$597", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "39", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$660", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "19", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Plantation condo for sale carries a $591-a-month association fee, 26% below the South Florida median", "after": "Plantation condo monthly association fees have a median of $591 in the retained usable-fee sample of 204 listings, 26% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "2.5% of Plantation condos on the market ask $1,000 or more a month in fees; 26.5% stay under $500", "after": "In Plantation's retained usable-fee sample (204 listings after exclusions and percentile trimming), 2.5% have monthly-equivalent fees of $1,000 or more and 26.5% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Plantation condo fees run $495 to $694 a month for the middle half of listings", "after": "Plantation's retained usable-fee sample (n=204): reported monthly-equivalent association fees range from $495 to $694 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "PLANTATION, Fla., September 7, 2026 - The median monthly association fee across the 204 condominiums listed for sale in Plantation is $591, with half of the listings between $495 and $694 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 26% below the five-county South Florida median of $800, and ranks Plantation 52 of 69 cities.", "after": "PLANTATION, Fla., September 7, 2026 - Among 204 active condominium listings in Plantation retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $591, with the middle half between $495 and $694, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 209 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 26% below the separately trimmed five-county median of $800 and ranks 52nd among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Plantation permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (5 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-plantation/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Plantation, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (209 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (5 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 204 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 209 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/plantation/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-plantation/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Plantation carries a monthly association fee of $591, 26% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Plantation's retained usable-fee sample (n=204), after exclusions and percentile trimming, is $591, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"2.5 percent of Plantation condos on the market ask $1,000 or more a month in association fees; only 26.5 percent stay under $500.\"", "after": "\"Among Plantation condos in the retained usable-fee sample (n=204) after exclusions and percentile trimming, 2.5 percent have listed monthly-equivalent fees of $1,000 or more and 26.5 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Plantation condo, a year of association fees equals 3.12 percent of the asking price.\"", "after": "\"Among 204 retained listings with a current asking price of at least $20,000 in Plantation's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.12 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "8910dc27b61154325dc5506c518d3b025f959c555dfdd70de606b521404ad1fd", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nPlantation condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Plantation condo for sale carries a $591-a-month association fee, 26% below the South Florida\nmedian\n2.5% of Plantation condos on the market ask $1,000 or more a month in fees; 26.5% stay under $500\nPlantation condo fees run $495 to $694 a month for the middle half of listings\nLEDE\nPLANTATION, Fla., September 7, 2026 - The median monthly association fee across the 204 condominiums\nlisted for sale in Plantation is $591, with half of the listings between $495 and $694 a month, according to a\ndaily analysis of BeachesMLS listing data by PBP Real Estate. That is 26% below the five-county South Florida\nmedian of $800, and ranks Plantation 52 of 69 cities.\nNUT GRAF\nPer square foot, the median Plantation condo fee is $0.54 a month on a median unit of 1,057 square feet; at\nthe median asking price of $229K, a year of fees equals 3.12% of the price. 2.5% of listings ask $1,000 or more\na month and 26.5% under $500. 1% of listings report two association layers (a master and a sub-association);\n1.5% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 11.3% of listings, describe one as pending or payable by the buyer on 1.5%, and mention a\nmandatory club or membership on 0%.\nFACT BOX\nActive condominium listings, Plantation\n209 (204 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$591\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$495 to $694\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.54 (median unit 1,057 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n3.12% (asking $229K)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n2.5% / 26.5%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n1% (2)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n1.5%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n11.3% / 1.5%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Plantation ranks 52 of 69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Plantation carries a monthly association fee of $591, 26%\nbelow the five-county South Florida median of $800.\"\n\"2.5 percent of Plantation condos on the market ask $1,000 or more a month in association fees; only 26.5\npercent stay under $500.\"\n\"On the median Plantation condo, a year of association fees equals 3.12 percent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Plantation against every South Florida city with 30 or more active condo listings, grouped\nby county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Plantation condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS\nvia PBP Real Estate.\nMedian monthly-equivalent association fee for active Plantation condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Plantation permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (5 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-plantation/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "d5e74d340014cc3b035046c8a181af5b13d1b99d378befb8f6af06375d9bec49", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nPlantation condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/plantation/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nPlantation condo monthly association fees have a median of $591 in the retained usable-fee sample of 204\nlistings, 26% below the five-county median\nIn Plantation's retained usable-fee sample (204 listings after exclusions and percentile trimming), 2.5% have\nmonthly-equivalent fees of $1,000 or more and 26.5% are below $500\nPlantation's retained usable-fee sample (n=204): reported monthly-equivalent association fees range from\n$495 to $694 at the 25th to 75th percentiles\nLEDE\nPLANTATION, Fla., September 7, 2026 - Among 204 active condominium listings in Plantation retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly association fee is $591, with the middle half between $495 and $694,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 209\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 26% below the separately trimmed five-county median\nof $800 and ranks 52nd among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Plantation condo fee is $0.54 a month (204 retained\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nlistings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.12% of\nthe listing's current asking price across 204 retained listings with a current asking price of at least $20,000; this\nis the median of per-listing ratios. 2.5% of the retained sample have fees of $1,000 or more a month and 26.5%\nare below $500. 1% of the retained sample report two association layers (a master and a sub-association,\nsummed here); 1.5% are billed quarterly and shown as monthly equivalents. Agent-written public remarks\nmention a special assessment on 11.3% of the retained sample, describe one as pending or payable by the\nbuyer on 1.5%, and mention a mandatory club or membership on 0%; 199 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association.\nFACT BOX\nActive condominium listings, Plantation (before\nexclusions and trimming)\n209\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n209 / 204 (5 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$591\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$495 to $694\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.54 (204 retained listings with recorded\nliving area of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n3.12% (204 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n2.5% (5) / 26.5% (54) of 204\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n1% (2)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n1.5%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n11.3% / 1.5%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Plantation ranks 52nd\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Plantation's retained usable-fee sample (n=204), after\nexclusions and percentile trimming, is $591, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Plantation condos in the retained usable-fee sample (n=204) after exclusions and percentile\ntrimming, 2.5 percent have listed monthly-equivalent fees of $1,000 or more and 26.5 percent are below\n$500.\"\n\"Among 204 retained listings with a current asking price of at least $20,000 in Plantation's usable-fee\nsample after exclusions and percentile trimming, a year of reported association fees equals a median 3.12\npercent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Plantation and the\npublished comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses\na separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Plantation retained-sample median $591 a month\n(n=204); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 204 active Plantation condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 26.5% (54 listings); $500 to $750 54.9% (112 listings); $750 to $1,000 16.2% (33\nlistings); $1,000 to $1,500 2.5% (5 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Plantation condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s $467 (14 listings); 1970s\n$568 (126 listings); 1980s $597 (39 listings); 1990s $660 (19 listings); 2000s count only (6 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Plantation, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (209 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (5 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 204 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 209 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/plantation/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-plantation/; where published, it\nuses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data\nis not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "ac7344d68331deedd5590687def8b7ed70c88a556837c06f7b0d58f22944ab01", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - PLANTATION CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Plantation condo monthly association fees have a median of $591 in the retained usable-fee sample of 204 listings, 26% below the five-county median\n2. In Plantation's retained usable-fee sample (204 listings after exclusions and percentile trimming), 2.5% have monthly-equivalent fees of $1,000 or more and 26.5% are below $500\n3. Plantation's retained usable-fee sample (n=204): reported monthly-equivalent association fees range from $495 to $694 at the 25th to 75th percentiles\n\nLEDE\nPLANTATION, Fla., September 7, 2026 - Among 204 active condominium listings in Plantation retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $591, with the middle half between $495 and $694, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 209 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 26% below the separately trimmed five-county median of $800 and ranks 52nd among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Plantation condo fee is $0.54 a month (204 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.12% of the listing's current asking price across 204 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 2.5% of the retained sample have fees of $1,000 or more a month and 26.5% are below $500. 1% of the retained sample report two association layers (a master and a sub-association, summed here); 1.5% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 11.3% of the retained sample, describe one as pending or payable by the buyer on 1.5%, and mention a mandatory club or membership on 0%; 199 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association.\n\nFACT BOX (exact figures)\n- Active condominium listings, Plantation (before exclusions and trimming): 209 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 209 / 204 (5 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $591 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $495 to $694 [September 7, 2026]\n- Median fee per square foot per month: $0.54 (204 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 3.12% (204 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 2.5% (5) / 26.5% (54) of 204 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 1% (2) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 1.5% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 11.3% / 1.5% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Plantation ranks 52nd among 69 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Plantation's retained usable-fee sample (n=204), after exclusions and percentile trimming, is $591, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Plantation condos in the retained usable-fee sample (n=204) after exclusions and percentile trimming, 2.5 percent have listed monthly-equivalent fees of $1,000 or more and 26.5 percent are below $500.\"\n- \"Among 204 retained listings with a current asking price of at least $20,000 in Plantation's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.12 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- plantation-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Plantation and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Plantation retained-sample median $591 a month (n=204); five-county median $800 (n=22,695, region-level trim).\n- plantation-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 204 active Plantation condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 26.5% (54 listings); $500 to $750 54.9% (112 listings); $750 to $1,000 16.2% (33 listings); $1,000 to $1,500 2.5% (5 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\n- plantation-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Plantation condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1960s $467 (14 listings); 1970s $568 (126 listings); 1980s $597 (39 listings); 1990s $660 (19 listings); 2000s count only (6 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Plantation, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (209 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (5 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 204 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 209 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/plantation/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-plantation/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "plantation", "city": "Plantation", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 43, "with_fee": 43, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 43, "cut_count": 14, "cut_pct": 32.6, "median_cut_pct": 3.5, "median_cut_dollars": 15000 }, "outliers_dropped": 2, "n": 41, "median": 332, "p10": 245, "p25": 260, "p75": 475, "p90": 500, "min": 220, "max": 535, "median_sqft": 0.22, "n_sqft": 41, "median_pct_price": 0.9, "median_list_price": 410000, "median_year_built": 1989, "median_sqft_area": 1395, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 31, "under_500_pct": 75.6, "hi_thr": 500, "lo_thr": 200, "over_hi": 10, "over_hi_pct": 24.4, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Townhouse": { "count": 37, "pct": 90.2 }, "Villa": { "count": 4, "pct": 9.8 } }, "regime": { "HOA": { "count": 37, "pct": 90.2 }, "not_recorded": { "count": 4, "pct": 9.8 } }, "villa_median": 402, "townhouse_median": 332, "cadence": { "Monthly": { "count": 39, "pct": 95.1 }, "Quarterly": { "count": 2, "pct": 4.9 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 0, "pct": 0.0 }, { "label": "$200 to $300", "count": 16, "pct": 39.0 }, { "label": "$300 to $400", "count": 10, "pct": 24.4 }, { "label": "$400 to $600", "count": 15, "pct": 36.6 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 27, "median": 463, "median_sqft": 0.34 }, { "label": "1990s", "n": 3, "median": 265, "median_sqft": 0.16 }, { "label": "2000s", "n": 2, "median": 274, "median_sqft": 0.19 }, { "label": "2010s", "n": 5, "median": 260, "median_sqft": 0.14 }, { "label": "2020s", "n": 4, "median": 332, "median_sqft": 0.19 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 34, "median": 370, "median_pct_price": 1.07 }, { "label": "$500K to $1M", "n": 7, "median": 322, "median_pct_price": 0.55 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 29, "median": 455 }, "post2005": { "n": 9, "median": 331 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 31, "pct": 79.5 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 25, "pct": 64.1 }, { "key": "Pools", "label": "Pool", "count": 24, "pct": 61.5 }, { "key": "Roof", "label": "Roof", "count": 18, "pct": 46.2 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 14, "pct": 35.9 }, { "key": "Trash", "label": "Trash", "count": 8, "pct": 20.5 }, { "key": "Insurance", "label": "Building insurance", "count": 8, "pct": 20.5 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 7, "pct": 17.9 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 6, "pct": 15.4 }, { "key": "Sewer", "label": "Sewer", "count": 4, "pct": 10.3 }, { "key": "Security", "label": "Security", "count": 4, "pct": 10.3 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 3, "pct": 7.7 }, { "key": "CableTv", "label": "Cable TV", "count": 2, "pct": 5.1 }, { "key": "Water", "label": "Water", "count": 1, "pct": 2.6 } ], "includes_n": 39, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 40 }, "developments": [ { "name": "Jacaranda Parcel 610", "master": null, "n": 6, "anecdotal": true, "median": 500, "median_sqft": 0.36, "year_built": 1989, "median_list_price": 360000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 332, "p25": 260, "p75": 475, "n": 41, "median_sqft": 0.22, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Plantation townhouse or villa for sale carries a $332-a-month homeowners association fee, 11% above the South Florida median", "24.4% of Plantation townhouses and villas on the market ask $500 or more a month in fees; 0% stay under $200", "Plantation HOA fees on townhouses and villas run $260 to $475 a month for the middle half of listings" ], "lede": "PLANTATION, Fla., September 7, 2026 - The median monthly homeowners association fee across the 41 townhouses and villas listed for sale in Plantation is $332, with half of the listings between $260 and $475 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 11% above the five-county South Florida median of $300, and ranks Plantation 17 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Plantation carries a monthly homeowners association fee of $332, 11% above the five-county South Florida median of $300.\"", "\"24.4 percent of Plantation townhouses and villas on the market ask $500 or more a month in fees; 0 percent stay under $200.\"", "\"On the median Plantation townhouse or villa, a year of homeowners association fees equals 0.9 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Plantation permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-plantation/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Plantation against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Plantation median $332 a month, South Florida median $300; Plantation ranks 17 of 34 cities.", "title": "Plantation HOA fees on townhouses and villas sit 11% above the South Florida median" }, { "caption": "Share of active Plantation townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 0% (0 listings); $200 to $300 39% (16 listings); $300 to $400 24.4% (10 listings); $400 to $600 36.6% (15 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "title": "39% of Plantation townhouses and villas for sale carry a fee of $200 to $300 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Plantation townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1980s $463 (27 listings); 1990s too few (3 listings); 2000s too few (2 listings); 2010s too few (5 listings); 2020s too few (4 listings).", "title": "Plantation HOA fees on townhouses and villas by decade the home was completed" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 43 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 43, "with_fee": 43, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 43, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 41, "retained_n": 41, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 43, "cut_count": 14, "cut_pct": 32.6, "median_cut_pct": 3.5, "median_cut_dollars": 15000, "valid_price_count": 43, "missing_price_count": 0, "unchanged_count": 28, "raised_count": 1, "not_below_original_count": 29, "cut_pct_denominator": 43, "cut_sample_ok": true, "median_cut_n": 14 }, "trim_bounds": { "p1": 207.24, "p99": 587.1999999999998 }, "retained_small_sample": false, "retained_below_30": false, "median": 332, "p10": 245, "p25": 260, "p75": 475, "p90": 500, "min": 220, "max": 535, "median_sqft": 0.22, "n_sqft": 41, "median_pct_price": 0.9, "n_pct_price": 41, "median_list_price": 410000, "median_year_built": 1989, "median_sqft_area": 1395, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 31, "under_500_pct": 75.6, "hi_thr": 500, "lo_thr": 200, "over_hi": 10, "over_hi_pct": 24.4, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Townhouse": { "count": 37, "pct": 90.2 }, "Villa": { "count": 4, "pct": 9.8 } }, "regime": { "HOA": { "count": 37, "pct": 90.2 }, "not_recorded": { "count": 4, "pct": 9.8 } }, "villa_median": 402, "townhouse_median": 332, "cadence": { "Monthly": { "count": 39, "pct": 95.1 }, "Quarterly": { "count": 2, "pct": 4.9 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 0, "pct": 0.0 }, { "label": "$200 to $300", "count": 16, "pct": 39.0 }, { "label": "$300 to $400", "count": 10, "pct": 24.4 }, { "label": "$400 to $600", "count": 15, "pct": 36.6 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 27, "median": 463, "median_sqft": 0.34 }, { "label": "1990s", "n": 3, "median": 265, "median_sqft": 0.16 }, { "label": "2000s", "n": 2, "median": 274, "median_sqft": 0.19 }, { "label": "2010s", "n": 5, "median": 260, "median_sqft": 0.14 }, { "label": "2020s", "n": 4, "median": 332, "median_sqft": 0.19 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 34, "median": 370, "median_pct_price": 1.07 }, { "label": "$500K to $1M", "n": 7, "median": 322, "median_pct_price": 0.55 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 29, "median": 455 }, "post2005": { "n": 9, "median": 331 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 31, "pct": 79.5 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 25, "pct": 64.1 }, { "key": "Pools", "label": "Pool", "count": 24, "pct": 61.5 }, { "key": "Roof", "label": "Roof", "count": 18, "pct": 46.2 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 14, "pct": 35.9 }, { "key": "Trash", "label": "Trash", "count": 8, "pct": 20.5 }, { "key": "Insurance", "label": "Building insurance", "count": 8, "pct": 20.5 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 7, "pct": 17.9 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 6, "pct": 15.4 }, { "key": "Sewer", "label": "Sewer", "count": 4, "pct": 10.3 }, { "key": "Security", "label": "Security", "count": 4, "pct": 10.3 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 3, "pct": 7.7 }, { "key": "CableTv", "label": "Cable TV", "count": 2, "pct": 5.1 }, { "key": "Water", "label": "Water", "count": 1, "pct": 2.6 } ], "includes_n": 39, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 40 }, "denominators": { "fee_percentages": 41, "fee_medians_percentiles": 41, "median_sqft": 41, "median_pct_price": 41, "includes_pct": 39, "flags_pct": 41, "cut_pct": 43 }, "developments": [ { "name": "Jacaranda Parcel 610", "master": null, "n": 6, "anecdotal": true, "median": 500, "median_sqft": 0.36, "year_built": 1989, "median_list_price": 360000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 332, "p25": 260, "p75": 475, "n": 41, "median_sqft": 0.22, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Plantation townhouse or villa monthly homeowners association fees have a median of $332 in the retained usable-fee sample of 41 listings, 11% above the five-county median", "In Plantation's retained usable-fee sample (41 listings after exclusions and percentile trimming), 24.4% have monthly-equivalent fees of $500 or more and 0% are below $200", "Plantation's retained usable-fee sample (n=41): reported monthly-equivalent homeowners association fees range from $260 to $475 at the 25th to 75th percentiles" ], "lede": "PLANTATION, Fla., September 7, 2026 - Among 41 active townhouse or villa listings in Plantation retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $332, with the middle half between $260 and $475, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 43 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 11% above the separately trimmed five-county median of $300 and ranks 17th among 34 published city medians.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Plantation's retained usable-fee sample (n=41), after exclusions and percentile trimming, is $332, compared with $300 in the separately trimmed five-county sample.\"", "\"Among Plantation townhouses and villas in the retained usable-fee sample (n=41) after exclusions and percentile trimming, 24.4 percent have listed monthly-equivalent fees of $500 or more and 0 percent are below $200.\"", "\"Among 41 retained listings with a current asking price of at least $20,000 in Plantation's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.9 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Plantation, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (43 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 41 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 43 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/plantation/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-plantation/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Plantation and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Plantation retained-sample median $332 a month (n=41); five-county median $300 (n=3,206, region-level trim).", "title": "Plantation townhouses and villas, retained usable-fee sample (n=41): median $332/month, 11% above the five-county median of $300", "visible_labels": [ "$332", "41", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 41 active Plantation townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 0% (0 listings); $200 to $300 39% (16 listings); $300 to $400 24.4% (10 listings); $400 to $600 36.6% (15 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "title": "39% of Plantation's retained usable-fee sample (41 listings) falls in the $200 to $300 monthly band", "visible_labels": [ "0%", "0", "0%", "0", "39%", "16", "24.4%", "10", "36.6%", "15", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Plantation townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1980s $463 (27 listings); 1990s count only (3 listings); 2000s count only (2 listings); 2010s count only (5 listings); 2020s count only (4 listings).", "title": "Plantation HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=41)", "visible_labels": [ "$463", "27", "3", "2", "5", "4" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 207.24, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 587.1999999999998, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Plantation median $332 a month, South Florida median $300; Plantation ranks 17 of 34 cities.", "after": "Dot strip chart in five county lanes. Plantation retained-sample median $332 a month (n=41); five-county median $300 (n=3,206, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Plantation against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Plantation and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Plantation HOA fees on townhouses and villas sit 11% above the South Florida median", "after": "Plantation townhouses and villas, retained usable-fee sample (n=41): median $332/month, 11% above the five-county median of $300", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$332", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "41", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 0% (0 listings); $200 to $300 39% (16 listings); $300 to $400 24.4% (10 listings); $400 to $600 36.6% (15 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 0% (0 listings); $200 to $300 39% (16 listings); $300 to $400 24.4% (10 listings); $400 to $600 36.6% (15 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Plantation townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 41 active Plantation townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "39% of Plantation townhouses and villas for sale carry a fee of $200 to $300 a month", "after": "39% of Plantation's retained usable-fee sample (41 listings) falls in the $200 to $300 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "39%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "24.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "36.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1980s $463 (27 listings); 1990s too few (3 listings); 2000s too few (2 listings); 2010s too few (5 listings); 2020s too few (4 listings).", "after": "Column chart of median fee by recorded decade built: 1980s $463 (27 listings); 1990s count only (3 listings); 2000s count only (2 listings); 2010s count only (5 listings); 2020s count only (4 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Plantation townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Plantation townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Plantation HOA fees on townhouses and villas by decade the home was completed", "after": "Plantation HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=41)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$463", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Plantation townhouse or villa for sale carries a $332-a-month homeowners association fee, 11% above the South Florida median", "after": "Plantation townhouse or villa monthly homeowners association fees have a median of $332 in the retained usable-fee sample of 41 listings, 11% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "24.4% of Plantation townhouses and villas on the market ask $500 or more a month in fees; 0% stay under $200", "after": "In Plantation's retained usable-fee sample (41 listings after exclusions and percentile trimming), 24.4% have monthly-equivalent fees of $500 or more and 0% are below $200", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Plantation HOA fees on townhouses and villas run $260 to $475 a month for the middle half of listings", "after": "Plantation's retained usable-fee sample (n=41): reported monthly-equivalent homeowners association fees range from $260 to $475 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "PLANTATION, Fla., September 7, 2026 - The median monthly homeowners association fee across the 41 townhouses and villas listed for sale in Plantation is $332, with half of the listings between $260 and $475 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 11% above the five-county South Florida median of $300, and ranks Plantation 17 of 34 cities.", "after": "PLANTATION, Fla., September 7, 2026 - Among 41 active townhouse or villa listings in Plantation retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $332, with the middle half between $260 and $475, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 43 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 11% above the separately trimmed five-county median of $300 and ranks 17th among 34 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Plantation permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-plantation/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Plantation, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (43 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 41 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 43 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/plantation/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-plantation/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Plantation carries a monthly homeowners association fee of $332, 11% above the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Plantation's retained usable-fee sample (n=41), after exclusions and percentile trimming, is $332, compared with $300 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"24.4 percent of Plantation townhouses and villas on the market ask $500 or more a month in fees; 0 percent stay under $200.\"", "after": "\"Among Plantation townhouses and villas in the retained usable-fee sample (n=41) after exclusions and percentile trimming, 24.4 percent have listed monthly-equivalent fees of $500 or more and 0 percent are below $200.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Plantation townhouse or villa, a year of homeowners association fees equals 0.9 percent of the asking price.\"", "after": "\"Among 41 retained listings with a current asking price of at least $20,000 in Plantation's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.9 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "748ca72eddc61b31623b71fdb45886a6cc1e7d31606f2f1238cd7cff56f2ad4b", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nPlantation HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Plantation townhouse or villa for sale carries a $332-a-month homeowners association fee, 11%\nabove the South Florida median\n24.4% of Plantation townhouses and villas on the market ask $500 or more a month in fees; 0% stay under\n$200\nPlantation HOA fees on townhouses and villas run $260 to $475 a month for the middle half of listings\nLEDE\nPLANTATION, Fla., September 7, 2026 - The median monthly homeowners association fee across the 41\ntownhouses and villas listed for sale in Plantation is $332, with half of the listings between $260 and $475 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 11% above the five-\ncounty South Florida median of $300, and ranks Plantation 17 of 34 cities.\nNUT GRAF\nPer square foot, the median Plantation townhouse or villa fee is $0.22 a month on a median home of 1,395\nsquare feet; at the median asking price of $410K, a year of fees equals 0.9% of the price. 24.4% of listings ask\n$500 or more a month and 0% under $200. 0% of listings report two association layers (a master and a sub-\nassociation); 4.9% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention\na special assessment on 0% of listings, describe one as pending or payable by the buyer on 0%, and mention a\nmandatory club or membership on 0%. 9.8% of the listings are entered as single-level villas, the rest as\ntownhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Plantation\n43 (41 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$332\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$260 to $475\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.22 (median home 1,395 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n0.9% (asking $410K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $500 or more a month / under $200\n24.4% / 0%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n4.9%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Plantation ranks 17 of 34\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Plantation carries a monthly homeowners association fee\nof $332, 11% above the five-county South Florida median of $300.\"\n\"24.4 percent of Plantation townhouses and villas on the market ask $500 or more a month in fees; 0\npercent stay under $200.\"\n\"On the median Plantation townhouse or villa, a year of homeowners association fees equals 0.9 percent\nof the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Plantation against every South Florida city with 30 or more active townhouse or villa\nlistings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Plantation townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Plantation townhouses and villas by decade the home was\ncompleted, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Plantation permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-plantation/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "29524fc98e62305d573c73857c40e1c85e0b7efd33626bdb6e419578d8b9cce3", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nPlantation HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/plantation/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nPlantation townhouse or villa monthly homeowners association fees have a median of $332 in the retained\nusable-fee sample of 41 listings, 11% above the five-county median\nIn Plantation's retained usable-fee sample (41 listings after exclusions and percentile trimming), 24.4% have\nmonthly-equivalent fees of $500 or more and 0% are below $200\nPlantation's retained usable-fee sample (n=41): reported monthly-equivalent homeowners association fees\nrange from $260 to $475 at the 25th to 75th percentiles\nLEDE\nPLANTATION, Fla., September 7, 2026 - Among 41 active townhouse or villa listings in Plantation retained\nafter excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its\n99th percentile, the median monthly homeowners association fee is $332, with the middle half between $260\nand $475, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There\nare 43 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 11% above the separately trimmed five-county\nmedian of $300 and ranks 17th among 34 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Plantation townhouse or villa fee is $0.22 a month\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\n(41 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a\nmedian 0.9% of the listing's current asking price across 41 retained listings with a current asking price of at\nleast $20,000; this is the median of per-listing ratios. 24.4% of the retained sample have fees of $500 or more\na month and 0% are below $200. 0% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 4.9% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by\nthe buyer on 0%, and mention a mandatory club or membership on 0%; 40 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. 9.8% of retained listings\nhave the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported\ntogether after condominium classification.\nFACT BOX\nActive townhouse or villa listings, Plantation\n(before exclusions and trimming)\n43\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n43 / 41 (2 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$332\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$260 to $475\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.22 (41 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n0.9% (41 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n24.4% (10) / 0% (0) of 41\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n4.9%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid, retained sample\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership,\nretained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$300 (3,206 listings); Plantation ranks 17th\namong 34 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Plantation's retained usable-fee sample\n(n=41), after exclusions and percentile trimming, is $332, compared with $300 in the separately trimmed\nfive-county sample.\"\n\"Among Plantation townhouses and villas in the retained usable-fee sample (n=41) after exclusions and\npercentile trimming, 24.4 percent have listed monthly-equivalent fees of $500 or more and 0 percent are\nbelow $200.\"\n\"Among 41 retained listings with a current asking price of at least $20,000 in Plantation's usable-fee\nsample after exclusions and percentile trimming, a year of reported homeowners association fees equals a\nmedian 0.9 percent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nPlantation and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-\ncounty reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a\nvalid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Plantation retained-sample median $332 a month\n(n=41); five-county median $300 (n=3,206, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 41 active Plantation townhouse or villa listings retained after unusable-\nfee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active\nlistings. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 0% (0\nlistings); $100 to $200 0% (0 listings); $200 to $300 39% (16 listings); $300 to $400 24.4% (10 listings); $400\nto $600 36.6% (15 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Plantation townhouses and villas in the\nretained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a\nrecorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1980s $463 (27 listings); 1990s\ncount only (3 listings); 2000s count only (2 listings); 2010s count only (5 listings); 2020s count only (4 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Plantation, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (43 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 41 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 43 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes\ntogether after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific\nassociation's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as\nthe brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable\nbut not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/plantation/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/hoa-fees-plantation/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "44491e1fb53aaca49b06a781f91a665631d311a231471030b1462759fc369f47", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - PLANTATION HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Plantation townhouse or villa monthly homeowners association fees have a median of $332 in the retained usable-fee sample of 41 listings, 11% above the five-county median\n2. In Plantation's retained usable-fee sample (41 listings after exclusions and percentile trimming), 24.4% have monthly-equivalent fees of $500 or more and 0% are below $200\n3. Plantation's retained usable-fee sample (n=41): reported monthly-equivalent homeowners association fees range from $260 to $475 at the 25th to 75th percentiles\n\nLEDE\nPLANTATION, Fla., September 7, 2026 - Among 41 active townhouse or villa listings in Plantation retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $332, with the middle half between $260 and $475, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 43 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 11% above the separately trimmed five-county median of $300 and ranks 17th among 34 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Plantation townhouse or villa fee is $0.22 a month (41 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 0.9% of the listing's current asking price across 41 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 24.4% of the retained sample have fees of $500 or more a month and 0% are below $200. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 4.9% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 40 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. 9.8% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Plantation (before exclusions and trimming): 43 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 43 / 41 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $332 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $260 to $475 [September 7, 2026]\n- Median fee per square foot per month: $0.22 (41 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 0.9% (41 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 24.4% (10) / 0% (0) of 41 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 4.9% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 0% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Plantation ranks 17th among 34 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Plantation's retained usable-fee sample (n=41), after exclusions and percentile trimming, is $332, compared with $300 in the separately trimmed five-county sample.\"\n- \"Among Plantation townhouses and villas in the retained usable-fee sample (n=41) after exclusions and percentile trimming, 24.4 percent have listed monthly-equivalent fees of $500 or more and 0 percent are below $200.\"\n- \"Among 41 retained listings with a current asking price of at least $20,000 in Plantation's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.9 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- plantation-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Plantation and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Plantation retained-sample median $332 a month (n=41); five-county median $300 (n=3,206, region-level trim).\n- plantation-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 41 active Plantation townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 0% (0 listings); $200 to $300 39% (16 listings); $300 to $400 24.4% (10 listings); $400 to $600 36.6% (15 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).\n- plantation-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Plantation townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1980s $463 (27 listings); 1990s count only (3 listings); 2000s count only (2 listings); 2010s count only (5 listings); 2020s count only (4 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Plantation, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (43 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 41 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 43 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/plantation/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-plantation/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "pompano-beach", "city": "Pompano Beach", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 229, "sample_ok": true, "small_sample": false, "pending": 71, "median_list_price": 650000.0, "cut_count": 104, "cut_pct": 45.4, "raised_count": 8, "median_cut_pct": 5.0, "median_cut_dollars": 38750.0, "cut_last30": 57, "cut_last30_pct": 24.9, "cut_last7": 16, "median_dom": 57, "median_cdom": 67, "relisted_count": 21, "relisted_pct": 9.2, "over90": 91, "over90_pct": 39.7, "over180": 44, "fresh_held": 81, "fresh_held_pct": 35.4, "stale_uncut": 28, "stale_uncut_pct": 12.2, "dom_buckets": [ { "label": "0-30", "count": 80, "pct": 34.9 }, { "label": "31-60", "count": 28, "pct": 12.2 }, { "label": "61-90", "count": 30, "pct": 13.1 }, { "label": "91-180", "count": 47, "pct": 20.5 }, { "label": "181+", "count": 44, "pct": 19.2 } ], "bands": [ { "label": "Under $500K", "active": 78, "cut": 41, "cut_pct": 52.6, "median_cdom": 82.0 }, { "label": "$500K to $1M", "active": 83, "cut": 35, "cut_pct": 42.2, "median_cdom": 40 }, { "label": "$1M to $2M", "active": 44, "cut": 20, "cut_pct": 45.5, "median_cdom": 66.0 }, { "label": "$2M to $5M", "active": 20, "cut": 7, "cut_pct": 35.0, "median_cdom": 82.0 }, { "label": "$5M and up", "active": 4, "cut": 1, "cut_pct": 25.0, "median_cdom": 94.5 } ], "pending_cut_count": 32, "pending_cut_pct": 45.1, "pending_median_cut_pct": 4.9, "pending_median_cdom": 61, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 229, "cut_pct": 45.9, "median_cdom": 68, "median_list_price": 649900.0 }, { "date": "2026-09-06", "active": 230, "cut_pct": 46.1, "median_cdom": 68.0, "median_list_price": 660000.0 }, { "date": "2026-09-07", "active": 229, "cut_pct": 45.4, "median_cdom": 67, "median_list_price": 650000.0 } ] }, "condos": { "active": 690, "sample_ok": true, "small_sample": false, "pending": 101, "median_list_price": 285000.0, "cut_count": 338, "cut_pct": 49.0, "raised_count": 24, "median_cut_pct": 6.7, "median_cut_dollars": 20000.0, "cut_last30": 143, "cut_last30_pct": 20.7, "cut_last7": 37, "median_dom": 81.5, "median_cdom": 98.5, "relisted_count": 79, "relisted_pct": 11.4, "over90": 358, "over90_pct": 51.9, "over180": 218, "fresh_held": 183, "fresh_held_pct": 26.5, "stale_uncut": 126, "stale_uncut_pct": 18.3, "dom_buckets": [ { "label": "0-30", "count": 154, "pct": 22.3 }, { "label": "31-60", "count": 97, "pct": 14.1 }, { "label": "61-90", "count": 81, "pct": 11.7 }, { "label": "91-180", "count": 140, "pct": 20.3 }, { "label": "181+", "count": 218, "pct": 31.6 } ], "bands": [ { "label": "Under $250K", "active": 289, "cut": 154, "cut_pct": 53.3, "median_cdom": 97 }, { "label": "$250K to $500K", "active": 260, "cut": 136, "cut_pct": 52.3, "median_cdom": 96.5 }, { "label": "$500K to $1M", "active": 82, "cut": 38, "cut_pct": 46.3, "median_cdom": 98.0 }, { "label": "$1M and up", "active": 59, "cut": 10, "cut_pct": 16.9, "median_cdom": 124 } ], "pending_cut_count": 57, "pending_cut_pct": 56.4, "pending_median_cut_pct": 7.3, "pending_median_cdom": 81, "tier": "c2", "series": [ { "date": "2026-09-05", "active": 632, "cut_pct": 48.1, "median_cdom": 96.5, "median_list_price": 289000.0 }, { "date": "2026-09-06", "active": 635, "cut_pct": 48.0, "median_cdom": 97, "median_list_price": 289000.0 }, { "date": "2026-09-07", "active": 690, "cut_pct": 49.0, "median_cdom": 98.5, "median_list_price": 285000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "45.4% of Pompano Beach houses for sale have cut their asking price, 49.0% of condos", "Pompano Beach sellers blink faster than the rest of Broward County as 39.7% of houses pass 90 days on the market", "Buying in Pompano Beach? Half houses have already come down once, by a median $39K" ], "lede": "POMPANO BEACH, Fla., September 7, 2026 - 45.4% of the 229 single-family homes listed for sale in Pompano Beach have reduced their asking price at least once, by a median 5.0% (about $39K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 690 condominium listings, 49.0% have cut, by a median 6.7%.", "quotes": [ "\"45.4 percent of single-family homes for sale in Pompano Beach have reduced their asking price at least once, by a median $39K.\"", "\"Counting every relisting, the median Pompano Beach house for sale has been waiting 67 days, not the 57 the current listing shows.\"", "\"Of the Pompano Beach houses now under contract, 54.9 percent never reduced their asking price; the rest cut by a median 4.9 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Pompano Beach and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 229 houses, 690 condominiums, 71 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-pompano-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Pompano Beach versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Pompano Beach houses 45.4%, Broward County houses 43.3%; Pompano Beach condominiums 49.0%, Broward County condominiums 45.0%.", "title": "Pompano Beach houses are cutting 2.1 points more often than Broward County" }, { "caption": "Active Pompano Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 39.7% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 34.9%, 31-60 days 12.2%, 61-90 days 13.1%, 91-180 days 20.5%, 181+ days 19.2%. Condominiums: 0-30 days 22.3%, 31-60 days 14.1%, 61-90 days 11.7%, 91-180 days 20.3%, 181+ days 31.6%.", "title": "39.7% of Pompano Beach houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Pompano Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 52.6% of 78; $500K to $1M 42.2% of 83; $1M to $2M 45.5% of 44; $2M to $5M 35.0% of 20; $5M and up too few to read of 4.", "title": "Under $500K Pompano Beach houses have cut most often: 52.6% of 78" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 1092 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 229, "sample_ok": true, "small_sample": false, "pending": 71, "median_list_price": 670000.0, "cut_count": 104, "cut_pct": 45.4, "raised_count": 9, "valid_price_count": 229, "missing_price_count": 0, "unchanged_count": 116, "not_below_original_count": 125, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 5.0, "median_cut_dollars": 38750.0, "cut_last30": 57, "cut_last30_pct": 24.9, "cut_last7": 16, "median_dom": 57, "median_cdom": 67, "dom_n": 229, "cdom_n": 229, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 229, "relisted_count": 21, "relisted_pct": 9.2, "over90": 91, "over90_pct": 39.7, "over180": 44, "fresh_held": 81, "fresh_held_pct": 35.4, "fresh_held_missing_cdom_count": 0, "stale_uncut": 28, "stale_uncut_pct": 12.2, "dom_buckets": [ { "label": "0-30", "count": 80, "pct": 34.9 }, { "label": "31-60", "count": 28, "pct": 12.2 }, { "label": "61-90", "count": 30, "pct": 13.1 }, { "label": "91-180", "count": 47, "pct": 20.5 }, { "label": "181+", "count": 44, "pct": 19.2 } ], "bands": [ { "label": "Under $500K", "active": 77, "cut": 41, "cut_pct": 53.2, "median_cdom": 83, "cut_pct_denominator": 77, "cdom_n": 77, "valid_price_count": 77 }, { "label": "$500K to $1M", "active": 83, "cut": 35, "cut_pct": 42.2, "median_cdom": 40, "cut_pct_denominator": 83, "cdom_n": 83, "valid_price_count": 83 }, { "label": "$1M to $2M", "active": 44, "cut": 20, "cut_pct": 45.5, "median_cdom": 66.0, "cut_pct_denominator": 44, "cdom_n": 44, "valid_price_count": 44 }, { "label": "$2M to $5M", "active": 21, "cut": 7, "cut_pct": 33.3, "median_cdom": 68, "cut_pct_denominator": 21, "cdom_n": 21, "valid_price_count": 21 }, { "label": "$5M and up", "active": 4, "cut": 1, "cut_pct": 25.0, "median_cdom": 94.5, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 } ], "pending_cut_count": 32, "pending_cut_pct": 45.1, "pending_valid_price_count": 71, "pending_missing_price_count": 0, "pending_unchanged_count": 36, "pending_raised_count": 3, "pending_not_below_original_count": 39, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 71, "pending_dom_n": 71, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 4.9, "pending_median_cdom": 61, "denominators": { "cut_pct": 229, "cut_last30_pct": 229, "relisted_pct": 229, "fresh_held_pct": 229, "stale_uncut_pct": 229, "over90_pct": 229, "dom_bucket_pct": 229, "pending_cut_pct": 71, "median_dom": 229, "median_cdom": 229, "median_cut_pct": 104, "median_cut_dollars": 104, "pending_median_cut_pct": 32, "pending_median_cdom": 71 }, "county_counts": { "Broward": 229 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 229, "cut_pct": 45.4, "median_cdom": 67, "median_list_price": 670000.0 } ] }, "condos": { "active": 691, "sample_ok": true, "small_sample": false, "pending": 101, "median_list_price": 285000.0, "cut_count": 338, "cut_pct": 48.9, "raised_count": 24, "valid_price_count": 691, "missing_price_count": 0, "unchanged_count": 329, "not_below_original_count": 353, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.7, "median_cut_dollars": 20000.0, "cut_last30": 143, "cut_last30_pct": 20.7, "cut_last7": 37, "median_dom": 81, "median_cdom": 98, "dom_n": 691, "cdom_n": 691, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 691, "relisted_count": 79, "relisted_pct": 11.4, "over90": 358, "over90_pct": 51.8, "over180": 218, "fresh_held": 184, "fresh_held_pct": 26.6, "fresh_held_missing_cdom_count": 0, "stale_uncut": 126, "stale_uncut_pct": 18.2, "dom_buckets": [ { "label": "0-30", "count": 155, "pct": 22.4 }, { "label": "31-60", "count": 97, "pct": 14.0 }, { "label": "61-90", "count": 81, "pct": 11.7 }, { "label": "91-180", "count": 140, "pct": 20.3 }, { "label": "181+", "count": 218, "pct": 31.5 } ], "bands": [ { "label": "Under $250K", "active": 290, "cut": 154, "cut_pct": 53.1, "median_cdom": 97.0, "cut_pct_denominator": 290, "cdom_n": 290, "valid_price_count": 290 }, { "label": "$250K to $500K", "active": 260, "cut": 136, "cut_pct": 52.3, "median_cdom": 96.5, "cut_pct_denominator": 260, "cdom_n": 260, "valid_price_count": 260 }, { "label": "$500K to $1M", "active": 82, "cut": 38, "cut_pct": 46.3, "median_cdom": 98.0, "cut_pct_denominator": 82, "cdom_n": 82, "valid_price_count": 82 }, { "label": "$1M and up", "active": 59, "cut": 10, "cut_pct": 16.9, "median_cdom": 124, "cut_pct_denominator": 59, "cdom_n": 59, "valid_price_count": 59 } ], "pending_cut_count": 57, "pending_cut_pct": 56.4, "pending_valid_price_count": 101, "pending_missing_price_count": 0, "pending_unchanged_count": 41, "pending_raised_count": 3, "pending_not_below_original_count": 44, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 101, "pending_dom_n": 101, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 7.3, "pending_median_cdom": 81, "denominators": { "cut_pct": 691, "cut_last30_pct": 691, "relisted_pct": 691, "fresh_held_pct": 691, "stale_uncut_pct": 691, "over90_pct": 691, "dom_bucket_pct": 691, "pending_cut_pct": 101, "median_dom": 691, "median_cdom": 691, "median_cut_pct": 338, "median_cut_dollars": 338, "pending_median_cut_pct": 57, "pending_median_cdom": 101 }, "county_counts": { "Broward": 691 }, "tier": "c2", "series": [ { "date": "2026-09-07", "active": 691, "cut_pct": 48.9, "median_cdom": 98, "median_list_price": 285000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "45.4% of Pompano Beach houses for sale are asking less than their original list price; 48.9% of condos", "Seller Blink Rate™ in Pompano Beach: 45.4% of houses list below original asking, against 43.3% across Broward County", "Buying in Pompano Beach? 104 of the 229 houses for sale are asking below their original price, by a median $39K" ], "lede": "POMPANO BEACH, Fla., September 7, 2026 - 45.4% of the 229 single-family homes listed for sale in Pompano Beach (104 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 104 reduced listings, the median reduction is 5% (about $39K). Among the city's 691 condominium listings, 48.9% are asking below their original price, by a median 6.7%.", "quotes": [ "\"45.4 percent of single-family homes for sale in Pompano Beach have a current asking price below their original list price; among those 104 reduced listings the median reduction is $39K.\"", "\"Among active Pompano Beach houses, the median recorded CumulativeDaysOnMarket value is 67 days and the median recorded DaysOnMarket value is 57 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 45.1 percent of the 71 Pompano Beach houses under contract had a recorded asking price below their original list price; the median reduction among that group was 4.9 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Pompano Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (116 unchanged, 9 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 229 houses, 691 condominiums, 71 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/pompano-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-pompano-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Pompano Beach versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Pompano Beach houses 45.4%, Broward County houses 43.3%; Pompano Beach condominiums 48.9%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 45.4% of Pompano Beach houses for sale are asking below their original price, against 43.3% across Broward County", "visible_labels": [ "45%", "48.9%", "43.3%", "45.4%" ] }, { "caption": "Active Pompano Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 39.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 34.9%, 31-60 days 12.2%, 61-90 days 13.1%, 91-180 days 20.5%, 181+ days 19.2%. Condominiums: 0-30 days 22.4%, 31-60 days 14%, 61-90 days 11.7%, 91-180 days 20.3%, 181+ days 31.5%.", "title": "39.7% of Pompano Beach houses for sale with a recorded cumulative-days value exceed 90 days; 51.8% of condos", "visible_labels": [ "34.9%", "22.4%", "12.2%", "14%", "13.1%", "11.7%", "20.5%", "20.3%", "19.2%", "31.5%", "39.7%" ] }, { "caption": "Share of active Pompano Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 53.2% (41 of 77); $500K to $1M 42.2% (35 of 83); $1M to $2M 45.5% (20 of 44); $2M to $5M 33.3% (7 of 21); $5M and up 4 listed, count only.", "title": "Under $500K Pompano Beach houses show the highest share asking below original: 53.2% of 77", "visible_labels": [ "4", "33.3%", "7", "21", "45.5%", "20", "44", "42.2%", "35", "83", "53.2%", "41", "77" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 1092, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.active", "before": 690, "after": 691, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].active", "before": 289, "after": 290, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 290, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct", "before": 53.3, "after": 53.1, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 290, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 290, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 260, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 260, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 260, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 691, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 691, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_pct", "before": 49.0, "after": 48.9, "before_present": true, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 691, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 691, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 691, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 691, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 691, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 338, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 338, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 691, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 691, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 101, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 101, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 691, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 691, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].count", "before": 154, "after": 155, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].pct", "before": 22.3, "after": 22.4, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[1].pct", "before": 14.1, "after": 14.0, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[4].pct", "before": 31.6, "after": 31.5, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 691, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held", "before": 183, "after": 184, "before_present": true, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_pct", "before": 26.5, "after": 26.6, "before_present": true, "after_present": true }, { "field": "city.segments.condos.median_cdom", "before": 98.5, "after": 98, "before_present": true, "after_present": true }, { "field": "city.segments.condos.median_dom", "before": 81.5, "after": 81, "before_present": true, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 353, "before_present": false, "after_present": true }, { "field": "city.segments.condos.over90_pct", "before": 51.9, "after": 51.8, "before_present": true, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 691, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 101, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 101, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 101, "before_present": false, "after_present": true }, { "field": "city.segments.condos.stale_uncut_pct", "before": 18.3, "after": 18.2, "before_present": true, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 329, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 691, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].active", "before": 78, "after": 77, "before_present": true, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 77, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct", "before": 52.6, "after": 53.2, "before_present": true, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 77, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].median_cdom", "before": 82.0, "after": 83, "before_present": true, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 77, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 83, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 83, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 83, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].active", "before": 20, "after": 21, "before_present": true, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct", "before": 35.0, "after": 33.3, "before_present": true, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].median_cdom", "before": 82.0, "after": 68, "before_present": true, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 229, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 229, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 229, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 229, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 229, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 229, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 229, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 104, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 104, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 229, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 229, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 229, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 229, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 229, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.median_list_price", "before": 650000.0, "after": 670000.0, "before_present": true, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 125, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 229, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.segments.houses.raised_count", "before": 8, "after": 9, "before_present": true, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 116, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 229, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Pompano Beach houses 45.4%, Broward County houses 43.3%; Pompano Beach condominiums 49.0%, Broward County condominiums 45.0%.", "after": "Horizontal bar chart. Pompano Beach houses 45.4%, Broward County houses 43.3%; Pompano Beach condominiums 48.9%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Pompano Beach versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Pompano Beach versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Pompano Beach houses are cutting 2.1 points more often than Broward County", "after": "Seller Blink Rate™: 45.4% of Pompano Beach houses for sale are asking below their original price, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "48.9%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "45.4%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 34.9%, 31-60 days 12.2%, 61-90 days 13.1%, 91-180 days 20.5%, 181+ days 19.2%. Condominiums: 0-30 days 22.3%, 31-60 days 14.1%, 61-90 days 11.7%, 91-180 days 20.3%, 181+ days 31.6%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 34.9%, 31-60 days 12.2%, 61-90 days 13.1%, 91-180 days 20.5%, 181+ days 19.2%. Condominiums: 0-30 days 22.4%, 31-60 days 14%, 61-90 days 11.7%, 91-180 days 20.3%, 181+ days 31.5%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Pompano Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 39.7% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Pompano Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 39.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "39.7% of Pompano Beach houses for sale have waited more than 90 days, counting every relisting", "after": "39.7% of Pompano Beach houses for sale with a recorded cumulative-days value exceed 90 days; 51.8% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "34.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "39.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "22.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "12.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "14%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "13.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "11.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "20.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "20.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "19.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "31.5%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 52.6% of 78; $500K to $1M 42.2% of 83; $1M to $2M 45.5% of 44; $2M to $5M 35.0% of 20; $5M and up too few to read of 4.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 53.2% (41 of 77); $500K to $1M 42.2% (35 of 83); $1M to $2M 45.5% (20 of 44); $2M to $5M 33.3% (7 of 21); $5M and up 4 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Pompano Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Pompano Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Under $500K Pompano Beach houses have cut most often: 52.6% of 78", "after": "Under $500K Pompano Beach houses show the highest share asking below original: 53.2% of 77", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "53.2%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "41", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "77", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "33.3%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "45.5%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "44", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "42.2%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "35", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "83", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "45.4% of Pompano Beach houses for sale have cut their asking price, 49.0% of condos", "after": "45.4% of Pompano Beach houses for sale are asking less than their original list price; 48.9% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Pompano Beach sellers blink faster than the rest of Broward County as 39.7% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Pompano Beach: 45.4% of houses list below original asking, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Pompano Beach? Half houses have already come down once, by a median $39K", "after": "Buying in Pompano Beach? 104 of the 229 houses for sale are asking below their original price, by a median $39K", "before_present": true, "after_present": true }, { "field": "lede", "before": "POMPANO BEACH, Fla., September 7, 2026 - 45.4% of the 229 single-family homes listed for sale in Pompano Beach have reduced their asking price at least once, by a median 5.0% (about $39K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 690 condominium listings, 49.0% have cut, by a median 6.7%.", "after": "POMPANO BEACH, Fla., September 7, 2026 - 45.4% of the 229 single-family homes listed for sale in Pompano Beach (104 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 104 reduced listings, the median reduction is 5% (about $39K). Among the city's 691 condominium listings, 48.9% are asking below their original price, by a median 6.7%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Pompano Beach and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 229 houses, 690 condominiums, 71 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-pompano-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Pompano Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (116 unchanged, 9 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 229 houses, 691 condominiums, 71 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/pompano-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-pompano-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"45.4 percent of single-family homes for sale in Pompano Beach have reduced their asking price at least once, by a median $39K.\"", "after": "\"45.4 percent of single-family homes for sale in Pompano Beach have a current asking price below their original list price; among those 104 reduced listings the median reduction is $39K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Pompano Beach house for sale has been waiting 67 days, not the 57 the current listing shows.\"", "after": "\"Among active Pompano Beach houses, the median recorded CumulativeDaysOnMarket value is 67 days and the median recorded DaysOnMarket value is 57 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Pompano Beach houses now under contract, 54.9 percent never reduced their asking price; the rest cut by a median 4.9 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 45.1 percent of the 71 Pompano Beach houses under contract had a recorded asking price below their original list price; the median reduction among that group was 4.9 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "93212a6003d31115c7811bb3101a533ee3f6fd024fa438736b13139771050c5f", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nPompano Beach price cuts and true days on market\nHEADLINE OPTIONS\n45.4% of Pompano Beach houses for sale have cut their asking price, 49.0% of condos\nPompano Beach sellers blink faster than the rest of Broward County as 39.7% of houses pass 90 days on\nthe market\nBuying in Pompano Beach? Half houses have already come down once, by a median $39K\nLEDE\nPOMPANO BEACH, Fla., September 7, 2026 - 45.4% of the 229 single-family homes listed for sale in\nPompano Beach have reduced their asking price at least once, by a median 5.0% (about $39K), according to a\ndaily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 690 condominium listings,\n49.0% have cut, by a median 6.7%.\nNUT GRAF\nThe figures point to a market where 45.1% of houses reached a contract only after a price cut: of the 71\nPompano Beach houses now under contract, 45.1% reduced before going under contract, with a median cut of\n4.9% and a median 61 days to contract. Across Broward County the price-cut share is 43.3% for houses and\n45.0% for condominiums, so Pompano Beach houses are cutting 2.1 points more often than the county.\nCounting every relisting, the median Pompano Beach house for sale has been on the market 67 days, against\n57 on its current listing; 9.2% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nPompano\nBeach\n229\nShare with at\nleast one price\nreduction,\nhouses\n45.4% (104 of 229)\nMedian\nreduction\nfrom original\nasking, houses\n5.0% (about $39K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings,\nPompano\nBeach\n690\nShare with at\nleast one price\nreduction,\ncondominiums\n49.0% (338 of 690)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n67 days (57 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n39.7% (91 of 229)\nHouses under\ncontract that\nreduced first\n45.1% of 71\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting faster than similar-priced cities\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Dania Beach, Hialeah, North\nQUOTABLE DATA POINTS\n\"45.4 percent of single-family homes for sale in Pompano Beach have reduced their asking price at least\nonce, by a median $39K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Pompano Beach house for sale has been waiting 67 days, not the 57\nthe current listing shows.\"\n\"Of the Pompano Beach houses now under contract, 54.9 percent never reduced their asking price; the\nrest cut by a median 4.9 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Pompano Beach versus Broward County, houses and condominiums, September\n7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Pompano Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 39.7% of houses have\npassed 90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Pompano Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Pompano Beach and Broward County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 229 houses, 690 condominiums, 71 houses\nunder contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at\nhttps://www.pbprealestate.com/price-cuts-pompano-beach/ . Conditions read: How the read works: each city is compared with its\npeer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer\nfigure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at\nleast 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting\nat peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is\nrelative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "c03bb655ca4bf24124b64530181ee5727701fcb09ecb3843da2e957c7f07eac4", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nPompano Beach asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/pompano-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n45.4% of Pompano Beach houses for sale are asking less than their original list price; 48.9% of condos\nSeller Blink Rate™ in Pompano Beach: 45.4% of houses list below original asking, against 43.3% across\nBroward County\nBuying in Pompano Beach? 104 of the 229 houses for sale are asking below their original price, by a median\n$39K\nLEDE\nPOMPANO BEACH, Fla., September 7, 2026 - 45.4% of the 229 single-family homes listed for sale in\nPompano Beach (104 listings) have a current asking price below their original list price, according to PBP Real\nEstate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 104 reduced listings, the\nmedian reduction is 5% (about $39K). Among the city's 691 condominium listings, 48.9% are asking below\ntheir original price, by a median 6.7%.\nNUT GRAF\nFor active Pompano Beach houses, the median recorded CumulativeDaysOnMarket value is 67 days and the\nmedian recorded DaysOnMarket value is 57 days, each calculated from non-missing values in that field (229\nand 229 listings). 9.2% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 71 Pompano Beach houses\nunder contract (Pending or Active Under Contract), 32 (45.1%) have a recorded asking price below their\noriginal list price; the median reduction among that group is 4.9%. The remainder are not recorded as below\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\ntheir original list price, which is not a price history. These asking-price fields do not disclose the agreed contract\nprice. Across Broward County the shares asking below original are 43.3% for houses and 45% for\ncondominiums; Pompano Beach houses are 2.1 points above the county share.\nFACT BOX\nActive single-family listings,\nPompano Beach\n229\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n45.4% (104 of 229)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n229 / 0; 116 / 9\nSeptember 7, 2026\nMedian reduction among the 104\nreduced houses\n5% (about $39K)\nSeptember 7, 2026\nActive condominium listings,\nPompano Beach\n691\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n48.9% (338 of 691)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n67 / 57 days (from 229 / 229 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over\n90 days\n39.7% (91 of 229 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking\nbelow original list price\n45.1% (32 of 71)\nSeptember 7, 2026\nBroward County share asking\nbelow original, houses /\ncondominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Between the comparison thresholds; Condominiums:\nHigher below-original share than peers\nSeptember 7, 2026\nPeer group, houses (median\nasking $600K to $1M; peer share\n44.3%)\nRoyal Palm Beach, Homestead, Jensen Beach, Hallandale Beach,\nHollywood, Dania Beach, Hialeah, North Miami Beach, West\nPalm Beach, Pembroke Pines, Cutler Bay, Miramar, The Acreage,\nCoral Springs, North Miami, Hobe Sound, Stuart, Plantation,\nWestlake, Loxahatchee, Miami, Cooper City, Palm City, Wilton\nManors, Fort Lauderdale\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"45.4 percent of single-family homes for sale in Pompano Beach have a current asking price below their\noriginal list price; among those 104 reduced listings the median reduction is $39K.\"\n\"Among active Pompano Beach houses, the median recorded CumulativeDaysOnMarket value is 67 days\nand the median recorded DaysOnMarket value is 57 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"At the snapshot, 45.1 percent of the 71 Pompano Beach houses under contract had a recorded asking\nprice below their original list price; the median reduction among that group was 4.9 percent. The\nremainder were not recorded as below their original list price, which is not a price history. Agreed contract\nprices are not inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Pompano Beach versus Broward\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Pompano Beach houses 45.4%, Broward County houses 43.3%;\nPompano Beach condominiums 48.9%, Broward County condominiums 45%. Share of active listings asking\nbelow their original list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Pompano Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 39.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 34.9%, 31-60\ndays 12.2%, 61-90 days 13.1%, 91-180 days 20.5%, 181+ days 19.2%. Condominiums: 0-30 days 22.4%,\n31-60 days 14%, 61-90 days 11.7%, 91-180 days 20.3%, 181+ days 31.5%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Pompano Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands\nwith 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 53.2% (41 of 77); $500K to $1M 42.2% (35 of 83); $1M to $2M 45.5% (20 of 44); $2M\nto $5M 33.3% (7 of 21); $5M and up 4 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Pompano Beach,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (116 unchanged, 9 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 229 houses,\n691 condominiums, 71 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/pompano-beach/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-pompano-beach/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "46e49edb5e83106b7b2d49ec4d87a831b7c7760c293ceae09b5fd21c585328e1", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - POMPANO BEACH PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 45.4% of Pompano Beach houses for sale are asking less than their original list price; 48.9% of condos\n2. Seller Blink Rate™ in Pompano Beach: 45.4% of houses list below original asking, against 43.3% across Broward County\n3. Buying in Pompano Beach? 104 of the 229 houses for sale are asking below their original price, by a median $39K\n\nLEDE\nPOMPANO BEACH, Fla., September 7, 2026 - 45.4% of the 229 single-family homes listed for sale in Pompano Beach (104 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 104 reduced listings, the median reduction is 5% (about $39K). Among the city's 691 condominium listings, 48.9% are asking below their original price, by a median 6.7%.\n\nNUT GRAF\nFor active Pompano Beach houses, the median recorded CumulativeDaysOnMarket value is 67 days and the median recorded DaysOnMarket value is 57 days, each calculated from non-missing values in that field (229 and 229 listings). 9.2% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 71 Pompano Beach houses under contract (Pending or Active Under Contract), 32 (45.1%) have a recorded asking price below their original list price; the median reduction among that group is 4.9%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; Pompano Beach houses are 2.1 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Pompano Beach: 229 [September 7, 2026]\n- Share asking below original list price, houses: 45.4% (104 of 229) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 229 / 0; 116 / 9 [September 7, 2026]\n- Median reduction among the 104 reduced houses: 5% (about $39K) [September 7, 2026]\n- Active condominium listings, Pompano Beach: 691 [September 7, 2026]\n- Share asking below original list price, condominiums: 48.9% (338 of 691) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 67 / 57 days (from 229 / 229 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 39.7% (91 of 229 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 45.1% (32 of 71) [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Higher below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Dania Beach, Hialeah, North Miami Beach, West Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The Acreage, Coral Springs, North Miami, Hobe Sound, Stuart, Plantation, Westlake, Loxahatchee, Miami, Cooper City, Palm City, Wilton Manors, Fort Lauderdale [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"45.4 percent of single-family homes for sale in Pompano Beach have a current asking price below their original list price; among those 104 reduced listings the median reduction is $39K.\"\n- \"Among active Pompano Beach houses, the median recorded CumulativeDaysOnMarket value is 67 days and the median recorded DaysOnMarket value is 57 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 45.1 percent of the 71 Pompano Beach houses under contract had a recorded asking price below their original list price; the median reduction among that group was 4.9 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- pompano-beach-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Pompano Beach versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Pompano Beach houses 45.4%, Broward County houses 43.3%; Pompano Beach condominiums 48.9%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.\n- pompano-beach-true-days-on-market-r1-2026-09-07.png\n Caption: Active Pompano Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 39.7% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 34.9%, 31-60 days 12.2%, 61-90 days 13.1%, 91-180 days 20.5%, 181+ days 19.2%. Condominiums: 0-30 days 22.4%, 31-60 days 14%, 61-90 days 11.7%, 91-180 days 20.3%, 181+ days 31.5%.\n- pompano-beach-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Pompano Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 53.2% (41 of 77); $500K to $1M 42.2% (35 of 83); $1M to $2M 45.5% (20 of 44); $2M to $5M 33.3% (7 of 21); $5M and up 4 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Pompano Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (116 unchanged, 9 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 229 houses, 691 condominiums, 71 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/pompano-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-pompano-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "pompano-beach", "city": "Pompano Beach", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 690, "with_fee": 682, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 690, "cut_count": 338, "cut_pct": 49.0, "median_cut_pct": 6.7, "median_cut_dollars": 20000 }, "outliers_dropped": 12, "n": 670, "median": 777, "p10": 453, "p25": 577, "p75": 997, "p90": 1502, "min": 300, "max": 4954, "median_sqft": 0.7, "n_sqft": 669, "median_pct_price": 3.08, "median_list_price": 286500, "median_year_built": 1974, "median_sqft_area": 1078, "over_1000": 165, "over_1000_pct": 24.6, "under_500": 96, "under_500_pct": 14.3, "hi_thr": 1000, "lo_thr": 500, "over_hi": 165, "over_hi_pct": 24.6, "under_lo": 96, "under_lo_pct": 14.3, "types": { "Condominium": { "count": 617, "pct": 92.1 }, "StockCooperative": { "count": 39, "pct": 5.8 }, "Townhouse": { "count": 10, "pct": 1.5 }, "Villa": { "count": 3, "pct": 0.4 }, "SingleFamilyResidence": { "count": 1, "pct": 0.1 } }, "regime": { "COA": { "count": 598, "pct": 89.3 }, "not_recorded": { "count": 57, "pct": 8.5 }, "HOA": { "count": 15, "pct": 2.2 } }, "villa_median": 1255, "townhouse_median": 1104, "cadence": { "Monthly": { "count": 528, "pct": 78.8 }, "Quarterly": { "count": 142, "pct": 21.2 } }, "stacked": { "count": 5, "pct": 0.7, "median_total": 481, "median_master": 263 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 96, "pct": 14.3 }, { "label": "$500 to $750", "count": 218, "pct": 32.5 }, { "label": "$750 to $1,000", "count": 191, "pct": 28.5 }, { "label": "$1,000 to $1,500", "count": 95, "pct": 14.2 }, { "label": "$1,500 to $2,000", "count": 22, "pct": 3.3 }, { "label": "$2,000 and up", "count": 48, "pct": 7.2 } ], "decades": [ { "label": "1950s", "n": 7, "median": 594, "median_sqft": 0.65 }, { "label": "1960s", "n": 138, "median": 600, "median_sqft": 0.69 }, { "label": "1970s", "n": 330, "median": 798, "median_sqft": 0.71 }, { "label": "1980s", "n": 116, "median": 833, "median_sqft": 0.64 }, { "label": "1990s", "n": 23, "median": 600, "median_sqft": 0.51 }, { "label": "2000s", "n": 14, "median": 702, "median_sqft": 0.56 }, { "label": "2010s", "n": 5, "median": 2997, "median_sqft": 1.61 }, { "label": "2020s", "n": 37, "median": 2838, "median_sqft": 1.24 } ], "bands": [ { "label": "Under $250K", "n": 280, "median": 574, "median_pct_price": 3.76 }, { "label": "$250K to $500K", "n": 256, "median": 829, "median_pct_price": 3.07 }, { "label": "$500K to $1M", "n": 81, "median": 1107, "median_pct_price": 2.08 }, { "label": "$1M and up", "n": 53, "median": 2764, "median_pct_price": 1.32 } ], "pre1995": { "n": 612, "median": 747 }, "post2005": { "n": 56, "median": 2695 }, "includes": [ { "key": "Water", "label": "Water", "count": 520, "pct": 81.0 }, { "key": "Trash", "label": "Trash", "count": 509, "pct": 79.3 }, { "key": "CommonAreas", "label": "Common areas", "count": 477, "pct": 74.3 }, { "key": "Sewer", "label": "Sewer", "count": 451, "pct": 70.2 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 425, "pct": 66.2 }, { "key": "Pools", "label": "Pool", "count": 405, "pct": 63.1 }, { "key": "Insurance", "label": "Building insurance", "count": 335, "pct": 52.2 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 324, "pct": 50.5 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 266, "pct": 41.4 }, { "key": "Roof", "label": "Roof", "count": 258, "pct": 40.2 }, { "key": "CableTv", "label": "Cable TV", "count": 239, "pct": 37.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 227, "pct": 35.4 }, { "key": "PestControl", "label": "Pest control", "count": 200, "pct": 31.2 }, { "key": "Internet", "label": "Internet", "count": 194, "pct": 30.2 } ], "includes_n": 642, "flags": { "sa_mentioned": { "count": 105, "pct": 15.7 }, "sa_none_or_paid": { "count": 87, "pct": 13.0 }, "sa_pending": { "count": 11, "pct": 1.6 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 2, "pct": 0.3 }, "milestone": { "count": 78, "pct": 11.6 }, "reserves": { "count": 21, "pct": 3.1 }, "land_lease": { "count": 28, "pct": 4.2 }, "remarks_n": 664 }, "developments": [ { "name": "Palm Aire Country Club", "master": "Palm Aire", "n": 92, "anecdotal": false, "median": 826, "median_sqft": 0.63, "year_built": 1974, "median_list_price": 271200, "sa_mentioned": 18, "sa_pending": 2, "membership": 1, "stacked": 0, "regime": "COA", "villas": 1 }, { "name": "Palm Aire Country Country Club 4", "master": "Palm Aire", "n": 40, "anecdotal": false, "median": 782, "median_sqft": 0.65, "year_built": 1974, "median_list_price": 257000, "sa_mentioned": 3, "sa_pending": 3, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cypress Bend", "master": null, "n": 14, "anecdotal": false, "median": 760, "median_sqft": 0.64, "year_built": 1981, "median_list_price": 242500, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Parliament House", "master": null, "n": 14, "anecdotal": false, "median": 1018, "median_sqft": 0.85, "year_built": 1970, "median_list_price": 409500, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Windward Lakes", "master": null, "n": 13, "anecdotal": false, "median": 485, "median_sqft": 0.53, "year_built": 1992, "median_list_price": 169000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Garden Aire Village Sea Haven", "master": null, "n": 12, "anecdotal": false, "median": 700, "median_sqft": 0.71, "year_built": 1970, "median_list_price": 274500, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Palm Aire", "master": "Palm Aire", "n": 11, "anecdotal": false, "median": 929, "median_sqft": 0.64, "year_built": 1973, "median_list_price": 229000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Admiralty Towers", "master": null, "n": 9, "anecdotal": true, "median": 1502, "median_sqft": 1.32, "year_built": 1970, "median_list_price": 500000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Casamar", "master": null, "n": 9, "anecdotal": true, "median": 2838, "median_sqft": 1.14, "year_built": 2025, "median_list_price": 3395000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Palm Aire Gardens", "master": "Palm Aire", "n": 9, "anecdotal": true, "median": 475, "median_sqft": 0.54, "year_built": 1988, "median_list_price": 195000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cypress Bend Ii", "master": null, "n": 8, "anecdotal": true, "median": 900, "median_sqft": 0.76, "year_built": 1981, "median_list_price": 205000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cypress Club", "master": null, "n": 8, "anecdotal": true, "median": 620, "median_sqft": 0.65, "year_built": 1972, "median_list_price": 259700, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Island Club Two", "master": null, "n": 8, "anecdotal": true, "median": 760, "median_sqft": 0.95, "year_built": 1972, "median_list_price": 177450, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pompano Beach Club South", "master": null, "n": 8, "anecdotal": true, "median": 1107, "median_sqft": 1.1, "year_built": 1974, "median_list_price": 542000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Virginian Apartments", "master": null, "n": 8, "anecdotal": true, "median": 513, "median_sqft": 0.58, "year_built": 1967, "median_list_price": 122500, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Entourage In the Sun", "master": null, "n": 7, "anecdotal": true, "median": 2064, "median_sqft": 1.22, "year_built": 2026, "median_list_price": 1870000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pompano Aegean", "master": null, "n": 7, "anecdotal": true, "median": 1008, "median_sqft": 0.71, "year_built": 1980, "median_list_price": 599900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Royal Poinciana", "master": null, "n": 7, "anecdotal": true, "median": 411, "median_sqft": 0.5, "year_built": 1986, "median_list_price": 177000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Silver Thatch Atlantic Plaza", "master": null, "n": 7, "anecdotal": true, "median": 1156, "median_sqft": 1.1, "year_built": 1977, "median_list_price": 389000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Barcelona North", "master": null, "n": 6, "anecdotal": true, "median": 828, "median_sqft": 0.97, "year_built": 1974, "median_list_price": 179495, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Granada House", "master": null, "n": 6, "anecdotal": true, "median": 576, "median_sqft": 0.74, "year_built": 1966, "median_list_price": 347500, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Island Club", "master": null, "n": 6, "anecdotal": true, "median": 835, "median_sqft": 0.81, "year_built": 1972, "median_list_price": 267277, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Renaissance of Pompano Beach", "master": null, "n": 6, "anecdotal": true, "median": 1291, "median_sqft": 0.92, "year_built": 1976, "median_list_price": 722500, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Salato Residences", "master": null, "n": 6, "anecdotal": true, "median": 2786, "median_sqft": 1.25, "year_built": 2026, "median_list_price": 3502000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Garden Isles 4 Co Op Uni", "master": null, "n": 5, "anecdotal": true, "median": 510, "median_sqft": 0.54, "year_built": 1971, "median_list_price": 165000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Island Club Three", "master": null, "n": 5, "anecdotal": true, "median": 777, "median_sqft": 0.75, "year_built": 1972, "median_list_price": 325000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean 580", "master": null, "n": 5, "anecdotal": true, "median": 4954, "median_sqft": 1.53, "year_built": 2028, "median_list_price": 4447200, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sabbia Beach", "master": null, "n": 5, "anecdotal": true, "median": 2997, "median_sqft": 1.61, "year_built": 2019, "median_list_price": 1890000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Palm Aire", "n": 180, "median": 819, "enclaves": 19, "stacked_pct": 0.0 }, { "name": "Leisureville", "n": 8, "median": 481, "enclaves": 6, "stacked_pct": 62.5 } ], "series": [ { "date": "2026-09-06", "median": 784, "p25": 596, "p75": 1009, "n": 615, "median_sqft": 0.71, "sa_pending_pct": 1.6 }, { "date": "2026-09-07", "median": 777, "p25": 577, "p75": 997, "n": 670, "median_sqft": 0.7, "sa_pending_pct": 1.6 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Pompano Beach condo for sale carries a $777-a-month association fee, 3% below the South Florida median", "24.6% of Pompano Beach condos on the market ask $1,000 or more a month in fees; 14.3% stay under $500", "Pompano Beach condos built since 2005 carry fees 261% higher than buildings from before 1995" ], "lede": "POMPANO BEACH, Fla., September 7, 2026 - The median monthly association fee across the 670 condominiums listed for sale in Pompano Beach is $777, with half of the listings between $577 and $997 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 3% below the five-county South Florida median of $800, and ranks Pompano Beach 33 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Pompano Beach carries a monthly association fee of $777, 3% below the five-county South Florida median of $800.\"", "\"24.6 percent of Pompano Beach condos on the market ask $1,000 or more a month in association fees; only 14.3 percent stay under $500.\"", "\"In Pompano Beach, a condo completed since 2005 carries a median fee of $2,695 a month, against $747 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Pompano Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (12 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-pompano-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Pompano Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Pompano Beach median $777 a month, South Florida median $800; Pompano Beach ranks 33 of 69 cities.", "title": "Pompano Beach condo fees sit 3% below the South Florida median" }, { "caption": "Share of active Pompano Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 14.3% (96 listings); $500 to $750 32.5% (218 listings); $750 to $1,000 28.5% (191 listings); $1,000 to $1,500 14.2% (95 listings); $1,500 to $2,000 3.3% (22 listings); $2,000 and up 7.2% (48 listings).", "title": "32.5% of Pompano Beach condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Pompano Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1950s too few (7 listings); 1960s $600 (138 listings); 1970s $798 (330 listings); 1980s $833 (116 listings); 1990s $600 (23 listings); 2000s $702 (14 listings); 2010s too few (5 listings); 2020s $2,838 (37 listings).", "title": "Pompano Beach condos built since 2005 ask 261% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 691 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 691, "with_fee": 683, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 683, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 8, "n": 671, "retained_n": 671, "outliers_dropped": 12, "trim_applied": true, "cuts": { "active": 691, "cut_count": 338, "cut_pct": 48.9, "median_cut_pct": 6.7, "median_cut_dollars": 20000, "valid_price_count": 691, "missing_price_count": 0, "unchanged_count": 329, "raised_count": 24, "not_below_original_count": 353, "cut_pct_denominator": 691, "cut_sample_ok": true, "median_cut_n": 338 }, "trim_bounds": { "p1": 300.0574, "p99": 4954.0 }, "retained_small_sample": false, "retained_below_30": false, "median": 777, "p10": 453, "p25": 576, "p75": 996, "p90": 1502, "min": 300, "max": 4954, "median_sqft": 0.7, "n_sqft": 670, "median_pct_price": 3.08, "n_pct_price": 671, "median_list_price": 285000, "median_year_built": 1974, "median_sqft_area": 1078, "over_1000": 165, "over_1000_pct": 24.6, "under_500": 96, "under_500_pct": 14.3, "hi_thr": 1000, "lo_thr": 500, "over_hi": 165, "over_hi_pct": 24.6, "under_lo": 96, "under_lo_pct": 14.3, "types": { "Condominium": { "count": 618, "pct": 92.1 }, "StockCooperative": { "count": 39, "pct": 5.8 }, "Townhouse": { "count": 10, "pct": 1.5 }, "Villa": { "count": 3, "pct": 0.4 }, "SingleFamilyResidence": { "count": 1, "pct": 0.1 } }, "regime": { "COA": { "count": 599, "pct": 89.3 }, "not_recorded": { "count": 57, "pct": 8.5 }, "HOA": { "count": 15, "pct": 2.2 } }, "villa_median": 1255, "townhouse_median": 1104, "cadence": { "Monthly": { "count": 529, "pct": 78.8 }, "Quarterly": { "count": 142, "pct": 21.2 } }, "stacked": { "count": 5, "pct": 0.7, "median_total": 481, "median_master": 263 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 96, "pct": 14.3 }, { "label": "$500 to $750", "count": 219, "pct": 32.6 }, { "label": "$750 to $1,000", "count": 191, "pct": 28.5 }, { "label": "$1,000 to $1,500", "count": 95, "pct": 14.2 }, { "label": "$1,500 to $2,000", "count": 22, "pct": 3.3 }, { "label": "$2,000 and up", "count": 48, "pct": 7.2 } ], "decades": [ { "label": "1950s", "n": 7, "median": 594, "median_sqft": 0.65 }, { "label": "1960s", "n": 138, "median": 600, "median_sqft": 0.69 }, { "label": "1970s", "n": 330, "median": 798, "median_sqft": 0.71 }, { "label": "1980s", "n": 117, "median": 832, "median_sqft": 0.64 }, { "label": "1990s", "n": 23, "median": 600, "median_sqft": 0.51 }, { "label": "2000s", "n": 14, "median": 702, "median_sqft": 0.56 }, { "label": "2010s", "n": 5, "median": 2997, "median_sqft": 1.61 }, { "label": "2020s", "n": 37, "median": 2838, "median_sqft": 1.24 } ], "bands": [ { "label": "Under $250K", "n": 281, "median": 574, "median_pct_price": 3.75 }, { "label": "$250K to $500K", "n": 256, "median": 829, "median_pct_price": 3.07 }, { "label": "$500K to $1M", "n": 81, "median": 1107, "median_pct_price": 2.08 }, { "label": "$1M and up", "n": 53, "median": 2764, "median_pct_price": 1.32 } ], "pre1995": { "n": 613, "median": 747 }, "post2005": { "n": 56, "median": 2695 }, "includes": [ { "key": "Water", "label": "Water", "count": 520, "pct": 80.9 }, { "key": "Trash", "label": "Trash", "count": 510, "pct": 79.3 }, { "key": "CommonAreas", "label": "Common areas", "count": 477, "pct": 74.2 }, { "key": "Sewer", "label": "Sewer", "count": 452, "pct": 70.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 426, "pct": 66.3 }, { "key": "Pools", "label": "Pool", "count": 406, "pct": 63.1 }, { "key": "Insurance", "label": "Building insurance", "count": 335, "pct": 52.1 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 324, "pct": 50.4 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 266, "pct": 41.4 }, { "key": "Roof", "label": "Roof", "count": 258, "pct": 40.1 }, { "key": "CableTv", "label": "Cable TV", "count": 239, "pct": 37.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 227, "pct": 35.3 }, { "key": "PestControl", "label": "Pest control", "count": 200, "pct": 31.1 }, { "key": "Internet", "label": "Internet", "count": 194, "pct": 30.2 } ], "includes_n": 643, "flags": { "sa_mentioned": { "count": 105, "pct": 15.6 }, "sa_none_or_paid": { "count": 87, "pct": 13.0 }, "sa_pending": { "count": 11, "pct": 1.6 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 2, "pct": 0.3 }, "milestone": { "count": 78, "pct": 11.6 }, "reserves": { "count": 21, "pct": 3.1 }, "land_lease": { "count": 28, "pct": 4.2 }, "remarks_n": 665 }, "denominators": { "fee_percentages": 671, "fee_medians_percentiles": 671, "median_sqft": 670, "median_pct_price": 671, "includes_pct": 643, "flags_pct": 671, "cut_pct": 691 }, "developments": [ { "name": "Palm Aire Country Club", "master": "Palm Aire", "n": 92, "anecdotal": false, "median": 826, "median_sqft": 0.63, "year_built": 1974, "median_list_price": 271200, "sa_mentioned": 18, "sa_pending": 2, "membership": 1, "stacked": 0, "regime": "COA", "villas": 1 }, { "name": "Palm Aire Country Country Club 4", "master": "Palm Aire", "n": 40, "anecdotal": false, "median": 782, "median_sqft": 0.65, "year_built": 1974, "median_list_price": 257000, "sa_mentioned": 3, "sa_pending": 3, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cypress Bend", "master": null, "n": 14, "anecdotal": false, "median": 760, "median_sqft": 0.64, "year_built": 1981, "median_list_price": 242500, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Parliament House", "master": null, "n": 14, "anecdotal": false, "median": 1018, "median_sqft": 0.85, "year_built": 1970, "median_list_price": 409500, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Windward Lakes", "master": null, "n": 13, "anecdotal": false, "median": 485, "median_sqft": 0.53, "year_built": 1992, "median_list_price": 169000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Garden Aire Village Sea Haven", "master": null, "n": 12, "anecdotal": false, "median": 700, "median_sqft": 0.71, "year_built": 1970, "median_list_price": 274500, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Palm Aire", "master": "Palm Aire", "n": 11, "anecdotal": false, "median": 929, "median_sqft": 0.64, "year_built": 1973, "median_list_price": 229000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Palm Aire Gardens", "master": "Palm Aire", "n": 10, "anecdotal": false, "median": 498, "median_sqft": 0.54, "year_built": 1988, "median_list_price": 199000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Admiralty Towers", "master": null, "n": 9, "anecdotal": true, "median": 1502, "median_sqft": 1.32, "year_built": 1970, "median_list_price": 500000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Casamar", "master": null, "n": 9, "anecdotal": true, "median": 2838, "median_sqft": 1.14, "year_built": 2025, "median_list_price": 3395000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cypress Bend Ii", "master": null, "n": 8, "anecdotal": true, "median": 900, "median_sqft": 0.76, "year_built": 1981, "median_list_price": 205000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cypress Club", "master": null, "n": 8, "anecdotal": true, "median": 620, "median_sqft": 0.65, "year_built": 1972, "median_list_price": 259700, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Island Club Two", "master": null, "n": 8, "anecdotal": true, "median": 760, "median_sqft": 0.95, "year_built": 1972, "median_list_price": 177450, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pompano Beach Club South", "master": null, "n": 8, "anecdotal": true, "median": 1107, "median_sqft": 1.1, "year_built": 1974, "median_list_price": 542000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Virginian Apartments", "master": null, "n": 8, "anecdotal": true, "median": 513, "median_sqft": 0.58, "year_built": 1967, "median_list_price": 122500, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Entourage In the Sun", "master": null, "n": 7, "anecdotal": true, "median": 2064, "median_sqft": 1.22, "year_built": 2026, "median_list_price": 1870000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pompano Aegean", "master": null, "n": 7, "anecdotal": true, "median": 1008, "median_sqft": 0.71, "year_built": 1980, "median_list_price": 599900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Royal Poinciana", "master": null, "n": 7, "anecdotal": true, "median": 411, "median_sqft": 0.5, "year_built": 1986, "median_list_price": 177000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Silver Thatch Atlantic Plaza", "master": null, "n": 7, "anecdotal": true, "median": 1156, "median_sqft": 1.1, "year_built": 1977, "median_list_price": 389000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Barcelona North", "master": null, "n": 6, "anecdotal": true, "median": 828, "median_sqft": 0.97, "year_built": 1974, "median_list_price": 179495, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Granada House", "master": null, "n": 6, "anecdotal": true, "median": 576, "median_sqft": 0.74, "year_built": 1966, "median_list_price": 347500, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Island Club", "master": null, "n": 6, "anecdotal": true, "median": 835, "median_sqft": 0.81, "year_built": 1972, "median_list_price": 267277, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Renaissance of Pompano Beach", "master": null, "n": 6, "anecdotal": true, "median": 1291, "median_sqft": 0.92, "year_built": 1976, "median_list_price": 722500, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Salato Residences", "master": null, "n": 6, "anecdotal": true, "median": 2786, "median_sqft": 1.25, "year_built": 2026, "median_list_price": 3502000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Garden Isles 4 Co Op Uni", "master": null, "n": 5, "anecdotal": true, "median": 510, "median_sqft": 0.54, "year_built": 1971, "median_list_price": 165000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Island Club Three", "master": null, "n": 5, "anecdotal": true, "median": 777, "median_sqft": 0.75, "year_built": 1972, "median_list_price": 325000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean 580", "master": null, "n": 5, "anecdotal": true, "median": 4954, "median_sqft": 1.53, "year_built": 2028, "median_list_price": 4447200, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sabbia Beach", "master": null, "n": 5, "anecdotal": true, "median": 2997, "median_sqft": 1.61, "year_built": 2019, "median_list_price": 1890000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Palm Aire", "n": 181, "median": 815, "enclaves": 19, "stacked_pct": 0.0 }, { "name": "Leisureville", "n": 8, "median": 481, "enclaves": 6, "stacked_pct": 62.5 } ], "series": [ { "date": "2026-09-07", "median": 777, "p25": 576, "p75": 996, "n": 671, "median_sqft": 0.7, "sa_pending_pct": 1.6 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Pompano Beach condo monthly association fees have a median of $777 in the retained usable-fee sample of 671 listings, 3% below the five-county median", "In Pompano Beach's retained usable-fee sample (671 listings after exclusions and percentile trimming), 24.6% have monthly-equivalent fees of $1,000 or more and 14.3% are below $500", "Pompano Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=56) vs pre-1995 (n=613), monthly median 261% higher" ], "lede": "POMPANO BEACH, Fla., September 7, 2026 - Among 671 active condominium listings in Pompano Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $777, with the middle half between $576 and $996, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 691 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 3% below the separately trimmed five-county median of $800 and ranks 33rd among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Pompano Beach's retained usable-fee sample (n=671), after exclusions and percentile trimming, is $777, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Pompano Beach condos in the retained usable-fee sample (n=671) after exclusions and percentile trimming, 24.6 percent have listed monthly-equivalent fees of $1,000 or more and 14.3 percent are below $500.\"", "\"Among the retained usable-fee listings in Pompano Beach with a recorded construction year, the median monthly-equivalent fee is $2,695 for a recorded year built of 2005 or later (56 listings) and $747 for those built before 1995 (613 listings).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Pompano Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (683 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (12 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 671 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 691 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/pompano-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-pompano-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Pompano Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Pompano Beach retained-sample median $777 a month (n=671); five-county median $800 (n=22,695, region-level trim).", "title": "Pompano Beach condos, retained usable-fee sample (n=671): median $777/month, 3% below the five-county median of $800", "visible_labels": [ "$777", "671", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 671 active Pompano Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 14.3% (96 listings); $500 to $750 32.6% (219 listings); $750 to $1,000 28.5% (191 listings); $1,000 to $1,500 14.2% (95 listings); $1,500 to $2,000 3.3% (22 listings); $2,000 and up 7.2% (48 listings).", "title": "32.6% of Pompano Beach's retained usable-fee sample (671 listings) falls in the $500 to $750 monthly band", "visible_labels": [ "0%", "0", "14.3%", "96", "32.6%", "219", "28.5%", "191", "14.2%", "95", "3.3%", "22", "7.2%", "48" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Pompano Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=56; pre-1995 n=613.", "alt": "Column chart of median fee by recorded decade built: 1950s count only (7 listings); 1960s $600 (138 listings); 1970s $798 (330 listings); 1980s $832 (117 listings); 1990s $600 (23 listings); 2000s $702 (14 listings); 2010s count only (5 listings); 2020s $2,838 (37 listings). Recorded year built 2005 or later $2,695 (56 listings); before 1995 $747 (613 listings).", "title": "Pompano Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=56) vs pre-1995 (n=613), monthly median 261% higher", "visible_labels": [ "7", "$600", "138", "$798", "330", "$832", "117", "$600", "23", "$702", "14", "5", "$2,838", "37", "$2,695", "56", "$747", "613" ] } ] } }, "figure_changes": [ { "field": "city.active", "before": 690, "after": 691, "before_present": true, "after_present": true }, { "field": "city.bands[0].median_pct_price", "before": 3.76, "after": 3.75, "before_present": true, "after_present": true }, { "field": "city.bands[0].n", "before": 280, "after": 281, "before_present": true, "after_present": true }, { "field": "city.bins[2].count", "before": 218, "after": 219, "before_present": true, "after_present": true }, { "field": "city.bins[2].pct", "before": 32.5, "after": 32.6, "before_present": true, "after_present": true }, { "field": "city.cadence.Monthly.count", "before": 528, "after": 529, "before_present": true, "after_present": true }, { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 691, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.active", "before": 690, "after": 691, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_pct", "before": 49.0, "after": 48.9, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 691, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 338, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 353, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 329, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 691, "before_present": false, "after_present": true }, { "field": "city.decades[3].median", "before": 833, "after": 832, "before_present": true, "after_present": true }, { "field": "city.decades[3].n", "before": 116, "after": 117, "before_present": true, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 691, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 671, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 671, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 671, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 643, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 671, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 670, "before_present": false, "after_present": true }, { "field": "city.developments[7].anecdotal", "before": true, "after": false, "before_present": true, "after_present": true }, { "field": "city.developments[7].master", "before": null, "after": "Palm Aire", "before_present": true, "after_present": true }, { "field": "city.developments[7].median", "before": 1502, "after": 498, "before_present": true, "after_present": true }, { "field": "city.developments[7].median_list_price", "before": 500000, "after": 199000, "before_present": true, "after_present": true }, { "field": "city.developments[7].median_sqft", "before": 1.32, "after": 0.54, "before_present": true, "after_present": true }, { "field": "city.developments[7].n", "before": 9, "after": 10, "before_present": true, "after_present": true }, { "field": "city.developments[7].name", "before": "Admiralty Towers", "after": "Palm Aire Gardens", "before_present": true, "after_present": true }, { "field": "city.developments[7].year_built", "before": 1970, "after": 1988, "before_present": true, "after_present": true }, { "field": "city.developments[8].median", "before": 2838, "after": 1502, "before_present": true, "after_present": true }, { "field": "city.developments[8].median_list_price", "before": 3395000, "after": 500000, "before_present": true, "after_present": true }, { "field": "city.developments[8].median_sqft", "before": 1.14, "after": 1.32, "before_present": true, "after_present": true }, { "field": "city.developments[8].name", "before": "Casamar", "after": "Admiralty Towers", "before_present": true, "after_present": true }, { "field": "city.developments[8].year_built", "before": 2025, "after": 1970, "before_present": true, "after_present": true }, { "field": "city.developments[9].master", "before": "Palm Aire", "after": null, "before_present": true, "after_present": true }, { "field": "city.developments[9].median", "before": 475, "after": 2838, "before_present": true, "after_present": true }, { "field": "city.developments[9].median_list_price", "before": 195000, "after": 3395000, "before_present": true, "after_present": true }, { "field": "city.developments[9].median_sqft", "before": 0.54, "after": 1.14, "before_present": true, "after_present": true }, { "field": "city.developments[9].name", "before": "Palm Aire Gardens", "after": "Casamar", "before_present": true, "after_present": true }, { "field": "city.developments[9].year_built", "before": 1988, "after": 2025, "before_present": true, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 683, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.flags.remarks_n", "before": 664, "after": 665, "before_present": true, "after_present": true }, { "field": "city.flags.sa_mentioned.pct", "before": 15.7, "after": 15.6, "before_present": true, "after_present": true }, { "field": "city.includes[0].pct", "before": 81.0, "after": 80.9, "before_present": true, "after_present": true }, { "field": "city.includes[11].pct", "before": 35.4, "after": 35.3, "before_present": true, "after_present": true }, { "field": "city.includes[12].pct", "before": 31.2, "after": 31.1, "before_present": true, "after_present": true }, { "field": "city.includes[1].count", "before": 509, "after": 510, "before_present": true, "after_present": true }, { "field": "city.includes[2].pct", "before": 74.3, "after": 74.2, "before_present": true, "after_present": true }, { "field": "city.includes[3].count", "before": 451, "after": 452, "before_present": true, "after_present": true }, { "field": "city.includes[3].pct", "before": 70.2, "after": 70.3, "before_present": true, "after_present": true }, { "field": "city.includes[4].count", "before": 425, "after": 426, "before_present": true, "after_present": true }, { "field": "city.includes[4].pct", "before": 66.2, "after": 66.3, "before_present": true, "after_present": true }, { "field": "city.includes[5].count", "before": 405, "after": 406, "before_present": true, "after_present": true }, { "field": "city.includes[6].pct", "before": 52.2, "after": 52.1, "before_present": true, "after_present": true }, { "field": "city.includes[7].pct", "before": 50.5, "after": 50.4, "before_present": true, "after_present": true }, { "field": "city.includes[9].pct", "before": 40.2, "after": 40.1, "before_present": true, "after_present": true }, { "field": "city.includes_n", "before": 642, "after": 643, "before_present": true, "after_present": true }, { "field": "city.masters[0].median", "before": 819, "after": 815, "before_present": true, "after_present": true }, { "field": "city.masters[0].n", "before": 180, "after": 181, "before_present": true, "after_present": true }, { "field": "city.median_list_price", "before": 286500, "after": 285000, "before_present": true, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n", "before": 670, "after": 671, "before_present": true, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 671, "before_present": false, "after_present": true }, { "field": "city.n_sqft", "before": 669, "after": 670, "before_present": true, "after_present": true }, { "field": "city.p25", "before": 577, "after": 576, "before_present": true, "after_present": true }, { "field": "city.p75", "before": 997, "after": 996, "before_present": true, "after_present": true }, { "field": "city.pre1995.n", "before": 612, "after": 613, "before_present": true, "after_present": true }, { "field": "city.regime.COA.count", "before": 598, "after": 599, "before_present": true, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 671, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 300.0574, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 4954.0, "before_present": false, "after_present": true }, { "field": "city.types.Condominium.count", "before": 617, "after": 618, "before_present": true, "after_present": true }, { "field": "city.with_fee", "before": 682, "after": 683, "before_present": true, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Pompano Beach median $777 a month, South Florida median $800; Pompano Beach ranks 33 of 69 cities.", "after": "Dot strip chart in five county lanes. Pompano Beach retained-sample median $777 a month (n=671); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Pompano Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Pompano Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Pompano Beach condo fees sit 3% below the South Florida median", "after": "Pompano Beach condos, retained usable-fee sample (n=671): median $777/month, 3% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$777", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "671", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 14.3% (96 listings); $500 to $750 32.5% (218 listings); $750 to $1,000 28.5% (191 listings); $1,000 to $1,500 14.2% (95 listings); $1,500 to $2,000 3.3% (22 listings); $2,000 and up 7.2% (48 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 14.3% (96 listings); $500 to $750 32.6% (219 listings); $750 to $1,000 28.5% (191 listings); $1,000 to $1,500 14.2% (95 listings); $1,500 to $2,000 3.3% (22 listings); $2,000 and up 7.2% (48 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Pompano Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 671 active Pompano Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "32.5% of Pompano Beach condos for sale carry a fee of $500 to $750 a month", "after": "32.6% of Pompano Beach's retained usable-fee sample (671 listings) falls in the $500 to $750 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "3.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "22", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "7.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "48", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "14.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "96", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "32.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "219", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "28.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "191", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "14.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "95", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1950s too few (7 listings); 1960s $600 (138 listings); 1970s $798 (330 listings); 1980s $833 (116 listings); 1990s $600 (23 listings); 2000s $702 (14 listings); 2010s too few (5 listings); 2020s $2,838 (37 listings).", "after": "Column chart of median fee by recorded decade built: 1950s count only (7 listings); 1960s $600 (138 listings); 1970s $798 (330 listings); 1980s $832 (117 listings); 1990s $600 (23 listings); 2000s $702 (14 listings); 2010s count only (5 listings); 2020s $2,838 (37 listings). Recorded year built 2005 or later $2,695 (56 listings); before 1995 $747 (613 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Pompano Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Pompano Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=56; pre-1995 n=613.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Pompano Beach condos built since 2005 ask 261% more in fees than those built before 1995", "after": "Pompano Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=56) vs pre-1995 (n=613), monthly median 261% higher", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "$2,838", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "37", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "$2,695", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[15]", "before": null, "after": "56", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[16]", "before": null, "after": "$747", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[17]", "before": null, "after": "613", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$600", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "138", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$798", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "330", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "$832", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "117", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "$600", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "23", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "$702", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Pompano Beach condo for sale carries a $777-a-month association fee, 3% below the South Florida median", "after": "Pompano Beach condo monthly association fees have a median of $777 in the retained usable-fee sample of 671 listings, 3% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "24.6% of Pompano Beach condos on the market ask $1,000 or more a month in fees; 14.3% stay under $500", "after": "In Pompano Beach's retained usable-fee sample (671 listings after exclusions and percentile trimming), 24.6% have monthly-equivalent fees of $1,000 or more and 14.3% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Pompano Beach condos built since 2005 carry fees 261% higher than buildings from before 1995", "after": "Pompano Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=56) vs pre-1995 (n=613), monthly median 261% higher", "before_present": true, "after_present": true }, { "field": "lede", "before": "POMPANO BEACH, Fla., September 7, 2026 - The median monthly association fee across the 670 condominiums listed for sale in Pompano Beach is $777, with half of the listings between $577 and $997 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 3% below the five-county South Florida median of $800, and ranks Pompano Beach 33 of 69 cities.", "after": "POMPANO BEACH, Fla., September 7, 2026 - Among 671 active condominium listings in Pompano Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $777, with the middle half between $576 and $996, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 691 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 3% below the separately trimmed five-county median of $800 and ranks 33rd among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Pompano Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (12 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-pompano-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Pompano Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (683 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (12 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 671 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 691 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/pompano-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-pompano-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Pompano Beach carries a monthly association fee of $777, 3% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Pompano Beach's retained usable-fee sample (n=671), after exclusions and percentile trimming, is $777, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"24.6 percent of Pompano Beach condos on the market ask $1,000 or more a month in association fees; only 14.3 percent stay under $500.\"", "after": "\"Among Pompano Beach condos in the retained usable-fee sample (n=671) after exclusions and percentile trimming, 24.6 percent have listed monthly-equivalent fees of $1,000 or more and 14.3 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Pompano Beach, a condo completed since 2005 carries a median fee of $2,695 a month, against $747 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Pompano Beach with a recorded construction year, the median monthly-equivalent fee is $2,695 for a recorded year built of 2005 or later (56 listings) and $747 for those built before 1995 (613 listings).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "a80f1476ee771ca2ec789db1c28cd25bf6729704ceaf041108ec8e3cca27eb92", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nPompano Beach condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Pompano Beach condo for sale carries a $777-a-month association fee, 3% below the South\nFlorida median\n24.6% of Pompano Beach condos on the market ask $1,000 or more a month in fees; 14.3% stay under\n$500\nPompano Beach condos built since 2005 carry fees 261% higher than buildings from before 1995\nLEDE\nPOMPANO BEACH, Fla., September 7, 2026 - The median monthly association fee across the 670\ncondominiums listed for sale in Pompano Beach is $777, with half of the listings between $577 and $997 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 3% below the five-\ncounty South Florida median of $800, and ranks Pompano Beach 33 of 69 cities.\nNUT GRAF\nPer square foot, the median Pompano Beach condo fee is $0.70 a month on a median unit of 1,078 square\nfeet; at the median asking price of $286K, a year of fees equals 3.08% of the price. 24.6% of listings ask\n$1,000 or more a month and 14.3% under $500. 0.7% of listings report two association layers (a master and a\nsub-association); 21.2% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 15.7% of listings, describe one as pending or payable by the buyer on 1.6%,\nand mention a mandatory club or membership on 0.3%. Buildings completed since 2005 carry a median fee of\n$2,695 against $747 for those completed before 1995.\nFACT BOX\nActive condominium listings, Pompano Beach\n690 (670 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$777\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$577 to $997\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.70 (median unit 1,078 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n3.08% (asking $286K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n24.6% / 14.3%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0.7% (5)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n21.2%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n15.7% / 1.6%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0.3%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Pompano Beach ranks 33 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$2,695 (56 listings) / $747 (612 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Pompano Beach carries a monthly association fee of $777, 3%\nbelow the five-county South Florida median of $800.\"\n\"24.6 percent of Pompano Beach condos on the market ask $1,000 or more a month in association fees;\nonly 14.3 percent stay under $500.\"\n\"In Pompano Beach, a condo completed since 2005 carries a median fee of $2,695 a month, against $747\nfor a building completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Pompano Beach against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Pompano Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Pompano Beach condominiums by decade the building was completed, September\n7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Pompano Beach permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (12 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-pompano-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "b2a5c4b0587c992f0653ec94721bdcb1ab34172ff93a85ff3872a04756665063", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nPompano Beach condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/pompano-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nPompano Beach condo monthly association fees have a median of $777 in the retained usable-fee sample\nof 671 listings, 3% below the five-county median\nIn Pompano Beach's retained usable-fee sample (671 listings after exclusions and percentile trimming),\n24.6% have monthly-equivalent fees of $1,000 or more and 14.3% are below $500\nPompano Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=56) vs pre-1995 (n=613),\nmonthly median 261% higher\nLEDE\nPOMPANO BEACH, Fla., September 7, 2026 - Among 671 active condominium listings in Pompano Beach\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly association fee is $777, with the middle half between $576 and\n$996, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n691 active condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 3% below the separately trimmed five-county median of\n$800 and ranks 33rd among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Pompano Beach condo fee is $0.70 a month (670\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n3.08% of the listing's current asking price across 671 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 24.6% of the retained sample have fees of $1,000 or more a\nmonth and 14.3% are below $500. 0.7% of the retained sample report two association layers (a master and a\nsub-association, summed here); 21.2% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 15.6% of the retained sample, describe one as pending or\npayable by the buyer on 1.6%, and mention a mandatory club or membership on 0.3%; 665 retained listings\ncarry remarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $2,695 for a recorded\nyear built of 2005 or later (56 listings) and $747 for those built before 1995 (613 listings); construction year is\na recorded field and this comparison does not explain why fees differ. \nFACT BOX\nActive condominium listings, Pompano Beach\n(before exclusions and trimming)\n691\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n683 / 671 (12 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$777\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$576 to $996\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.70 (670 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n3.08% (671 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n24.6% (165) / 14.3% (96) of 671\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0.7% (5)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n21.2%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n15.6% / 1.6%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0.3%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Pompano Beach ranks\n33rd among 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$2,695 (2005+ n=56) / $747 (pre-1995 n=613)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Pompano Beach's retained usable-fee sample (n=671),\nafter exclusions and percentile trimming, is $777, compared with $800 in the separately trimmed five-\ncounty sample.\"\n\"Among Pompano Beach condos in the retained usable-fee sample (n=671) after exclusions and percentile\ntrimming, 24.6 percent have listed monthly-equivalent fees of $1,000 or more and 14.3 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Pompano Beach with a recorded construction year, the median\nmonthly-equivalent fee is $2,695 for a recorded year built of 2005 or later (56 listings) and $747 for those\nbuilt before 1995 (613 listings).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Pompano Beach\nand the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Pompano Beach retained-sample median $777 a\nmonth (n=671); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 671 active Pompano Beach condominium listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 14.3% (96 listings); $500 to $750 32.6% (219 listings); $750 to $1,000 28.5% (191\nlistings); $1,000 to $1,500 14.2% (95 listings); $1,500 to $2,000 3.3% (22 listings); $2,000 and up 7.2% (48\nlistings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Pompano Beach condominiums in the retained usable-\nfee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt\n2005+ n=56; pre-1995 n=613.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1950s count only (7 listings);\n1960s $600 (138 listings); 1970s $798 (330 listings); 1980s $832 (117 listings); 1990s $600 (23 listings);\n2000s $702 (14 listings); 2010s count only (5 listings); 2020s $2,838 (37 listings). Recorded year built 2005 or\nlater $2,695 (56 listings); before 1995 $747 (613 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Pompano Beach, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (683 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (12 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 671 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 691 active listings. Region and county comparisons are trimmed separately within their own samples\n(the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is\nnot a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet;\nannual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-\nlisting ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10\nlistings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples\nwith fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least\n30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-\ndollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written\npublic remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse,\nvilla or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal\ndescription is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums\nare reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical\nclassifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the\nMLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its\nindividual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may\nrequest the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records)\nfrom info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained\nlater same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files;\noriginal edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/pompano-\nbeach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-\npompano-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis\nof BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "905e386cbc6970f9beba2995a1d816ebe5a5008e059d465331eb3b218a866b07", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - POMPANO BEACH CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Pompano Beach condo monthly association fees have a median of $777 in the retained usable-fee sample of 671 listings, 3% below the five-county median\n2. In Pompano Beach's retained usable-fee sample (671 listings after exclusions and percentile trimming), 24.6% have monthly-equivalent fees of $1,000 or more and 14.3% are below $500\n3. Pompano Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=56) vs pre-1995 (n=613), monthly median 261% higher\n\nLEDE\nPOMPANO BEACH, Fla., September 7, 2026 - Among 671 active condominium listings in Pompano Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $777, with the middle half between $576 and $996, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 691 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 3% below the separately trimmed five-county median of $800 and ranks 33rd among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Pompano Beach condo fee is $0.70 a month (670 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.08% of the listing's current asking price across 671 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 24.6% of the retained sample have fees of $1,000 or more a month and 14.3% are below $500. 0.7% of the retained sample report two association layers (a master and a sub-association, summed here); 21.2% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 15.6% of the retained sample, describe one as pending or payable by the buyer on 1.6%, and mention a mandatory club or membership on 0.3%; 665 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $2,695 for a recorded year built of 2005 or later (56 listings) and $747 for those built before 1995 (613 listings); construction year is a recorded field and this comparison does not explain why fees differ. \n\nFACT BOX (exact figures)\n- Active condominium listings, Pompano Beach (before exclusions and trimming): 691 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 683 / 671 (12 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $777 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $576 to $996 [September 7, 2026]\n- Median fee per square foot per month: $0.70 (670 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 3.08% (671 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 24.6% (165) / 14.3% (96) of 671 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0.7% (5) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 21.2% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 15.6% / 1.6% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0.3% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Pompano Beach ranks 33rd among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $2,695 (2005+ n=56) / $747 (pre-1995 n=613) [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Pompano Beach's retained usable-fee sample (n=671), after exclusions and percentile trimming, is $777, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Pompano Beach condos in the retained usable-fee sample (n=671) after exclusions and percentile trimming, 24.6 percent have listed monthly-equivalent fees of $1,000 or more and 14.3 percent are below $500.\"\n- \"Among the retained usable-fee listings in Pompano Beach with a recorded construction year, the median monthly-equivalent fee is $2,695 for a recorded year built of 2005 or later (56 listings) and $747 for those built before 1995 (613 listings).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- pompano-beach-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Pompano Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Pompano Beach retained-sample median $777 a month (n=671); five-county median $800 (n=22,695, region-level trim).\n- pompano-beach-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 671 active Pompano Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 14.3% (96 listings); $500 to $750 32.6% (219 listings); $750 to $1,000 28.5% (191 listings); $1,000 to $1,500 14.2% (95 listings); $1,500 to $2,000 3.3% (22 listings); $2,000 and up 7.2% (48 listings).\n- pompano-beach-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Pompano Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=56; pre-1995 n=613.\n Alt text: Column chart of median fee by recorded decade built: 1950s count only (7 listings); 1960s $600 (138 listings); 1970s $798 (330 listings); 1980s $832 (117 listings); 1990s $600 (23 listings); 2000s $702 (14 listings); 2010s count only (5 listings); 2020s $2,838 (37 listings). Recorded year built 2005 or later $2,695 (56 listings); before 1995 $747 (613 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Pompano Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (683 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (12 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 671 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 691 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/pompano-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-pompano-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "pompano-beach", "city": "Pompano Beach", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 42, "with_fee": 38, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 42, "cut_count": 24, "cut_pct": 57.1, "median_cut_pct": 4.3, "median_cut_dollars": 25505 }, "outliers_dropped": 1, "n": 37, "median": 350, "p10": 149, "p25": 238, "p75": 680, "p90": 874, "min": 135, "max": 1450, "median_sqft": 0.19, "n_sqft": 37, "median_pct_price": 0.73, "median_list_price": 484900, "median_year_built": 2012, "median_sqft_area": 1620, "over_1000": 4, "over_1000_pct": 10.8, "under_500": 24, "under_500_pct": 64.9, "hi_thr": 500, "lo_thr": 200, "over_hi": 13, "over_hi_pct": 35.1, "under_lo": 5, "under_lo_pct": 13.5, "types": { "Townhouse": { "count": 37, "pct": 100.0 } }, "regime": { "HOA": { "count": 33, "pct": 89.2 }, "not_recorded": { "count": 4, "pct": 10.8 } }, "villa_median": null, "townhouse_median": 350, "cadence": { "Monthly": { "count": 35, "pct": 94.6 }, "Quarterly": { "count": 2, "pct": 5.4 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 5, "pct": 13.5 }, { "label": "$200 to $300", "count": 7, "pct": 18.9 }, { "label": "$300 to $400", "count": 9, "pct": 24.3 }, { "label": "$400 to $600", "count": 4, "pct": 10.8 }, { "label": "$600 to $1,000", "count": 8, "pct": 21.6 }, { "label": "$1,000 and up", "count": 4, "pct": 10.8 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 1, "median": 320, "median_sqft": 0.27 }, { "label": "1980s", "n": 2, "median": 218, "median_sqft": 0.21 }, { "label": "1990s", "n": 1, "median": 1450, "median_sqft": 0.47 }, { "label": "2000s", "n": 12, "median": 659, "median_sqft": 0.32 }, { "label": "2010s", "n": 13, "median": 355, "median_sqft": 0.18 }, { "label": "2020s", "n": 8, "median": 185, "median_sqft": 0.12 } ], "bands": [ { "label": "Under $250K", "n": 1, "median": 320, "median_pct_price": 1.6 }, { "label": "$250K to $500K", "n": 20, "median": 292, "median_pct_price": 0.75 }, { "label": "$500K to $1M", "n": 9, "median": 638, "median_pct_price": 1.27 }, { "label": "$1M and up", "n": 7, "median": 675, "median_pct_price": 0.47 } ], "pre1995": { "n": 3, "median": 218 }, "post2005": { "n": 29, "median": 300 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 28, "pct": 75.7 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 22, "pct": 59.5 }, { "key": "Pools", "label": "Pool", "count": 13, "pct": 35.1 }, { "key": "Roof", "label": "Roof", "count": 13, "pct": 35.1 }, { "key": "Insurance", "label": "Building insurance", "count": 12, "pct": 32.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 11, "pct": 29.7 }, { "key": "Security", "label": "Security", "count": 8, "pct": 21.6 }, { "key": "CableTv", "label": "Cable TV", "count": 7, "pct": 18.9 }, { "key": "Trash", "label": "Trash", "count": 7, "pct": 18.9 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 6, "pct": 16.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 4, "pct": 10.8 }, { "key": "Water", "label": "Water", "count": 4, "pct": 10.8 }, { "key": "Internet", "label": "Internet", "count": 4, "pct": 10.8 }, { "key": "Sewer", "label": "Sewer", "count": 3, "pct": 8.1 } ], "includes_n": 37, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 37 }, "developments": [], "masters": [], "series": [ { "date": "2026-09-07", "median": 350, "p25": 238, "p75": 680, "n": 37, "median_sqft": 0.19, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Pompano Beach townhouse or villa for sale carries a $350-a-month homeowners association fee, 17% above the South Florida median", "35.1% of Pompano Beach townhouses and villas on the market ask $500 or more a month in fees; 13.5% stay under $200", "Pompano Beach HOA fees on townhouses and villas run $238 to $680 a month for the middle half of listings" ], "lede": "POMPANO BEACH, Fla., September 7, 2026 - The median monthly homeowners association fee across the 37 townhouses and villas listed for sale in Pompano Beach is $350, with half of the listings between $238 and $680 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 17% above the five-county South Florida median of $300, and ranks Pompano Beach 15 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Pompano Beach carries a monthly homeowners association fee of $350, 17% above the five-county South Florida median of $300.\"", "\"35.1 percent of Pompano Beach townhouses and villas on the market ask $500 or more a month in fees; 13.5 percent stay under $200.\"", "\"On the median Pompano Beach townhouse or villa, a year of homeowners association fees equals 0.73 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Pompano Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-pompano-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Pompano Beach against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Pompano Beach median $350 a month, South Florida median $300; Pompano Beach ranks 15 of 34 cities.", "title": "Pompano Beach HOA fees on townhouses and villas sit 17% above the South Florida median" }, { "caption": "Share of active Pompano Beach townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 13.5% (5 listings); $200 to $300 18.9% (7 listings); $300 to $400 24.3% (9 listings); $400 to $600 10.8% (4 listings); $600 to $1,000 21.6% (8 listings); $1,000 and up 10.8% (4 listings).", "title": "24.3% of Pompano Beach townhouses and villas for sale carry a fee of $300 to $400 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Pompano Beach townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s too few (1 listings); 1980s too few (2 listings); 1990s too few (1 listings); 2000s $659 (12 listings); 2010s $355 (13 listings); 2020s too few (8 listings).", "title": "Pompano Beach HOA fees on townhouses and villas by decade the home was completed" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 42 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 42, "with_fee": 38, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 38, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 4, "n": 37, "retained_n": 37, "outliers_dropped": 1, "trim_applied": true, "cuts": { "active": 42, "cut_count": 24, "cut_pct": 57.1, "median_cut_pct": 4.3, "median_cut_dollars": 25505, "valid_price_count": 42, "missing_price_count": 0, "unchanged_count": 15, "raised_count": 3, "not_below_original_count": 18, "cut_pct_denominator": 42, "cut_sample_ok": true, "median_cut_n": 24 }, "trim_bounds": { "p1": 135.0, "p99": 1670.500000000001 }, "retained_small_sample": true, "retained_below_30": false, "median": 350, "p10": 149, "p25": 238, "p75": 680, "p90": 874, "min": 135, "max": 1450, "median_sqft": 0.19, "n_sqft": 37, "median_pct_price": 0.73, "n_pct_price": 37, "median_list_price": 484900, "median_year_built": 2012, "median_sqft_area": 1620, "over_1000": 4, "over_1000_pct": 10.8, "under_500": 24, "under_500_pct": 64.9, "hi_thr": 500, "lo_thr": 200, "over_hi": 13, "over_hi_pct": 35.1, "under_lo": 5, "under_lo_pct": 13.5, "types": { "Townhouse": { "count": 37, "pct": 100.0 } }, "regime": { "HOA": { "count": 33, "pct": 89.2 }, "not_recorded": { "count": 4, "pct": 10.8 } }, "villa_median": null, "townhouse_median": 350, "cadence": { "Monthly": { "count": 35, "pct": 94.6 }, "Quarterly": { "count": 2, "pct": 5.4 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 5, "pct": 13.5 }, { "label": "$200 to $300", "count": 7, "pct": 18.9 }, { "label": "$300 to $400", "count": 9, "pct": 24.3 }, { "label": "$400 to $600", "count": 4, "pct": 10.8 }, { "label": "$600 to $1,000", "count": 8, "pct": 21.6 }, { "label": "$1,000 and up", "count": 4, "pct": 10.8 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 1, "median": 320, "median_sqft": 0.27 }, { "label": "1980s", "n": 2, "median": 218, "median_sqft": 0.21 }, { "label": "1990s", "n": 1, "median": 1450, "median_sqft": 0.47 }, { "label": "2000s", "n": 12, "median": 659, "median_sqft": 0.32 }, { "label": "2010s", "n": 13, "median": 355, "median_sqft": 0.18 }, { "label": "2020s", "n": 8, "median": 185, "median_sqft": 0.12 } ], "bands": [ { "label": "Under $250K", "n": 1, "median": 320, "median_pct_price": 1.6 }, { "label": "$250K to $500K", "n": 20, "median": 292, "median_pct_price": 0.75 }, { "label": "$500K to $1M", "n": 9, "median": 638, "median_pct_price": 1.27 }, { "label": "$1M and up", "n": 7, "median": 675, "median_pct_price": 0.47 } ], "pre1995": { "n": 3, "median": 218 }, "post2005": { "n": 29, "median": 300 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 28, "pct": 75.7 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 22, "pct": 59.5 }, { "key": "Pools", "label": "Pool", "count": 13, "pct": 35.1 }, { "key": "Roof", "label": "Roof", "count": 13, "pct": 35.1 }, { "key": "Insurance", "label": "Building insurance", "count": 12, "pct": 32.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 11, "pct": 29.7 }, { "key": "Security", "label": "Security", "count": 8, "pct": 21.6 }, { "key": "CableTv", "label": "Cable TV", "count": 7, "pct": 18.9 }, { "key": "Trash", "label": "Trash", "count": 7, "pct": 18.9 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 6, "pct": 16.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 4, "pct": 10.8 }, { "key": "Water", "label": "Water", "count": 4, "pct": 10.8 }, { "key": "Internet", "label": "Internet", "count": 4, "pct": 10.8 }, { "key": "Sewer", "label": "Sewer", "count": 3, "pct": 8.1 } ], "includes_n": 37, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 37 }, "denominators": { "fee_percentages": 37, "fee_medians_percentiles": 37, "median_sqft": 37, "median_pct_price": 37, "includes_pct": 37, "flags_pct": 37, "cut_pct": 42 }, "developments": [], "masters": [], "series": [ { "date": "2026-09-07", "median": 350, "p25": 238, "p75": 680, "n": 37, "median_sqft": 0.19, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Pompano Beach townhouse or villa monthly homeowners association fees have a median of $350 in the retained usable-fee sample of 37 listings, 17% above the five-county median. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.", "In Pompano Beach's retained usable-fee sample (37 listings after exclusions and percentile trimming), 35.1% have monthly-equivalent fees of $500 or more and 13.5% are below $200. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.", "Pompano Beach's retained usable-fee sample (n=37): reported monthly-equivalent homeowners association fees range from $238 to $680 at the 25th to 75th percentiles. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures." ], "lede": "POMPANO BEACH, Fla., September 7, 2026 - Among 37 active townhouse or villa listings in Pompano Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $350, with the middle half between $238 and $680, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 42 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 17% above the separately trimmed five-county median of $300 and ranks tied 14th among 34 published city medians. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Pompano Beach's retained usable-fee sample (n=37), after exclusions and percentile trimming, is $350, compared with $300 in the separately trimmed five-county sample. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.\"", "\"Among Pompano Beach townhouses and villas in the retained usable-fee sample (n=37) after exclusions and percentile trimming, 35.1 percent have listed monthly-equivalent fees of $500 or more and 13.5 percent are below $200. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.\"", "\"Among 37 retained listings with a current asking price of at least $20,000 in Pompano Beach's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.73 percent of the current asking price (median of per-listing ratios). Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Pompano Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (38 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 37 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 42 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/pompano-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-pompano-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Pompano Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.", "alt": "Dot strip chart in five county lanes. Pompano Beach retained-sample median $350 a month (n=37); five-county median $300 (n=3,206, region-level trim). Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.", "title": "Pompano Beach townhouses and villas, retained usable-fee sample (n=37): median $350/month, 17% above the five-county median of $300. Small sample: 38 valid before trim; 37 retained.", "visible_labels": [ "$350", "37", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 37 active Pompano Beach townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 13.5% (5 listings); $200 to $300 18.9% (7 listings); $300 to $400 24.3% (9 listings); $400 to $600 10.8% (4 listings); $600 to $1,000 21.6% (8 listings); $1,000 and up 10.8% (4 listings). Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.", "title": "24.3% of Pompano Beach's retained usable-fee sample (37 listings) falls in the $300 to $400 monthly band. Small sample: 38 valid before trim; 37 retained.", "visible_labels": [ "0%", "0", "13.5%", "5", "18.9%", "7", "24.3%", "9", "10.8%", "4", "21.6%", "8", "10.8%", "4" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Pompano Beach townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.", "alt": "Column chart of median fee by recorded decade built: 1970s count only (1 listings); 1980s count only (2 listings); 1990s count only (1 listings); 2000s $659 (12 listings); 2010s $355 (13 listings); 2020s count only (8 listings). Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.", "title": "Pompano Beach HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=37). Small sample: 38 valid before trim; 37 retained.", "visible_labels": [ "1", "2", "1", "$659", "12", "$355", "13", "8" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 135.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1670.500000000001, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Pompano Beach median $350 a month, South Florida median $300; Pompano Beach ranks 15 of 34 cities.", "after": "Dot strip chart in five county lanes. Pompano Beach retained-sample median $350 a month (n=37); five-county median $300 (n=3,206, region-level trim). Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Pompano Beach against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Pompano Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Pompano Beach HOA fees on townhouses and villas sit 17% above the South Florida median", "after": "Pompano Beach townhouses and villas, retained usable-fee sample (n=37): median $350/month, 17% above the five-county median of $300. Small sample: 38 valid before trim; 37 retained.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$350", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "37", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 13.5% (5 listings); $200 to $300 18.9% (7 listings); $300 to $400 24.3% (9 listings); $400 to $600 10.8% (4 listings); $600 to $1,000 21.6% (8 listings); $1,000 and up 10.8% (4 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 13.5% (5 listings); $200 to $300 18.9% (7 listings); $300 to $400 24.3% (9 listings); $400 to $600 10.8% (4 listings); $600 to $1,000 21.6% (8 listings); $1,000 and up 10.8% (4 listings). Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Pompano Beach townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 37 active Pompano Beach townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "24.3% of Pompano Beach townhouses and villas for sale carry a fee of $300 to $400 a month", "after": "24.3% of Pompano Beach's retained usable-fee sample (37 listings) falls in the $300 to $400 monthly band. Small sample: 38 valid before trim; 37 retained.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "21.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "10.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "13.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "18.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "24.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "10.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s too few (1 listings); 1980s too few (2 listings); 1990s too few (1 listings); 2000s $659 (12 listings); 2010s $355 (13 listings); 2020s too few (8 listings).", "after": "Column chart of median fee by recorded decade built: 1970s count only (1 listings); 1980s count only (2 listings); 1990s count only (1 listings); 2000s $659 (12 listings); 2010s $355 (13 listings); 2020s count only (8 listings). Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Pompano Beach townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Pompano Beach townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Pompano Beach HOA fees on townhouses and villas by decade the home was completed", "after": "Pompano Beach HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=37). Small sample: 38 valid before trim; 37 retained.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$659", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "$355", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Pompano Beach townhouse or villa for sale carries a $350-a-month homeowners association fee, 17% above the South Florida median", "after": "Pompano Beach townhouse or villa monthly homeowners association fees have a median of $350 in the retained usable-fee sample of 37 listings, 17% above the five-county median. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "35.1% of Pompano Beach townhouses and villas on the market ask $500 or more a month in fees; 13.5% stay under $200", "after": "In Pompano Beach's retained usable-fee sample (37 listings after exclusions and percentile trimming), 35.1% have monthly-equivalent fees of $500 or more and 13.5% are below $200. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Pompano Beach HOA fees on townhouses and villas run $238 to $680 a month for the middle half of listings", "after": "Pompano Beach's retained usable-fee sample (n=37): reported monthly-equivalent homeowners association fees range from $238 to $680 at the 25th to 75th percentiles. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "lede", "before": "POMPANO BEACH, Fla., September 7, 2026 - The median monthly homeowners association fee across the 37 townhouses and villas listed for sale in Pompano Beach is $350, with half of the listings between $238 and $680 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 17% above the five-county South Florida median of $300, and ranks Pompano Beach 15 of 34 cities.", "after": "POMPANO BEACH, Fla., September 7, 2026 - Among 37 active townhouse or villa listings in Pompano Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $350, with the middle half between $238 and $680, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 42 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 17% above the separately trimmed five-county median of $300 and ranks tied 14th among 34 published city medians. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Pompano Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-pompano-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Pompano Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (38 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 37 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 42 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/pompano-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-pompano-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Pompano Beach carries a monthly homeowners association fee of $350, 17% above the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Pompano Beach's retained usable-fee sample (n=37), after exclusions and percentile trimming, is $350, compared with $300 in the separately trimmed five-county sample. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"35.1 percent of Pompano Beach townhouses and villas on the market ask $500 or more a month in fees; 13.5 percent stay under $200.\"", "after": "\"Among Pompano Beach townhouses and villas in the retained usable-fee sample (n=37) after exclusions and percentile trimming, 35.1 percent have listed monthly-equivalent fees of $500 or more and 13.5 percent are below $200. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Pompano Beach townhouse or villa, a year of homeowners association fees equals 0.73 percent of the asking price.\"", "after": "\"Among 37 retained listings with a current asking price of at least $20,000 in Pompano Beach's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.73 percent of the current asking price (median of per-listing ratios). Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "63a152e9143918489f89e707a88352ed7ead86a0fc63ee4310a36226eab937e1", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nPompano Beach HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Pompano Beach townhouse or villa for sale carries a $350-a-month homeowners association\nfee, 17% above the South Florida median\n35.1% of Pompano Beach townhouses and villas on the market ask $500 or more a month in fees; 13.5%\nstay under $200\nPompano Beach HOA fees on townhouses and villas run $238 to $680 a month for the middle half of\nlistings\nLEDE\nPOMPANO BEACH, Fla., September 7, 2026 - The median monthly homeowners association fee across the 37\ntownhouses and villas listed for sale in Pompano Beach is $350, with half of the listings between $238 and\n$680 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 17% above\nthe five-county South Florida median of $300, and ranks Pompano Beach 15 of 34 cities.\nNUT GRAF\nPer square foot, the median Pompano Beach townhouse or villa fee is $0.19 a month on a median home of\n1,620 square feet; at the median asking price of $485K, a year of fees equals 0.73% of the price. 35.1% of\nlistings ask $500 or more a month and 13.5% under $200. 0% of listings report two association layers (a\nmaster and a sub-association); 5.4% are billed quarterly and shown here as monthly equivalents. Agent-written\nremarks mention a special assessment on 0% of listings, describe one as pending or payable by the buyer on\n0%, and mention a mandatory club or membership on 0%.\nFACT BOX\nActive townhouse or villa listings, Pompano Beach\n42 (37 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$350\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$238 to $680\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.19 (median home 1,620 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n0.73% (asking $485K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $500 or more a month / under $200\n35.1% / 13.5%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n5.4%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Pompano Beach ranks 15 of 34\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Pompano Beach carries a monthly homeowners\nassociation fee of $350, 17% above the five-county South Florida median of $300.\"\n\"35.1 percent of Pompano Beach townhouses and villas on the market ask $500 or more a month in fees;\n13.5 percent stay under $200.\"\n\"On the median Pompano Beach townhouse or villa, a year of homeowners association fees equals 0.73\npercent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Pompano Beach against every South Florida city with 30 or more active townhouse or villa\nlistings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Pompano Beach townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Pompano Beach townhouses and villas by decade the home was\ncompleted, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Pompano Beach permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-pompano-\nbeach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and\nmay not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "5d7a9fb53acfba6f6bcd3fa70abb634e279856e049bf6de457513e6f85399dbb", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nPompano Beach HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/pompano-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nPompano Beach townhouse or villa monthly homeowners association fees have a median of $350 in the\nretained usable-fee sample of 37 listings, 17% above the five-county median. Small sample: 38 valid before\ntrimming; 37 retained. A few listings can materially change these figures.\nIn Pompano Beach's retained usable-fee sample (37 listings after exclusions and percentile trimming), 35.1%\nhave monthly-equivalent fees of $500 or more and 13.5% are below $200. Small sample: 38 valid before\ntrimming; 37 retained. A few listings can materially change these figures.\nPompano Beach's retained usable-fee sample (n=37): reported monthly-equivalent homeowners association\nfees range from $238 to $680 at the 25th to 75th percentiles. Small sample: 38 valid before trimming; 37\nretained. A few listings can materially change these figures.\nLEDE\nPOMPANO BEACH, Fla., September 7, 2026 - Among 37 active townhouse or villa listings in Pompano Beach\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly homeowners association fee is $350, with the middle half\nbetween $238 and $680, according to PBP Real Estate's analysis of BeachesMLS listing data as of September\n7, 2026. There are 42 active townhouse or villa listings before those exclusions and trimming; the fee statistics\ndescribe the retained sample, not every property for sale. The city median is 17% above the separately\ntrimmed five-county median of $300 and ranks tied 14th among 34 published city medians. Small sample: 38\nvalid before trimming; 37 retained. A few listings can materially change these figures.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Pompano Beach townhouse or villa fee is $0.19 a\nmonth (37 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals\na median 0.73% of the listing's current asking price across 37 retained listings with a current asking price of at\nleast $20,000; this is the median of per-listing ratios. 35.1% of the retained sample have fees of $500 or more\na month and 13.5% are below $200. 0% of the retained sample report two association layers (a master and a\nsub-association, summed here); 5.4% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable\nby the buyer on 0%, and mention a mandatory club or membership on 0%; 37 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. Small sample: 38 valid\nbefore trimming; 37 retained. A few listings can materially change these figures.\nFACT BOX\nActive townhouse or villa listings, Pompano\nBeach (before exclusions and trimming)\n42\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n38 / 37 (1 trimmed; 0 fee without billing frequency\nexcluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$350\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$238 to $680\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.19 (37 retained listings with recorded living area\nof at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n0.73% (37 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n35.1% (13) / 13.5% (5) of 37\nSeptember 7, 2026\nTwo association layers reported (master +\nsub), retained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly),\nretained sample\n5.4%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); Pompano Beach ranks tied\n14th among 34 published city medians\nSeptember 7, 2026\nSmall retained fee sample — interpretation\ncaution\nSmall sample: 38 valid before trimming; 37 retained.\nA few listings can materially change these figures.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Pompano Beach's retained usable-fee\nsample (n=37), after exclusions and percentile trimming, is $350, compared with $300 in the separately\ntrimmed five-county sample. Small sample: 38 valid before trimming; 37 retained. A few listings can\nmaterially change these figures.\"\n\"Among Pompano Beach townhouses and villas in the retained usable-fee sample (n=37) after exclusions\nand percentile trimming, 35.1 percent have listed monthly-equivalent fees of $500 or more and 13.5\npercent are below $200. Small sample: 38 valid before trimming; 37 retained. A few listings can materially\nchange these figures.\"\n\"Among 37 retained listings with a current asking price of at least $20,000 in Pompano Beach's usable-fee\nsample after exclusions and percentile trimming, a year of reported homeowners association fees equals a\nmedian 0.73 percent of the current asking price (median of per-listing ratios). Small sample: 38 valid before\ntrimming; 37 retained. A few listings can materially change these figures.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nPompano Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the\nfive-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings\nwith a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nSmall sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.\nChart data (aggregate): Dot strip chart in five county lanes. Pompano Beach retained-sample median $350 a\nmonth (n=37); five-county median $300 (n=3,206, region-level trim). Small sample: 38 valid before trimming;\n37 retained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 37 active Pompano Beach townhouse or villa listings retained after\nunusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all\nactive listings. Source: BeachesMLS via PBP Real Estate. Small sample: 38 valid before trimming; 37 retained. A few listings can materially\nchange these figures.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 0% (0\nlistings); $100 to $200 13.5% (5 listings); $200 to $300 18.9% (7 listings); $300 to $400 24.3% (9 listings);\n$400 to $600 10.8% (4 listings); $600 to $1,000 21.6% (8 listings); $1,000 and up 10.8% (4 listings). Small\nsample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Pompano Beach townhouses and villas in\nthe retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with\na recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small\nsample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s count only (1 listings);\n1980s count only (2 listings); 1990s count only (1 listings); 2000s $659 (12 listings); 2010s $355 (13 listings);\n2020s count only (8 listings). Small sample: 38 valid before trimming; 37 retained. A few listings can materially\nchange these figures.\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Pompano Beach, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (38 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 37 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 42 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes\ntogether after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific\nassociation's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as\nthe brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable\nbut not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/pompano-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/hoa-fees-pompano-beach/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "14d7d499d32fe1cebbdaf815873f0dedb398f99ddee178b0b81ee64812b6f1c7", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - POMPANO BEACH HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Pompano Beach townhouse or villa monthly homeowners association fees have a median of $350 in the retained usable-fee sample of 37 listings, 17% above the five-county median. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.\n2. In Pompano Beach's retained usable-fee sample (37 listings after exclusions and percentile trimming), 35.1% have monthly-equivalent fees of $500 or more and 13.5% are below $200. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.\n3. Pompano Beach's retained usable-fee sample (n=37): reported monthly-equivalent homeowners association fees range from $238 to $680 at the 25th to 75th percentiles. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.\n\nLEDE\nPOMPANO BEACH, Fla., September 7, 2026 - Among 37 active townhouse or villa listings in Pompano Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $350, with the middle half between $238 and $680, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 42 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 17% above the separately trimmed five-county median of $300 and ranks tied 14th among 34 published city medians. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Pompano Beach townhouse or villa fee is $0.19 a month (37 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 0.73% of the listing's current asking price across 37 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 35.1% of the retained sample have fees of $500 or more a month and 13.5% are below $200. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 5.4% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 37 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Pompano Beach (before exclusions and trimming): 42 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 38 / 37 (1 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $350 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $238 to $680 [September 7, 2026]\n- Median fee per square foot per month: $0.19 (37 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 0.73% (37 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 35.1% (13) / 13.5% (5) of 37 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 5.4% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 0% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Pompano Beach ranks tied 14th among 34 published city medians [September 7, 2026]\n- Small retained fee sample — interpretation caution: Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Pompano Beach's retained usable-fee sample (n=37), after exclusions and percentile trimming, is $350, compared with $300 in the separately trimmed five-county sample. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.\"\n- \"Among Pompano Beach townhouses and villas in the retained usable-fee sample (n=37) after exclusions and percentile trimming, 35.1 percent have listed monthly-equivalent fees of $500 or more and 13.5 percent are below $200. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.\"\n- \"Among 37 retained listings with a current asking price of at least $20,000 in Pompano Beach's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.73 percent of the current asking price (median of per-listing ratios). Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- pompano-beach-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Pompano Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.\n Alt text: Dot strip chart in five county lanes. Pompano Beach retained-sample median $350 a month (n=37); five-county median $300 (n=3,206, region-level trim). Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.\n- pompano-beach-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 37 active Pompano Beach townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 13.5% (5 listings); $200 to $300 18.9% (7 listings); $300 to $400 24.3% (9 listings); $400 to $600 10.8% (4 listings); $600 to $1,000 21.6% (8 listings); $1,000 and up 10.8% (4 listings). Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.\n- pompano-beach-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Pompano Beach townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.\n Alt text: Column chart of median fee by recorded decade built: 1970s count only (1 listings); 1980s count only (2 listings); 1990s count only (1 listings); 2000s $659 (12 listings); 2010s $355 (13 listings); 2020s count only (8 listings). Small sample: 38 valid before trimming; 37 retained. A few listings can materially change these figures.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Pompano Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (38 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 37 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 42 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/pompano-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-pompano-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "port-st-lucie", "city": "Port St Lucie", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "St Lucie", "segments": { "houses": { "active": 1367, "sample_ok": true, "small_sample": false, "pending": 512, "median_list_price": 459900.0, "cut_count": 738, "cut_pct": 54.0, "raised_count": 65, "median_cut_pct": 3.8, "median_cut_dollars": 20000.0, "cut_last30": 462, "cut_last30_pct": 33.8, "cut_last7": 137, "median_dom": 53, "median_cdom": 60, "relisted_count": 103, "relisted_pct": 7.5, "over90": 499, "over90_pct": 36.5, "over180": 205, "fresh_held": 452, "fresh_held_pct": 33.1, "stale_uncut": 128, "stale_uncut_pct": 9.4, "dom_buckets": [ { "label": "0-30", "count": 445, "pct": 32.6 }, { "label": "31-60", "count": 246, "pct": 18.0 }, { "label": "61-90", "count": 177, "pct": 12.9 }, { "label": "91-180", "count": 294, "pct": 21.5 }, { "label": "181+", "count": 205, "pct": 15.0 } ], "bands": [ { "label": "Under $500K", "active": 887, "cut": 498, "cut_pct": 56.1, "median_cdom": 58 }, { "label": "$500K to $1M", "active": 430, "cut": 224, "cut_pct": 52.1, "median_cdom": 60.0 }, { "label": "$1M to $2M", "active": 34, "cut": 10, "cut_pct": 29.4, "median_cdom": 52.0 }, { "label": "$2M to $5M", "active": 14, "cut": 6, "cut_pct": 42.9, "median_cdom": 231.0 }, { "label": "$5M and up", "active": 2, "cut": 0, "cut_pct": 0.0, "median_cdom": 115.0 } ], "pending_cut_count": 260, "pending_cut_pct": 50.8, "pending_median_cut_pct": 5.1, "pending_median_cdom": 57.0, "tier": "h1", "series": [ { "date": "2026-09-05", "active": 1357, "cut_pct": 54.6, "median_cdom": 60, "median_list_price": 459900.0 }, { "date": "2026-09-06", "active": 1355, "cut_pct": 54.4, "median_cdom": 60, "median_list_price": 459900.0 }, { "date": "2026-09-07", "active": 1367, "cut_pct": 54.0, "median_cdom": 60, "median_list_price": 459900.0 } ] }, "condos": { "active": 62, "sample_ok": true, "small_sample": false, "pending": 11, "median_list_price": 210000.0, "cut_count": 37, "cut_pct": 59.7, "raised_count": 1, "median_cut_pct": 5.9, "median_cut_dollars": 11000.0, "cut_last30": 15, "cut_last30_pct": 24.2, "cut_last7": 3, "median_dom": 69.5, "median_cdom": 73.5, "relisted_count": 4, "relisted_pct": 6.5, "over90": 25, "over90_pct": 40.3, "over180": 14, "fresh_held": 18, "fresh_held_pct": 29.0, "stale_uncut": 4, "stale_uncut_pct": 6.5, "dom_buckets": [ { "label": "0-30", "count": 9, "pct": 14.5 }, { "label": "31-60", "count": 15, "pct": 24.2 }, { "label": "61-90", "count": 13, "pct": 21.0 }, { "label": "91-180", "count": 11, "pct": 17.7 }, { "label": "181+", "count": 14, "pct": 22.6 } ], "bands": [ { "label": "Under $250K", "active": 50, "cut": 30, "cut_pct": 60.0, "median_cdom": 75.0 }, { "label": "$250K to $500K", "active": 12, "cut": 7, "cut_pct": 58.3, "median_cdom": 69.5 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 9, "pending_cut_pct": 81.8, "pending_median_cut_pct": 7.8, "pending_median_cdom": 84, "tier": "c2", "series": [ { "date": "2026-09-05", "active": 62, "cut_pct": 59.7, "median_cdom": 73.5, "median_list_price": 210000.0 }, { "date": "2026-09-06", "active": 62, "cut_pct": 59.7, "median_cdom": 73.5, "median_list_price": 210000.0 }, { "date": "2026-09-07", "active": 62, "cut_pct": 59.7, "median_cdom": 73.5, "median_list_price": 210000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "54.0% of Port St Lucie houses for sale have cut their asking price, 59.7% of condos", "Port St Lucie sellers blink faster than the rest of St Lucie County as 36.5% of houses pass 90 days on the market", "Buying in Port St Lucie? Half houses have already come down once, by a median $20K" ], "lede": "PORT ST LUCIE, Fla., September 7, 2026 - 54.0% of the 1,367 single-family homes listed for sale in Port St Lucie have reduced their asking price at least once, by a median 3.8% (about $20K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 62 condominium listings, 59.7% have cut, by a median 5.9%.", "quotes": [ "\"54.0 percent of single-family homes for sale in Port St Lucie have reduced their asking price at least once, by a median $20K.\"", "\"Counting every relisting, the median Port St Lucie house for sale has been waiting 60 days, not the 53 the current listing shows.\"", "\"Of the Port St Lucie houses now under contract, 49.2 percent never reduced their asking price; the rest cut by a median 5.1 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Port St Lucie and St Lucie County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 1,367 houses, 62 condominiums, 512 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-port-st-lucie/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Port St Lucie versus St Lucie County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Port St Lucie houses 54.0%, St Lucie County houses 50.6%; Port St Lucie condominiums 59.7%, St Lucie County condominiums 44.7%.", "title": "Port St Lucie houses are cutting 3.4 points more often than St Lucie County" }, { "caption": "Active Port St Lucie listings by cumulative days on market, houses and condominiums, September 7, 2026. 36.5% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 32.6%, 31-60 days 18.0%, 61-90 days 12.9%, 91-180 days 21.5%, 181+ days 15.0%. Condominiums: 0-30 days 14.5%, 31-60 days 24.2%, 61-90 days 21.0%, 91-180 days 17.7%, 181+ days 22.6%.", "title": "36.5% of Port St Lucie houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Port St Lucie houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 56.1% of 887; $500K to $1M 52.1% of 430; $1M to $2M 29.4% of 34; $2M to $5M 42.9% of 14; $5M and up too few to read of 2.", "title": "Under $500K Port St Lucie houses have cut most often: 56.1% of 887" } ] } }, "after": { "figures": { "city": { "county": "St Lucie", "county_basis": "published_city_config_presentation_only", "county_counts": { "Martin": 1, "St Lucie": 1950 }, "county_missing_count": 1, "multi_county": true, "county_benchmark": "St Lucie", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 1367, "sample_ok": true, "small_sample": false, "pending": 512, "median_list_price": 459900.0, "cut_count": 738, "cut_pct": 54.0, "raised_count": 65, "valid_price_count": 1367, "missing_price_count": 0, "unchanged_count": 564, "not_below_original_count": 629, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 3.8, "median_cut_dollars": 20000.0, "cut_last30": 462, "cut_last30_pct": 33.8, "cut_last7": 137, "median_dom": 53, "median_cdom": 60, "dom_n": 1367, "cdom_n": 1367, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 1367, "relisted_count": 103, "relisted_pct": 7.5, "over90": 499, "over90_pct": 36.5, "over180": 205, "fresh_held": 452, "fresh_held_pct": 33.1, "fresh_held_missing_cdom_count": 0, "stale_uncut": 128, "stale_uncut_pct": 9.4, "dom_buckets": [ { "label": "0-30", "count": 445, "pct": 32.6 }, { "label": "31-60", "count": 246, "pct": 18.0 }, { "label": "61-90", "count": 177, "pct": 12.9 }, { "label": "91-180", "count": 294, "pct": 21.5 }, { "label": "181+", "count": 205, "pct": 15.0 } ], "bands": [ { "label": "Under $500K", "active": 887, "cut": 498, "cut_pct": 56.1, "median_cdom": 58, "cut_pct_denominator": 887, "cdom_n": 887, "valid_price_count": 887 }, { "label": "$500K to $1M", "active": 430, "cut": 224, "cut_pct": 52.1, "median_cdom": 60.0, "cut_pct_denominator": 430, "cdom_n": 430, "valid_price_count": 430 }, { "label": "$1M to $2M", "active": 34, "cut": 10, "cut_pct": 29.4, "median_cdom": 52.0, "cut_pct_denominator": 34, "cdom_n": 34, "valid_price_count": 34 }, { "label": "$2M to $5M", "active": 14, "cut": 6, "cut_pct": 42.9, "median_cdom": 231.0, "cut_pct_denominator": 14, "cdom_n": 14, "valid_price_count": 14 }, { "label": "$5M and up", "active": 2, "cut": 0, "cut_pct": 0.0, "median_cdom": 115.0, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 } ], "pending_cut_count": 260, "pending_cut_pct": 50.8, "pending_valid_price_count": 512, "pending_missing_price_count": 0, "pending_unchanged_count": 233, "pending_raised_count": 19, "pending_not_below_original_count": 252, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 512, "pending_dom_n": 512, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 5.1, "pending_median_cdom": 57.0, "denominators": { "cut_pct": 1367, "cut_last30_pct": 1367, "relisted_pct": 1367, "fresh_held_pct": 1367, "stale_uncut_pct": 1367, "over90_pct": 1367, "dom_bucket_pct": 1367, "pending_cut_pct": 512, "median_dom": 1367, "median_cdom": 1367, "median_cut_pct": 738, "median_cut_dollars": 738, "pending_median_cut_pct": 260, "pending_median_cdom": 512 }, "county_counts": { "Martin": 1, "St Lucie": 1365, "_missing": 1 }, "tier": "h1", "series": [ { "date": "2026-09-07", "active": 1367, "cut_pct": 54.0, "median_cdom": 60, "median_list_price": 459900.0 } ] }, "condos": { "active": 62, "sample_ok": true, "small_sample": false, "pending": 11, "median_list_price": 210000.0, "cut_count": 37, "cut_pct": 59.7, "raised_count": 1, "valid_price_count": 62, "missing_price_count": 0, "unchanged_count": 24, "not_below_original_count": 25, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 5.9, "median_cut_dollars": 11000.0, "cut_last30": 15, "cut_last30_pct": 24.2, "cut_last7": 3, "median_dom": 69.5, "median_cdom": 73.5, "dom_n": 62, "cdom_n": 62, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 62, "relisted_count": 4, "relisted_pct": 6.5, "over90": 25, "over90_pct": 40.3, "over180": 14, "fresh_held": 18, "fresh_held_pct": 29.0, "fresh_held_missing_cdom_count": 0, "stale_uncut": 4, "stale_uncut_pct": 6.5, "dom_buckets": [ { "label": "0-30", "count": 9, "pct": 14.5 }, { "label": "31-60", "count": 15, "pct": 24.2 }, { "label": "61-90", "count": 13, "pct": 21.0 }, { "label": "91-180", "count": 11, "pct": 17.7 }, { "label": "181+", "count": 14, "pct": 22.6 } ], "bands": [ { "label": "Under $250K", "active": 50, "cut": 30, "cut_pct": 60.0, "median_cdom": 75.0, "cut_pct_denominator": 50, "cdom_n": 50, "valid_price_count": 50 }, { "label": "$250K to $500K", "active": 12, "cut": 7, "cut_pct": 58.3, "median_cdom": 69.5, "cut_pct_denominator": 12, "cdom_n": 12, "valid_price_count": 12 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 9, "pending_cut_pct": 81.8, "pending_valid_price_count": 11, "pending_missing_price_count": 0, "pending_unchanged_count": 2, "pending_raised_count": 0, "pending_not_below_original_count": 2, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 11, "pending_dom_n": 11, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 7.8, "pending_median_cdom": 84, "denominators": { "cut_pct": 62, "cut_last30_pct": 62, "relisted_pct": 62, "fresh_held_pct": 62, "stale_uncut_pct": 62, "over90_pct": 62, "dom_bucket_pct": 62, "pending_cut_pct": 11, "median_dom": 62, "median_cdom": 62, "median_cut_pct": 37, "median_cut_dollars": 37, "pending_median_cut_pct": 9, "pending_median_cdom": 11 }, "county_counts": { "St Lucie": 62 }, "tier": "c2", "series": [ { "date": "2026-09-07", "active": 62, "cut_pct": 59.7, "median_cdom": 73.5, "median_list_price": 210000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "54% of Port St Lucie houses for sale are asking less than their original list price; 59.7% of condos", "Seller Blink Rate™ in Port St Lucie: 54% of houses list below original asking, against 50.4% across St Lucie County", "Buying in Port St Lucie? 738 of the 1,367 houses for sale are asking below their original price, by a median $20K" ], "lede": "PORT ST LUCIE, Fla., September 7, 2026 - 54% of the 1,367 single-family homes listed for sale in Port St Lucie (738 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 738 reduced listings, the median reduction is 3.8% (about $20K). Among the city's 62 condominium listings, 59.7% are asking below their original price, by a median 5.9%.", "quotes": [ "\"54 percent of single-family homes for sale in Port St Lucie have a current asking price below their original list price; among those 738 reduced listings the median reduction is $20K.\"", "\"Among active Port St Lucie houses, the median recorded CumulativeDaysOnMarket value is 60 days and the median recorded DaysOnMarket value is 53 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 50.8 percent of the 512 Port St Lucie houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.1 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Port St Lucie, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (564 unchanged, 65 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 1,367 houses, 62 condominiums, 512 houses under contract. Geography is the MLS City field, not a municipal boundary; 1 of 1951 Port St Lucie listings carry a different county in the MLS record. County comparisons use listings whose MLS record is in St Lucie County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/port-st-lucie/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-port-st-lucie/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Port St Lucie versus St Lucie County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Port St Lucie houses 54%, St Lucie County houses 50.4%; Port St Lucie condominiums 59.7%, St Lucie County condominiums 43.6%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 54% of Port St Lucie houses for sale are asking below their original price, against 50.4% across St Lucie County", "visible_labels": [ "43.6%", "59.7%", "50.4%", "54%" ] }, { "caption": "Active Port St Lucie houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 36.5% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 32.6%, 31-60 days 18%, 61-90 days 12.9%, 91-180 days 21.5%, 181+ days 15%. Condominiums: 0-30 days 14.5%, 31-60 days 24.2%, 61-90 days 21%, 91-180 days 17.7%, 181+ days 22.6%.", "title": "36.5% of Port St Lucie houses for sale with a recorded cumulative-days value exceed 90 days; 40.3% of condos", "visible_labels": [ "32.6%", "14.5%", "18%", "24.2%", "12.9%", "21%", "21.5%", "17.7%", "15%", "22.6%", "36.5%" ] }, { "caption": "Share of active Port St Lucie houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 56.1% (498 of 887); $500K to $1M 52.1% (224 of 430); $1M to $2M 29.4% (10 of 34); $2M to $5M 42.9% (6 of 14); $5M and up 2 listed, count only.", "title": "Under $500K Port St Lucie houses show the highest share asking below original: 56.1% of 887", "visible_labels": [ "2", "42.9%", "6", "14", "29.4%", "10", "34", "52.1%", "224", "430", "56.1%", "498", "887" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "St Lucie", "before_present": false, "after_present": true }, { "field": "city.county_counts.Martin", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.county_counts.St Lucie", "before": null, "after": 1950, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.St Lucie", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 887, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 887, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 887, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 430, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 430, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 430, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 1367, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Martin", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.St Lucie", "before": null, "after": 1365, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts._missing", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 1367, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 1367, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 1367, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 1367, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 1367, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 738, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 738, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 1367, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 1367, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 512, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 512, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 260, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 1367, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 1367, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 1367, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 629, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 1367, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 512, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 512, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 252, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 233, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 512, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 564, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 1367, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Port St Lucie houses 54.0%, St Lucie County houses 50.6%; Port St Lucie condominiums 59.7%, St Lucie County condominiums 44.7%.", "after": "Horizontal bar chart. Port St Lucie houses 54%, St Lucie County houses 50.4%; Port St Lucie condominiums 59.7%, St Lucie County condominiums 43.6%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Port St Lucie versus St Lucie County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Port St Lucie versus St Lucie County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Port St Lucie houses are cutting 3.4 points more often than St Lucie County", "after": "Seller Blink Rate™: 54% of Port St Lucie houses for sale are asking below their original price, against 50.4% across St Lucie County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "43.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "59.7%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "50.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "54%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 32.6%, 31-60 days 18.0%, 61-90 days 12.9%, 91-180 days 21.5%, 181+ days 15.0%. Condominiums: 0-30 days 14.5%, 31-60 days 24.2%, 61-90 days 21.0%, 91-180 days 17.7%, 181+ days 22.6%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 32.6%, 31-60 days 18%, 61-90 days 12.9%, 91-180 days 21.5%, 181+ days 15%. Condominiums: 0-30 days 14.5%, 31-60 days 24.2%, 61-90 days 21%, 91-180 days 17.7%, 181+ days 22.6%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Port St Lucie listings by cumulative days on market, houses and condominiums, September 7, 2026. 36.5% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Port St Lucie houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 36.5% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "36.5% of Port St Lucie houses for sale have waited more than 90 days, counting every relisting", "after": "36.5% of Port St Lucie houses for sale with a recorded cumulative-days value exceed 90 days; 40.3% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "32.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "36.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "14.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "18%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "24.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "12.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "21%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "21.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "17.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "15%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "22.6%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 56.1% of 887; $500K to $1M 52.1% of 430; $1M to $2M 29.4% of 34; $2M to $5M 42.9% of 14; $5M and up too few to read of 2.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 56.1% (498 of 887); $500K to $1M 52.1% (224 of 430); $1M to $2M 29.4% (10 of 34); $2M to $5M 42.9% (6 of 14); $5M and up 2 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Port St Lucie houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Port St Lucie houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Under $500K Port St Lucie houses have cut most often: 56.1% of 887", "after": "Under $500K Port St Lucie houses show the highest share asking below original: 56.1% of 887", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "56.1%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "498", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "887", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "42.9%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "29.4%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "34", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "52.1%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "224", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "430", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "54.0% of Port St Lucie houses for sale have cut their asking price, 59.7% of condos", "after": "54% of Port St Lucie houses for sale are asking less than their original list price; 59.7% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Port St Lucie sellers blink faster than the rest of St Lucie County as 36.5% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Port St Lucie: 54% of houses list below original asking, against 50.4% across St Lucie County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Port St Lucie? Half houses have already come down once, by a median $20K", "after": "Buying in Port St Lucie? 738 of the 1,367 houses for sale are asking below their original price, by a median $20K", "before_present": true, "after_present": true }, { "field": "lede", "before": "PORT ST LUCIE, Fla., September 7, 2026 - 54.0% of the 1,367 single-family homes listed for sale in Port St Lucie have reduced their asking price at least once, by a median 3.8% (about $20K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 62 condominium listings, 59.7% have cut, by a median 5.9%.", "after": "PORT ST LUCIE, Fla., September 7, 2026 - 54% of the 1,367 single-family homes listed for sale in Port St Lucie (738 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 738 reduced listings, the median reduction is 3.8% (about $20K). Among the city's 62 condominium listings, 59.7% are asking below their original price, by a median 5.9%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Port St Lucie and St Lucie County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 1,367 houses, 62 condominiums, 512 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-port-st-lucie/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Port St Lucie, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (564 unchanged, 65 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 1,367 houses, 62 condominiums, 512 houses under contract. Geography is the MLS City field, not a municipal boundary; 1 of 1951 Port St Lucie listings carry a different county in the MLS record. County comparisons use listings whose MLS record is in St Lucie County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/port-st-lucie/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-port-st-lucie/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"54.0 percent of single-family homes for sale in Port St Lucie have reduced their asking price at least once, by a median $20K.\"", "after": "\"54 percent of single-family homes for sale in Port St Lucie have a current asking price below their original list price; among those 738 reduced listings the median reduction is $20K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Port St Lucie house for sale has been waiting 60 days, not the 53 the current listing shows.\"", "after": "\"Among active Port St Lucie houses, the median recorded CumulativeDaysOnMarket value is 60 days and the median recorded DaysOnMarket value is 53 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Port St Lucie houses now under contract, 49.2 percent never reduced their asking price; the rest cut by a median 5.1 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 50.8 percent of the 512 Port St Lucie houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.1 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "88572e2e4db62983a07da242cc25bfcd9398fb7282f64a13d79aac2a3dfaf9d0", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nPort St Lucie price cuts and true days on market\nHEADLINE OPTIONS\n54.0% of Port St Lucie houses for sale have cut their asking price, 59.7% of condos\nPort St Lucie sellers blink faster than the rest of St Lucie County as 36.5% of houses pass 90 days on the\nmarket\nBuying in Port St Lucie? Half houses have already come down once, by a median $20K\nLEDE\nPORT ST LUCIE, Fla., September 7, 2026 - 54.0% of the 1,367 single-family homes listed for sale in Port St\nLucie have reduced their asking price at least once, by a median 3.8% (about $20K), according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. Among the city's 62 condominium listings, 59.7% have\ncut, by a median 5.9%.\nNUT GRAF\nThe figures point to a market where 50.8% of houses reached a contract only after a price cut: of the 512 Port\nSt Lucie houses now under contract, 50.8% reduced before going under contract, with a median cut of 5.1%\nand a median 57 days to contract. Across St Lucie County the price-cut share is 50.6% for houses and 44.7%\nfor condominiums, so Port St Lucie houses are cutting 3.4 points more often than the county. Counting every\nrelisting, the median Port St Lucie house for sale has been on the market 60 days, against 53 on its current\nlisting; 7.5% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nPort St Lucie\n1,367\nShare with at\nleast one price\nreduction,\nhouses\n54.0% (738 of 1,367)\nMedian\nreduction\nfrom original\nasking, houses\n3.8% (about $20K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings, Port\nSt Lucie\n62\nShare with at\nleast one price\nreduction,\ncondominiums\n59.7% (37 of 62)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n60 days (53 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n36.5% (499 of 1,367)\nHouses under\ncontract that\nreduced first\n50.8% of 512\nSt Lucie\nCounty price-\ncut share,\nhouses /\ncondominiums\n50.6% / 44.7%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting faster than similar-priced cities; Condominiums: Cutting faster than similar-priced cities\nPeer group,\nhouses\n(median\nasking under\n$600K; peer\ncut share\n40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Greenacres, Florida City, West Pa\nQUOTABLE DATA POINTS\n\"54.0 percent of single-family homes for sale in Port St Lucie have reduced their asking price at least once,\nby a median $20K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Port St Lucie house for sale has been waiting 60 days, not the 53 the\ncurrent listing shows.\"\n\"Of the Port St Lucie houses now under contract, 49.2 percent never reduced their asking price; the rest\ncut by a median 5.1 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Port St Lucie versus St Lucie County, houses and condominiums, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Port St Lucie listings by cumulative days on market, houses and condominiums, September 7, 2026. 36.5% of houses have passed\n90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Port St Lucie houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Port St Lucie and St Lucie County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 1,367 houses, 62 condominiums, 512 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-port-st-lucie/ . Conditions read: How the read works: each city is compared with its peer group,\nthe South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "6205cb4b8d1b3b178687741362f7c3ab7511c1b216b1b3c42d802aa04a7a6444", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nPort St Lucie asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/port-st-lucie/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n54% of Port St Lucie houses for sale are asking less than their original list price; 59.7% of condos\nSeller Blink Rate™ in Port St Lucie: 54% of houses list below original asking, against 50.4% across St Lucie\nCounty\nBuying in Port St Lucie? 738 of the 1,367 houses for sale are asking below their original price, by a median\n$20K\nLEDE\nPORT ST LUCIE, Fla., September 7, 2026 - 54% of the 1,367 single-family homes listed for sale in Port St Lucie\n(738 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis\nof BeachesMLS listing data as of September 7, 2026. Among those 738 reduced listings, the median reduction\nis 3.8% (about $20K). Among the city's 62 condominium listings, 59.7% are asking below their original price, by\na median 5.9%.\nNUT GRAF\nFor active Port St Lucie houses, the median recorded CumulativeDaysOnMarket value is 60 days and the\nmedian recorded DaysOnMarket value is 53 days, each calculated from non-missing values in that field (1,367\nand 1,367 listings). 7.5% of all active houses have both fields recorded and a cumulative value greater than\ntheir DaysOnMarket value; this comparison does not establish a relisting event. Of the 512 Port St Lucie\nhouses under contract (Pending or Active Under Contract), 260 (50.8%) have a recorded asking price below\ntheir original list price; the median reduction among that group is 5.1%. The remainder are not recorded as\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nbelow their original list price, which is not a price history. These asking-price fields do not disclose the agreed\ncontract price. Across St Lucie County the shares asking below original are 50.4% for houses and 43.6% for\ncondominiums; Port St Lucie houses are 3.6 points above the county share.\nFACT BOX\nActive single-family listings, Port St\nLucie\n1,367\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n54% (738 of 1,367)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original, houses\n1,367 / 0; 564 / 65\nSeptember 7, 2026\nMedian reduction among the 738\nreduced houses\n3.8% (about $20K)\nSeptember 7, 2026\nActive condominium listings, Port St\nLucie\n62\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n59.7% (37 of 62)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n60 / 53 days (from 1,367 / 1,367 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90\ndays\n36.5% (499 of 1,367 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking below\noriginal list price\n50.8% (260 of 512)\nSeptember 7, 2026\nSt Lucie County share asking below\noriginal, houses / condominiums\n50.4% / 43.6%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed\nin method)\nHouses: Higher below-original share than peers;\nCondominiums: Higher below-original share than peers\nSeptember 7, 2026\nPeer group, houses (median asking\nunder $600K; peer share 40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North\nLauderdale, Lauderhill, Greenacres, Florida City, West Park,\nMargate, Sunrise, Lake Worth Beach, Miami Gardens,\nDeerfield Beach, Lantana, Coconut Creek, Boynton Beach,\nOakland Park\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"54 percent of single-family homes for sale in Port St Lucie have a current asking price below their original\nlist price; among those 738 reduced listings the median reduction is $20K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\n\"Among active Port St Lucie houses, the median recorded CumulativeDaysOnMarket value is 60 days and\nthe median recorded DaysOnMarket value is 53 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"At the snapshot, 50.8 percent of the 512 Port St Lucie houses under contract had a recorded asking price\nbelow their original list price; the median reduction among that group was 5.1 percent. The remainder\nwere not recorded as below their original list price, which is not a price history. Agreed contract prices are\nnot inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Port St Lucie versus St Lucie County,\nhouses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Port St Lucie houses 54%, St Lucie County houses 50.4%; Port St\nLucie condominiums 59.7%, St Lucie County condominiums 43.6%. Share of active listings asking below their\noriginal list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Port St Lucie houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 36.5% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 32.6%, 31-60\ndays 18%, 61-90 days 12.9%, 91-180 days 21.5%, 181+ days 15%. Condominiums: 0-30 days 14.5%, 31-60\ndays 24.2%, 61-90 days 21%, 91-180 days 17.7%, 181+ days 22.6%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Port St Lucie houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10\nto 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 56.1% (498 of 887); $500K to $1M 52.1% (224 of 430); $1M to $2M 29.4% (10 of 34);\n$2M to $5M 42.9% (6 of 14); $5M and up 2 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Port St Lucie,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (564 unchanged, 65 above original, 0 without both prices among houses). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 1,367\nhouses, 62 condominiums, 512 houses under contract. Geography is the MLS City field, not a municipal boundary; 1 of 1951 Port St\nLucie listings carry a different county in the MLS record. County comparisons use listings whose MLS record is in St Lucie County.\nSeller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded\nasking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published\ncity shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a\nbelow-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/port-st-lucie/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-port-st-lucie/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "a61898974bfab11d967bc156e96080063e3e138086ce5b0b342e056caba22d49", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - PORT ST LUCIE PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 54% of Port St Lucie houses for sale are asking less than their original list price; 59.7% of condos\n2. Seller Blink Rate™ in Port St Lucie: 54% of houses list below original asking, against 50.4% across St Lucie County\n3. Buying in Port St Lucie? 738 of the 1,367 houses for sale are asking below their original price, by a median $20K\n\nLEDE\nPORT ST LUCIE, Fla., September 7, 2026 - 54% of the 1,367 single-family homes listed for sale in Port St Lucie (738 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 738 reduced listings, the median reduction is 3.8% (about $20K). Among the city's 62 condominium listings, 59.7% are asking below their original price, by a median 5.9%.\n\nNUT GRAF\nFor active Port St Lucie houses, the median recorded CumulativeDaysOnMarket value is 60 days and the median recorded DaysOnMarket value is 53 days, each calculated from non-missing values in that field (1,367 and 1,367 listings). 7.5% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 512 Port St Lucie houses under contract (Pending or Active Under Contract), 260 (50.8%) have a recorded asking price below their original list price; the median reduction among that group is 5.1%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across St Lucie County the shares asking below original are 50.4% for houses and 43.6% for condominiums; Port St Lucie houses are 3.6 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Port St Lucie: 1,367 [September 7, 2026]\n- Share asking below original list price, houses: 54% (738 of 1,367) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 1,367 / 0; 564 / 65 [September 7, 2026]\n- Median reduction among the 738 reduced houses: 3.8% (about $20K) [September 7, 2026]\n- Active condominium listings, Port St Lucie: 62 [September 7, 2026]\n- Share asking below original list price, condominiums: 59.7% (37 of 62) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 60 / 53 days (from 1,367 / 1,367 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 36.5% (499 of 1,367 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 50.8% (260 of 512) [September 7, 2026]\n- St Lucie County share asking below original, houses / condominiums: 50.4% / 43.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Higher below-original share than peers; Condominiums: Higher below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking under $600K; peer share 40.7%): Tamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Greenacres, Florida City, West Park, Margate, Sunrise, Lake Worth Beach, Miami Gardens, Deerfield Beach, Lantana, Coconut Creek, Boynton Beach, Oakland Park [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"54 percent of single-family homes for sale in Port St Lucie have a current asking price below their original list price; among those 738 reduced listings the median reduction is $20K.\"\n- \"Among active Port St Lucie houses, the median recorded CumulativeDaysOnMarket value is 60 days and the median recorded DaysOnMarket value is 53 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 50.8 percent of the 512 Port St Lucie houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.1 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- port-st-lucie-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Port St Lucie versus St Lucie County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Port St Lucie houses 54%, St Lucie County houses 50.4%; Port St Lucie condominiums 59.7%, St Lucie County condominiums 43.6%. Share of active listings asking below their original list price, September 7, 2026.\n- port-st-lucie-true-days-on-market-r1-2026-09-07.png\n Caption: Active Port St Lucie houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 36.5% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 32.6%, 31-60 days 18%, 61-90 days 12.9%, 91-180 days 21.5%, 181+ days 15%. Condominiums: 0-30 days 14.5%, 31-60 days 24.2%, 61-90 days 21%, 91-180 days 17.7%, 181+ days 22.6%.\n- port-st-lucie-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Port St Lucie houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 56.1% (498 of 887); $500K to $1M 52.1% (224 of 430); $1M to $2M 29.4% (10 of 34); $2M to $5M 42.9% (6 of 14); $5M and up 2 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Port St Lucie, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (564 unchanged, 65 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 1,367 houses, 62 condominiums, 512 houses under contract. Geography is the MLS City field, not a municipal boundary; 1 of 1951 Port St Lucie listings carry a different county in the MLS record. County comparisons use listings whose MLS record is in St Lucie County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/port-st-lucie/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-port-st-lucie/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-895903645c072c1917b0" }, { "slug": "port-st-lucie", "city": "Port St Lucie", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "St Lucie", "active": 62, "with_fee": 62, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 62, "cut_count": 37, "cut_pct": 59.7, "median_cut_pct": 5.9, "median_cut_dollars": 11000 }, "outliers_dropped": 2, "n": 60, "median": 519, "p10": 373, "p25": 447, "p75": 642, "p90": 808, "min": 268, "max": 842, "median_sqft": 0.51, "n_sqft": 60, "median_pct_price": 3.24, "median_list_price": 210000, "median_year_built": 1988, "median_sqft_area": 1056, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 27, "under_500_pct": 45.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 27, "under_lo_pct": 45.0, "types": { "Condominium": { "count": 60, "pct": 100.0 } }, "regime": { "not_recorded": { "count": 49, "pct": 81.7 }, "COA": { "count": 9, "pct": 15.0 }, "HOA": { "count": 2, "pct": 3.3 } }, "villa_median": null, "townhouse_median": null, "cadence": { "Monthly": { "count": 55, "pct": 91.7 }, "Quarterly": { "count": 5, "pct": 8.3 } }, "stacked": { "count": 5, "pct": 8.3, "median_total": 808, "median_master": 250 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 27, "pct": 45.0 }, { "label": "$500 to $750", "count": 25, "pct": 41.7 }, { "label": "$750 to $1,000", "count": 8, "pct": 13.3 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 32, "median": 500, "median_sqft": 0.54 }, { "label": "1990s", "n": 6, "median": 576, "median_sqft": 0.45 }, { "label": "2000s", "n": 21, "median": 547, "median_sqft": 0.46 }, { "label": "2010s", "n": 1, "median": 268, "median_sqft": 0.15 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 49, "median": 490, "median_pct_price": 3.24 }, { "label": "$250K to $500K", "n": 11, "median": 701, "median_pct_price": 2.66 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 34, "median": 481 }, "post2005": { "n": 10, "median": 536 }, "includes": [ { "key": "MaintenanceGrounds", "label": "Grounds", "count": 45, "pct": 77.6 }, { "key": "CommonAreas", "label": "Common areas", "count": 44, "pct": 75.9 }, { "key": "CableTv", "label": "Cable TV", "count": 37, "pct": 63.8 }, { "key": "Trash", "label": "Trash", "count": 36, "pct": 62.1 }, { "key": "Water", "label": "Water", "count": 33, "pct": 56.9 }, { "key": "Insurance", "label": "Building insurance", "count": 32, "pct": 55.2 }, { "key": "Sewer", "label": "Sewer", "count": 29, "pct": 50.0 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 26, "pct": 44.8 }, { "key": "Pools", "label": "Pool", "count": 22, "pct": 37.9 }, { "key": "Roof", "label": "Roof", "count": 20, "pct": 34.5 }, { "key": "Internet", "label": "Internet", "count": 19, "pct": 32.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 15, "pct": 25.9 }, { "key": "PestControl", "label": "Pest control", "count": 13, "pct": 22.4 }, { "key": "Security", "label": "Security", "count": 12, "pct": 20.7 } ], "includes_n": 58, "flags": { "sa_mentioned": { "count": 1, "pct": 1.7 }, "sa_none_or_paid": { "count": 1, "pct": 1.7 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 1, "pct": 1.7 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 58 }, "developments": [ { "name": "Vista St Lucie Buildings 9 Thru 20", "master": null, "n": 8, "anecdotal": true, "median": 465, "median_sqft": 0.56, "year_built": 1984, "median_list_price": 122450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Castle Pines", "master": null, "n": 5, "anecdotal": true, "median": 808, "median_sqft": 0.62, "year_built": 2002, "median_list_price": 239900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 }, { "name": "The Club at St Lucie West A", "master": "St Lucie West, A Condominium", "n": 5, "anecdotal": true, "median": 450, "median_sqft": 0.46, "year_built": 2003, "median_list_price": 188500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 } ], "masters": [ { "name": "St Lucie West, A Condominium", "n": 8, "median": 450, "enclaves": 3, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 519, "p25": 447, "p75": 642, "n": 60, "median_sqft": 0.51, "sa_pending_pct": 0.0 }, { "date": "2026-09-07", "median": 519, "p25": 447, "p75": 642, "n": 60, "median_sqft": 0.51, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Port St Lucie condo for sale carries a $519-a-month association fee, 35% below the South Florida median", "0% of Port St Lucie condos on the market ask $1,000 or more a month in fees; 45% stay under $500", "Port St Lucie condos built since 2005 carry fees 11% higher than buildings from before 1995" ], "lede": "PORT ST LUCIE, Fla., September 7, 2026 - The median monthly association fee across the 60 condominiums listed for sale in Port St Lucie is $519, with half of the listings between $447 and $642 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 35% below the five-county South Florida median of $800, and ranks Port St Lucie 61 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Port St Lucie carries a monthly association fee of $519, 35% below the five-county South Florida median of $800.\"", "\"0 percent of Port St Lucie condos on the market ask $1,000 or more a month in association fees; only 45 percent stay under $500.\"", "\"In Port St Lucie, a condo completed since 2005 carries a median fee of $536 a month, against $481 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Port St Lucie permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-port-st-lucie/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Port St Lucie against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Port St Lucie median $519 a month, South Florida median $800; Port St Lucie ranks 61 of 69 cities.", "title": "Port St Lucie condo fees sit 35% below the South Florida median" }, { "caption": "Share of active Port St Lucie condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 45% (27 listings); $500 to $750 41.7% (25 listings); $750 to $1,000 13.3% (8 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "45% of Port St Lucie condos for sale carry a fee of $250 to $500 a month" }, { "caption": "Median monthly-equivalent association fee for active Port St Lucie condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1980s $500 (32 listings); 1990s too few (6 listings); 2000s $547 (21 listings); 2010s too few (1 listings).", "title": "Port St Lucie condos built since 2005 ask 11% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "St Lucie", "county_basis": "published_city_config_presentation_only", "county_counts": { "St Lucie": 62 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "St Lucie", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 62, "with_fee": 62, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 62, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 60, "retained_n": 60, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 62, "cut_count": 37, "cut_pct": 59.7, "median_cut_pct": 5.9, "median_cut_dollars": 11000, "valid_price_count": 62, "missing_price_count": 0, "unchanged_count": 24, "raised_count": 1, "not_below_original_count": 25, "cut_pct_denominator": 62, "cut_sample_ok": true, "median_cut_n": 37 }, "trim_bounds": { "p1": 241.48, "p99": 842.13 }, "retained_small_sample": false, "retained_below_30": false, "median": 519, "p10": 373, "p25": 447, "p75": 642, "p90": 808, "min": 268, "max": 842, "median_sqft": 0.51, "n_sqft": 60, "median_pct_price": 3.24, "n_pct_price": 60, "median_list_price": 210000, "median_year_built": 1988, "median_sqft_area": 1056, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 27, "under_500_pct": 45.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 27, "under_lo_pct": 45.0, "types": { "Condominium": { "count": 60, "pct": 100.0 } }, "regime": { "not_recorded": { "count": 49, "pct": 81.7 }, "COA": { "count": 9, "pct": 15.0 }, "HOA": { "count": 2, "pct": 3.3 } }, "villa_median": null, "townhouse_median": null, "cadence": { "Monthly": { "count": 55, "pct": 91.7 }, "Quarterly": { "count": 5, "pct": 8.3 } }, "stacked": { "count": 5, "pct": 8.3, "median_total": 808, "median_master": 250 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 27, "pct": 45.0 }, { "label": "$500 to $750", "count": 25, "pct": 41.7 }, { "label": "$750 to $1,000", "count": 8, "pct": 13.3 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 32, "median": 500, "median_sqft": 0.54 }, { "label": "1990s", "n": 6, "median": 576, "median_sqft": 0.45 }, { "label": "2000s", "n": 21, "median": 547, "median_sqft": 0.46 }, { "label": "2010s", "n": 1, "median": 268, "median_sqft": 0.15 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 49, "median": 490, "median_pct_price": 3.24 }, { "label": "$250K to $500K", "n": 11, "median": 701, "median_pct_price": 2.66 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 34, "median": 481 }, "post2005": { "n": 10, "median": 536 }, "includes": [ { "key": "MaintenanceGrounds", "label": "Grounds", "count": 45, "pct": 77.6 }, { "key": "CommonAreas", "label": "Common areas", "count": 44, "pct": 75.9 }, { "key": "CableTv", "label": "Cable TV", "count": 37, "pct": 63.8 }, { "key": "Trash", "label": "Trash", "count": 36, "pct": 62.1 }, { "key": "Water", "label": "Water", "count": 33, "pct": 56.9 }, { "key": "Insurance", "label": "Building insurance", "count": 32, "pct": 55.2 }, { "key": "Sewer", "label": "Sewer", "count": 29, "pct": 50.0 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 26, "pct": 44.8 }, { "key": "Pools", "label": "Pool", "count": 22, "pct": 37.9 }, { "key": "Roof", "label": "Roof", "count": 20, "pct": 34.5 }, { "key": "Internet", "label": "Internet", "count": 19, "pct": 32.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 15, "pct": 25.9 }, { "key": "PestControl", "label": "Pest control", "count": 13, "pct": 22.4 }, { "key": "Security", "label": "Security", "count": 12, "pct": 20.7 } ], "includes_n": 58, "flags": { "sa_mentioned": { "count": 1, "pct": 1.7 }, "sa_none_or_paid": { "count": 1, "pct": 1.7 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 1, "pct": 1.7 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 58 }, "denominators": { "fee_percentages": 60, "fee_medians_percentiles": 60, "median_sqft": 60, "median_pct_price": 60, "includes_pct": 58, "flags_pct": 60, "cut_pct": 62 }, "developments": [ { "name": "Vista St Lucie Buildings 9 Thru 20", "master": null, "n": 8, "anecdotal": true, "median": 465, "median_sqft": 0.56, "year_built": 1984, "median_list_price": 122450, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Castle Pines", "master": null, "n": 5, "anecdotal": true, "median": 808, "median_sqft": 0.62, "year_built": 2002, "median_list_price": 239900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 }, { "name": "The Club at St Lucie West A", "master": "St Lucie West, A Condominium", "n": 5, "anecdotal": true, "median": 450, "median_sqft": 0.46, "year_built": 2003, "median_list_price": 188500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 } ], "masters": [ { "name": "St Lucie West, A Condominium", "n": 8, "median": 450, "enclaves": 3, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 519, "p25": 447, "p75": 642, "n": 60, "median_sqft": 0.51, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Port St Lucie condo monthly association fees have a median of $519 in the retained usable-fee sample of 60 listings, 35% below the five-county median", "In Port St Lucie's retained usable-fee sample (60 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 45% are below $500", "Port St Lucie condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=10) vs pre-1995 (n=34), monthly median 11% higher. Small subgroup: 2005+; read cautiously." ], "lede": "PORT ST LUCIE, Fla., September 7, 2026 - Among 60 active condominium listings in Port St Lucie retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $519, with the middle half between $447 and $642, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 62 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 35% below the separately trimmed five-county median of $800 and ranks 61st among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Port St Lucie's retained usable-fee sample (n=60), after exclusions and percentile trimming, is $519, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Port St Lucie condos in the retained usable-fee sample (n=60) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 45 percent are below $500.\"", "\"Among the retained usable-fee listings in Port St Lucie with a recorded construction year, the median monthly-equivalent fee is $536 for a recorded year built of 2005 or later (10 listings) and $481 for those built before 1995 (34 listings). Small subgroup: 2005+ n=10; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Port St Lucie, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (62 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 60 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 62 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/port-st-lucie/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-port-st-lucie/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Port St Lucie and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Port St Lucie retained-sample median $519 a month (n=60); five-county median $800 (n=22,695, region-level trim).", "title": "Port St Lucie condos, retained usable-fee sample (n=60): median $519/month, 35% below the five-county median of $800", "visible_labels": [ "$519", "60", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 60 active Port St Lucie condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 45% (27 listings); $500 to $750 41.7% (25 listings); $750 to $1,000 13.3% (8 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "45% of Port St Lucie's retained usable-fee sample (60 listings) falls in the $250 to $500 monthly band", "visible_labels": [ "0%", "0", "45%", "27", "41.7%", "25", "13.3%", "8", "0%", "0", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Port St Lucie condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=10; pre-1995 n=34. Small subgroup: 2005+ n=10; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1980s $500 (32 listings); 1990s count only (6 listings); 2000s $547 (21 listings); 2010s count only (1 listings). Recorded year built 2005 or later $536 (10 listings); before 1995 $481 (34 listings). Small subgroup: 2005+ n=10; read cautiously.", "title": "Port St Lucie condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=10) vs pre-1995 (n=34), monthly median 11% higher. Small subgroup: 2005+; read cautiously.", "visible_labels": [ "$500", "32", "6", "$547", "21", "1", "$536", "10", "$481", "34" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "St Lucie", "before_present": false, "after_present": true }, { "field": "city.county_counts.St Lucie", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 241.48, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 842.13, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Port St Lucie median $519 a month, South Florida median $800; Port St Lucie ranks 61 of 69 cities.", "after": "Dot strip chart in five county lanes. Port St Lucie retained-sample median $519 a month (n=60); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Port St Lucie against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Port St Lucie and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Port St Lucie condo fees sit 35% below the South Florida median", "after": "Port St Lucie condos, retained usable-fee sample (n=60): median $519/month, 35% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$519", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "60", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 45% (27 listings); $500 to $750 41.7% (25 listings); $750 to $1,000 13.3% (8 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 45% (27 listings); $500 to $750 41.7% (25 listings); $750 to $1,000 13.3% (8 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Port St Lucie condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 60 active Port St Lucie condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "45% of Port St Lucie condos for sale carry a fee of $250 to $500 a month", "after": "45% of Port St Lucie's retained usable-fee sample (60 listings) falls in the $250 to $500 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "41.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "25", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "13.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1980s $500 (32 listings); 1990s too few (6 listings); 2000s $547 (21 listings); 2010s too few (1 listings).", "after": "Column chart of median fee by recorded decade built: 1980s $500 (32 listings); 1990s count only (6 listings); 2000s $547 (21 listings); 2010s count only (1 listings). Recorded year built 2005 or later $536 (10 listings); before 1995 $481 (34 listings). Small subgroup: 2005+ n=10; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Port St Lucie condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Port St Lucie condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=10; pre-1995 n=34. Small subgroup: 2005+ n=10; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Port St Lucie condos built since 2005 ask 11% more in fees than those built before 1995", "after": "Port St Lucie condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=10) vs pre-1995 (n=34), monthly median 11% higher. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$500", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "32", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$547", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$536", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$481", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "34", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Port St Lucie condo for sale carries a $519-a-month association fee, 35% below the South Florida median", "after": "Port St Lucie condo monthly association fees have a median of $519 in the retained usable-fee sample of 60 listings, 35% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "0% of Port St Lucie condos on the market ask $1,000 or more a month in fees; 45% stay under $500", "after": "In Port St Lucie's retained usable-fee sample (60 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 45% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Port St Lucie condos built since 2005 carry fees 11% higher than buildings from before 1995", "after": "Port St Lucie condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=10) vs pre-1995 (n=34), monthly median 11% higher. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "PORT ST LUCIE, Fla., September 7, 2026 - The median monthly association fee across the 60 condominiums listed for sale in Port St Lucie is $519, with half of the listings between $447 and $642 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 35% below the five-county South Florida median of $800, and ranks Port St Lucie 61 of 69 cities.", "after": "PORT ST LUCIE, Fla., September 7, 2026 - Among 60 active condominium listings in Port St Lucie retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $519, with the middle half between $447 and $642, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 62 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 35% below the separately trimmed five-county median of $800 and ranks 61st among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Port St Lucie permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-port-st-lucie/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Port St Lucie, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (62 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 60 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 62 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/port-st-lucie/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-port-st-lucie/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Port St Lucie carries a monthly association fee of $519, 35% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Port St Lucie's retained usable-fee sample (n=60), after exclusions and percentile trimming, is $519, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"0 percent of Port St Lucie condos on the market ask $1,000 or more a month in association fees; only 45 percent stay under $500.\"", "after": "\"Among Port St Lucie condos in the retained usable-fee sample (n=60) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 45 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Port St Lucie, a condo completed since 2005 carries a median fee of $536 a month, against $481 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Port St Lucie with a recorded construction year, the median monthly-equivalent fee is $536 for a recorded year built of 2005 or later (10 listings) and $481 for those built before 1995 (34 listings). Small subgroup: 2005+ n=10; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "9ed44bdfa998c8ac61fb8d091bd13979b9aeade6d9d9efe7e1342d0e8ad85d84", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nPort St Lucie condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Port St Lucie condo for sale carries a $519-a-month association fee, 35% below the South\nFlorida median\n0% of Port St Lucie condos on the market ask $1,000 or more a month in fees; 45% stay under $500\nPort St Lucie condos built since 2005 carry fees 11% higher than buildings from before 1995\nLEDE\nPORT ST LUCIE, Fla., September 7, 2026 - The median monthly association fee across the 60 condominiums\nlisted for sale in Port St Lucie is $519, with half of the listings between $447 and $642 a month, according to a\ndaily analysis of BeachesMLS listing data by PBP Real Estate. That is 35% below the five-county South Florida\nmedian of $800, and ranks Port St Lucie 61 of 69 cities.\nNUT GRAF\nPer square foot, the median Port St Lucie condo fee is $0.51 a month on a median unit of 1,056 square feet; at\nthe median asking price of $210K, a year of fees equals 3.24% of the price. 0% of listings ask $1,000 or more a\nmonth and 45% under $500. 8.3% of listings report two association layers (a master and a sub-association);\n8.3% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 1.7% of listings, describe one as pending or payable by the buyer on 0%, and mention a\nmandatory club or membership on 1.7%. Buildings completed since 2005 carry a median fee of $536 against\n$481 for those completed before 1995.\nFACT BOX\nActive condominium listings, Port St Lucie\n62 (60 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$519\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$447 to $642\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.51 (median unit 1,056 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n3.24% (asking $210K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n0% / 45%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n8.3% (5)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n8.3%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n1.7% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n1.7%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Port St Lucie ranks 61 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$536 (10 listings) / $481 (34 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Port St Lucie carries a monthly association fee of $519, 35%\nbelow the five-county South Florida median of $800.\"\n\"0 percent of Port St Lucie condos on the market ask $1,000 or more a month in association fees; only 45\npercent stay under $500.\"\n\"In Port St Lucie, a condo completed since 2005 carries a median fee of $536 a month, against $481 for a\nbuilding completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Port St Lucie against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Port St Lucie condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS\nvia PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Port St Lucie condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Port St Lucie permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-port-st-lucie/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "408efa26dd86eed6055aac9918ea83918e9c4ba68b3b3ad02789789eb822961e", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nPort St Lucie condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/port-st-lucie/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nPort St Lucie condo monthly association fees have a median of $519 in the retained usable-fee sample of\n60 listings, 35% below the five-county median\nIn Port St Lucie's retained usable-fee sample (60 listings after exclusions and percentile trimming), 0% have\nmonthly-equivalent fees of $1,000 or more and 45% are below $500\nPort St Lucie condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=10) vs pre-1995 (n=34),\nmonthly median 11% higher. Small subgroup: 2005+; read cautiously.\nLEDE\nPORT ST LUCIE, Fla., September 7, 2026 - Among 60 active condominium listings in Port St Lucie retained\nafter excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its\n99th percentile, the median monthly association fee is $519, with the middle half between $447 and $642,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 62\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 35% below the separately trimmed five-county median\nof $800 and ranks 61st among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Port St Lucie condo fee is $0.51 a month (60\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n3.24% of the listing's current asking price across 60 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a\nmonth and 45% are below $500. 8.3% of the retained sample report two association layers (a master and a\nsub-association, summed here); 8.3% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 1.7% of the retained sample, describe one as pending or\npayable by the buyer on 0%, and mention a mandatory club or membership on 1.7%; 58 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $536 for a recorded\nyear built of 2005 or later (10 listings) and $481 for those built before 1995 (34 listings); construction year is a\nrecorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=10; read\ncautiously.\nFACT BOX\nActive condominium listings, Port St Lucie\n(before exclusions and trimming)\n62\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n62 / 60 (2 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$519\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$447 to $642\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.51 (60 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n3.24% (60 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n0% (0) / 45% (27) of 60\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n8.3% (5)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n8.3%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n1.7% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n1.7%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Port St Lucie ranks 61st\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$536 (2005+ n=10) / $481 (pre-1995 n=34).\nSmall subgroup: 2005+ n=10; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Port St Lucie's retained usable-fee sample (n=60), after\nexclusions and percentile trimming, is $519, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Port St Lucie condos in the retained usable-fee sample (n=60) after exclusions and percentile\ntrimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 45 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Port St Lucie with a recorded construction year, the median\nmonthly-equivalent fee is $536 for a recorded year built of 2005 or later (10 listings) and $481 for those\nbuilt before 1995 (34 listings). Small subgroup: 2005+ n=10; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Port St Lucie and\nthe published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference\nuses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Port St Lucie retained-sample median $519 a\nmonth (n=60); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 60 active Port St Lucie condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 45% (27 listings); $500 to $750 41.7% (25 listings); $750 to $1,000 13.3% (8 listings);\n$1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Port St Lucie condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=10;\npre-1995 n=34. Small subgroup: 2005+ n=10; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1980s $500 (32 listings); 1990s\ncount only (6 listings); 2000s $547 (21 listings); 2010s count only (1 listings). Recorded year built 2005 or later\n$536 (10 listings); before 1995 $481 (34 listings). Small subgroup: 2005+ n=10; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Port St Lucie, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (62 here). Fees below the 1st or above the 99th percentile are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nexcluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 60 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 62 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/port-st-lucie/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-port-st-lucie/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "a893c24aba155fa08fce668ff162a4be05a7d89b516dc035a28f710e296e212e", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - PORT ST LUCIE CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Port St Lucie condo monthly association fees have a median of $519 in the retained usable-fee sample of 60 listings, 35% below the five-county median\n2. In Port St Lucie's retained usable-fee sample (60 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 45% are below $500\n3. Port St Lucie condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=10) vs pre-1995 (n=34), monthly median 11% higher. Small subgroup: 2005+; read cautiously.\n\nLEDE\nPORT ST LUCIE, Fla., September 7, 2026 - Among 60 active condominium listings in Port St Lucie retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $519, with the middle half between $447 and $642, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 62 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 35% below the separately trimmed five-county median of $800 and ranks 61st among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Port St Lucie condo fee is $0.51 a month (60 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.24% of the listing's current asking price across 60 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a month and 45% are below $500. 8.3% of the retained sample report two association layers (a master and a sub-association, summed here); 8.3% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 1.7% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 1.7%; 58 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $536 for a recorded year built of 2005 or later (10 listings) and $481 for those built before 1995 (34 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=10; read cautiously.\n\nFACT BOX (exact figures)\n- Active condominium listings, Port St Lucie (before exclusions and trimming): 62 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 62 / 60 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $519 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $447 to $642 [September 7, 2026]\n- Median fee per square foot per month: $0.51 (60 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 3.24% (60 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 0% (0) / 45% (27) of 60 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 8.3% (5) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 8.3% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 1.7% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 1.7% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Port St Lucie ranks 61st among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $536 (2005+ n=10) / $481 (pre-1995 n=34). Small subgroup: 2005+ n=10; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Port St Lucie's retained usable-fee sample (n=60), after exclusions and percentile trimming, is $519, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Port St Lucie condos in the retained usable-fee sample (n=60) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 45 percent are below $500.\"\n- \"Among the retained usable-fee listings in Port St Lucie with a recorded construction year, the median monthly-equivalent fee is $536 for a recorded year built of 2005 or later (10 listings) and $481 for those built before 1995 (34 listings). Small subgroup: 2005+ n=10; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- port-st-lucie-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Port St Lucie and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Port St Lucie retained-sample median $519 a month (n=60); five-county median $800 (n=22,695, region-level trim).\n- port-st-lucie-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 60 active Port St Lucie condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 45% (27 listings); $500 to $750 41.7% (25 listings); $750 to $1,000 13.3% (8 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\n- port-st-lucie-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Port St Lucie condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=10; pre-1995 n=34. Small subgroup: 2005+ n=10; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1980s $500 (32 listings); 1990s count only (6 listings); 2000s $547 (21 listings); 2010s count only (1 listings). Recorded year built 2005 or later $536 (10 listings); before 1995 $481 (34 listings). Small subgroup: 2005+ n=10; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Port St Lucie, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (62 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 60 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 62 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/port-st-lucie/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-port-st-lucie/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "port-st-lucie", "city": "Port St Lucie", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "St Lucie", "active": 119, "with_fee": 116, "no_cadence": 2, "sample_ok": true, "cuts": { "active": 119, "cut_count": 66, "cut_pct": 55.5, "median_cut_pct": 3.4, "median_cut_dollars": 10050 }, "outliers_dropped": 1, "n": 115, "median": 376, "p10": 115, "p25": 205, "p75": 507, "p90": 560, "min": 107, "max": 798, "median_sqft": 0.23, "n_sqft": 115, "median_pct_price": 1.3, "median_list_price": 334990, "median_year_built": 2007, "median_sqft_area": 1632, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 80, "under_500_pct": 69.6, "hi_thr": 500, "lo_thr": 200, "over_hi": 35, "over_hi_pct": 30.4, "under_lo": 27, "under_lo_pct": 23.5, "types": { "Townhouse": { "count": 61, "pct": 53.0 }, "Villa": { "count": 54, "pct": 47.0 } }, "regime": { "HOA": { "count": 109, "pct": 94.8 }, "not_recorded": { "count": 6, "pct": 5.2 } }, "villa_median": 445, "townhouse_median": 307, "cadence": { "Monthly": { "count": 81, "pct": 70.4 }, "Quarterly": { "count": 34, "pct": 29.6 } }, "stacked": { "count": 25, "pct": 21.7, "median_total": 525, "median_master": 250 }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 27, "pct": 23.5 }, { "label": "$200 to $300", "count": 12, "pct": 10.4 }, { "label": "$300 to $400", "count": 23, "pct": 20.0 }, { "label": "$400 to $600", "count": 46, "pct": 40.0 }, { "label": "$600 to $1,000", "count": 7, "pct": 6.1 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 3, "median": 213, "median_sqft": 0.2 }, { "label": "1980s", "n": 15, "median": 347, "median_sqft": 0.2 }, { "label": "1990s", "n": 13, "median": 445, "median_sqft": 0.39 }, { "label": "2000s", "n": 32, "median": 502, "median_sqft": 0.3 }, { "label": "2010s", "n": 5, "median": 530, "median_sqft": 0.34 }, { "label": "2020s", "n": 47, "median": 260, "median_sqft": 0.15 } ], "bands": [ { "label": "Under $250K", "n": 13, "median": 304, "median_pct_price": 1.49 }, { "label": "$250K to $500K", "n": 102, "median": 378, "median_pct_price": 1.3 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 26, "median": 364 }, "post2005": { "n": 76, "median": 320 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 92, "pct": 82.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 81, "pct": 72.3 }, { "key": "CableTv", "label": "Cable TV", "count": 63, "pct": 56.2 }, { "key": "Internet", "label": "Internet", "count": 43, "pct": 38.4 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 38, "pct": 33.9 }, { "key": "Security", "label": "Security", "count": 26, "pct": 23.2 }, { "key": "Pools", "label": "Pool", "count": 22, "pct": 19.6 }, { "key": "PestControl", "label": "Pest control", "count": 18, "pct": 16.1 }, { "key": "Insurance", "label": "Building insurance", "count": 12, "pct": 10.7 }, { "key": "Trash", "label": "Trash", "count": 11, "pct": 9.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 11, "pct": 9.8 }, { "key": "Roof", "label": "Roof", "count": 6, "pct": 5.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 5, "pct": 4.5 }, { "key": "Sewer", "label": "Sewer", "count": 1, "pct": 0.9 } ], "includes_n": 112, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 1, "pct": 0.9 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 111 }, "developments": [ { "name": "Verano South Pud 1 Pod G Plat", "master": null, "n": 8, "anecdotal": true, "median": 107, "median_sqft": 0.06, "year_built": 2026, "median_list_price": 339000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Del Webb at Tradition Plat No 5B 6", "master": "Tradition Plat No. 5B & 6", "n": 6, "anecdotal": true, "median": 530, "median_sqft": 0.34, "year_built": 2023, "median_list_price": 378950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "HOA", "villas": 6 }, { "name": "South Port St Lucie 1St Replat", "master": null, "n": 6, "anecdotal": true, "median": 149, "median_sqft": 0.15, "year_built": 1981, "median_list_price": 233500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 5 }, { "name": "Tradition Plat", "master": null, "n": 6, "anecdotal": true, "median": 595, "median_sqft": 0.34, "year_built": 2006, "median_list_price": 342700, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "HOA", "villas": 3 }, { "name": "Central Park", "master": null, "n": 5, "anecdotal": true, "median": 115, "median_sqft": 0.07, "year_built": 2026, "median_list_price": 334990, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "East Lake Village", "master": null, "n": 5, "anecdotal": true, "median": 304, "median_sqft": 0.22, "year_built": 2006, "median_list_price": 260900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Pod 20C Pud Ll at the Reserve Castle Pines", "master": "The Reserve Castle Pines", "n": 5, "anecdotal": true, "median": 482, "median_sqft": 0.24, "year_built": 2005, "median_list_price": 309000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 4, "regime": "HOA", "villas": 0 }, { "name": "River Place On the St Lucie", "master": null, "n": 5, "anecdotal": true, "median": 320, "median_sqft": 0.19, "year_built": 2020, "median_list_price": 299500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 1 } ], "masters": [ { "name": "The Reserve Castle Pines", "n": 7, "median": 482, "enclaves": 3, "stacked_pct": 85.7 } ], "series": [ { "date": "2026-09-07", "median": 376, "p25": 205, "p75": 507, "n": 115, "median_sqft": 0.23, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Port St Lucie townhouse or villa for sale carries a $376-a-month homeowners association fee, 25% above the South Florida median", "30.4% of Port St Lucie townhouses and villas on the market ask $500 or more a month in fees; 23.5% stay under $200", "Port St Lucie townhouses and villas built since 2005 carry fees 12% lower than communities from before 1995" ], "lede": "PORT ST LUCIE, Fla., September 7, 2026 - The median monthly homeowners association fee across the 115 townhouses and villas listed for sale in Port St Lucie is $376, with half of the listings between $205 and $507 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 25% above the five-county South Florida median of $300, and ranks Port St Lucie 12 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Port St Lucie carries a monthly homeowners association fee of $376, 25% above the five-county South Florida median of $300.\"", "\"30.4 percent of Port St Lucie townhouses and villas on the market ask $500 or more a month in fees; 23.5 percent stay under $200.\"", "\"In Port St Lucie, a townhouse or villa completed since 2005 carries a median fee of $320 a month, against $364 for one completed before 1995.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Port St Lucie permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (2 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-port-st-lucie/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Port St Lucie against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Port St Lucie median $376 a month, South Florida median $300; Port St Lucie ranks 12 of 34 cities.", "title": "Port St Lucie HOA fees on townhouses and villas sit 25% above the South Florida median" }, { "caption": "Share of active Port St Lucie townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 23.5% (27 listings); $200 to $300 10.4% (12 listings); $300 to $400 20% (23 listings); $400 to $600 40% (46 listings); $600 to $1,000 6.1% (7 listings); $1,000 and up 0% (0 listings).", "title": "40% of Port St Lucie townhouses and villas for sale carry a fee of $400 to $600 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Port St Lucie townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s too few (3 listings); 1980s $347 (15 listings); 1990s $445 (13 listings); 2000s $502 (32 listings); 2010s too few (5 listings); 2020s $260 (47 listings).", "title": "Port St Lucie townhouses and villas built since 2005 ask 12% less in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "St Lucie", "county_basis": "published_city_config_presentation_only", "county_counts": { "St Lucie": 119 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "St Lucie", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 119, "with_fee": 116, "no_cadence": 2, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 116, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 3, "n": 115, "retained_n": 115, "outliers_dropped": 1, "trim_applied": true, "cuts": { "active": 119, "cut_count": 66, "cut_pct": 55.5, "median_cut_pct": 3.4, "median_cut_dollars": 10050, "valid_price_count": 119, "missing_price_count": 0, "unchanged_count": 50, "raised_count": 3, "not_below_original_count": 53, "cut_pct_denominator": 119, "cut_sample_ok": true, "median_cut_n": 66 }, "trim_bounds": { "p1": 107.0, "p99": 797.6666666666666 }, "retained_small_sample": false, "retained_below_30": false, "median": 376, "p10": 115, "p25": 205, "p75": 507, "p90": 560, "min": 107, "max": 798, "median_sqft": 0.23, "n_sqft": 115, "median_pct_price": 1.3, "n_pct_price": 115, "median_list_price": 334990, "median_year_built": 2007, "median_sqft_area": 1632, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 80, "under_500_pct": 69.6, "hi_thr": 500, "lo_thr": 200, "over_hi": 35, "over_hi_pct": 30.4, "under_lo": 27, "under_lo_pct": 23.5, "types": { "Townhouse": { "count": 61, "pct": 53.0 }, "Villa": { "count": 54, "pct": 47.0 } }, "regime": { "HOA": { "count": 109, "pct": 94.8 }, "not_recorded": { "count": 6, "pct": 5.2 } }, "villa_median": 445, "townhouse_median": 307, "cadence": { "Monthly": { "count": 81, "pct": 70.4 }, "Quarterly": { "count": 34, "pct": 29.6 } }, "stacked": { "count": 25, "pct": 21.7, "median_total": 525, "median_master": 250 }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 27, "pct": 23.5 }, { "label": "$200 to $300", "count": 12, "pct": 10.4 }, { "label": "$300 to $400", "count": 23, "pct": 20.0 }, { "label": "$400 to $600", "count": 46, "pct": 40.0 }, { "label": "$600 to $1,000", "count": 7, "pct": 6.1 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 3, "median": 213, "median_sqft": 0.2 }, { "label": "1980s", "n": 15, "median": 347, "median_sqft": 0.2 }, { "label": "1990s", "n": 13, "median": 445, "median_sqft": 0.39 }, { "label": "2000s", "n": 32, "median": 502, "median_sqft": 0.3 }, { "label": "2010s", "n": 5, "median": 530, "median_sqft": 0.34 }, { "label": "2020s", "n": 47, "median": 260, "median_sqft": 0.15 } ], "bands": [ { "label": "Under $250K", "n": 13, "median": 304, "median_pct_price": 1.49 }, { "label": "$250K to $500K", "n": 102, "median": 378, "median_pct_price": 1.3 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 26, "median": 364 }, "post2005": { "n": 76, "median": 320 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 92, "pct": 82.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 81, "pct": 72.3 }, { "key": "CableTv", "label": "Cable TV", "count": 63, "pct": 56.2 }, { "key": "Internet", "label": "Internet", "count": 43, "pct": 38.4 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 38, "pct": 33.9 }, { "key": "Security", "label": "Security", "count": 26, "pct": 23.2 }, { "key": "Pools", "label": "Pool", "count": 22, "pct": 19.6 }, { "key": "PestControl", "label": "Pest control", "count": 18, "pct": 16.1 }, { "key": "Insurance", "label": "Building insurance", "count": 12, "pct": 10.7 }, { "key": "Trash", "label": "Trash", "count": 11, "pct": 9.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 11, "pct": 9.8 }, { "key": "Roof", "label": "Roof", "count": 6, "pct": 5.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 5, "pct": 4.5 }, { "key": "Sewer", "label": "Sewer", "count": 1, "pct": 0.9 } ], "includes_n": 112, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 1, "pct": 0.9 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 111 }, "denominators": { "fee_percentages": 115, "fee_medians_percentiles": 115, "median_sqft": 115, "median_pct_price": 115, "includes_pct": 112, "flags_pct": 115, "cut_pct": 119 }, "developments": [ { "name": "Verano South 1 Pod G Plat", "master": null, "n": 8, "anecdotal": true, "median": 107, "median_sqft": 0.06, "year_built": 2026, "median_list_price": 339000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Del Webb at Tradition Plat No 5B 6", "master": "Tradition Plat No. 5B & 6", "n": 6, "anecdotal": true, "median": 530, "median_sqft": 0.34, "year_built": 2023, "median_list_price": 378950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "HOA", "villas": 6 }, { "name": "South Port St Lucie 1St", "master": null, "n": 6, "anecdotal": true, "median": 149, "median_sqft": 0.15, "year_built": 1981, "median_list_price": 233500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 5 }, { "name": "Tradition Plat", "master": null, "n": 6, "anecdotal": true, "median": 595, "median_sqft": 0.34, "year_built": 2006, "median_list_price": 342700, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "HOA", "villas": 3 }, { "name": "Central Park", "master": null, "n": 5, "anecdotal": true, "median": 115, "median_sqft": 0.07, "year_built": 2026, "median_list_price": 334990, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "East Lake Village", "master": null, "n": 5, "anecdotal": true, "median": 304, "median_sqft": 0.22, "year_built": 2006, "median_list_price": 260900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Pod 20C Ll at the Reserve Castle Pines", "master": "The Reserve Castle Pines", "n": 5, "anecdotal": true, "median": 482, "median_sqft": 0.24, "year_built": 2005, "median_list_price": 309000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 4, "regime": "HOA", "villas": 0 }, { "name": "River Place On the St Lucie", "master": null, "n": 5, "anecdotal": true, "median": 320, "median_sqft": 0.19, "year_built": 2020, "median_list_price": 299500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 1 } ], "masters": [ { "name": "The Reserve Castle Pines", "n": 7, "median": 482, "enclaves": 3, "stacked_pct": 85.7 } ], "series": [ { "date": "2026-09-07", "median": 376, "p25": 205, "p75": 507, "n": 115, "median_sqft": 0.23, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Port St Lucie townhouse or villa monthly homeowners association fees have a median of $376 in the retained usable-fee sample of 115 listings, 25% above the five-county median", "In Port St Lucie's retained usable-fee sample (115 listings after exclusions and percentile trimming), 30.4% have monthly-equivalent fees of $500 or more and 23.5% are below $200", "Port St Lucie townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=76) vs pre-1995 (n=26), monthly median 12% lower. Small subgroup: pre-1995; read cautiously." ], "lede": "PORT ST LUCIE, Fla., September 7, 2026 - Among 115 active townhouse or villa listings in Port St Lucie retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $376, with the middle half between $205 and $507, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 119 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 25% above the separately trimmed five-county median of $300 and ranks 12th among 34 published city medians.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Port St Lucie's retained usable-fee sample (n=115), after exclusions and percentile trimming, is $376, compared with $300 in the separately trimmed five-county sample.\"", "\"Among Port St Lucie townhouses and villas in the retained usable-fee sample (n=115) after exclusions and percentile trimming, 30.4 percent have listed monthly-equivalent fees of $500 or more and 23.5 percent are below $200.\"", "\"Among the retained usable-fee listings in Port St Lucie with a recorded construction year, the median monthly-equivalent fee is $320 for a recorded year built of 2005 or later (76 listings) and $364 for those built before 1995 (26 listings). Small subgroup: pre-1995 n=26; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Port St Lucie, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (2 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (116 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 115 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 119 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/port-st-lucie/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-port-st-lucie/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Port St Lucie and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Port St Lucie retained-sample median $376 a month (n=115); five-county median $300 (n=3,206, region-level trim).", "title": "Port St Lucie townhouses and villas, retained usable-fee sample (n=115): median $376/month, 25% above the five-county median of $300", "visible_labels": [ "$376", "115", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 115 active Port St Lucie townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 23.5% (27 listings); $200 to $300 10.4% (12 listings); $300 to $400 20% (23 listings); $400 to $600 40% (46 listings); $600 to $1,000 6.1% (7 listings); $1,000 and up 0% (0 listings).", "title": "40% of Port St Lucie's retained usable-fee sample (115 listings) falls in the $400 to $600 monthly band", "visible_labels": [ "0%", "0", "23.5%", "27", "10.4%", "12", "20%", "23", "40%", "46", "6.1%", "7", "0%", "0" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Port St Lucie townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=76; pre-1995 n=26. Small subgroup: pre-1995 n=26; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1970s count only (3 listings); 1980s $347 (15 listings); 1990s $445 (13 listings); 2000s $502 (32 listings); 2010s count only (5 listings); 2020s $260 (47 listings). Recorded year built 2005 or later $320 (76 listings); before 1995 $364 (26 listings). Small subgroup: pre-1995 n=26; read cautiously.", "title": "Port St Lucie townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=76) vs pre-1995 (n=26), monthly median 12% lower. Small subgroup: pre-1995; read cautiously.", "visible_labels": [ "3", "$347", "15", "$445", "13", "$502", "32", "5", "$260", "47", "$320", "76", "$364", "26" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "St Lucie", "before_present": false, "after_present": true }, { "field": "city.county_counts.St Lucie", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 66, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 115, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 115, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 115, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 112, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 115, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 115, "before_present": false, "after_present": true }, { "field": "city.developments[0].name", "before": "Verano South Pud 1 Pod G Plat", "after": "Verano South 1 Pod G Plat", "before_present": true, "after_present": true }, { "field": "city.developments[2].name", "before": "South Port St Lucie 1St Replat", "after": "South Port St Lucie 1St", "before_present": true, "after_present": true }, { "field": "city.developments[6].name", "before": "Pod 20C Pud Ll at the Reserve Castle Pines", "after": "Pod 20C Ll at the Reserve Castle Pines", "before_present": true, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 116, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 115, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 115, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 107.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 797.6666666666666, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Port St Lucie median $376 a month, South Florida median $300; Port St Lucie ranks 12 of 34 cities.", "after": "Dot strip chart in five county lanes. Port St Lucie retained-sample median $376 a month (n=115); five-county median $300 (n=3,206, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Port St Lucie against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Port St Lucie and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Port St Lucie HOA fees on townhouses and villas sit 25% above the South Florida median", "after": "Port St Lucie townhouses and villas, retained usable-fee sample (n=115): median $376/month, 25% above the five-county median of $300", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$376", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "115", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 23.5% (27 listings); $200 to $300 10.4% (12 listings); $300 to $400 20% (23 listings); $400 to $600 40% (46 listings); $600 to $1,000 6.1% (7 listings); $1,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 23.5% (27 listings); $200 to $300 10.4% (12 listings); $300 to $400 20% (23 listings); $400 to $600 40% (46 listings); $600 to $1,000 6.1% (7 listings); $1,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Port St Lucie townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 115 active Port St Lucie townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "40% of Port St Lucie townhouses and villas for sale carry a fee of $400 to $600 a month", "after": "40% of Port St Lucie's retained usable-fee sample (115 listings) falls in the $400 to $600 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "6.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "23.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "10.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "20%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "23", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "40%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "46", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s too few (3 listings); 1980s $347 (15 listings); 1990s $445 (13 listings); 2000s $502 (32 listings); 2010s too few (5 listings); 2020s $260 (47 listings).", "after": "Column chart of median fee by recorded decade built: 1970s count only (3 listings); 1980s $347 (15 listings); 1990s $445 (13 listings); 2000s $502 (32 listings); 2010s count only (5 listings); 2020s $260 (47 listings). Recorded year built 2005 or later $320 (76 listings); before 1995 $364 (26 listings). Small subgroup: pre-1995 n=26; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Port St Lucie townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Port St Lucie townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=76; pre-1995 n=26. Small subgroup: pre-1995 n=26; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Port St Lucie townhouses and villas built since 2005 ask 12% less in fees than those built before 1995", "after": "Port St Lucie townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=76) vs pre-1995 (n=26), monthly median 12% lower. Small subgroup: pre-1995; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$320", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "76", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "$364", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "26", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$347", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$445", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "$502", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "32", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$260", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "47", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Port St Lucie townhouse or villa for sale carries a $376-a-month homeowners association fee, 25% above the South Florida median", "after": "Port St Lucie townhouse or villa monthly homeowners association fees have a median of $376 in the retained usable-fee sample of 115 listings, 25% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "30.4% of Port St Lucie townhouses and villas on the market ask $500 or more a month in fees; 23.5% stay under $200", "after": "In Port St Lucie's retained usable-fee sample (115 listings after exclusions and percentile trimming), 30.4% have monthly-equivalent fees of $500 or more and 23.5% are below $200", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Port St Lucie townhouses and villas built since 2005 carry fees 12% lower than communities from before 1995", "after": "Port St Lucie townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=76) vs pre-1995 (n=26), monthly median 12% lower. Small subgroup: pre-1995; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "PORT ST LUCIE, Fla., September 7, 2026 - The median monthly homeowners association fee across the 115 townhouses and villas listed for sale in Port St Lucie is $376, with half of the listings between $205 and $507 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 25% above the five-county South Florida median of $300, and ranks Port St Lucie 12 of 34 cities.", "after": "PORT ST LUCIE, Fla., September 7, 2026 - Among 115 active townhouse or villa listings in Port St Lucie retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $376, with the middle half between $205 and $507, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 119 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 25% above the separately trimmed five-county median of $300 and ranks 12th among 34 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Port St Lucie permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (2 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-port-st-lucie/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Port St Lucie, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (2 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (116 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 115 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 119 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/port-st-lucie/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-port-st-lucie/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Port St Lucie carries a monthly homeowners association fee of $376, 25% above the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Port St Lucie's retained usable-fee sample (n=115), after exclusions and percentile trimming, is $376, compared with $300 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"30.4 percent of Port St Lucie townhouses and villas on the market ask $500 or more a month in fees; 23.5 percent stay under $200.\"", "after": "\"Among Port St Lucie townhouses and villas in the retained usable-fee sample (n=115) after exclusions and percentile trimming, 30.4 percent have listed monthly-equivalent fees of $500 or more and 23.5 percent are below $200.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Port St Lucie, a townhouse or villa completed since 2005 carries a median fee of $320 a month, against $364 for one completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Port St Lucie with a recorded construction year, the median monthly-equivalent fee is $320 for a recorded year built of 2005 or later (76 listings) and $364 for those built before 1995 (26 listings). Small subgroup: pre-1995 n=26; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "0ff67322990af9bad98ee8d9587daeb46a42623635139994629ce915552ce79d", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nPort St Lucie HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Port St Lucie townhouse or villa for sale carries a $376-a-month homeowners association fee,\n25% above the South Florida median\n30.4% of Port St Lucie townhouses and villas on the market ask $500 or more a month in fees; 23.5% stay\nunder $200\nPort St Lucie townhouses and villas built since 2005 carry fees 12% lower than communities from before\n1995\nLEDE\nPORT ST LUCIE, Fla., September 7, 2026 - The median monthly homeowners association fee across the 115\ntownhouses and villas listed for sale in Port St Lucie is $376, with half of the listings between $205 and $507 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 25% above the five-\ncounty South Florida median of $300, and ranks Port St Lucie 12 of 34 cities.\nNUT GRAF\nPer square foot, the median Port St Lucie townhouse or villa fee is $0.23 a month on a median home of 1,632\nsquare feet; at the median asking price of $335K, a year of fees equals 1.3% of the price. 30.4% of listings ask\n$500 or more a month and 23.5% under $200. 21.7% of listings report two association layers (a master and a\nsub-association); 29.6% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 0% of listings, describe one as pending or payable by the buyer on 0%, and\nmention a mandatory club or membership on 0%. Communities completed since 2005 carry a median fee of\n$320 against $364 for those completed before 1995. 47% of the listings are entered as single-level villas, the\nrest as townhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Port St Lucie\n119 (115 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$376\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$205 to $507\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nMedian fee per square foot per month\n$0.23 (median home 1,632 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n1.3% (asking $335K)\nSeptember 7, 2026\nListings asking $500 or more a month / under $200\n30.4% / 23.5%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n21.7% (25)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n29.6%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Port St Lucie ranks 12 of 34\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$320 (76 listings) / $364 (26 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Port St Lucie carries a monthly homeowners association\nfee of $376, 25% above the five-county South Florida median of $300.\"\n\"30.4 percent of Port St Lucie townhouses and villas on the market ask $500 or more a month in fees; 23.5\npercent stay under $200.\"\n\"In Port St Lucie, a townhouse or villa completed since 2005 carries a median fee of $320 a month, against\n$364 for one completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Port St Lucie against every South Florida city with 30 or more active townhouse or villa\nlistings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Port St Lucie townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Port St Lucie townhouses and villas by decade the home was\ncompleted, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Port St Lucie permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (2 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-port-st-\nlucie/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and\nmay not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "8c07bd168629485ddcb7dcfc35c3dd6abb6dad060f8a8bc58de93b0652855a7e", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nPort St Lucie HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/port-st-lucie/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nPort St Lucie townhouse or villa monthly homeowners association fees have a median of $376 in the\nretained usable-fee sample of 115 listings, 25% above the five-county median\nIn Port St Lucie's retained usable-fee sample (115 listings after exclusions and percentile trimming), 30.4%\nhave monthly-equivalent fees of $500 or more and 23.5% are below $200\nPort St Lucie townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=76) vs\npre-1995 (n=26), monthly median 12% lower. Small subgroup: pre-1995; read cautiously.\nLEDE\nPORT ST LUCIE, Fla., September 7, 2026 - Among 115 active townhouse or villa listings in Port St Lucie\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly homeowners association fee is $376, with the middle half\nbetween $205 and $507, according to PBP Real Estate's analysis of BeachesMLS listing data as of September\n7, 2026. There are 119 active townhouse or villa listings before those exclusions and trimming; the fee\nstatistics describe the retained sample, not every property for sale. The city median is 25% above the\nseparately trimmed five-county median of $300 and ranks 12th among 34 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Port St Lucie townhouse or villa fee is $0.23 a\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nmonth (115 retained listings with recorded living area of at least 300 square feet). A year of reported fees\nequals a median 1.3% of the listing's current asking price across 115 retained listings with a current asking\nprice of at least $20,000; this is the median of per-listing ratios. 30.4% of the retained sample have fees of\n$500 or more a month and 23.5% are below $200. 21.7% of the retained sample report two association layers\n(a master and a sub-association, summed here); 29.6% are billed quarterly and shown as monthly equivalents.\nAgent-written public remarks mention a special assessment on 0% of the retained sample, describe one as\npending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 111 retained\nlistings carry remarks. These are keyword classifications of free text, not verified facts about any association.\nAmong retained listings with a recorded construction year, the median monthly-equivalent fee is $320 for a\nrecorded year built of 2005 or later (76 listings) and $364 for those built before 1995 (26 listings); construction\nyear is a recorded field and this comparison does not explain why fees differ. Small subgroup: pre-1995 n=26;\nread cautiously. 47% of retained listings have the recorded MLS subtype Villa; the remainder have subtype\nTownhouse. The two subtypes are reported together after condominium classification.\nFACT BOX\nActive townhouse or villa listings, Port St Lucie\n(before exclusions and trimming)\n119\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n116 / 115 (1 trimmed; 2 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$376\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$205 to $507\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.23 (115 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n1.3% (115 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n30.4% (35) / 23.5% (27) of 115\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n21.7% (25)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n29.6%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); Port St Lucie ranks 12th\namong 34 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$320 (2005+ n=76) / $364 (pre-1995 n=26). Small\nsubgroup: pre-1995 n=26; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Port St Lucie's retained usable-fee sample\n(n=115), after exclusions and percentile trimming, is $376, compared with $300 in the separately trimmed\nfive-county sample.\"\n\"Among Port St Lucie townhouses and villas in the retained usable-fee sample (n=115) after exclusions and\npercentile trimming, 30.4 percent have listed monthly-equivalent fees of $500 or more and 23.5 percent\nare below $200.\"\n\"Among the retained usable-fee listings in Port St Lucie with a recorded construction year, the median\nmonthly-equivalent fee is $320 for a recorded year built of 2005 or later (76 listings) and $364 for those\nbuilt before 1995 (26 listings). Small subgroup: pre-1995 n=26; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Port\nSt Lucie and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-\ncounty reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a\nvalid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Port St Lucie retained-sample median $376 a\nmonth (n=115); five-county median $300 (n=3,206, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 115 active Port St Lucie townhouse or villa listings retained after\nunusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all\nactive listings. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 0% (0\nlistings); $100 to $200 23.5% (27 listings); $200 to $300 10.4% (12 listings); $300 to $400 20% (23 listings);\n$400 to $600 40% (46 listings); $600 to $1,000 6.1% (7 listings); $1,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Port St Lucie townhouses and villas in the\nretained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a\nrecorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded\nYearBuilt 2005+ n=76; pre-1995 n=26. Small subgroup: pre-1995 n=26; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s count only (3 listings);\n1980s $347 (15 listings); 1990s $445 (13 listings); 2000s $502 (32 listings); 2010s count only (5 listings);\n2020s $260 (47 listings). Recorded year built 2005 or later $320 (76 listings); before 1995 $364 (26 listings).\nSmall subgroup: pre-1995 n=26; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Port St Lucie, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (2 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (116 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 115 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 119 active listings. Region and county comparisons are trimmed separately within their own samples\n(the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is\nnot a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet;\nannual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-\nlisting ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10\nlistings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples\nwith fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least\n30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-\ndollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written\npublic remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse,\nvilla or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal\ndescription is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums\nare reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical\nclassifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and\nVilla subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement\nabout any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are\nonly as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and\npercentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as\nof September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026\n(2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original\nsnapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly\nfrozen page https://www.pbprealestate.com/press/port-st-lucie/2026-09/ (corrected edition r1). A current-data page may be\navailable at https://www.pbprealestate.com/hoa-fees-port-st-lucie/; where published, it uses a separately dated sample and its\nfigures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or\naccuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing\nOpportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "45656f549f8f9760ca406a1214eb2205ac3be34eb7a22a164746eb21902afea4", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - PORT ST LUCIE HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Port St Lucie townhouse or villa monthly homeowners association fees have a median of $376 in the retained usable-fee sample of 115 listings, 25% above the five-county median\n2. In Port St Lucie's retained usable-fee sample (115 listings after exclusions and percentile trimming), 30.4% have monthly-equivalent fees of $500 or more and 23.5% are below $200\n3. Port St Lucie townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=76) vs pre-1995 (n=26), monthly median 12% lower. Small subgroup: pre-1995; read cautiously.\n\nLEDE\nPORT ST LUCIE, Fla., September 7, 2026 - Among 115 active townhouse or villa listings in Port St Lucie retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $376, with the middle half between $205 and $507, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 119 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 25% above the separately trimmed five-county median of $300 and ranks 12th among 34 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Port St Lucie townhouse or villa fee is $0.23 a month (115 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.3% of the listing's current asking price across 115 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 30.4% of the retained sample have fees of $500 or more a month and 23.5% are below $200. 21.7% of the retained sample report two association layers (a master and a sub-association, summed here); 29.6% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 111 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $320 for a recorded year built of 2005 or later (76 listings) and $364 for those built before 1995 (26 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: pre-1995 n=26; read cautiously. 47% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Port St Lucie (before exclusions and trimming): 119 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 116 / 115 (1 trimmed; 2 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $376 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $205 to $507 [September 7, 2026]\n- Median fee per square foot per month: $0.23 (115 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 1.3% (115 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 30.4% (35) / 23.5% (27) of 115 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 21.7% (25) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 29.6% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 0% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Port St Lucie ranks 12th among 34 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $320 (2005+ n=76) / $364 (pre-1995 n=26). Small subgroup: pre-1995 n=26; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Port St Lucie's retained usable-fee sample (n=115), after exclusions and percentile trimming, is $376, compared with $300 in the separately trimmed five-county sample.\"\n- \"Among Port St Lucie townhouses and villas in the retained usable-fee sample (n=115) after exclusions and percentile trimming, 30.4 percent have listed monthly-equivalent fees of $500 or more and 23.5 percent are below $200.\"\n- \"Among the retained usable-fee listings in Port St Lucie with a recorded construction year, the median monthly-equivalent fee is $320 for a recorded year built of 2005 or later (76 listings) and $364 for those built before 1995 (26 listings). Small subgroup: pre-1995 n=26; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- port-st-lucie-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Port St Lucie and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Port St Lucie retained-sample median $376 a month (n=115); five-county median $300 (n=3,206, region-level trim).\n- port-st-lucie-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 115 active Port St Lucie townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 23.5% (27 listings); $200 to $300 10.4% (12 listings); $300 to $400 20% (23 listings); $400 to $600 40% (46 listings); $600 to $1,000 6.1% (7 listings); $1,000 and up 0% (0 listings).\n- port-st-lucie-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Port St Lucie townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=76; pre-1995 n=26. Small subgroup: pre-1995 n=26; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1970s count only (3 listings); 1980s $347 (15 listings); 1990s $445 (13 listings); 2000s $502 (32 listings); 2010s count only (5 listings); 2020s $260 (47 listings). Recorded year built 2005 or later $320 (76 listings); before 1995 $364 (26 listings). Small subgroup: pre-1995 n=26; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Port St Lucie, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (2 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (116 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 115 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 119 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/port-st-lucie/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-port-st-lucie/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "riviera-beach", "city": "Riviera Beach", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "segments": { "houses": { "active": 36, "sample_ok": true, "small_sample": true, "pending": 20, "median_list_price": 432450.0, "cut_count": 19, "cut_pct": 52.8, "raised_count": 1, "median_cut_pct": 3.4, "median_cut_dollars": 15100.0, "cut_last30": 7, "cut_last30_pct": 19.4, "cut_last7": 4, "median_dom": 30.5, "median_cdom": 75.5, "relisted_count": 3, "relisted_pct": 8.3, "over90": 14, "over90_pct": 38.9, "over180": 6, "fresh_held": 13, "fresh_held_pct": 36.1, "stale_uncut": 2, "stale_uncut_pct": 5.6, "dom_buckets": [ { "label": "0-30", "count": 16, "pct": 44.4 }, { "label": "31-60", "count": 1, "pct": 2.8 }, { "label": "61-90", "count": 5, "pct": 13.9 }, { "label": "91-180", "count": 8, "pct": 22.2 }, { "label": "181+", "count": 6, "pct": 16.7 } ], "bands": [ { "label": "Under $500K", "active": 28, "cut": 13, "cut_pct": 46.4, "median_cdom": 29.0 }, { "label": "$500K to $1M", "active": 5, "cut": 5, "cut_pct": 100.0, "median_cdom": 126 }, { "label": "$1M to $2M", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 193 }, { "label": "$2M to $5M", "active": 2, "cut": 1, "cut_pct": 50.0, "median_cdom": 80.5 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 9, "pending_cut_pct": 45.0, "pending_median_cut_pct": 9.8, "pending_median_cdom": 44.5, "tier": "h1", "series": [ { "date": "2026-09-06", "active": 34, "cut_pct": 52.9, "median_cdom": 75.5, "median_list_price": 424950.0 }, { "date": "2026-09-07", "active": 36, "cut_pct": 52.8, "median_cdom": 75.5, "median_list_price": 432450.0 } ] }, "condos": { "active": 50, "sample_ok": true, "small_sample": false, "pending": 7, "median_list_price": 649500.0, "cut_count": 25, "cut_pct": 50.0, "raised_count": 1, "median_cut_pct": 5.5, "median_cut_dollars": 50000.0, "cut_last30": 10, "cut_last30_pct": 20.0, "cut_last7": 3, "median_dom": 69.5, "median_cdom": 81.5, "relisted_count": 4, "relisted_pct": 8.0, "over90": 23, "over90_pct": 46.0, "over180": 13, "fresh_held": 14, "fresh_held_pct": 28.0, "stale_uncut": 8, "stale_uncut_pct": 16.0, "dom_buckets": [ { "label": "0-30", "count": 14, "pct": 28.0 }, { "label": "31-60", "count": 4, "pct": 8.0 }, { "label": "61-90", "count": 9, "pct": 18.0 }, { "label": "91-180", "count": 10, "pct": 20.0 }, { "label": "181+", "count": 13, "pct": 26.0 } ], "bands": [ { "label": "Under $250K", "active": 8, "cut": 2, "cut_pct": 25.0, "median_cdom": 26.5 }, { "label": "$250K to $500K", "active": 4, "cut": 2, "cut_pct": 50.0, "median_cdom": 20.5 }, { "label": "$500K to $1M", "active": 26, "cut": 13, "cut_pct": 50.0, "median_cdom": 118.0 }, { "label": "$1M and up", "active": 12, "cut": 8, "cut_pct": 66.7, "median_cdom": 90.0 } ], "pending_cut_count": 4, "pending_cut_pct": 57.1, "pending_median_cut_pct": 13.4, "pending_median_cdom": 100, "tier": "c4", "series": [ { "date": "2026-09-05", "active": 48, "cut_pct": 52.1, "median_cdom": 85.5, "median_list_price": 652450.0 }, { "date": "2026-09-06", "active": 48, "cut_pct": 52.1, "median_cdom": 86.0, "median_list_price": 652450.0 }, { "date": "2026-09-07", "active": 50, "cut_pct": 50.0, "median_cdom": 81.5, "median_list_price": 649500.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "52.8% of Riviera Beach houses for sale have cut their asking price, 50.0% of condos", "Riviera Beach sellers blink faster than the rest of Palm Beach County as 38.9% of houses pass 90 days on the market", "Buying in Riviera Beach? Half houses have already come down once, by a median $15K" ], "lede": "RIVIERA BEACH, Fla., September 7, 2026 - 52.8% of the 36 single-family homes listed for sale in Riviera Beach have reduced their asking price at least once, by a median 3.4% (about $15K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 50 condominium listings, 50.0% have cut, by a median 5.5%.", "quotes": [ "\"52.8 percent of single-family homes for sale in Riviera Beach have reduced their asking price at least once, by a median $15K.\"", "\"Counting every relisting, the median Riviera Beach house for sale has been waiting 76 days, not the 30 the current listing shows.\"", "\"Of the Riviera Beach houses now under contract, 55.0 percent never reduced their asking price; the rest cut by a median 9.8 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Riviera Beach and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 36 houses, 50 condominiums, 20 houses under contract. Small sample: 36 houses for sale in Riviera Beach, between 30 and 39, so one listing moves the share by roughly 2.8 points. Read the percentages as a direction, not a decimal. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-riviera-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Riviera Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Riviera Beach houses 52.8%, Palm Beach County houses 43.4%; Riviera Beach condominiums 50.0%, Palm Beach County condominiums 44.6%.", "title": "Riviera Beach houses are cutting 9.4 points more often than Palm Beach County" }, { "caption": "Active Riviera Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 38.9% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 44.4%, 31-60 days 2.8%, 61-90 days 13.9%, 91-180 days 22.2%, 181+ days 16.7%. Condominiums: 0-30 days 28.0%, 31-60 days 8.0%, 61-90 days 18.0%, 91-180 days 20.0%, 181+ days 26.0%.", "title": "38.9% of Riviera Beach houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Riviera Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 46.4% of 28; $500K to $1M too few to read of 5; $1M to $2M too few to read of 1; $2M to $5M too few to read of 2; $5M and up too few to read of 0.", "title": "Price cuts by price band, Riviera Beach houses" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 113 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 36, "sample_ok": true, "small_sample": true, "pending": 20, "median_list_price": 432450.0, "cut_count": 19, "cut_pct": 52.8, "raised_count": 1, "valid_price_count": 36, "missing_price_count": 0, "unchanged_count": 16, "not_below_original_count": 17, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 3.4, "median_cut_dollars": 15100.0, "cut_last30": 7, "cut_last30_pct": 19.4, "cut_last7": 4, "median_dom": 30.5, "median_cdom": 75.5, "dom_n": 36, "cdom_n": 36, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 36, "relisted_count": 3, "relisted_pct": 8.3, "over90": 14, "over90_pct": 38.9, "over180": 6, "fresh_held": 13, "fresh_held_pct": 36.1, "fresh_held_missing_cdom_count": 0, "stale_uncut": 2, "stale_uncut_pct": 5.6, "dom_buckets": [ { "label": "0-30", "count": 16, "pct": 44.4 }, { "label": "31-60", "count": 1, "pct": 2.8 }, { "label": "61-90", "count": 5, "pct": 13.9 }, { "label": "91-180", "count": 8, "pct": 22.2 }, { "label": "181+", "count": 6, "pct": 16.7 } ], "bands": [ { "label": "Under $500K", "active": 28, "cut": 13, "cut_pct": 46.4, "median_cdom": 29.0, "cut_pct_denominator": 28, "cdom_n": 28, "valid_price_count": 28 }, { "label": "$500K to $1M", "active": 5, "cut": 5, "cut_pct": 100.0, "median_cdom": 126, "cut_pct_denominator": 5, "cdom_n": 5, "valid_price_count": 5 }, { "label": "$1M to $2M", "active": 1, "cut": 0, "cut_pct": 0.0, "median_cdom": 193, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$2M to $5M", "active": 2, "cut": 1, "cut_pct": 50.0, "median_cdom": 80.5, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 9, "pending_cut_pct": 45.0, "pending_valid_price_count": 20, "pending_missing_price_count": 0, "pending_unchanged_count": 10, "pending_raised_count": 1, "pending_not_below_original_count": 11, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 20, "pending_dom_n": 20, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 9.8, "pending_median_cdom": 44.5, "denominators": { "cut_pct": 36, "cut_last30_pct": 36, "relisted_pct": 36, "fresh_held_pct": 36, "stale_uncut_pct": 36, "over90_pct": 36, "dom_bucket_pct": 36, "pending_cut_pct": 20, "median_dom": 36, "median_cdom": 36, "median_cut_pct": 19, "median_cut_dollars": 19, "pending_median_cut_pct": 9, "pending_median_cdom": 20 }, "county_counts": { "Palm Beach": 36 }, "tier": "h1", "series": [ { "date": "2026-09-07", "active": 36, "cut_pct": 52.8, "median_cdom": 75.5, "median_list_price": 432450.0 } ] }, "condos": { "active": 50, "sample_ok": true, "small_sample": false, "pending": 7, "median_list_price": 649500.0, "cut_count": 25, "cut_pct": 50.0, "raised_count": 1, "valid_price_count": 50, "missing_price_count": 0, "unchanged_count": 24, "not_below_original_count": 25, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 5.5, "median_cut_dollars": 50000.0, "cut_last30": 10, "cut_last30_pct": 20.0, "cut_last7": 3, "median_dom": 69.5, "median_cdom": 81.5, "dom_n": 50, "cdom_n": 50, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 50, "relisted_count": 4, "relisted_pct": 8.0, "over90": 23, "over90_pct": 46.0, "over180": 13, "fresh_held": 14, "fresh_held_pct": 28.0, "fresh_held_missing_cdom_count": 0, "stale_uncut": 8, "stale_uncut_pct": 16.0, "dom_buckets": [ { "label": "0-30", "count": 14, "pct": 28.0 }, { "label": "31-60", "count": 4, "pct": 8.0 }, { "label": "61-90", "count": 9, "pct": 18.0 }, { "label": "91-180", "count": 10, "pct": 20.0 }, { "label": "181+", "count": 13, "pct": 26.0 } ], "bands": [ { "label": "Under $250K", "active": 8, "cut": 2, "cut_pct": 25.0, "median_cdom": 26.5, "cut_pct_denominator": 8, "cdom_n": 8, "valid_price_count": 8 }, { "label": "$250K to $500K", "active": 4, "cut": 2, "cut_pct": 50.0, "median_cdom": 20.5, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 }, { "label": "$500K to $1M", "active": 26, "cut": 13, "cut_pct": 50.0, "median_cdom": 118.0, "cut_pct_denominator": 26, "cdom_n": 26, "valid_price_count": 26 }, { "label": "$1M and up", "active": 12, "cut": 8, "cut_pct": 66.7, "median_cdom": 90.0, "cut_pct_denominator": 12, "cdom_n": 12, "valid_price_count": 12 } ], "pending_cut_count": 4, "pending_cut_pct": 57.1, "pending_valid_price_count": 7, "pending_missing_price_count": 0, "pending_unchanged_count": 3, "pending_raised_count": 0, "pending_not_below_original_count": 3, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 7, "pending_dom_n": 7, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 13.4, "pending_median_cdom": 100, "denominators": { "cut_pct": 50, "cut_last30_pct": 50, "relisted_pct": 50, "fresh_held_pct": 50, "stale_uncut_pct": 50, "over90_pct": 50, "dom_bucket_pct": 50, "pending_cut_pct": 7, "median_dom": 50, "median_cdom": 50, "median_cut_pct": 25, "median_cut_dollars": 25, "pending_median_cut_pct": 4, "pending_median_cdom": 7 }, "county_counts": { "Palm Beach": 50 }, "tier": "c4", "series": [ { "date": "2026-09-07", "active": 50, "cut_pct": 50.0, "median_cdom": 81.5, "median_list_price": 649500.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "52.8% of Riviera Beach houses for sale are asking less than their original list price; 50% of condos. Small sample: 36 houses; read cautiously.", "Seller Blink Rate™ in Riviera Beach: 52.8% of houses list below original asking, against 43.4% across Palm Beach County. Small sample: 36 houses; read cautiously.", "Buying in Riviera Beach? 19 of the 36 houses for sale are asking below their original price, by a median $15K. Small sample: 36 houses; read cautiously." ], "lede": "RIVIERA BEACH, Fla., September 7, 2026 - 52.8% of the 36 single-family homes listed for sale in Riviera Beach (19 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 19 reduced listings, the median reduction is 3.4% (about $15K). Among the city's 50 condominium listings, 50% are asking below their original price, by a median 5.5%. Small sample: 36 houses; read cautiously.", "quotes": [ "\"52.8 percent of single-family homes for sale in Riviera Beach have a current asking price below their original list price; among those 19 reduced listings the median reduction is $15K. Small sample: 36 houses; read cautiously.\"", "\"Among active Riviera Beach houses, the median recorded CumulativeDaysOnMarket value is 76 days and the median recorded DaysOnMarket value is 30 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 36 houses; read cautiously.\"", "\"20 Riviera Beach houses are under contract in this snapshot, 9 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Riviera Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (16 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 36 houses for sale in Riviera Beach, between 30 and 39, so one listing moves the share by roughly 2.8 points. Read the percentages as a direction, not a decimal. Sample sizes: 36 houses, 50 condominiums, 20 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/riviera-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-riviera-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Riviera Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 36 houses; read cautiously.", "alt": "Horizontal bar chart. Riviera Beach houses 52.8%, Palm Beach County houses 43.4%; Riviera Beach condominiums 50%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026. Small sample: 36 houses; read cautiously.", "title": "Seller Blink Rate™: 52.8% of Riviera Beach houses for sale are asking below their original price, against 43.4% across Palm Beach County. Small sample: 36 houses; read cautiously.", "visible_labels": [ "44.6%", "50%", "43.4%", "52.8%" ] }, { "caption": "Active Riviera Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 38.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 36 houses; read cautiously.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 44.4%, 31-60 days 2.8%, 61-90 days 13.9%, 91-180 days 22.2%, 181+ days 16.7%. Condominiums: 0-30 days 28%, 31-60 days 8%, 61-90 days 18%, 91-180 days 20%, 181+ days 26%. Small sample: 36 houses; read cautiously.", "title": "38.9% of Riviera Beach houses for sale with a recorded cumulative-days value exceed 90 days; 46% of condos. Small sample: 36 houses; read cautiously.", "visible_labels": [ "44.4%", "28%", "2.8%", "8%", "13.9%", "18%", "22.2%", "20%", "16.7%", "26%", "38.9%" ] }, { "caption": "Share of active Riviera Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 36 houses; read cautiously.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 46.4% (13 of 28); $500K to $1M 5 listed, count only; $1M to $2M 1 listed, count only; $2M to $5M 2 listed, count only; $5M and up 0 listed, count only. Small sample: 36 houses; read cautiously.", "title": "Share asking below original by current asking-price band, Riviera Beach houses. Small sample: 36 houses; read cautiously.", "visible_labels": [ "0", "2", "1", "5", "46.4%", "13", "28" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Palm Beach", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Palm Beach", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 36, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Riviera Beach houses 52.8%, Palm Beach County houses 43.4%; Riviera Beach condominiums 50.0%, Palm Beach County condominiums 44.6%.", "after": "Horizontal bar chart. Riviera Beach houses 52.8%, Palm Beach County houses 43.4%; Riviera Beach condominiums 50%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026. Small sample: 36 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Riviera Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Riviera Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 36 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Riviera Beach houses are cutting 9.4 points more often than Palm Beach County", "after": "Seller Blink Rate™: 52.8% of Riviera Beach houses for sale are asking below their original price, against 43.4% across Palm Beach County. Small sample: 36 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "44.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "50%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "52.8%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 44.4%, 31-60 days 2.8%, 61-90 days 13.9%, 91-180 days 22.2%, 181+ days 16.7%. Condominiums: 0-30 days 28.0%, 31-60 days 8.0%, 61-90 days 18.0%, 91-180 days 20.0%, 181+ days 26.0%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 44.4%, 31-60 days 2.8%, 61-90 days 13.9%, 91-180 days 22.2%, 181+ days 16.7%. Condominiums: 0-30 days 28%, 31-60 days 8%, 61-90 days 18%, 91-180 days 20%, 181+ days 26%. Small sample: 36 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Riviera Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 38.9% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Riviera Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 38.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 36 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "38.9% of Riviera Beach houses for sale have waited more than 90 days, counting every relisting", "after": "38.9% of Riviera Beach houses for sale with a recorded cumulative-days value exceed 90 days; 46% of condos. Small sample: 36 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "44.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "38.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "28%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "2.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "13.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "18%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "22.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "20%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "16.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "26%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 46.4% of 28; $500K to $1M too few to read of 5; $1M to $2M too few to read of 1; $2M to $5M too few to read of 2; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 46.4% (13 of 28); $500K to $1M 5 listed, count only; $1M to $2M 1 listed, count only; $2M to $5M 2 listed, count only; $5M and up 0 listed, count only. Small sample: 36 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Riviera Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Riviera Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 36 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Price cuts by price band, Riviera Beach houses", "after": "Share asking below original by current asking-price band, Riviera Beach houses. Small sample: 36 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "46.4%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "28", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "52.8% of Riviera Beach houses for sale have cut their asking price, 50.0% of condos", "after": "52.8% of Riviera Beach houses for sale are asking less than their original list price; 50% of condos. Small sample: 36 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Riviera Beach sellers blink faster than the rest of Palm Beach County as 38.9% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Riviera Beach: 52.8% of houses list below original asking, against 43.4% across Palm Beach County. Small sample: 36 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Riviera Beach? Half houses have already come down once, by a median $15K", "after": "Buying in Riviera Beach? 19 of the 36 houses for sale are asking below their original price, by a median $15K. Small sample: 36 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "RIVIERA BEACH, Fla., September 7, 2026 - 52.8% of the 36 single-family homes listed for sale in Riviera Beach have reduced their asking price at least once, by a median 3.4% (about $15K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 50 condominium listings, 50.0% have cut, by a median 5.5%.", "after": "RIVIERA BEACH, Fla., September 7, 2026 - 52.8% of the 36 single-family homes listed for sale in Riviera Beach (19 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 19 reduced listings, the median reduction is 3.4% (about $15K). Among the city's 50 condominium listings, 50% are asking below their original price, by a median 5.5%. Small sample: 36 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Riviera Beach and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 36 houses, 50 condominiums, 20 houses under contract. Small sample: 36 houses for sale in Riviera Beach, between 30 and 39, so one listing moves the share by roughly 2.8 points. Read the percentages as a direction, not a decimal. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-riviera-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Riviera Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (16 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 36 houses for sale in Riviera Beach, between 30 and 39, so one listing moves the share by roughly 2.8 points. Read the percentages as a direction, not a decimal. Sample sizes: 36 houses, 50 condominiums, 20 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/riviera-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-riviera-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"52.8 percent of single-family homes for sale in Riviera Beach have reduced their asking price at least once, by a median $15K.\"", "after": "\"52.8 percent of single-family homes for sale in Riviera Beach have a current asking price below their original list price; among those 19 reduced listings the median reduction is $15K. Small sample: 36 houses; read cautiously.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Riviera Beach house for sale has been waiting 76 days, not the 30 the current listing shows.\"", "after": "\"Among active Riviera Beach houses, the median recorded CumulativeDaysOnMarket value is 76 days and the median recorded DaysOnMarket value is 30 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 36 houses; read cautiously.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Riviera Beach houses now under contract, 55.0 percent never reduced their asking price; the rest cut by a median 9.8 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"20 Riviera Beach houses are under contract in this snapshot, 9 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "93dfb666fcd1567d8e7e8db0180baf6797bd56d48f42d50e7b3ab2faf57012e1", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nRiviera Beach price cuts and true days on market\nHEADLINE OPTIONS\n52.8% of Riviera Beach houses for sale have cut their asking price, 50.0% of condos\nRiviera Beach sellers blink faster than the rest of Palm Beach County as 38.9% of houses pass 90 days on\nthe market\nBuying in Riviera Beach? Half houses have already come down once, by a median $15K\nLEDE\nRIVIERA BEACH, Fla., September 7, 2026 - 52.8% of the 36 single-family homes listed for sale in Riviera Beach\nhave reduced their asking price at least once, by a median 3.4% (about $15K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Among the city's 50 condominium listings, 50.0% have cut, by a\nmedian 5.5%.\nNUT GRAF\nThe figures point to a market where 45.0% of houses reached a contract only after a price cut: of the 20\nRiviera Beach houses now under contract, 45.0% reduced before going under contract, with a median cut of\n9.8% and a median 44 days to contract. Across Palm Beach County the price-cut share is 43.4% for houses and\n44.6% for condominiums, so Riviera Beach houses are cutting 9.4 points more often than the county. Counting\nevery relisting, the median Riviera Beach house for sale has been on the market 76 days, against 30 on its\ncurrent listing; 8.3% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nRiviera Beach\n36\nShare with at\nleast one price\nreduction,\nhouses\n52.8% (19 of 36)\nMedian\nreduction\nfrom original\nasking, houses\n3.4% (about $15K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings,\nRiviera Beach\n50\nShare with at\nleast one price\nreduction,\ncondominiums\n50.0% (25 of 50)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n76 days (30 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n38.9% (14 of 36)\nHouses under\ncontract that\nreduced first\n45.0% of 20\nPalm Beach\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.4% / 44.6%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting faster than similar-priced cities; Condominiums: Cutting faster than similar-priced cities\nPeer group,\nhouses\n(median\nasking under\n$600K; peer\ncut share\n40.7%)\nTamarac, Fort Pierce, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City, West Par\nQUOTABLE DATA POINTS\n\"52.8 percent of single-family homes for sale in Riviera Beach have reduced their asking price at least once,\nby a median $15K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Riviera Beach house for sale has been waiting 76 days, not the 30\nthe current listing shows.\"\n\"Of the Riviera Beach houses now under contract, 55.0 percent never reduced their asking price; the rest\ncut by a median 9.8 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Riviera Beach versus Palm Beach County, houses and condominiums, September\n7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Riviera Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 38.9% of houses have passed\n90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Riviera Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Riviera Beach and Palm Beach County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 36 houses, 50 condominiums, 20 houses\nunder contract. Small sample: 36 houses for sale in Riviera Beach, between 30 and 39, so one listing moves the share by roughly 2.8\npoints. Read the percentages as a direction, not a decimal. No estimate or model is applied; every figure is a count or a median of\nMLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-riviera-beach/ . Conditions read: How the\nread works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier\n(houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share\nat least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than\nsimilar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is\nused instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's\nlistings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or\naccuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing\nOpportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "0e21901f271ac96cfac7d21a51086085b7acc22c3c705ce9bca8fcc71fae61bc", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nRiviera Beach asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/riviera-beach/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n52.8% of Riviera Beach houses for sale are asking less than their original list price; 50% of condos. Small\nsample: 36 houses; read cautiously.\nSeller Blink Rate™ in Riviera Beach: 52.8% of houses list below original asking, against 43.4% across Palm\nBeach County. Small sample: 36 houses; read cautiously.\nBuying in Riviera Beach? 19 of the 36 houses for sale are asking below their original price, by a median\n$15K. Small sample: 36 houses; read cautiously.\nLEDE\nRIVIERA BEACH, Fla., September 7, 2026 - 52.8% of the 36 single-family homes listed for sale in Riviera Beach\n(19 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 19 reduced listings, the median reduction is\n3.4% (about $15K). Among the city's 50 condominium listings, 50% are asking below their original price, by a\nmedian 5.5%. Small sample: 36 houses; read cautiously.\nNUT GRAF\nFor active Riviera Beach houses, the median recorded CumulativeDaysOnMarket value is 76 days and the\nmedian recorded DaysOnMarket value is 30 days, each calculated from non-missing values in that field (36 and\n36 listings). 8.3% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Small sample: 36 houses; read\ncautiously. 20 Riviera Beach houses are under contract (Pending or Active Under Contract), 9 of them with a\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nrecorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do\nnot disclose the agreed contract price. Across Palm Beach County the shares asking below original are 43.4%\nfor houses and 44.6% for condominiums; Riviera Beach houses are 9.4 points above the county share.\nFACT BOX\nActive single-family listings, Riviera\nBeach\n36\nSeptember 7, 2026\nShare asking below original list price,\nhouses\n52.8% (19 of 36)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original, houses\n36 / 0; 16 / 1\nSeptember 7, 2026\nMedian reduction among the 19\nreduced houses\n3.4% (about $15K)\nSeptember 7, 2026\nActive condominium listings, Riviera\nBeach\n50\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n50% (25 of 50)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n76 / 30 days (from 36 / 36 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90\ndays\n38.9% (14 of 36 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count only;\nfewer than 30)\n20, 9 asking below original\nSeptember 7, 2026\nPalm Beach County share asking\nbelow original, houses /\ncondominiums\n43.4% / 44.6%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed\nin method)\nHouses: Higher below-original share than peers;\nCondominiums: Higher below-original share than peers\nSeptember 7, 2026\nPeer group, houses (median asking\nunder $600K; peer share 40.7%)\nTamarac, Fort Pierce, Lauderdale Lakes, North Lauderdale,\nLauderhill, Port St Lucie, Greenacres, Florida City, West Park,\nMargate, Sunrise, Lake Worth Beach, Miami Gardens,\nDeerfield Beach, Lantana, Coconut Creek, Boynton Beach,\nOakland Park\nSeptember 7, 2026\nSmall active sample — interpretation\ncaution\nSmall sample: 36 houses; read cautiously.\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"52.8 percent of single-family homes for sale in Riviera Beach have a current asking price below their\noriginal list price; among those 19 reduced listings the median reduction is $15K. Small sample: 36 houses;\nread cautiously.\"\n\"Among active Riviera Beach houses, the median recorded CumulativeDaysOnMarket value is 76 days and\nthe median recorded DaysOnMarket value is 30 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history. Small sample: 36 houses; read cautiously.\"\n\"20 Riviera Beach houses are under contract in this snapshot, 9 of them with a recorded asking price below\noriginal; the group is too small to report a percentage. These asking-price fields do not disclose the agreed\ncontract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Riviera Beach versus Palm Beach\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 36\nhouses; read cautiously.\nChart data (aggregate): Horizontal bar chart. Riviera Beach houses 52.8%, Palm Beach County houses 43.4%;\nRiviera Beach condominiums 50%, Palm Beach County condominiums 44.6%. Share of active listings asking\nbelow their original list price, September 7, 2026. Small sample: 36 houses; read cautiously.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Riviera Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 38.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate. Small sample: 36 houses; read cautiously.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 44.4%, 31-60\ndays 2.8%, 61-90 days 13.9%, 91-180 days 22.2%, 181+ days 16.7%. Condominiums: 0-30 days 28%, 31-60\ndays 8%, 61-90 days 18%, 91-180 days 20%, 181+ days 26%. Small sample: 36 houses; read cautiously.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Riviera Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with\n10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 36 houses; read\ncautiously.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 46.4% (13 of 28); $500K to $1M 5 listed, count only; $1M to $2M 1 listed, count only;\n$2M to $5M 2 listed, count only; $5M and up 0 listed, count only. Small sample: 36 houses; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Riviera Beach,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (16 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 36 houses\nfor sale in Riviera Beach, between 30 and 39, so one listing moves the share by roughly 2.8 points. Read the percentages as a\ndirection, not a decimal. Sample sizes: 36 houses, 50 condominiums, 20 houses under contract. Geography is the MLS City field, not\na verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP\nReal Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller\nintent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same\ncurrent median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least\n3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement\nmay include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points\nabove baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can\ninclude the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast.\nJournalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS\nrecords) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained\nlater same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files;\noriginal edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/riviera-\nbeach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-riviera-\nbeach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "d1ce43c424bd68254327160d14a95736b63391cb445add3884e229320353d8a8", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - RIVIERA BEACH PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 52.8% of Riviera Beach houses for sale are asking less than their original list price; 50% of condos. Small sample: 36 houses; read cautiously.\n2. Seller Blink Rate™ in Riviera Beach: 52.8% of houses list below original asking, against 43.4% across Palm Beach County. Small sample: 36 houses; read cautiously.\n3. Buying in Riviera Beach? 19 of the 36 houses for sale are asking below their original price, by a median $15K. Small sample: 36 houses; read cautiously.\n\nLEDE\nRIVIERA BEACH, Fla., September 7, 2026 - 52.8% of the 36 single-family homes listed for sale in Riviera Beach (19 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 19 reduced listings, the median reduction is 3.4% (about $15K). Among the city's 50 condominium listings, 50% are asking below their original price, by a median 5.5%. Small sample: 36 houses; read cautiously.\n\nNUT GRAF\nFor active Riviera Beach houses, the median recorded CumulativeDaysOnMarket value is 76 days and the median recorded DaysOnMarket value is 30 days, each calculated from non-missing values in that field (36 and 36 listings). 8.3% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Small sample: 36 houses; read cautiously. 20 Riviera Beach houses are under contract (Pending or Active Under Contract), 9 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for condominiums; Riviera Beach houses are 9.4 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Riviera Beach: 36 [September 7, 2026]\n- Share asking below original list price, houses: 52.8% (19 of 36) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 36 / 0; 16 / 1 [September 7, 2026]\n- Median reduction among the 19 reduced houses: 3.4% (about $15K) [September 7, 2026]\n- Active condominium listings, Riviera Beach: 50 [September 7, 2026]\n- Share asking below original list price, condominiums: 50% (25 of 50) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 76 / 30 days (from 36 / 36 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 38.9% (14 of 36 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 20, 9 asking below original [September 7, 2026]\n- Palm Beach County share asking below original, houses / condominiums: 43.4% / 44.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Higher below-original share than peers; Condominiums: Higher below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking under $600K; peer share 40.7%): Tamarac, Fort Pierce, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City, West Park, Margate, Sunrise, Lake Worth Beach, Miami Gardens, Deerfield Beach, Lantana, Coconut Creek, Boynton Beach, Oakland Park [September 7, 2026]\n- Small active sample — interpretation caution: Small sample: 36 houses; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"52.8 percent of single-family homes for sale in Riviera Beach have a current asking price below their original list price; among those 19 reduced listings the median reduction is $15K. Small sample: 36 houses; read cautiously.\"\n- \"Among active Riviera Beach houses, the median recorded CumulativeDaysOnMarket value is 76 days and the median recorded DaysOnMarket value is 30 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 36 houses; read cautiously.\"\n- \"20 Riviera Beach houses are under contract in this snapshot, 9 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- riviera-beach-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Riviera Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 36 houses; read cautiously.\n Alt text: Horizontal bar chart. Riviera Beach houses 52.8%, Palm Beach County houses 43.4%; Riviera Beach condominiums 50%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026. Small sample: 36 houses; read cautiously.\n- riviera-beach-true-days-on-market-r1-2026-09-07.png\n Caption: Active Riviera Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 38.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 36 houses; read cautiously.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 44.4%, 31-60 days 2.8%, 61-90 days 13.9%, 91-180 days 22.2%, 181+ days 16.7%. Condominiums: 0-30 days 28%, 31-60 days 8%, 61-90 days 18%, 91-180 days 20%, 181+ days 26%. Small sample: 36 houses; read cautiously.\n- riviera-beach-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Riviera Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 36 houses; read cautiously.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 46.4% (13 of 28); $500K to $1M 5 listed, count only; $1M to $2M 1 listed, count only; $2M to $5M 2 listed, count only; $5M and up 0 listed, count only. Small sample: 36 houses; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Riviera Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (16 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 36 houses for sale in Riviera Beach, between 30 and 39, so one listing moves the share by roughly 2.8 points. Read the percentages as a direction, not a decimal. Sample sizes: 36 houses, 50 condominiums, 20 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/riviera-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-riviera-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-920dee18f01c41a46783" }, { "slug": "riviera-beach", "city": "Riviera Beach", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 50, "with_fee": 49, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 50, "cut_count": 25, "cut_pct": 50.0, "median_cut_pct": 5.5, "median_cut_dollars": 50000 }, "outliers_dropped": 2, "n": 47, "median": 1450, "p10": 486, "p25": 1037, "p75": 1638, "p90": 2551, "min": 275, "max": 3980, "median_sqft": 0.93, "n_sqft": 47, "median_pct_price": 2.59, "median_list_price": 649000, "median_year_built": 2006, "median_sqft_area": 1488, "over_1000": 37, "over_1000_pct": 78.7, "under_500": 6, "under_500_pct": 12.8, "hi_thr": 1000, "lo_thr": 500, "over_hi": 37, "over_hi_pct": 78.7, "under_lo": 6, "under_lo_pct": 12.8, "types": { "Condominium": { "count": 45, "pct": 95.7 }, "Townhouse": { "count": 1, "pct": 2.1 }, "StockCooperative": { "count": 1, "pct": 2.1 } }, "regime": { "COA": { "count": 45, "pct": 95.7 }, "HOA": { "count": 2, "pct": 4.3 } }, "villa_median": null, "townhouse_median": 486, "cadence": { "Monthly": { "count": 43, "pct": 91.5 }, "Quarterly": { "count": 4, "pct": 8.5 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 6, "pct": 12.8 }, { "label": "$500 to $750", "count": 3, "pct": 6.4 }, { "label": "$750 to $1,000", "count": 1, "pct": 2.1 }, { "label": "$1,000 to $1,500", "count": 14, "pct": 29.8 }, { "label": "$1,500 to $2,000", "count": 15, "pct": 31.9 }, { "label": "$2,000 and up", "count": 8, "pct": 17.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 19, "median": 1526, "median_sqft": 1.12 }, { "label": "1980s", "n": 2, "median": 651, "median_sqft": 0.5 }, { "label": "1990s", "n": 1, "median": 1194, "median_sqft": 1.29 }, { "label": "2000s", "n": 21, "median": 1407, "median_sqft": 0.8 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 4, "median": 2364, "median_sqft": 1.16 } ], "bands": [ { "label": "Under $250K", "n": 8, "median": 493, "median_pct_price": 2.99 }, { "label": "$250K to $500K", "n": 4, "median": 676, "median_pct_price": 2.14 }, { "label": "$500K to $1M", "n": 25, "median": 1450, "median_pct_price": 2.66 }, { "label": "$1M and up", "n": 10, "median": 2565, "median_pct_price": 1.26 } ], "pre1995": { "n": 22, "median": 1519 }, "post2005": { "n": 25, "median": 1446 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 40, "pct": 90.9 }, { "key": "Trash", "label": "Trash", "count": 36, "pct": 81.8 }, { "key": "CableTv", "label": "Cable TV", "count": 35, "pct": 79.5 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 34, "pct": 77.3 }, { "key": "Security", "label": "Security", "count": 31, "pct": 70.5 }, { "key": "Water", "label": "Water", "count": 31, "pct": 70.5 }, { "key": "Insurance", "label": "Building insurance", "count": 30, "pct": 68.2 }, { "key": "Sewer", "label": "Sewer", "count": 25, "pct": 56.8 }, { "key": "Pools", "label": "Pool", "count": 23, "pct": 52.3 }, { "key": "PestControl", "label": "Pest control", "count": 17, "pct": 38.6 }, { "key": "Internet", "label": "Internet", "count": 15, "pct": 34.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 14, "pct": 31.8 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 13, "pct": 29.5 }, { "key": "Roof", "label": "Roof", "count": 13, "pct": 29.5 } ], "includes_n": 44, "flags": { "sa_mentioned": { "count": 1, "pct": 2.1 }, "sa_none_or_paid": { "count": 1, "pct": 2.1 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 1, "pct": 2.1 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 43 }, "developments": [ { "name": "Marina Grande Riviera Beach", "master": null, "n": 9, "anecdotal": true, "median": 1439, "median_sqft": 0.8, "year_built": 2007, "median_list_price": 654900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Phoenix Towers", "master": null, "n": 5, "anecdotal": true, "median": 1526, "median_sqft": 1.25, "year_built": 1973, "median_list_price": 525000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-06", "median": 1519, "p25": 1046, "p75": 1647, "n": 45, "median_sqft": 0.93, "sa_pending_pct": 0.0 }, { "date": "2026-09-07", "median": 1450, "p25": 1037, "p75": 1638, "n": 47, "median_sqft": 0.93, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Riviera Beach condo for sale carries a $1,450-a-month association fee, 81% above the South Florida median", "78.7% of Riviera Beach condos on the market ask $1,000 or more a month in fees; 12.8% stay under $500", "Riviera Beach condos built since 2005 carry fees -5% higher than buildings from before 1995" ], "lede": "RIVIERA BEACH, Fla., September 7, 2026 - The median monthly association fee across the 47 condominiums listed for sale in Riviera Beach is $1,450, with half of the listings between $1,037 and $1,638 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 81% above the five-county South Florida median of $800, and ranks Riviera Beach 12 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Riviera Beach carries a monthly association fee of $1,450, 81% above the five-county South Florida median of $800.\"", "\"78.7 percent of Riviera Beach condos on the market ask $1,000 or more a month in association fees; only 12.8 percent stay under $500.\"", "\"In Riviera Beach, a condo completed since 2005 carries a median fee of $1,446 a month, against $1,519 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Riviera Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-riviera-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Riviera Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Riviera Beach median $1,450 a month, South Florida median $800; Riviera Beach ranks 12 of 69 cities.", "title": "Riviera Beach condo fees sit 81% above the South Florida median" }, { "caption": "Share of active Riviera Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 12.8% (6 listings); $500 to $750 6.4% (3 listings); $750 to $1,000 2.1% (1 listings); $1,000 to $1,500 29.8% (14 listings); $1,500 to $2,000 31.9% (15 listings); $2,000 and up 17% (8 listings).", "title": "31.9% of Riviera Beach condos for sale carry a fee of $1,500 to $2,000 a month" }, { "caption": "Median monthly-equivalent association fee for active Riviera Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s $1,526 (19 listings); 1980s too few (2 listings); 1990s too few (1 listings); 2000s $1,407 (21 listings); 2020s too few (4 listings).", "title": "Riviera Beach condos built since 2005 ask 5% less in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 50 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 50, "with_fee": 49, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 49, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 1, "n": 47, "retained_n": 47, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 50, "cut_count": 25, "cut_pct": 50.0, "median_cut_pct": 5.5, "median_cut_dollars": 50000, "valid_price_count": 50, "missing_price_count": 0, "unchanged_count": 24, "raised_count": 1, "not_below_original_count": 25, "cut_pct_denominator": 50, "cut_sample_ok": true, "median_cut_n": 25 }, "trim_bounds": { "p1": 210.0, "p99": 4836.9600000000055 }, "retained_small_sample": false, "retained_below_30": false, "median": 1450, "p10": 486, "p25": 1037, "p75": 1638, "p90": 2551, "min": 275, "max": 3980, "median_sqft": 0.93, "n_sqft": 47, "median_pct_price": 2.59, "n_pct_price": 47, "median_list_price": 649000, "median_year_built": 2006, "median_sqft_area": 1488, "over_1000": 37, "over_1000_pct": 78.7, "under_500": 6, "under_500_pct": 12.8, "hi_thr": 1000, "lo_thr": 500, "over_hi": 37, "over_hi_pct": 78.7, "under_lo": 6, "under_lo_pct": 12.8, "types": { "Condominium": { "count": 45, "pct": 95.7 }, "Townhouse": { "count": 1, "pct": 2.1 }, "StockCooperative": { "count": 1, "pct": 2.1 } }, "regime": { "COA": { "count": 45, "pct": 95.7 }, "HOA": { "count": 2, "pct": 4.3 } }, "villa_median": null, "townhouse_median": 486, "cadence": { "Monthly": { "count": 43, "pct": 91.5 }, "Quarterly": { "count": 4, "pct": 8.5 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 6, "pct": 12.8 }, { "label": "$500 to $750", "count": 3, "pct": 6.4 }, { "label": "$750 to $1,000", "count": 1, "pct": 2.1 }, { "label": "$1,000 to $1,500", "count": 14, "pct": 29.8 }, { "label": "$1,500 to $2,000", "count": 15, "pct": 31.9 }, { "label": "$2,000 and up", "count": 8, "pct": 17.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 19, "median": 1526, "median_sqft": 1.12 }, { "label": "1980s", "n": 2, "median": 651, "median_sqft": 0.5 }, { "label": "1990s", "n": 1, "median": 1194, "median_sqft": 1.29 }, { "label": "2000s", "n": 21, "median": 1407, "median_sqft": 0.8 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 4, "median": 2364, "median_sqft": 1.16 } ], "bands": [ { "label": "Under $250K", "n": 8, "median": 493, "median_pct_price": 2.99 }, { "label": "$250K to $500K", "n": 4, "median": 676, "median_pct_price": 2.14 }, { "label": "$500K to $1M", "n": 25, "median": 1450, "median_pct_price": 2.66 }, { "label": "$1M and up", "n": 10, "median": 2565, "median_pct_price": 1.26 } ], "pre1995": { "n": 22, "median": 1519 }, "post2005": { "n": 25, "median": 1446 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 40, "pct": 90.9 }, { "key": "Trash", "label": "Trash", "count": 36, "pct": 81.8 }, { "key": "CableTv", "label": "Cable TV", "count": 35, "pct": 79.5 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 34, "pct": 77.3 }, { "key": "Security", "label": "Security", "count": 31, "pct": 70.5 }, { "key": "Water", "label": "Water", "count": 31, "pct": 70.5 }, { "key": "Insurance", "label": "Building insurance", "count": 30, "pct": 68.2 }, { "key": "Sewer", "label": "Sewer", "count": 25, "pct": 56.8 }, { "key": "Pools", "label": "Pool", "count": 23, "pct": 52.3 }, { "key": "PestControl", "label": "Pest control", "count": 17, "pct": 38.6 }, { "key": "Internet", "label": "Internet", "count": 15, "pct": 34.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 14, "pct": 31.8 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 13, "pct": 29.5 }, { "key": "Roof", "label": "Roof", "count": 13, "pct": 29.5 } ], "includes_n": 44, "flags": { "sa_mentioned": { "count": 1, "pct": 2.1 }, "sa_none_or_paid": { "count": 1, "pct": 2.1 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 1, "pct": 2.1 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 43 }, "denominators": { "fee_percentages": 47, "fee_medians_percentiles": 47, "median_sqft": 47, "median_pct_price": 47, "includes_pct": 44, "flags_pct": 47, "cut_pct": 50 }, "developments": [ { "name": "Marina Grande Riviera Beach", "master": null, "n": 9, "anecdotal": true, "median": 1439, "median_sqft": 0.8, "year_built": 2007, "median_list_price": 654900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Phoenix Towers", "master": null, "n": 5, "anecdotal": true, "median": 1526, "median_sqft": 1.25, "year_built": 1973, "median_list_price": 525000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 1450, "p25": 1037, "p75": 1638, "n": 47, "median_sqft": 0.93, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Riviera Beach condo monthly association fees have a median of $1,450 in the retained usable-fee sample of 47 listings, 81% above the five-county median", "In Riviera Beach's retained usable-fee sample (47 listings after exclusions and percentile trimming), 78.7% have monthly-equivalent fees of $1,000 or more and 12.8% are below $500", "Riviera Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=25) vs pre-1995 (n=22), monthly median 5% lower. Small subgroups: both; read cautiously." ], "lede": "RIVIERA BEACH, Fla., September 7, 2026 - Among 47 active condominium listings in Riviera Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,450, with the middle half between $1,037 and $1,638, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 50 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 81% above the separately trimmed five-county median of $800 and ranks 12th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Riviera Beach's retained usable-fee sample (n=47), after exclusions and percentile trimming, is $1,450, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Riviera Beach condos in the retained usable-fee sample (n=47) after exclusions and percentile trimming, 78.7 percent have listed monthly-equivalent fees of $1,000 or more and 12.8 percent are below $500.\"", "\"Among the retained usable-fee listings in Riviera Beach with a recorded construction year, the median monthly-equivalent fee is $1,446 for a recorded year built of 2005 or later (25 listings) and $1,519 for those built before 1995 (22 listings). Small subgroup: 2005+ n=25; pre-1995 n=22; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Riviera Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (49 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 47 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 50 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/riviera-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-riviera-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Riviera Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Riviera Beach retained-sample median $1,450 a month (n=47); five-county median $800 (n=22,695, region-level trim).", "title": "Riviera Beach condos, retained usable-fee sample (n=47): median $1,450/month, 81% above the five-county median of $800", "visible_labels": [ "$1,450", "47", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 47 active Riviera Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 12.8% (6 listings); $500 to $750 6.4% (3 listings); $750 to $1,000 2.1% (1 listings); $1,000 to $1,500 29.8% (14 listings); $1,500 to $2,000 31.9% (15 listings); $2,000 and up 17% (8 listings).", "title": "31.9% of Riviera Beach's retained usable-fee sample (47 listings) falls in the $1,500 to $2,000 monthly band", "visible_labels": [ "0%", "0", "12.8%", "6", "6.4%", "3", "2.1%", "1", "29.8%", "14", "31.9%", "15", "17%", "8" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Riviera Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=25; pre-1995 n=22. Small subgroup: 2005+ n=25; pre-1995 n=22; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1970s $1,526 (19 listings); 1980s count only (2 listings); 1990s count only (1 listings); 2000s $1,407 (21 listings); 2020s count only (4 listings). Recorded year built 2005 or later $1,446 (25 listings); before 1995 $1,519 (22 listings). Small subgroup: 2005+ n=25; pre-1995 n=22; read cautiously.", "title": "Riviera Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=25) vs pre-1995 (n=22), monthly median 5% lower. Small subgroups: both; read cautiously.", "visible_labels": [ "$1,526", "19", "2", "1", "$1,407", "21", "4", "$1,446", "25", "$1,519", "22" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 210.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 4836.9600000000055, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Riviera Beach median $1,450 a month, South Florida median $800; Riviera Beach ranks 12 of 69 cities.", "after": "Dot strip chart in five county lanes. Riviera Beach retained-sample median $1,450 a month (n=47); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Riviera Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Riviera Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Riviera Beach condo fees sit 81% above the South Florida median", "after": "Riviera Beach condos, retained usable-fee sample (n=47): median $1,450/month, 81% above the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$1,450", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "47", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 12.8% (6 listings); $500 to $750 6.4% (3 listings); $750 to $1,000 2.1% (1 listings); $1,000 to $1,500 29.8% (14 listings); $1,500 to $2,000 31.9% (15 listings); $2,000 and up 17% (8 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 12.8% (6 listings); $500 to $750 6.4% (3 listings); $750 to $1,000 2.1% (1 listings); $1,000 to $1,500 29.8% (14 listings); $1,500 to $2,000 31.9% (15 listings); $2,000 and up 17% (8 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Riviera Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 47 active Riviera Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "31.9% of Riviera Beach condos for sale carry a fee of $1,500 to $2,000 a month", "after": "31.9% of Riviera Beach's retained usable-fee sample (47 listings) falls in the $1,500 to $2,000 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "31.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "17%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "12.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "6.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "2.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "29.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s $1,526 (19 listings); 1980s too few (2 listings); 1990s too few (1 listings); 2000s $1,407 (21 listings); 2020s too few (4 listings).", "after": "Column chart of median fee by recorded decade built: 1970s $1,526 (19 listings); 1980s count only (2 listings); 1990s count only (1 listings); 2000s $1,407 (21 listings); 2020s count only (4 listings). Recorded year built 2005 or later $1,446 (25 listings); before 1995 $1,519 (22 listings). Small subgroup: 2005+ n=25; pre-1995 n=22; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Riviera Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Riviera Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=25; pre-1995 n=22. Small subgroup: 2005+ n=25; pre-1995 n=22; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Riviera Beach condos built since 2005 ask 5% less in fees than those built before 1995", "after": "Riviera Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=25) vs pre-1995 (n=22), monthly median 5% lower. Small subgroups: both; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$1,526", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "22", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "19", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$1,407", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "$1,446", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "25", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "$1,519", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Riviera Beach condo for sale carries a $1,450-a-month association fee, 81% above the South Florida median", "after": "Riviera Beach condo monthly association fees have a median of $1,450 in the retained usable-fee sample of 47 listings, 81% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "78.7% of Riviera Beach condos on the market ask $1,000 or more a month in fees; 12.8% stay under $500", "after": "In Riviera Beach's retained usable-fee sample (47 listings after exclusions and percentile trimming), 78.7% have monthly-equivalent fees of $1,000 or more and 12.8% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Riviera Beach condos built since 2005 carry fees -5% higher than buildings from before 1995", "after": "Riviera Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=25) vs pre-1995 (n=22), monthly median 5% lower. Small subgroups: both; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "RIVIERA BEACH, Fla., September 7, 2026 - The median monthly association fee across the 47 condominiums listed for sale in Riviera Beach is $1,450, with half of the listings between $1,037 and $1,638 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 81% above the five-county South Florida median of $800, and ranks Riviera Beach 12 of 69 cities.", "after": "RIVIERA BEACH, Fla., September 7, 2026 - Among 47 active condominium listings in Riviera Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,450, with the middle half between $1,037 and $1,638, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 50 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 81% above the separately trimmed five-county median of $800 and ranks 12th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Riviera Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-riviera-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Riviera Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (49 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 47 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 50 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/riviera-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-riviera-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Riviera Beach carries a monthly association fee of $1,450, 81% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Riviera Beach's retained usable-fee sample (n=47), after exclusions and percentile trimming, is $1,450, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"78.7 percent of Riviera Beach condos on the market ask $1,000 or more a month in association fees; only 12.8 percent stay under $500.\"", "after": "\"Among Riviera Beach condos in the retained usable-fee sample (n=47) after exclusions and percentile trimming, 78.7 percent have listed monthly-equivalent fees of $1,000 or more and 12.8 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Riviera Beach, a condo completed since 2005 carries a median fee of $1,446 a month, against $1,519 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Riviera Beach with a recorded construction year, the median monthly-equivalent fee is $1,446 for a recorded year built of 2005 or later (25 listings) and $1,519 for those built before 1995 (22 listings). Small subgroup: 2005+ n=25; pre-1995 n=22; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "8be4f257b8292b1f4522c4a931493135e366cb4542616d67ff653a25144d5ebc", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nRiviera Beach condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Riviera Beach condo for sale carries a $1,450-a-month association fee, 81% above the South\nFlorida median\n78.7% of Riviera Beach condos on the market ask $1,000 or more a month in fees; 12.8% stay under $500\nRiviera Beach condos built since 2005 carry fees -5% higher than buildings from before 1995\nLEDE\nRIVIERA BEACH, Fla., September 7, 2026 - The median monthly association fee across the 47 condominiums\nlisted for sale in Riviera Beach is $1,450, with half of the listings between $1,037 and $1,638 a month,\naccording to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 81% above the five-county\nSouth Florida median of $800, and ranks Riviera Beach 12 of 69 cities.\nNUT GRAF\nPer square foot, the median Riviera Beach condo fee is $0.93 a month on a median unit of 1,488 square feet;\nat the median asking price of $649K, a year of fees equals 2.59% of the price. 78.7% of listings ask $1,000 or\nmore a month and 12.8% under $500. 0% of listings report two association layers (a master and a sub-\nassociation); 8.5% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention\na special assessment on 2.1% of listings, describe one as pending or payable by the buyer on 0%, and mention\na mandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of $1,446 against\n$1,519 for those completed before 1995.\nFACT BOX\nActive condominium listings, Riviera Beach\n50 (47 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$1,450\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$1,037 to $1,638\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.93 (median unit 1,488 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n2.59% (asking $649K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n78.7% / 12.8%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n8.5%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n2.1% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Riviera Beach ranks 12 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$1,446 (25 listings) / $1,519 (22\nlistings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Riviera Beach carries a monthly association fee of $1,450, 81%\nabove the five-county South Florida median of $800.\"\n\"78.7 percent of Riviera Beach condos on the market ask $1,000 or more a month in association fees; only\n12.8 percent stay under $500.\"\n\"In Riviera Beach, a condo completed since 2005 carries a median fee of $1,446 a month, against $1,519\nfor a building completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Riviera Beach against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Riviera Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Riviera Beach condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Riviera Beach permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-riviera-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity\nor accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing\nOpportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "2df64cef45a0cd744e21a31c318c7a06909f9312b719e76ee059e783a605e4ac", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nRiviera Beach condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/riviera-beach/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nRiviera Beach condo monthly association fees have a median of $1,450 in the retained usable-fee sample of\n47 listings, 81% above the five-county median\nIn Riviera Beach's retained usable-fee sample (47 listings after exclusions and percentile trimming), 78.7%\nhave monthly-equivalent fees of $1,000 or more and 12.8% are below $500\nRiviera Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=25) vs pre-1995 (n=22),\nmonthly median 5% lower. Small subgroups: both; read cautiously.\nLEDE\nRIVIERA BEACH, Fla., September 7, 2026 - Among 47 active condominium listings in Riviera Beach retained\nafter excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its\n99th percentile, the median monthly association fee is $1,450, with the middle half between $1,037 and\n$1,638, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n50 active condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 81% above the separately trimmed five-county median\nof $800 and ranks 12th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Riviera Beach condo fee is $0.93 a month (47\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n2.59% of the listing's current asking price across 47 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 78.7% of the retained sample have fees of $1,000 or more a\nmonth and 12.8% are below $500. 0% of the retained sample report two association layers (a master and a\nsub-association, summed here); 8.5% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 2.1% of the retained sample, describe one as pending or\npayable by the buyer on 0%, and mention a mandatory club or membership on 0%; 43 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $1,446 for a recorded\nyear built of 2005 or later (25 listings) and $1,519 for those built before 1995 (22 listings); construction year is\na recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=25; pre-1995\nn=22; read cautiously.\nFACT BOX\nActive condominium listings, Riviera Beach\n(before exclusions and trimming)\n50\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n49 / 47 (2 trimmed; 0 fee without billing frequency\nexcluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$1,450\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$1,037 to $1,638\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.93 (47 retained listings with recorded living area of\nat least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n2.59% (47 retained listings with a current asking price\nof at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or\nmore a month / below $500\n78.7% (37) / 12.8% (6) of 47\nSeptember 7, 2026\nTwo association layers reported (master +\nsub), retained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly),\nretained sample\n8.5%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n2.1% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Riviera Beach ranks 12th\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or\nlater / before 1995 (retained sample)\n$1,446 (2005+ n=25) / $1,519 (pre-1995 n=22). Small\nsubgroup: 2005+ n=25; pre-1995 n=22; read\ncautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Riviera Beach's retained usable-fee sample (n=47), after\nexclusions and percentile trimming, is $1,450, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Riviera Beach condos in the retained usable-fee sample (n=47) after exclusions and percentile\ntrimming, 78.7 percent have listed monthly-equivalent fees of $1,000 or more and 12.8 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Riviera Beach with a recorded construction year, the median\nmonthly-equivalent fee is $1,446 for a recorded year built of 2005 or later (25 listings) and $1,519 for\nthose built before 1995 (22 listings). Small subgroup: 2005+ n=25; pre-1995 n=22; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Riviera Beach and\nthe published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference\nuses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Riviera Beach retained-sample median $1,450 a\nmonth (n=47); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 47 active Riviera Beach condominium listings retained after unusable-fee exclusions\nand city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 12.8% (6 listings); $500 to $750 6.4% (3 listings); $750 to $1,000 2.1% (1 listings);\n$1,000 to $1,500 29.8% (14 listings); $1,500 to $2,000 31.9% (15 listings); $2,000 and up 17% (8 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Riviera Beach condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=25;\npre-1995 n=22. Small subgroup: 2005+ n=25; pre-1995 n=22; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s $1,526 (19 listings);\n1980s count only (2 listings); 1990s count only (1 listings); 2000s $1,407 (21 listings); 2020s count only (4\nlistings). Recorded year built 2005 or later $1,446 (25 listings); before 1995 $1,519 (22 listings). Small\nsubgroup: 2005+ n=25; pre-1995 n=22; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Riviera Beach, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (49 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 47 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 50 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a\nverified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings\nthrough the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate\nsource table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/riviera-beach/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-riviera-beach/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "222c9a492e4a0e5bed0f70db5d26c3710dfb6d9e9b0ba2a63d32ca16b5af28bb", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - RIVIERA BEACH CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Riviera Beach condo monthly association fees have a median of $1,450 in the retained usable-fee sample of 47 listings, 81% above the five-county median\n2. In Riviera Beach's retained usable-fee sample (47 listings after exclusions and percentile trimming), 78.7% have monthly-equivalent fees of $1,000 or more and 12.8% are below $500\n3. Riviera Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=25) vs pre-1995 (n=22), monthly median 5% lower. Small subgroups: both; read cautiously.\n\nLEDE\nRIVIERA BEACH, Fla., September 7, 2026 - Among 47 active condominium listings in Riviera Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,450, with the middle half between $1,037 and $1,638, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 50 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 81% above the separately trimmed five-county median of $800 and ranks 12th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Riviera Beach condo fee is $0.93 a month (47 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.59% of the listing's current asking price across 47 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 78.7% of the retained sample have fees of $1,000 or more a month and 12.8% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 8.5% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 2.1% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 43 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $1,446 for a recorded year built of 2005 or later (25 listings) and $1,519 for those built before 1995 (22 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=25; pre-1995 n=22; read cautiously.\n\nFACT BOX (exact figures)\n- Active condominium listings, Riviera Beach (before exclusions and trimming): 50 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 49 / 47 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $1,450 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $1,037 to $1,638 [September 7, 2026]\n- Median fee per square foot per month: $0.93 (47 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 2.59% (47 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 78.7% (37) / 12.8% (6) of 47 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 8.5% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 2.1% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Riviera Beach ranks 12th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $1,446 (2005+ n=25) / $1,519 (pre-1995 n=22). Small subgroup: 2005+ n=25; pre-1995 n=22; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Riviera Beach's retained usable-fee sample (n=47), after exclusions and percentile trimming, is $1,450, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Riviera Beach condos in the retained usable-fee sample (n=47) after exclusions and percentile trimming, 78.7 percent have listed monthly-equivalent fees of $1,000 or more and 12.8 percent are below $500.\"\n- \"Among the retained usable-fee listings in Riviera Beach with a recorded construction year, the median monthly-equivalent fee is $1,446 for a recorded year built of 2005 or later (25 listings) and $1,519 for those built before 1995 (22 listings). Small subgroup: 2005+ n=25; pre-1995 n=22; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- riviera-beach-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Riviera Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Riviera Beach retained-sample median $1,450 a month (n=47); five-county median $800 (n=22,695, region-level trim).\n- riviera-beach-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 47 active Riviera Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 12.8% (6 listings); $500 to $750 6.4% (3 listings); $750 to $1,000 2.1% (1 listings); $1,000 to $1,500 29.8% (14 listings); $1,500 to $2,000 31.9% (15 listings); $2,000 and up 17% (8 listings).\n- riviera-beach-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Riviera Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=25; pre-1995 n=22. Small subgroup: 2005+ n=25; pre-1995 n=22; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1970s $1,526 (19 listings); 1980s count only (2 listings); 1990s count only (1 listings); 2000s $1,407 (21 listings); 2020s count only (4 listings). Recorded year built 2005 or later $1,446 (25 listings); before 1995 $1,519 (22 listings). Small subgroup: 2005+ n=25; pre-1995 n=22; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Riviera Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (49 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 47 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 50 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/riviera-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-riviera-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "riviera-beach", "city": "Riviera Beach", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 48, "with_fee": 45, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 48, "cut_count": 22, "cut_pct": 45.8, "median_cut_pct": 3.1, "median_cut_dollars": 10000 }, "outliers_dropped": 0, "n": 45, "median": 390, "p10": 180, "p25": 305, "p75": 452, "p90": 481, "min": 125, "max": 544, "median_sqft": 0.29, "n_sqft": 45, "median_pct_price": 1.59, "median_list_price": 280000, "median_year_built": 2006, "median_sqft_area": 1334, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 41, "under_500_pct": 91.1, "hi_thr": 500, "lo_thr": 200, "over_hi": 4, "over_hi_pct": 8.9, "under_lo": 6, "under_lo_pct": 13.3, "types": { "Townhouse": { "count": 44, "pct": 97.8 }, "Villa": { "count": 1, "pct": 2.2 } }, "regime": { "HOA": { "count": 45, "pct": 100.0 } }, "villa_median": 150, "townhouse_median": 418, "cadence": { "Monthly": { "count": 45, "pct": 100.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 6, "pct": 13.3 }, { "label": "$200 to $300", "count": 4, "pct": 8.9 }, { "label": "$300 to $400", "count": 13, "pct": 28.9 }, { "label": "$400 to $600", "count": 22, "pct": 48.9 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 0, "median": null, "median_sqft": null }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 36, "median": 449, "median_sqft": 0.34 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 9, "median": 180, "median_sqft": 0.12 } ], "bands": [ { "label": "Under $250K", "n": 9, "median": 452, "median_pct_price": 2.31 }, { "label": "$250K to $500K", "n": 36, "median": 356, "median_pct_price": 1.49 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 0, "median": null }, "post2005": { "n": 39, "median": 446 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 33, "pct": 75.0 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 28, "pct": 63.6 }, { "key": "Security", "label": "Security", "count": 20, "pct": 45.5 }, { "key": "Insurance", "label": "Building insurance", "count": 16, "pct": 36.4 }, { "key": "Trash", "label": "Trash", "count": 16, "pct": 36.4 }, { "key": "CableTv", "label": "Cable TV", "count": 14, "pct": 31.8 }, { "key": "Pools", "label": "Pool", "count": 13, "pct": 29.5 }, { "key": "Roof", "label": "Roof", "count": 11, "pct": 25.0 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 10, "pct": 22.7 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 10, "pct": 22.7 }, { "key": "PestControl", "label": "Pest control", "count": 5, "pct": 11.4 }, { "key": "Internet", "label": "Internet", "count": 4, "pct": 9.1 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 3, "pct": 6.8 }, { "key": "Sewer", "label": "Sewer", "count": 1, "pct": 2.3 } ], "includes_n": 44, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 45 }, "developments": [ { "name": "Sonoma Bay", "master": null, "n": 11, "anecdotal": false, "median": 452, "median_sqft": 0.34, "year_built": 2006, "median_list_price": 249900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Thousand Oaks", "master": null, "n": 9, "anecdotal": true, "median": 481, "median_sqft": 0.4, "year_built": 2005, "median_list_price": 280000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Marsh Harbour", "master": null, "n": 7, "anecdotal": true, "median": 345, "median_sqft": 0.25, "year_built": 2006, "median_list_price": 279000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Mediterranea", "master": null, "n": 6, "anecdotal": true, "median": 203, "median_sqft": 0.13, "year_built": 2021, "median_list_price": 401250, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 1 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 390, "p25": 305, "p75": 452, "n": 45, "median_sqft": 0.29, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Riviera Beach townhouse or villa for sale carries a $390-a-month homeowners association fee, 30% above the South Florida median", "8.9% of Riviera Beach townhouses and villas on the market ask $500 or more a month in fees; 13.3% stay under $200", "Riviera Beach HOA fees on townhouses and villas run $305 to $452 a month for the middle half of listings" ], "lede": "RIVIERA BEACH, Fla., September 7, 2026 - The median monthly homeowners association fee across the 45 townhouses and villas listed for sale in Riviera Beach is $390, with half of the listings between $305 and $452 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 30% above the five-county South Florida median of $300, and ranks Riviera Beach 11 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Riviera Beach carries a monthly homeowners association fee of $390, 30% above the five-county South Florida median of $300.\"", "\"8.9 percent of Riviera Beach townhouses and villas on the market ask $500 or more a month in fees; 13.3 percent stay under $200.\"", "\"On the median Riviera Beach townhouse or villa, a year of homeowners association fees equals 1.59 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Riviera Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (0 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-riviera-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Riviera Beach against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Riviera Beach median $390 a month, South Florida median $300; Riviera Beach ranks 11 of 34 cities.", "title": "Riviera Beach HOA fees on townhouses and villas sit 30% above the South Florida median" }, { "caption": "Share of active Riviera Beach townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 13.3% (6 listings); $200 to $300 8.9% (4 listings); $300 to $400 28.9% (13 listings); $400 to $600 48.9% (22 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "title": "48.9% of Riviera Beach townhouses and villas for sale carry a fee of $400 to $600 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Riviera Beach townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 2000s $449 (36 listings); 2020s too few (9 listings).", "title": "Riviera Beach HOA fees on townhouses and villas by decade the home was completed" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 48 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 48, "with_fee": 45, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 45, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 3, "n": 45, "retained_n": 45, "outliers_dropped": 0, "trim_applied": true, "cuts": { "active": 48, "cut_count": 22, "cut_pct": 45.8, "median_cut_pct": 3.1, "median_cut_dollars": 10000, "valid_price_count": 48, "missing_price_count": 0, "unchanged_count": 25, "raised_count": 1, "not_below_original_count": 26, "cut_pct_denominator": 48, "cut_sample_ok": true, "median_cut_n": 22 }, "trim_bounds": { "p1": 125.0, "p99": 544.0 }, "retained_small_sample": false, "retained_below_30": false, "median": 390, "p10": 180, "p25": 305, "p75": 452, "p90": 481, "min": 125, "max": 544, "median_sqft": 0.29, "n_sqft": 45, "median_pct_price": 1.59, "n_pct_price": 45, "median_list_price": 280000, "median_year_built": 2006, "median_sqft_area": 1334, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 41, "under_500_pct": 91.1, "hi_thr": 500, "lo_thr": 200, "over_hi": 4, "over_hi_pct": 8.9, "under_lo": 6, "under_lo_pct": 13.3, "types": { "Townhouse": { "count": 44, "pct": 97.8 }, "Villa": { "count": 1, "pct": 2.2 } }, "regime": { "HOA": { "count": 45, "pct": 100.0 } }, "villa_median": 150, "townhouse_median": 418, "cadence": { "Monthly": { "count": 45, "pct": 100.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 6, "pct": 13.3 }, { "label": "$200 to $300", "count": 4, "pct": 8.9 }, { "label": "$300 to $400", "count": 13, "pct": 28.9 }, { "label": "$400 to $600", "count": 22, "pct": 48.9 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 0, "median": null, "median_sqft": null }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 36, "median": 449, "median_sqft": 0.34 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 9, "median": 180, "median_sqft": 0.12 } ], "bands": [ { "label": "Under $250K", "n": 9, "median": 452, "median_pct_price": 2.31 }, { "label": "$250K to $500K", "n": 36, "median": 356, "median_pct_price": 1.49 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 0, "median": null }, "post2005": { "n": 39, "median": 446 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 33, "pct": 75.0 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 28, "pct": 63.6 }, { "key": "Security", "label": "Security", "count": 20, "pct": 45.5 }, { "key": "Insurance", "label": "Building insurance", "count": 16, "pct": 36.4 }, { "key": "Trash", "label": "Trash", "count": 16, "pct": 36.4 }, { "key": "CableTv", "label": "Cable TV", "count": 14, "pct": 31.8 }, { "key": "Pools", "label": "Pool", "count": 13, "pct": 29.5 }, { "key": "Roof", "label": "Roof", "count": 11, "pct": 25.0 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 10, "pct": 22.7 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 10, "pct": 22.7 }, { "key": "PestControl", "label": "Pest control", "count": 5, "pct": 11.4 }, { "key": "Internet", "label": "Internet", "count": 4, "pct": 9.1 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 3, "pct": 6.8 }, { "key": "Sewer", "label": "Sewer", "count": 1, "pct": 2.3 } ], "includes_n": 44, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 45 }, "denominators": { "fee_percentages": 45, "fee_medians_percentiles": 45, "median_sqft": 45, "median_pct_price": 45, "includes_pct": 44, "flags_pct": 45, "cut_pct": 48 }, "developments": [ { "name": "Sonoma Bay", "master": null, "n": 11, "anecdotal": false, "median": 452, "median_sqft": 0.34, "year_built": 2006, "median_list_price": 249900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Thousand Oaks", "master": null, "n": 9, "anecdotal": true, "median": 481, "median_sqft": 0.4, "year_built": 2005, "median_list_price": 280000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Marsh Harbour", "master": null, "n": 7, "anecdotal": true, "median": 345, "median_sqft": 0.25, "year_built": 2006, "median_list_price": 279000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Mediterranea", "master": null, "n": 6, "anecdotal": true, "median": 203, "median_sqft": 0.13, "year_built": 2021, "median_list_price": 401250, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 1 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 390, "p25": 305, "p75": 452, "n": 45, "median_sqft": 0.29, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Riviera Beach townhouse or villa monthly homeowners association fees have a median of $390 in the retained usable-fee sample of 45 listings, 30% above the five-county median", "In Riviera Beach's retained usable-fee sample (45 listings after exclusions and percentile trimming), 8.9% have monthly-equivalent fees of $500 or more and 13.3% are below $200", "Riviera Beach's retained usable-fee sample (n=45): reported monthly-equivalent homeowners association fees range from $305 to $452 at the 25th to 75th percentiles" ], "lede": "RIVIERA BEACH, Fla., September 7, 2026 - Among 45 active townhouse or villa listings in Riviera Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $390, with the middle half between $305 and $452, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 48 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 30% above the separately trimmed five-county median of $300 and ranks 11th among 34 published city medians.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Riviera Beach's retained usable-fee sample (n=45), after exclusions and percentile trimming, is $390, compared with $300 in the separately trimmed five-county sample.\"", "\"Among Riviera Beach townhouses and villas in the retained usable-fee sample (n=45) after exclusions and percentile trimming, 8.9 percent have listed monthly-equivalent fees of $500 or more and 13.3 percent are below $200.\"", "\"Among 45 retained listings with a current asking price of at least $20,000 in Riviera Beach's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 1.59 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Riviera Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (45 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (0 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 45 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 48 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/riviera-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-riviera-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Riviera Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Riviera Beach retained-sample median $390 a month (n=45); five-county median $300 (n=3,206, region-level trim).", "title": "Riviera Beach townhouses and villas, retained usable-fee sample (n=45): median $390/month, 30% above the five-county median of $300", "visible_labels": [ "$390", "45", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 45 active Riviera Beach townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 13.3% (6 listings); $200 to $300 8.9% (4 listings); $300 to $400 28.9% (13 listings); $400 to $600 48.9% (22 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "title": "48.9% of Riviera Beach's retained usable-fee sample (45 listings) falls in the $400 to $600 monthly band", "visible_labels": [ "0%", "0", "13.3%", "6", "8.9%", "4", "28.9%", "13", "48.9%", "22", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Riviera Beach townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 2000s $449 (36 listings); 2020s count only (9 listings).", "title": "Riviera Beach HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=45)", "visible_labels": [ "$449", "36", "9" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 125.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 544.0, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Riviera Beach median $390 a month, South Florida median $300; Riviera Beach ranks 11 of 34 cities.", "after": "Dot strip chart in five county lanes. Riviera Beach retained-sample median $390 a month (n=45); five-county median $300 (n=3,206, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Riviera Beach against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Riviera Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Riviera Beach HOA fees on townhouses and villas sit 30% above the South Florida median", "after": "Riviera Beach townhouses and villas, retained usable-fee sample (n=45): median $390/month, 30% above the five-county median of $300", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$390", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "45", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 13.3% (6 listings); $200 to $300 8.9% (4 listings); $300 to $400 28.9% (13 listings); $400 to $600 48.9% (22 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 13.3% (6 listings); $200 to $300 8.9% (4 listings); $300 to $400 28.9% (13 listings); $400 to $600 48.9% (22 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Riviera Beach townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 45 active Riviera Beach townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "48.9% of Riviera Beach townhouses and villas for sale carry a fee of $400 to $600 a month", "after": "48.9% of Riviera Beach's retained usable-fee sample (45 listings) falls in the $400 to $600 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "13.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "8.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "28.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "48.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "22", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 2000s $449 (36 listings); 2020s too few (9 listings).", "after": "Column chart of median fee by recorded decade built: 2000s $449 (36 listings); 2020s count only (9 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Riviera Beach townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Riviera Beach townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Riviera Beach HOA fees on townhouses and villas by decade the home was completed", "after": "Riviera Beach HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=45)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$449", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "36", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Riviera Beach townhouse or villa for sale carries a $390-a-month homeowners association fee, 30% above the South Florida median", "after": "Riviera Beach townhouse or villa monthly homeowners association fees have a median of $390 in the retained usable-fee sample of 45 listings, 30% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "8.9% of Riviera Beach townhouses and villas on the market ask $500 or more a month in fees; 13.3% stay under $200", "after": "In Riviera Beach's retained usable-fee sample (45 listings after exclusions and percentile trimming), 8.9% have monthly-equivalent fees of $500 or more and 13.3% are below $200", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Riviera Beach HOA fees on townhouses and villas run $305 to $452 a month for the middle half of listings", "after": "Riviera Beach's retained usable-fee sample (n=45): reported monthly-equivalent homeowners association fees range from $305 to $452 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "RIVIERA BEACH, Fla., September 7, 2026 - The median monthly homeowners association fee across the 45 townhouses and villas listed for sale in Riviera Beach is $390, with half of the listings between $305 and $452 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 30% above the five-county South Florida median of $300, and ranks Riviera Beach 11 of 34 cities.", "after": "RIVIERA BEACH, Fla., September 7, 2026 - Among 45 active townhouse or villa listings in Riviera Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $390, with the middle half between $305 and $452, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 48 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 30% above the separately trimmed five-county median of $300 and ranks 11th among 34 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Riviera Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (0 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-riviera-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Riviera Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (45 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (0 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 45 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 48 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/riviera-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-riviera-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Riviera Beach carries a monthly homeowners association fee of $390, 30% above the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Riviera Beach's retained usable-fee sample (n=45), after exclusions and percentile trimming, is $390, compared with $300 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"8.9 percent of Riviera Beach townhouses and villas on the market ask $500 or more a month in fees; 13.3 percent stay under $200.\"", "after": "\"Among Riviera Beach townhouses and villas in the retained usable-fee sample (n=45) after exclusions and percentile trimming, 8.9 percent have listed monthly-equivalent fees of $500 or more and 13.3 percent are below $200.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Riviera Beach townhouse or villa, a year of homeowners association fees equals 1.59 percent of the asking price.\"", "after": "\"Among 45 retained listings with a current asking price of at least $20,000 in Riviera Beach's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 1.59 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "da9ac6bc0e3a4a4ec22bab1a2c416612bf737a39005ca930826ca3b2ca08fdea", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nRiviera Beach HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Riviera Beach townhouse or villa for sale carries a $390-a-month homeowners association fee,\n30% above the South Florida median\n8.9% of Riviera Beach townhouses and villas on the market ask $500 or more a month in fees; 13.3% stay\nunder $200\nRiviera Beach HOA fees on townhouses and villas run $305 to $452 a month for the middle half of listings\nLEDE\nRIVIERA BEACH, Fla., September 7, 2026 - The median monthly homeowners association fee across the 45\ntownhouses and villas listed for sale in Riviera Beach is $390, with half of the listings between $305 and $452\na month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 30% above the\nfive-county South Florida median of $300, and ranks Riviera Beach 11 of 34 cities.\nNUT GRAF\nPer square foot, the median Riviera Beach townhouse or villa fee is $0.29 a month on a median home of 1,334\nsquare feet; at the median asking price of $280K, a year of fees equals 1.59% of the price. 8.9% of listings ask\n$500 or more a month and 13.3% under $200. 0% of listings report two association layers (a master and a sub-\nassociation); 0% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a\nspecial assessment on 0% of listings, describe one as pending or payable by the buyer on 0%, and mention a\nmandatory club or membership on 0%. 2.2% of the listings are entered as single-level villas, the rest as\ntownhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Riviera Beach\n48 (45 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$390\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$305 to $452\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.29 (median home 1,334 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n1.59% (asking $280K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $500 or more a month / under $200\n8.9% / 13.3%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Riviera Beach ranks 11 of 34\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Riviera Beach carries a monthly homeowners association\nfee of $390, 30% above the five-county South Florida median of $300.\"\n\"8.9 percent of Riviera Beach townhouses and villas on the market ask $500 or more a month in fees; 13.3\npercent stay under $200.\"\n\"On the median Riviera Beach townhouse or villa, a year of homeowners association fees equals 1.59\npercent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Riviera Beach against every South Florida city with 30 or more active townhouse or villa\nlistings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Riviera Beach townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Riviera Beach townhouses and villas by decade the home was\ncompleted, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Riviera Beach permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (0 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-riviera-\nbeach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and\nmay not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "60cf43fe187be806a2b2f294b2063cd53c8f662addf3d1dcdc25b99adc246a9e", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nRiviera Beach HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/riviera-beach/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nRiviera Beach townhouse or villa monthly homeowners association fees have a median of $390 in the\nretained usable-fee sample of 45 listings, 30% above the five-county median\nIn Riviera Beach's retained usable-fee sample (45 listings after exclusions and percentile trimming), 8.9%\nhave monthly-equivalent fees of $500 or more and 13.3% are below $200\nRiviera Beach's retained usable-fee sample (n=45): reported monthly-equivalent homeowners association\nfees range from $305 to $452 at the 25th to 75th percentiles\nLEDE\nRIVIERA BEACH, Fla., September 7, 2026 - Among 45 active townhouse or villa listings in Riviera Beach\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly homeowners association fee is $390, with the middle half\nbetween $305 and $452, according to PBP Real Estate's analysis of BeachesMLS listing data as of September\n7, 2026. There are 48 active townhouse or villa listings before those exclusions and trimming; the fee statistics\ndescribe the retained sample, not every property for sale. The city median is 30% above the separately\ntrimmed five-county median of $300 and ranks 11th among 34 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Riviera Beach townhouse or villa fee is $0.29 a\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nmonth (45 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals\na median 1.59% of the listing's current asking price across 45 retained listings with a current asking price of at\nleast $20,000; this is the median of per-listing ratios. 8.9% of the retained sample have fees of $500 or more a\nmonth and 13.3% are below $200. 0% of the retained sample report two association layers (a master and a\nsub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable\nby the buyer on 0%, and mention a mandatory club or membership on 0%; 45 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. 2.2% of retained listings\nhave the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported\ntogether after condominium classification.\nFACT BOX\nActive townhouse or villa listings, Riviera Beach\n(before exclusions and trimming)\n48\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n45 / 45 (0 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$390\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$305 to $452\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.29 (45 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n1.59% (45 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n8.9% (4) / 13.3% (6) of 45\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$300 (3,206 listings); Riviera Beach ranks 11th\namong 34 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Riviera Beach's retained usable-fee\nsample (n=45), after exclusions and percentile trimming, is $390, compared with $300 in the separately\ntrimmed five-county sample.\"\n\"Among Riviera Beach townhouses and villas in the retained usable-fee sample (n=45) after exclusions and\npercentile trimming, 8.9 percent have listed monthly-equivalent fees of $500 or more and 13.3 percent are\nbelow $200.\"\n\"Among 45 retained listings with a current asking price of at least $20,000 in Riviera Beach's usable-fee\nsample after exclusions and percentile trimming, a year of reported homeowners association fees equals a\nmedian 1.59 percent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nRiviera Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the\nfive-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings\nwith a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Riviera Beach retained-sample median $390 a\nmonth (n=45); five-county median $300 (n=3,206, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 45 active Riviera Beach townhouse or villa listings retained after\nunusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all\nactive listings. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 0% (0\nlistings); $100 to $200 13.3% (6 listings); $200 to $300 8.9% (4 listings); $300 to $400 28.9% (13 listings);\n$400 to $600 48.9% (22 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Riviera Beach townhouses and villas in the\nretained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a\nrecorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 2000s $449 (36 listings); 2020s\ncount only (9 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Riviera Beach, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (45 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (0 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 45 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 48 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes\ntogether after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific\nassociation's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as\nthe brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable\nbut not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/riviera-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/hoa-fees-riviera-beach/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "3ed4cf5fa36782aa467a08a4d9e43030eb4e4243a7cfffbd28ed83d95df883b4", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - RIVIERA BEACH HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Riviera Beach townhouse or villa monthly homeowners association fees have a median of $390 in the retained usable-fee sample of 45 listings, 30% above the five-county median\n2. In Riviera Beach's retained usable-fee sample (45 listings after exclusions and percentile trimming), 8.9% have monthly-equivalent fees of $500 or more and 13.3% are below $200\n3. Riviera Beach's retained usable-fee sample (n=45): reported monthly-equivalent homeowners association fees range from $305 to $452 at the 25th to 75th percentiles\n\nLEDE\nRIVIERA BEACH, Fla., September 7, 2026 - Among 45 active townhouse or villa listings in Riviera Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $390, with the middle half between $305 and $452, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 48 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 30% above the separately trimmed five-county median of $300 and ranks 11th among 34 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Riviera Beach townhouse or villa fee is $0.29 a month (45 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.59% of the listing's current asking price across 45 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 8.9% of the retained sample have fees of $500 or more a month and 13.3% are below $200. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 45 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. 2.2% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Riviera Beach (before exclusions and trimming): 48 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 45 / 45 (0 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $390 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $305 to $452 [September 7, 2026]\n- Median fee per square foot per month: $0.29 (45 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 1.59% (45 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 8.9% (4) / 13.3% (6) of 45 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 0% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 0% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Riviera Beach ranks 11th among 34 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Riviera Beach's retained usable-fee sample (n=45), after exclusions and percentile trimming, is $390, compared with $300 in the separately trimmed five-county sample.\"\n- \"Among Riviera Beach townhouses and villas in the retained usable-fee sample (n=45) after exclusions and percentile trimming, 8.9 percent have listed monthly-equivalent fees of $500 or more and 13.3 percent are below $200.\"\n- \"Among 45 retained listings with a current asking price of at least $20,000 in Riviera Beach's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 1.59 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- riviera-beach-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Riviera Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Riviera Beach retained-sample median $390 a month (n=45); five-county median $300 (n=3,206, region-level trim).\n- riviera-beach-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 45 active Riviera Beach townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 13.3% (6 listings); $200 to $300 8.9% (4 listings); $300 to $400 28.9% (13 listings); $400 to $600 48.9% (22 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).\n- riviera-beach-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Riviera Beach townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 2000s $449 (36 listings); 2020s count only (9 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Riviera Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (45 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (0 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 45 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 48 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/riviera-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-riviera-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "royal-palm-beach", "city": "Royal Palm Beach", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "segments": { "houses": { "active": 78, "sample_ok": true, "small_sample": false, "pending": 27, "median_list_price": 622500.0, "cut_count": 35, "cut_pct": 44.9, "raised_count": 2, "median_cut_pct": 4.4, "median_cut_dollars": 32900.0, "cut_last30": 22, "cut_last30_pct": 28.2, "cut_last7": 7, "median_dom": 44.0, "median_cdom": 52.5, "relisted_count": 6, "relisted_pct": 7.7, "over90": 25, "over90_pct": 32.1, "over180": 10, "fresh_held": 34, "fresh_held_pct": 43.6, "stale_uncut": 9, "stale_uncut_pct": 11.5, "dom_buckets": [ { "label": "0-30", "count": 29, "pct": 37.2 }, { "label": "31-60", "count": 16, "pct": 20.5 }, { "label": "61-90", "count": 8, "pct": 10.3 }, { "label": "91-180", "count": 15, "pct": 19.2 }, { "label": "181+", "count": 10, "pct": 12.8 } ], "bands": [ { "label": "Under $500K", "active": 15, "cut": 6, "cut_pct": 40.0, "median_cdom": 41 }, { "label": "$500K to $1M", "active": 54, "cut": 26, "cut_pct": 48.1, "median_cdom": 50.5 }, { "label": "$1M to $2M", "active": 9, "cut": 3, "cut_pct": 33.3, "median_cdom": 111 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 13, "pending_cut_pct": 48.1, "pending_median_cut_pct": 4.0, "pending_median_cdom": 41, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 78, "cut_pct": 44.9, "median_cdom": 52.5, "median_list_price": 622500.0 }, { "date": "2026-09-06", "active": 78, "cut_pct": 44.9, "median_cdom": 52.5, "median_list_price": 622500.0 }, { "date": "2026-09-07", "active": 78, "cut_pct": 44.9, "median_cdom": 52.5, "median_list_price": 622500.0 } ] }, "condos": { "active": 49, "sample_ok": true, "small_sample": false, "pending": 7, "median_list_price": 250000.0, "cut_count": 23, "cut_pct": 46.9, "raised_count": 1, "median_cut_pct": 6.9, "median_cut_dollars": 11000.0, "cut_last30": 14, "cut_last30_pct": 28.6, "cut_last7": 2, "median_dom": 52, "median_cdom": 58, "relisted_count": 7, "relisted_pct": 14.3, "over90": 17, "over90_pct": 34.7, "over180": 12, "fresh_held": 17, "fresh_held_pct": 34.7, "stale_uncut": 7, "stale_uncut_pct": 14.3, "dom_buckets": [ { "label": "0-30", "count": 16, "pct": 32.7 }, { "label": "31-60", "count": 9, "pct": 18.4 }, { "label": "61-90", "count": 7, "pct": 14.3 }, { "label": "91-180", "count": 5, "pct": 10.2 }, { "label": "181+", "count": 12, "pct": 24.5 } ], "bands": [ { "label": "Under $250K", "active": 24, "cut": 13, "cut_pct": 54.2, "median_cdom": 62.5 }, { "label": "$250K to $500K", "active": 25, "cut": 10, "cut_pct": 40.0, "median_cdom": 58 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 3, "pending_cut_pct": 42.9, "pending_median_cut_pct": 6.7, "pending_median_cdom": 57, "tier": "c2", "series": [ { "date": "2026-09-05", "active": 45, "cut_pct": 46.7, "median_cdom": 69, "median_list_price": 249900.0 }, { "date": "2026-09-06", "active": 45, "cut_pct": 46.7, "median_cdom": 69, "median_list_price": 249900.0 }, { "date": "2026-09-07", "active": 49, "cut_pct": 46.9, "median_cdom": 58, "median_list_price": 250000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "44.9% of Royal Palm Beach houses for sale have cut their asking price, 46.9% of condos", "Royal Palm Beach sellers blink faster than the rest of Palm Beach County as 32.1% of houses pass 90 days on the market", "Buying in Royal Palm Beach? Two in five houses have already come down once, by a median $33K" ], "lede": "ROYAL PALM BEACH, Fla., September 7, 2026 - 44.9% of the 78 single-family homes listed for sale in Royal Palm Beach have reduced their asking price at least once, by a median 4.4% (about $33K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 49 condominium listings, 46.9% have cut, by a median 6.9%.", "quotes": [ "\"44.9 percent of single-family homes for sale in Royal Palm Beach have reduced their asking price at least once, by a median $33K.\"", "\"Counting every relisting, the median Royal Palm Beach house for sale has been waiting 52 days, not the 44 the current listing shows.\"", "\"Of the Royal Palm Beach houses now under contract, 51.9 percent never reduced their asking price; the rest cut by a median 4.0 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Royal Palm Beach and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 78 houses, 49 condominiums, 27 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-royal-palm-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Royal Palm Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Royal Palm Beach houses 44.9%, Palm Beach County houses 43.4%; Royal Palm Beach condominiums 46.9%, Palm Beach County condominiums 44.6%.", "title": "Royal Palm Beach houses are cutting 1.5 points more often than Palm Beach County" }, { "caption": "Active Royal Palm Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 32.1% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 37.2%, 31-60 days 20.5%, 61-90 days 10.3%, 91-180 days 19.2%, 181+ days 12.8%. Condominiums: 0-30 days 32.7%, 31-60 days 18.4%, 61-90 days 14.3%, 91-180 days 10.2%, 181+ days 24.5%.", "title": "32.1% of Royal Palm Beach houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Royal Palm Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 40.0% of 15; $500K to $1M 48.1% of 54; $1M to $2M too few to read of 9; $2M to $5M too few to read of 0; $5M and up too few to read of 0.", "title": "$500K to $1M Royal Palm Beach houses have cut most often: 48.1% of 54" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 161 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 78, "sample_ok": true, "small_sample": false, "pending": 27, "median_list_price": 622500.0, "cut_count": 35, "cut_pct": 44.9, "raised_count": 2, "valid_price_count": 78, "missing_price_count": 0, "unchanged_count": 41, "not_below_original_count": 43, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.4, "median_cut_dollars": 32900.0, "cut_last30": 22, "cut_last30_pct": 28.2, "cut_last7": 7, "median_dom": 44.0, "median_cdom": 52.5, "dom_n": 78, "cdom_n": 78, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 78, "relisted_count": 6, "relisted_pct": 7.7, "over90": 25, "over90_pct": 32.1, "over180": 10, "fresh_held": 34, "fresh_held_pct": 43.6, "fresh_held_missing_cdom_count": 0, "stale_uncut": 9, "stale_uncut_pct": 11.5, "dom_buckets": [ { "label": "0-30", "count": 29, "pct": 37.2 }, { "label": "31-60", "count": 16, "pct": 20.5 }, { "label": "61-90", "count": 8, "pct": 10.3 }, { "label": "91-180", "count": 15, "pct": 19.2 }, { "label": "181+", "count": 10, "pct": 12.8 } ], "bands": [ { "label": "Under $500K", "active": 15, "cut": 6, "cut_pct": 40.0, "median_cdom": 41, "cut_pct_denominator": 15, "cdom_n": 15, "valid_price_count": 15 }, { "label": "$500K to $1M", "active": 54, "cut": 26, "cut_pct": 48.1, "median_cdom": 50.5, "cut_pct_denominator": 54, "cdom_n": 54, "valid_price_count": 54 }, { "label": "$1M to $2M", "active": 9, "cut": 3, "cut_pct": 33.3, "median_cdom": 111, "cut_pct_denominator": 9, "cdom_n": 9, "valid_price_count": 9 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 13, "pending_cut_pct": 48.1, "pending_valid_price_count": 27, "pending_missing_price_count": 0, "pending_unchanged_count": 13, "pending_raised_count": 1, "pending_not_below_original_count": 14, "pending_sample_ok": false, "pending_cut_sample_ok": true, "pending_cdom_n": 27, "pending_dom_n": 27, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 4.0, "pending_median_cdom": 41, "denominators": { "cut_pct": 78, "cut_last30_pct": 78, "relisted_pct": 78, "fresh_held_pct": 78, "stale_uncut_pct": 78, "over90_pct": 78, "dom_bucket_pct": 78, "pending_cut_pct": 27, "median_dom": 78, "median_cdom": 78, "median_cut_pct": 35, "median_cut_dollars": 35, "pending_median_cut_pct": 13, "pending_median_cdom": 27 }, "county_counts": { "Palm Beach": 78 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 78, "cut_pct": 44.9, "median_cdom": 52.5, "median_list_price": 622500.0 } ] }, "condos": { "active": 49, "sample_ok": true, "small_sample": false, "pending": 7, "median_list_price": 250000.0, "cut_count": 23, "cut_pct": 46.9, "raised_count": 1, "valid_price_count": 49, "missing_price_count": 0, "unchanged_count": 25, "not_below_original_count": 26, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 6.9, "median_cut_dollars": 11000.0, "cut_last30": 14, "cut_last30_pct": 28.6, "cut_last7": 2, "median_dom": 52, "median_cdom": 58, "dom_n": 49, "cdom_n": 49, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 49, "relisted_count": 7, "relisted_pct": 14.3, "over90": 17, "over90_pct": 34.7, "over180": 12, "fresh_held": 17, "fresh_held_pct": 34.7, "fresh_held_missing_cdom_count": 0, "stale_uncut": 7, "stale_uncut_pct": 14.3, "dom_buckets": [ { "label": "0-30", "count": 16, "pct": 32.7 }, { "label": "31-60", "count": 9, "pct": 18.4 }, { "label": "61-90", "count": 7, "pct": 14.3 }, { "label": "91-180", "count": 5, "pct": 10.2 }, { "label": "181+", "count": 12, "pct": 24.5 } ], "bands": [ { "label": "Under $250K", "active": 24, "cut": 13, "cut_pct": 54.2, "median_cdom": 62.5, "cut_pct_denominator": 24, "cdom_n": 24, "valid_price_count": 24 }, { "label": "$250K to $500K", "active": 25, "cut": 10, "cut_pct": 40.0, "median_cdom": 58, "cut_pct_denominator": 25, "cdom_n": 25, "valid_price_count": 25 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 3, "pending_cut_pct": 42.9, "pending_valid_price_count": 7, "pending_missing_price_count": 0, "pending_unchanged_count": 4, "pending_raised_count": 0, "pending_not_below_original_count": 4, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 7, "pending_dom_n": 7, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 6.7, "pending_median_cdom": 57, "denominators": { "cut_pct": 49, "cut_last30_pct": 49, "relisted_pct": 49, "fresh_held_pct": 49, "stale_uncut_pct": 49, "over90_pct": 49, "dom_bucket_pct": 49, "pending_cut_pct": 7, "median_dom": 49, "median_cdom": 49, "median_cut_pct": 23, "median_cut_dollars": 23, "pending_median_cut_pct": 3, "pending_median_cdom": 7 }, "county_counts": { "Palm Beach": 49 }, "tier": "c2", "series": [ { "date": "2026-09-07", "active": 49, "cut_pct": 46.9, "median_cdom": 58, "median_list_price": 250000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "44.9% of Royal Palm Beach houses for sale are asking less than their original list price; 46.9% of condos", "Seller Blink Rate™ in Royal Palm Beach: 44.9% of houses list below original asking, against 43.4% across Palm Beach County", "Buying in Royal Palm Beach? 35 of the 78 houses for sale are asking below their original price, by a median $33K" ], "lede": "ROYAL PALM BEACH, Fla., September 7, 2026 - 44.9% of the 78 single-family homes listed for sale in Royal Palm Beach (35 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 35 reduced listings, the median reduction is 4.4% (about $33K). Among the city's 49 condominium listings, 46.9% are asking below their original price, by a median 6.9%.", "quotes": [ "\"44.9 percent of single-family homes for sale in Royal Palm Beach have a current asking price below their original list price; among those 35 reduced listings the median reduction is $33K.\"", "\"Among active Royal Palm Beach houses, the median recorded CumulativeDaysOnMarket value is 52 days and the median recorded DaysOnMarket value is 44 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"27 Royal Palm Beach houses are under contract in this snapshot, 13 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Royal Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (41 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 78 houses, 49 condominiums, 27 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/royal-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-royal-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Royal Palm Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Royal Palm Beach houses 44.9%, Palm Beach County houses 43.4%; Royal Palm Beach condominiums 46.9%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 44.9% of Royal Palm Beach houses for sale are asking below their original price, against 43.4% across Palm Beach County", "visible_labels": [ "44.6%", "46.9%", "43.4%", "44.9%" ] }, { "caption": "Active Royal Palm Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 32.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 37.2%, 31-60 days 20.5%, 61-90 days 10.3%, 91-180 days 19.2%, 181+ days 12.8%. Condominiums: 0-30 days 32.7%, 31-60 days 18.4%, 61-90 days 14.3%, 91-180 days 10.2%, 181+ days 24.5%.", "title": "32.1% of Royal Palm Beach houses for sale with a recorded cumulative-days value exceed 90 days; 34.7% of condos", "visible_labels": [ "37.2%", "32.7%", "20.5%", "18.4%", "10.3%", "14.3%", "19.2%", "10.2%", "12.8%", "24.5%", "32.1%" ] }, { "caption": "Share of active Royal Palm Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 40% (6 of 15); $500K to $1M 48.1% (26 of 54); $1M to $2M 9 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.", "title": "$500K to $1M Royal Palm Beach houses show the highest share asking below original: 48.1% of 54", "visible_labels": [ "0", "0", "9", "48.1%", "26", "54", "40%", "6", "15" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 161, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Palm Beach", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Palm Beach", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 78, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Royal Palm Beach houses 44.9%, Palm Beach County houses 43.4%; Royal Palm Beach condominiums 46.9%, Palm Beach County condominiums 44.6%.", "after": "Horizontal bar chart. Royal Palm Beach houses 44.9%, Palm Beach County houses 43.4%; Royal Palm Beach condominiums 46.9%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Royal Palm Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Royal Palm Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Royal Palm Beach houses are cutting 1.5 points more often than Palm Beach County", "after": "Seller Blink Rate™: 44.9% of Royal Palm Beach houses for sale are asking below their original price, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "44.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "46.9%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "44.9%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 37.2%, 31-60 days 20.5%, 61-90 days 10.3%, 91-180 days 19.2%, 181+ days 12.8%. Condominiums: 0-30 days 32.7%, 31-60 days 18.4%, 61-90 days 14.3%, 91-180 days 10.2%, 181+ days 24.5%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 37.2%, 31-60 days 20.5%, 61-90 days 10.3%, 91-180 days 19.2%, 181+ days 12.8%. Condominiums: 0-30 days 32.7%, 31-60 days 18.4%, 61-90 days 14.3%, 91-180 days 10.2%, 181+ days 24.5%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Royal Palm Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 32.1% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Royal Palm Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 32.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "32.1% of Royal Palm Beach houses for sale have waited more than 90 days, counting every relisting", "after": "32.1% of Royal Palm Beach houses for sale with a recorded cumulative-days value exceed 90 days; 34.7% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "37.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "32.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "32.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "20.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "18.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "10.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "14.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "19.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "10.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "12.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "24.5%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 40.0% of 15; $500K to $1M 48.1% of 54; $1M to $2M too few to read of 9; $2M to $5M too few to read of 0; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 40% (6 of 15); $500K to $1M 48.1% (26 of 54); $1M to $2M 9 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Royal Palm Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Royal Palm Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Royal Palm Beach houses have cut most often: 48.1% of 54", "after": "$500K to $1M Royal Palm Beach houses show the highest share asking below original: 48.1% of 54", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "48.1%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "26", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "54", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "40%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "44.9% of Royal Palm Beach houses for sale have cut their asking price, 46.9% of condos", "after": "44.9% of Royal Palm Beach houses for sale are asking less than their original list price; 46.9% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Royal Palm Beach sellers blink faster than the rest of Palm Beach County as 32.1% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Royal Palm Beach: 44.9% of houses list below original asking, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Royal Palm Beach? Two in five houses have already come down once, by a median $33K", "after": "Buying in Royal Palm Beach? 35 of the 78 houses for sale are asking below their original price, by a median $33K", "before_present": true, "after_present": true }, { "field": "lede", "before": "ROYAL PALM BEACH, Fla., September 7, 2026 - 44.9% of the 78 single-family homes listed for sale in Royal Palm Beach have reduced their asking price at least once, by a median 4.4% (about $33K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 49 condominium listings, 46.9% have cut, by a median 6.9%.", "after": "ROYAL PALM BEACH, Fla., September 7, 2026 - 44.9% of the 78 single-family homes listed for sale in Royal Palm Beach (35 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 35 reduced listings, the median reduction is 4.4% (about $33K). Among the city's 49 condominium listings, 46.9% are asking below their original price, by a median 6.9%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Royal Palm Beach and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 78 houses, 49 condominiums, 27 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-royal-palm-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Royal Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (41 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 78 houses, 49 condominiums, 27 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/royal-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-royal-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"44.9 percent of single-family homes for sale in Royal Palm Beach have reduced their asking price at least once, by a median $33K.\"", "after": "\"44.9 percent of single-family homes for sale in Royal Palm Beach have a current asking price below their original list price; among those 35 reduced listings the median reduction is $33K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Royal Palm Beach house for sale has been waiting 52 days, not the 44 the current listing shows.\"", "after": "\"Among active Royal Palm Beach houses, the median recorded CumulativeDaysOnMarket value is 52 days and the median recorded DaysOnMarket value is 44 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Royal Palm Beach houses now under contract, 51.9 percent never reduced their asking price; the rest cut by a median 4.0 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"27 Royal Palm Beach houses are under contract in this snapshot, 13 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "b0ceaaea8ef9251b516dea8843546e0989cfb790cb7c03a966590d00227c954a", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nRoyal Palm Beach price cuts and true days on market\nHEADLINE OPTIONS\n44.9% of Royal Palm Beach houses for sale have cut their asking price, 46.9% of condos\nRoyal Palm Beach sellers blink faster than the rest of Palm Beach County as 32.1% of houses pass 90 days\non the market\nBuying in Royal Palm Beach? Two in five houses have already come down once, by a median $33K\nLEDE\nROYAL PALM BEACH, Fla., September 7, 2026 - 44.9% of the 78 single-family homes listed for sale in Royal\nPalm Beach have reduced their asking price at least once, by a median 4.4% (about $33K), according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. Among the city's 49 condominium listings, 46.9% have\ncut, by a median 6.9%.\nNUT GRAF\nThe figures point to a market where 48.1% of houses reached a contract only after a price cut: of the 27 Royal\nPalm Beach houses now under contract, 48.1% reduced before going under contract, with a median cut of\n4.0% and a median 41 days to contract. Across Palm Beach County the price-cut share is 43.4% for houses and\n44.6% for condominiums, so Royal Palm Beach houses are cutting 1.5 points more often than the county.\nCounting every relisting, the median Royal Palm Beach house for sale has been on the market 52 days, against\n44 on its current listing; 7.7% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nRoyal Palm\nBeach\n78\nShare with at\nleast one price\nreduction,\nhouses\n44.9% (35 of 78)\nMedian\nreduction\nfrom original\nasking, houses\n4.4% (about $33K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings, Royal\nPalm Beach\n49\nShare with at\nleast one price\nreduction,\ncondominiums\n46.9% (23 of 49)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n52 days (44 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n32.1% (25 of 78)\nHouses under\ncontract that\nreduced first\n48.1% of 27\nPalm Beach\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.4% / 44.6%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting faster than similar-priced cities\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, North \nQUOTABLE DATA POINTS\n\"44.9 percent of single-family homes for sale in Royal Palm Beach have reduced their asking price at least\nonce, by a median $33K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Royal Palm Beach house for sale has been waiting 52 days, not the\n44 the current listing shows.\"\n\"Of the Royal Palm Beach houses now under contract, 51.9 percent never reduced their asking price; the\nrest cut by a median 4.0 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Royal Palm Beach versus Palm Beach County, houses and condominiums,\nSeptember 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Royal Palm Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 32.1% of houses have\npassed 90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Royal Palm Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Royal Palm Beach and Palm Beach County\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit\nreflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days\non market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences;\ncondominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under\nContract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 78 houses, 49\ncondominiums, 27 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures\nrefresh every morning at https://www.pbprealestate.com/price-cuts-royal-palm-beach/ . Conditions read: How the read works: each\ncity is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and\ncondominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3\npoints under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced\ncities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and\nthe label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a\nforecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and\nmay not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "79e86da38bdc141e16bc8d4e02249979567c7f0f70b1f1162265fee7984b1411", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nRoyal Palm Beach asking-price reductions and\nrecorded days on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/royal-palm-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n44.9% of Royal Palm Beach houses for sale are asking less than their original list price; 46.9% of condos\nSeller Blink Rate™ in Royal Palm Beach: 44.9% of houses list below original asking, against 43.4% across\nPalm Beach County\nBuying in Royal Palm Beach? 35 of the 78 houses for sale are asking below their original price, by a median\n$33K\nLEDE\nROYAL PALM BEACH, Fla., September 7, 2026 - 44.9% of the 78 single-family homes listed for sale in Royal\nPalm Beach (35 listings) have a current asking price below their original list price, according to PBP Real\nEstate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 35 reduced listings, the\nmedian reduction is 4.4% (about $33K). Among the city's 49 condominium listings, 46.9% are asking below\ntheir original price, by a median 6.9%.\nNUT GRAF\nFor active Royal Palm Beach houses, the median recorded CumulativeDaysOnMarket value is 52 days and the\nmedian recorded DaysOnMarket value is 44 days, each calculated from non-missing values in that field (78 and\n78 listings). 7.7% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. 27 Royal Palm Beach houses are\nunder contract (Pending or Active Under Contract), 13 of them with a recorded asking price below original;\nfewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nprice. Across Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for\ncondominiums; Royal Palm Beach houses are 1.5 points above the county share.\nFACT BOX\nActive single-family listings, Royal\nPalm Beach\n78\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n44.9% (35 of 78)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n78 / 0; 41 / 2\nSeptember 7, 2026\nMedian reduction among the 35\nreduced houses\n4.4% (about $33K)\nSeptember 7, 2026\nActive condominium listings, Royal\nPalm Beach\n49\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n46.9% (23 of 49)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n52 / 44 days (from 78 / 78 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over\n90 days\n32.1% (25 of 78 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count\nonly; fewer than 30)\n27, 13 asking below original\nSeptember 7, 2026\nPalm Beach County share asking\nbelow original, houses /\ncondominiums\n43.4% / 44.6%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Between the comparison thresholds; Condominiums:\nHigher below-original share than peers\nSeptember 7, 2026\nPeer group, houses (median asking\n$600K to $1M; peer share 44.3%)\nHomestead, Jensen Beach, Hallandale Beach, Hollywood,\nPompano Beach, Dania Beach, Hialeah, North Miami Beach,\nWest Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The\nAcreage, Coral Springs, North Miami, Hobe Sound, Stuart,\nPlantation, Westlake, Loxahatchee, Miami, Cooper City, Palm\nCity, Wilton Manors, Fort Lauderdale\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"44.9 percent of single-family homes for sale in Royal Palm Beach have a current asking price below their\noriginal list price; among those 35 reduced listings the median reduction is $33K.\"\n\"Among active Royal Palm Beach houses, the median recorded CumulativeDaysOnMarket value is 52 days\nand the median recorded DaysOnMarket value is 44 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"27 Royal Palm Beach houses are under contract in this snapshot, 13 of them with a recorded asking price\nbelow original; the group is too small to report a percentage. These asking-price fields do not disclose the\nagreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Royal Palm Beach versus Palm\nBeach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Royal Palm Beach houses 44.9%, Palm Beach County houses\n43.4%; Royal Palm Beach condominiums 46.9%, Palm Beach County condominiums 44.6%. Share of active\nlistings asking below their original list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Royal Palm Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 32.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 37.2%, 31-60\ndays 20.5%, 61-90 days 10.3%, 91-180 days 19.2%, 181+ days 12.8%. Condominiums: 0-30 days 32.7%,\n31-60 days 18.4%, 61-90 days 14.3%, 91-180 days 10.2%, 181+ days 24.5%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Royal Palm Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands\nwith 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 40% (6 of 15); $500K to $1M 48.1% (26 of 54); $1M to $2M 9 listed, count only; $2M\nto $5M 0 listed, count only; $5M and up 0 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Royal Palm Beach,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (41 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 78 houses,\n49 condominiums, 27 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/royal-palm-beach/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-royal-palm-beach/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "4b16f1ff93b6fef4a41afc06d867726cfbde7b4c77d3bb949942ebb1e75bf404", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - ROYAL PALM BEACH PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 44.9% of Royal Palm Beach houses for sale are asking less than their original list price; 46.9% of condos\n2. Seller Blink Rate™ in Royal Palm Beach: 44.9% of houses list below original asking, against 43.4% across Palm Beach County\n3. Buying in Royal Palm Beach? 35 of the 78 houses for sale are asking below their original price, by a median $33K\n\nLEDE\nROYAL PALM BEACH, Fla., September 7, 2026 - 44.9% of the 78 single-family homes listed for sale in Royal Palm Beach (35 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 35 reduced listings, the median reduction is 4.4% (about $33K). Among the city's 49 condominium listings, 46.9% are asking below their original price, by a median 6.9%.\n\nNUT GRAF\nFor active Royal Palm Beach houses, the median recorded CumulativeDaysOnMarket value is 52 days and the median recorded DaysOnMarket value is 44 days, each calculated from non-missing values in that field (78 and 78 listings). 7.7% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 27 Royal Palm Beach houses are under contract (Pending or Active Under Contract), 13 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for condominiums; Royal Palm Beach houses are 1.5 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Royal Palm Beach: 78 [September 7, 2026]\n- Share asking below original list price, houses: 44.9% (35 of 78) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 78 / 0; 41 / 2 [September 7, 2026]\n- Median reduction among the 35 reduced houses: 4.4% (about $33K) [September 7, 2026]\n- Active condominium listings, Royal Palm Beach: 49 [September 7, 2026]\n- Share asking below original list price, condominiums: 46.9% (23 of 49) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 52 / 44 days (from 78 / 78 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 32.1% (25 of 78 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 27, 13 asking below original [September 7, 2026]\n- Palm Beach County share asking below original, houses / condominiums: 43.4% / 44.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Higher below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, North Miami Beach, West Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The Acreage, Coral Springs, North Miami, Hobe Sound, Stuart, Plantation, Westlake, Loxahatchee, Miami, Cooper City, Palm City, Wilton Manors, Fort Lauderdale [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"44.9 percent of single-family homes for sale in Royal Palm Beach have a current asking price below their original list price; among those 35 reduced listings the median reduction is $33K.\"\n- \"Among active Royal Palm Beach houses, the median recorded CumulativeDaysOnMarket value is 52 days and the median recorded DaysOnMarket value is 44 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"27 Royal Palm Beach houses are under contract in this snapshot, 13 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- royal-palm-beach-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Royal Palm Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Royal Palm Beach houses 44.9%, Palm Beach County houses 43.4%; Royal Palm Beach condominiums 46.9%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.\n- royal-palm-beach-true-days-on-market-r1-2026-09-07.png\n Caption: Active Royal Palm Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 32.1% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 37.2%, 31-60 days 20.5%, 61-90 days 10.3%, 91-180 days 19.2%, 181+ days 12.8%. Condominiums: 0-30 days 32.7%, 31-60 days 18.4%, 61-90 days 14.3%, 91-180 days 10.2%, 181+ days 24.5%.\n- royal-palm-beach-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Royal Palm Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 40% (6 of 15); $500K to $1M 48.1% (26 of 54); $1M to $2M 9 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Royal Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (41 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 78 houses, 49 condominiums, 27 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/royal-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-royal-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-920dee18f01c41a46783" }, { "slug": "royal-palm-beach", "city": "Royal Palm Beach", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 49, "with_fee": 49, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 49, "cut_count": 23, "cut_pct": 46.9, "median_cut_pct": 6.9, "median_cut_dollars": 11000 }, "outliers_dropped": 2, "n": 47, "median": 494, "p10": 347, "p25": 408, "p75": 614, "p90": 674, "min": 278, "max": 770, "median_sqft": 0.4, "n_sqft": 47, "median_pct_price": 2.33, "median_list_price": 250000, "median_year_built": 1982, "median_sqft_area": 1112, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 25, "under_500_pct": 53.2, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 25, "under_lo_pct": 53.2, "types": { "Condominium": { "count": 43, "pct": 91.5 }, "Villa": { "count": 2, "pct": 4.3 }, "Townhouse": { "count": 2, "pct": 4.3 } }, "regime": { "COA": { "count": 45, "pct": 95.7 }, "not_recorded": { "count": 2, "pct": 4.3 } }, "villa_median": 511, "townhouse_median": 411, "cadence": { "Monthly": { "count": 41, "pct": 87.2 }, "Quarterly": { "count": 6, "pct": 12.8 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 25, "pct": 53.2 }, { "label": "$500 to $750", "count": 21, "pct": 44.7 }, { "label": "$750 to $1,000", "count": 1, "pct": 2.1 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 1, "median": 334, "median_sqft": 0.52 }, { "label": "1970s", "n": 21, "median": 614, "median_sqft": 0.56 }, { "label": "1980s", "n": 2, "median": 570, "median_sqft": 0.59 }, { "label": "1990s", "n": 1, "median": 354, "median_sqft": 0.29 }, { "label": "2000s", "n": 22, "median": 454, "median_sqft": 0.37 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 23, "median": 590, "median_pct_price": 4.26 }, { "label": "$250K to $500K", "n": 24, "median": 436, "median_pct_price": 1.85 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 25, "median": 590 }, "post2005": { "n": 2, "median": 487 }, "includes": [ { "key": "Water", "label": "Water", "count": 30, "pct": 71.4 }, { "key": "CommonAreas", "label": "Common areas", "count": 29, "pct": 69.0 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 29, "pct": 69.0 }, { "key": "Trash", "label": "Trash", "count": 23, "pct": 54.8 }, { "key": "Sewer", "label": "Sewer", "count": 22, "pct": 52.4 }, { "key": "Insurance", "label": "Building insurance", "count": 19, "pct": 45.2 }, { "key": "Pools", "label": "Pool", "count": 17, "pct": 40.5 }, { "key": "CableTv", "label": "Cable TV", "count": 14, "pct": 33.3 }, { "key": "Roof", "label": "Roof", "count": 12, "pct": 28.6 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 10, "pct": 23.8 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 9, "pct": 21.4 }, { "key": "PestControl", "label": "Pest control", "count": 7, "pct": 16.7 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 6, "pct": 14.3 }, { "key": "Security", "label": "Security", "count": 6, "pct": 14.3 } ], "includes_n": 42, "flags": { "sa_mentioned": { "count": 4, "pct": 8.5 }, "sa_none_or_paid": { "count": 3, "pct": 6.4 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 46 }, "developments": [ { "name": "Grand View at Crestwood C", "master": "Crestwood Condo", "n": 10, "anecdotal": false, "median": 409, "median_sqft": 0.37, "year_built": 2000, "median_list_price": 286050, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Crestwood Condo", "n": 8, "median": 409, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 494, "p25": 409, "p75": 614, "n": 43, "median_sqft": 0.4, "sa_pending_pct": 0.0 }, { "date": "2026-09-07", "median": 494, "p25": 408, "p75": 614, "n": 47, "median_sqft": 0.4, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Royal Palm Beach condo for sale carries a $494-a-month association fee, 38% below the South Florida median", "0% of Royal Palm Beach condos on the market ask $1,000 or more a month in fees; 53.2% stay under $500", "Royal Palm Beach condo fees run $408 to $614 a month for the middle half of listings" ], "lede": "ROYAL PALM BEACH, Fla., September 7, 2026 - The median monthly association fee across the 47 condominiums listed for sale in Royal Palm Beach is $494, with half of the listings between $408 and $614 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 38% below the five-county South Florida median of $800, and ranks Royal Palm Beach 63 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Royal Palm Beach carries a monthly association fee of $494, 38% below the five-county South Florida median of $800.\"", "\"0 percent of Royal Palm Beach condos on the market ask $1,000 or more a month in association fees; only 53.2 percent stay under $500.\"", "\"On the median Royal Palm Beach condo, a year of association fees equals 2.33 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Royal Palm Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-royal-palm-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Royal Palm Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Royal Palm Beach median $494 a month, South Florida median $800; Royal Palm Beach ranks 63 of 69 cities.", "title": "Royal Palm Beach condo fees sit 38% below the South Florida median" }, { "caption": "Share of active Royal Palm Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 53.2% (25 listings); $500 to $750 44.7% (21 listings); $750 to $1,000 2.1% (1 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "53.2% of Royal Palm Beach condos for sale carry a fee of $250 to $500 a month" }, { "caption": "Median monthly-equivalent association fee for active Royal Palm Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s too few (1 listings); 1970s $614 (21 listings); 1980s too few (2 listings); 1990s too few (1 listings); 2000s $454 (22 listings).", "title": "Royal Palm Beach condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 49 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 49, "with_fee": 49, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 49, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 47, "retained_n": 47, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 49, "cut_count": 23, "cut_pct": 46.9, "median_cut_pct": 6.9, "median_cut_dollars": 11000, "valid_price_count": 49, "missing_price_count": 0, "unchanged_count": 25, "raised_count": 1, "not_below_original_count": 26, "cut_pct_denominator": 49, "cut_sample_ok": true, "median_cut_n": 23 }, "trim_bounds": { "p1": 243.16, "p99": 789.8744000000002 }, "retained_small_sample": false, "retained_below_30": false, "median": 494, "p10": 347, "p25": 408, "p75": 614, "p90": 674, "min": 278, "max": 770, "median_sqft": 0.4, "n_sqft": 47, "median_pct_price": 2.33, "n_pct_price": 47, "median_list_price": 250000, "median_year_built": 1982, "median_sqft_area": 1112, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 25, "under_500_pct": 53.2, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 25, "under_lo_pct": 53.2, "types": { "Condominium": { "count": 43, "pct": 91.5 }, "Villa": { "count": 2, "pct": 4.3 }, "Townhouse": { "count": 2, "pct": 4.3 } }, "regime": { "COA": { "count": 45, "pct": 95.7 }, "not_recorded": { "count": 2, "pct": 4.3 } }, "villa_median": 511, "townhouse_median": 411, "cadence": { "Monthly": { "count": 41, "pct": 87.2 }, "Quarterly": { "count": 6, "pct": 12.8 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 25, "pct": 53.2 }, { "label": "$500 to $750", "count": 21, "pct": 44.7 }, { "label": "$750 to $1,000", "count": 1, "pct": 2.1 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 1, "median": 334, "median_sqft": 0.52 }, { "label": "1970s", "n": 21, "median": 614, "median_sqft": 0.56 }, { "label": "1980s", "n": 2, "median": 570, "median_sqft": 0.59 }, { "label": "1990s", "n": 1, "median": 354, "median_sqft": 0.29 }, { "label": "2000s", "n": 22, "median": 454, "median_sqft": 0.37 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 23, "median": 590, "median_pct_price": 4.26 }, { "label": "$250K to $500K", "n": 24, "median": 436, "median_pct_price": 1.85 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 25, "median": 590 }, "post2005": { "n": 2, "median": 487 }, "includes": [ { "key": "Water", "label": "Water", "count": 30, "pct": 71.4 }, { "key": "CommonAreas", "label": "Common areas", "count": 29, "pct": 69.0 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 29, "pct": 69.0 }, { "key": "Trash", "label": "Trash", "count": 23, "pct": 54.8 }, { "key": "Sewer", "label": "Sewer", "count": 22, "pct": 52.4 }, { "key": "Insurance", "label": "Building insurance", "count": 19, "pct": 45.2 }, { "key": "Pools", "label": "Pool", "count": 17, "pct": 40.5 }, { "key": "CableTv", "label": "Cable TV", "count": 14, "pct": 33.3 }, { "key": "Roof", "label": "Roof", "count": 12, "pct": 28.6 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 10, "pct": 23.8 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 9, "pct": 21.4 }, { "key": "PestControl", "label": "Pest control", "count": 7, "pct": 16.7 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 6, "pct": 14.3 }, { "key": "Security", "label": "Security", "count": 6, "pct": 14.3 } ], "includes_n": 42, "flags": { "sa_mentioned": { "count": 4, "pct": 8.5 }, "sa_none_or_paid": { "count": 3, "pct": 6.4 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 46 }, "denominators": { "fee_percentages": 47, "fee_medians_percentiles": 47, "median_sqft": 47, "median_pct_price": 47, "includes_pct": 42, "flags_pct": 47, "cut_pct": 49 }, "developments": [ { "name": "Grand View at Crestwood C", "master": "Crestwood Condo", "n": 10, "anecdotal": false, "median": 409, "median_sqft": 0.37, "year_built": 2000, "median_list_price": 286050, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Crestwood Condo", "n": 8, "median": 409, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 494, "p25": 408, "p75": 614, "n": 47, "median_sqft": 0.4, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Royal Palm Beach condo monthly association fees have a median of $494 in the retained usable-fee sample of 47 listings, 38% below the five-county median", "In Royal Palm Beach's retained usable-fee sample (47 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 53.2% are below $500", "Royal Palm Beach's retained usable-fee sample (n=47): reported monthly-equivalent association fees range from $408 to $614 at the 25th to 75th percentiles" ], "lede": "ROYAL PALM BEACH, Fla., September 7, 2026 - Among 47 active condominium listings in Royal Palm Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $494, with the middle half between $408 and $614, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 49 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 38% below the separately trimmed five-county median of $800 and ranks 63rd among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Royal Palm Beach's retained usable-fee sample (n=47), after exclusions and percentile trimming, is $494, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Royal Palm Beach condos in the retained usable-fee sample (n=47) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 53.2 percent are below $500.\"", "\"Among 47 retained listings with a current asking price of at least $20,000 in Royal Palm Beach's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.33 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Royal Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (49 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 47 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 49 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/royal-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-royal-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Royal Palm Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Royal Palm Beach retained-sample median $494 a month (n=47); five-county median $800 (n=22,695, region-level trim).", "title": "Royal Palm Beach condos, retained usable-fee sample (n=47): median $494/month, 38% below the five-county median of $800", "visible_labels": [ "$494", "47", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 47 active Royal Palm Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 53.2% (25 listings); $500 to $750 44.7% (21 listings); $750 to $1,000 2.1% (1 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "53.2% of Royal Palm Beach's retained usable-fee sample (47 listings) falls in the $250 to $500 monthly band", "visible_labels": [ "0%", "0", "53.2%", "25", "44.7%", "21", "2.1%", "1", "0%", "0", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Royal Palm Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1960s count only (1 listings); 1970s $614 (21 listings); 1980s count only (2 listings); 1990s count only (1 listings); 2000s $454 (22 listings).", "title": "Royal Palm Beach condo fees by recorded decade built, retained usable-fee sample (n=47)", "visible_labels": [ "1", "$614", "21", "2", "1", "$454", "22" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 243.16, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 789.8744000000002, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Royal Palm Beach median $494 a month, South Florida median $800; Royal Palm Beach ranks 63 of 69 cities.", "after": "Dot strip chart in five county lanes. Royal Palm Beach retained-sample median $494 a month (n=47); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Royal Palm Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Royal Palm Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Royal Palm Beach condo fees sit 38% below the South Florida median", "after": "Royal Palm Beach condos, retained usable-fee sample (n=47): median $494/month, 38% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$494", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "47", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 53.2% (25 listings); $500 to $750 44.7% (21 listings); $750 to $1,000 2.1% (1 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 53.2% (25 listings); $500 to $750 44.7% (21 listings); $750 to $1,000 2.1% (1 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Royal Palm Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 47 active Royal Palm Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "53.2% of Royal Palm Beach condos for sale carry a fee of $250 to $500 a month", "after": "53.2% of Royal Palm Beach's retained usable-fee sample (47 listings) falls in the $250 to $500 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "53.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "25", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "44.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "2.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s too few (1 listings); 1970s $614 (21 listings); 1980s too few (2 listings); 1990s too few (1 listings); 2000s $454 (22 listings).", "after": "Column chart of median fee by recorded decade built: 1960s count only (1 listings); 1970s $614 (21 listings); 1980s count only (2 listings); 1990s count only (1 listings); 2000s $454 (22 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Royal Palm Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Royal Palm Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Royal Palm Beach condo fees by decade the building was completed", "after": "Royal Palm Beach condo fees by recorded decade built, retained usable-fee sample (n=47)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$614", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "$454", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "22", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Royal Palm Beach condo for sale carries a $494-a-month association fee, 38% below the South Florida median", "after": "Royal Palm Beach condo monthly association fees have a median of $494 in the retained usable-fee sample of 47 listings, 38% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "0% of Royal Palm Beach condos on the market ask $1,000 or more a month in fees; 53.2% stay under $500", "after": "In Royal Palm Beach's retained usable-fee sample (47 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 53.2% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Royal Palm Beach condo fees run $408 to $614 a month for the middle half of listings", "after": "Royal Palm Beach's retained usable-fee sample (n=47): reported monthly-equivalent association fees range from $408 to $614 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "ROYAL PALM BEACH, Fla., September 7, 2026 - The median monthly association fee across the 47 condominiums listed for sale in Royal Palm Beach is $494, with half of the listings between $408 and $614 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 38% below the five-county South Florida median of $800, and ranks Royal Palm Beach 63 of 69 cities.", "after": "ROYAL PALM BEACH, Fla., September 7, 2026 - Among 47 active condominium listings in Royal Palm Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $494, with the middle half between $408 and $614, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 49 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 38% below the separately trimmed five-county median of $800 and ranks 63rd among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Royal Palm Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-royal-palm-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Royal Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (49 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 47 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 49 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/royal-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-royal-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Royal Palm Beach carries a monthly association fee of $494, 38% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Royal Palm Beach's retained usable-fee sample (n=47), after exclusions and percentile trimming, is $494, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"0 percent of Royal Palm Beach condos on the market ask $1,000 or more a month in association fees; only 53.2 percent stay under $500.\"", "after": "\"Among Royal Palm Beach condos in the retained usable-fee sample (n=47) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 53.2 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Royal Palm Beach condo, a year of association fees equals 2.33 percent of the asking price.\"", "after": "\"Among 47 retained listings with a current asking price of at least $20,000 in Royal Palm Beach's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.33 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "a78b319ca9c550654a3a9d5bb4299f5ce0f0d4e5720aabcdea20b4aaf7466c54", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nRoyal Palm Beach condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Royal Palm Beach condo for sale carries a $494-a-month association fee, 38% below the South\nFlorida median\n0% of Royal Palm Beach condos on the market ask $1,000 or more a month in fees; 53.2% stay under $500\nRoyal Palm Beach condo fees run $408 to $614 a month for the middle half of listings\nLEDE\nROYAL PALM BEACH, Fla., September 7, 2026 - The median monthly association fee across the 47\ncondominiums listed for sale in Royal Palm Beach is $494, with half of the listings between $408 and $614 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 38% below the five-\ncounty South Florida median of $800, and ranks Royal Palm Beach 63 of 69 cities.\nNUT GRAF\nPer square foot, the median Royal Palm Beach condo fee is $0.40 a month on a median unit of 1,112 square\nfeet; at the median asking price of $250K, a year of fees equals 2.33% of the price. 0% of listings ask $1,000 or\nmore a month and 53.2% under $500. 0% of listings report two association layers (a master and a sub-\nassociation); 12.8% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 8.5% of listings, describe one as pending or payable by the buyer on 0%, and\nmention a mandatory club or membership on 0%.\nFACT BOX\nActive condominium listings, Royal Palm Beach\n49 (47 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$494\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$408 to $614\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.40 (median unit 1,112 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n2.33% (asking $250K)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n0% / 53.2%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n12.8%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n8.5% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Royal Palm Beach ranks 63 of 69 September 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Royal Palm Beach carries a monthly association fee of $494,\n38% below the five-county South Florida median of $800.\"\n\"0 percent of Royal Palm Beach condos on the market ask $1,000 or more a month in association fees;\nonly 53.2 percent stay under $500.\"\n\"On the median Royal Palm Beach condo, a year of association fees equals 2.33 percent of the asking\nprice.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Royal Palm Beach against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Royal Palm Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nMedian monthly-equivalent association fee for active Royal Palm Beach condominiums by decade the building was completed,\nSeptember 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Royal Palm Beach permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-royal-palm-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "5eee847212d529f3e5a58bf0c0cac2e296139573290afb39ebbaf9b1b54c73fa", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nRoyal Palm Beach condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/royal-palm-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nRoyal Palm Beach condo monthly association fees have a median of $494 in the retained usable-fee sample\nof 47 listings, 38% below the five-county median\nIn Royal Palm Beach's retained usable-fee sample (47 listings after exclusions and percentile trimming), 0%\nhave monthly-equivalent fees of $1,000 or more and 53.2% are below $500\nRoyal Palm Beach's retained usable-fee sample (n=47): reported monthly-equivalent association fees range\nfrom $408 to $614 at the 25th to 75th percentiles\nLEDE\nROYAL PALM BEACH, Fla., September 7, 2026 - Among 47 active condominium listings in Royal Palm Beach\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly association fee is $494, with the middle half between $408 and\n$614, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n49 active condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 38% below the separately trimmed five-county median\nof $800 and ranks 63rd among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Royal Palm Beach condo fee is $0.40 a month (47\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n2.33% of the listing's current asking price across 47 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a\nmonth and 53.2% are below $500. 0% of the retained sample report two association layers (a master and a\nsub-association, summed here); 12.8% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 8.5% of the retained sample, describe one as pending or\npayable by the buyer on 0%, and mention a mandatory club or membership on 0%; 46 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association.\nFACT BOX\nActive condominium listings, Royal Palm Beach\n(before exclusions and trimming)\n49\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n49 / 47 (2 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$494\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$408 to $614\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.40 (47 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n2.33% (47 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n0% (0) / 53.2% (25) of 47\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n12.8%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n8.5% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Royal Palm Beach ranks\n63rd among 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Royal Palm Beach's retained usable-fee sample (n=47),\nafter exclusions and percentile trimming, is $494, compared with $800 in the separately trimmed five-\ncounty sample.\"\n\"Among Royal Palm Beach condos in the retained usable-fee sample (n=47) after exclusions and percentile\ntrimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 53.2 percent are below\n$500.\"\n\"Among 47 retained listings with a current asking price of at least $20,000 in Royal Palm Beach's usable-\nfee sample after exclusions and percentile trimming, a year of reported association fees equals a median\n2.33 percent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Royal Palm Beach\nand the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Royal Palm Beach retained-sample median $494 a\nmonth (n=47); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 47 active Royal Palm Beach condominium listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 53.2% (25 listings); $500 to $750 44.7% (21 listings); $750 to $1,000 2.1% (1 listings);\n$1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Royal Palm Beach condominiums in the retained usable-\nfee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s count only (1 listings);\n1970s $614 (21 listings); 1980s count only (2 listings); 1990s count only (1 listings); 2000s $454 (22 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Royal Palm Beach, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (49 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 47 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 49 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a\nverified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings\nthrough the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate\nsource table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/royal-palm-beach/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-royal-palm-beach/;\nwhere published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS\nlisting data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "32775e3e2871a631e085b53418c710d7d546120a1af0b2809cba8ec3a638df84", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - ROYAL PALM BEACH CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Royal Palm Beach condo monthly association fees have a median of $494 in the retained usable-fee sample of 47 listings, 38% below the five-county median\n2. In Royal Palm Beach's retained usable-fee sample (47 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 53.2% are below $500\n3. Royal Palm Beach's retained usable-fee sample (n=47): reported monthly-equivalent association fees range from $408 to $614 at the 25th to 75th percentiles\n\nLEDE\nROYAL PALM BEACH, Fla., September 7, 2026 - Among 47 active condominium listings in Royal Palm Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $494, with the middle half between $408 and $614, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 49 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 38% below the separately trimmed five-county median of $800 and ranks 63rd among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Royal Palm Beach condo fee is $0.40 a month (47 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.33% of the listing's current asking price across 47 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a month and 53.2% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 12.8% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 8.5% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 46 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association.\n\nFACT BOX (exact figures)\n- Active condominium listings, Royal Palm Beach (before exclusions and trimming): 49 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 49 / 47 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $494 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $408 to $614 [September 7, 2026]\n- Median fee per square foot per month: $0.40 (47 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 2.33% (47 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 0% (0) / 53.2% (25) of 47 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 12.8% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 8.5% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Royal Palm Beach ranks 63rd among 69 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Royal Palm Beach's retained usable-fee sample (n=47), after exclusions and percentile trimming, is $494, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Royal Palm Beach condos in the retained usable-fee sample (n=47) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 53.2 percent are below $500.\"\n- \"Among 47 retained listings with a current asking price of at least $20,000 in Royal Palm Beach's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.33 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- royal-palm-beach-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Royal Palm Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Royal Palm Beach retained-sample median $494 a month (n=47); five-county median $800 (n=22,695, region-level trim).\n- royal-palm-beach-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 47 active Royal Palm Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 53.2% (25 listings); $500 to $750 44.7% (21 listings); $750 to $1,000 2.1% (1 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\n- royal-palm-beach-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Royal Palm Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1960s count only (1 listings); 1970s $614 (21 listings); 1980s count only (2 listings); 1990s count only (1 listings); 2000s $454 (22 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Royal Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (49 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 47 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 49 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/royal-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-royal-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "royal-palm-beach", "city": "Royal Palm Beach", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 31, "with_fee": 30, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 31, "cut_count": 13, "cut_pct": 41.9, "median_cut_pct": 4.4, "median_cut_dollars": 15000 }, "outliers_dropped": 1, "n": 29, "median": 285, "p10": 185, "p25": 185, "p75": 479, "p90": 550, "min": 185, "max": 672, "median_sqft": 0.14, "n_sqft": 29, "median_pct_price": 0.84, "median_list_price": 452500, "median_year_built": 2019, "median_sqft_area": 1532, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 24, "under_500_pct": 82.8, "hi_thr": 500, "lo_thr": 200, "over_hi": 5, "over_hi_pct": 17.2, "under_lo": 13, "under_lo_pct": 44.8, "types": { "Townhouse": { "count": 19, "pct": 65.5 }, "Villa": { "count": 10, "pct": 34.5 } }, "regime": { "HOA": { "count": 28, "pct": 96.6 }, "not_recorded": { "count": 1, "pct": 3.4 } }, "villa_median": 518, "townhouse_median": 185, "cadence": { "Monthly": { "count": 27, "pct": 93.1 }, "Quarterly": { "count": 2, "pct": 6.9 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 13, "pct": 44.8 }, { "label": "$200 to $300", "count": 2, "pct": 6.9 }, { "label": "$300 to $400", "count": 3, "pct": 10.3 }, { "label": "$400 to $600", "count": 9, "pct": 31.0 }, { "label": "$600 to $1,000", "count": 2, "pct": 6.9 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 13, "median": 485, "median_sqft": 0.38 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 1, "median": 216, "median_sqft": 0.15 }, { "label": "2010s", "n": 2, "median": 362, "median_sqft": 0.14 }, { "label": "2020s", "n": 13, "median": 185, "median_sqft": 0.12 } ], "bands": [ { "label": "Under $250K", "n": 3, "median": 550, "median_pct_price": 2.64 }, { "label": "$250K to $500K", "n": 15, "median": 420, "median_pct_price": 1.61 }, { "label": "$500K to $1M", "n": 11, "median": 185, "median_pct_price": 0.43 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 13, "median": 485 }, "post2005": { "n": 15, "median": 185 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 26, "pct": 89.7 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 25, "pct": 86.2 }, { "key": "Trash", "label": "Trash", "count": 17, "pct": 58.6 }, { "key": "CableTv", "label": "Cable TV", "count": 10, "pct": 34.5 }, { "key": "Insurance", "label": "Building insurance", "count": 9, "pct": 31.0 }, { "key": "Roof", "label": "Roof", "count": 5, "pct": 17.2 }, { "key": "Pools", "label": "Pool", "count": 5, "pct": 17.2 }, { "key": "PestControl", "label": "Pest control", "count": 4, "pct": 13.8 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 4, "pct": 13.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 4, "pct": 13.8 }, { "key": "Internet", "label": "Internet", "count": 3, "pct": 10.3 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 1, "pct": 3.4 }, { "key": "Sewer", "label": "Sewer", "count": 1, "pct": 3.4 }, { "key": "Security", "label": "Security", "count": 1, "pct": 3.4 } ], "includes_n": 29, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 29 }, "developments": [ { "name": "Lakeside Landing", "master": null, "n": 12, "anecdotal": false, "median": 185, "median_sqft": 0.12, "year_built": 2026, "median_list_price": 507495, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 285, "p25": 185, "p75": 479, "n": 29, "median_sqft": 0.14, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Royal Palm Beach townhouse or villa for sale carries a $285-a-month homeowners association fee, 5% below the South Florida median", "17.2% of Royal Palm Beach townhouses and villas on the market ask $500 or more a month in fees; 44.8% stay under $200", "Royal Palm Beach townhouses and villas built since 2005 carry fees 62% lower than communities from before 1995" ], "lede": "ROYAL PALM BEACH, Fla., September 7, 2026 - The median monthly homeowners association fee across the 29 townhouses and villas listed for sale in Royal Palm Beach is $285, with half of the listings between $185 and $479 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 5% below the five-county South Florida median of $300, and ranks Royal Palm Beach 23 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Royal Palm Beach carries a monthly homeowners association fee of $285, 5% below the five-county South Florida median of $300.\"", "\"17.2 percent of Royal Palm Beach townhouses and villas on the market ask $500 or more a month in fees; 44.8 percent stay under $200.\"", "\"In Royal Palm Beach, a townhouse or villa completed since 2005 carries a median fee of $185 a month, against $485 for one completed before 1995.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Royal Palm Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-royal-palm-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Royal Palm Beach against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Royal Palm Beach median $285 a month, South Florida median $300; Royal Palm Beach ranks 23 of 34 cities.", "title": "Royal Palm Beach HOA fees on townhouses and villas sit 5% below the South Florida median" }, { "caption": "Share of active Royal Palm Beach townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 44.8% (13 listings); $200 to $300 6.9% (2 listings); $300 to $400 10.3% (3 listings); $400 to $600 31% (9 listings); $600 to $1,000 6.9% (2 listings); $1,000 and up 0% (0 listings).", "title": "44.8% of Royal Palm Beach townhouses and villas for sale carry a fee of $100 to $200 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Royal Palm Beach townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1980s $485 (13 listings); 2000s too few (1 listings); 2010s too few (2 listings); 2020s $185 (13 listings).", "title": "Royal Palm Beach townhouses and villas built since 2005 ask 62% less in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 31 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 31, "with_fee": 30, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 30, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 1, "n": 29, "retained_n": 29, "outliers_dropped": 1, "trim_applied": true, "cuts": { "active": 31, "cut_count": 13, "cut_pct": 41.9, "median_cut_pct": 4.4, "median_cut_dollars": 15000, "valid_price_count": 31, "missing_price_count": 0, "unchanged_count": 7, "raised_count": 11, "not_below_original_count": 18, "cut_pct_denominator": 31, "cut_sample_ok": true, "median_cut_n": 13 }, "trim_bounds": { "p1": 185.0, "p99": 677.5843 }, "retained_small_sample": true, "retained_below_30": true, "median": 285, "p10": 185, "p25": 185, "p75": 479, "p90": 550, "min": 185, "max": 672, "median_sqft": 0.14, "n_sqft": 29, "median_pct_price": 0.84, "n_pct_price": 29, "median_list_price": 452500, "median_year_built": 2019, "median_sqft_area": 1532, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 24, "under_500_pct": 82.8, "hi_thr": 500, "lo_thr": 200, "over_hi": 5, "over_hi_pct": 17.2, "under_lo": 13, "under_lo_pct": 44.8, "types": { "Townhouse": { "count": 19, "pct": 65.5 }, "Villa": { "count": 10, "pct": 34.5 } }, "regime": { "HOA": { "count": 28, "pct": 96.6 }, "not_recorded": { "count": 1, "pct": 3.4 } }, "villa_median": 518, "townhouse_median": 185, "cadence": { "Monthly": { "count": 27, "pct": 93.1 }, "Quarterly": { "count": 2, "pct": 6.9 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 13, "pct": 44.8 }, { "label": "$200 to $300", "count": 2, "pct": 6.9 }, { "label": "$300 to $400", "count": 3, "pct": 10.3 }, { "label": "$400 to $600", "count": 9, "pct": 31.0 }, { "label": "$600 to $1,000", "count": 2, "pct": 6.9 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 13, "median": 485, "median_sqft": 0.38 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 1, "median": 216, "median_sqft": 0.15 }, { "label": "2010s", "n": 2, "median": 362, "median_sqft": 0.14 }, { "label": "2020s", "n": 13, "median": 185, "median_sqft": 0.12 } ], "bands": [ { "label": "Under $250K", "n": 3, "median": 550, "median_pct_price": 2.64 }, { "label": "$250K to $500K", "n": 15, "median": 420, "median_pct_price": 1.61 }, { "label": "$500K to $1M", "n": 11, "median": 185, "median_pct_price": 0.43 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 13, "median": 485 }, "post2005": { "n": 15, "median": 185 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 26, "pct": 89.7 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 25, "pct": 86.2 }, { "key": "Trash", "label": "Trash", "count": 17, "pct": 58.6 }, { "key": "CableTv", "label": "Cable TV", "count": 10, "pct": 34.5 }, { "key": "Insurance", "label": "Building insurance", "count": 9, "pct": 31.0 }, { "key": "Roof", "label": "Roof", "count": 5, "pct": 17.2 }, { "key": "Pools", "label": "Pool", "count": 5, "pct": 17.2 }, { "key": "PestControl", "label": "Pest control", "count": 4, "pct": 13.8 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 4, "pct": 13.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 4, "pct": 13.8 }, { "key": "Internet", "label": "Internet", "count": 3, "pct": 10.3 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 1, "pct": 3.4 }, { "key": "Sewer", "label": "Sewer", "count": 1, "pct": 3.4 }, { "key": "Security", "label": "Security", "count": 1, "pct": 3.4 } ], "includes_n": 29, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 29 }, "denominators": { "fee_percentages": 29, "fee_medians_percentiles": 29, "median_sqft": 29, "median_pct_price": 29, "includes_pct": 29, "flags_pct": 29, "cut_pct": 31 }, "developments": [ { "name": "Lakeside Landing", "master": null, "n": 12, "anecdotal": false, "median": 185, "median_sqft": 0.12, "year_built": 2026, "median_list_price": 507495, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 285, "p25": 185, "p75": 479, "n": 29, "median_sqft": 0.14, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Royal Palm Beach townhouse or villa monthly homeowners association fees have a median of $285 in the retained usable-fee sample of 29 listings, 5% below the five-county median. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.", "In Royal Palm Beach's retained usable-fee sample (29 listings after exclusions and percentile trimming), 17.2% have monthly-equivalent fees of $500 or more and 44.8% are below $200. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.", "Royal Palm Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=13), monthly median 62% lower. Small subgroups: both; read cautiously. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures." ], "lede": "ROYAL PALM BEACH, Fla., September 7, 2026 - Among 29 active townhouse or villa listings in Royal Palm Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $285, with the middle half between $185 and $479, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 31 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 5% below the separately trimmed five-county median of $300 and ranks 23rd among 34 published city medians. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Royal Palm Beach's retained usable-fee sample (n=29), after exclusions and percentile trimming, is $285, compared with $300 in the separately trimmed five-county sample. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.\"", "\"Among Royal Palm Beach townhouses and villas in the retained usable-fee sample (n=29) after exclusions and percentile trimming, 17.2 percent have listed monthly-equivalent fees of $500 or more and 44.8 percent are below $200. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.\"", "\"Among the retained usable-fee listings in Royal Palm Beach with a recorded construction year, the median monthly-equivalent fee is $185 for a recorded year built of 2005 or later (15 listings) and $485 for those built before 1995 (13 listings). Small subgroup: 2005+ n=15; pre-1995 n=13; read cautiously. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Royal Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (30 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 29 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 31 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/royal-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-royal-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Royal Palm Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.", "alt": "Dot strip chart in five county lanes. Royal Palm Beach retained-sample median $285 a month (n=29); five-county median $300 (n=3,206, region-level trim). Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.", "title": "Royal Palm Beach townhouses and villas, retained usable-fee sample (n=29): median $285/month, 5% below the five-county median of $300. Small sample: 30 valid before trim; 29 retained.", "visible_labels": [ "$285", "29", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 29 active Royal Palm Beach townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 44.8% (13 listings); $200 to $300 6.9% (2 listings); $300 to $400 10.3% (3 listings); $400 to $600 31% (9 listings); $600 to $1,000 6.9% (2 listings); $1,000 and up 0% (0 listings). Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.", "title": "44.8% of Royal Palm Beach's retained usable-fee sample (29 listings) falls in the $100 to $200 monthly band. Small sample: 30 valid before trim; 29 retained.", "visible_labels": [ "0%", "0", "44.8%", "13", "6.9%", "2", "10.3%", "3", "31%", "9", "6.9%", "2", "0%", "0" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Royal Palm Beach townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=15; pre-1995 n=13. Small subgroup: 2005+ n=15; pre-1995 n=13; read cautiously. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.", "alt": "Column chart of median fee by recorded decade built: 1980s $485 (13 listings); 2000s count only (1 listings); 2010s count only (2 listings); 2020s $185 (13 listings). Recorded year built 2005 or later $185 (15 listings); before 1995 $485 (13 listings). Small subgroup: 2005+ n=15; pre-1995 n=13; read cautiously. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.", "title": "Royal Palm Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=13), monthly median 62% lower. Small subgroups: both; read cautiously. Small sample: 30 valid before trim; 29 retained.", "visible_labels": [ "$485", "13", "1", "2", "$185", "13", "$185", "15", "$485", "13" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 185.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 677.5843, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Royal Palm Beach median $285 a month, South Florida median $300; Royal Palm Beach ranks 23 of 34 cities.", "after": "Dot strip chart in five county lanes. Royal Palm Beach retained-sample median $285 a month (n=29); five-county median $300 (n=3,206, region-level trim). Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Royal Palm Beach against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Royal Palm Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Royal Palm Beach HOA fees on townhouses and villas sit 5% below the South Florida median", "after": "Royal Palm Beach townhouses and villas, retained usable-fee sample (n=29): median $285/month, 5% below the five-county median of $300. Small sample: 30 valid before trim; 29 retained.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$285", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "29", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 44.8% (13 listings); $200 to $300 6.9% (2 listings); $300 to $400 10.3% (3 listings); $400 to $600 31% (9 listings); $600 to $1,000 6.9% (2 listings); $1,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 44.8% (13 listings); $200 to $300 6.9% (2 listings); $300 to $400 10.3% (3 listings); $400 to $600 31% (9 listings); $600 to $1,000 6.9% (2 listings); $1,000 and up 0% (0 listings). Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Royal Palm Beach townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 29 active Royal Palm Beach townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "44.8% of Royal Palm Beach townhouses and villas for sale carry a fee of $100 to $200 a month", "after": "44.8% of Royal Palm Beach's retained usable-fee sample (29 listings) falls in the $100 to $200 monthly band. Small sample: 30 valid before trim; 29 retained.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "6.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "44.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "6.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "10.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "31%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1980s $485 (13 listings); 2000s too few (1 listings); 2010s too few (2 listings); 2020s $185 (13 listings).", "after": "Column chart of median fee by recorded decade built: 1980s $485 (13 listings); 2000s count only (1 listings); 2010s count only (2 listings); 2020s $185 (13 listings). Recorded year built 2005 or later $185 (15 listings); before 1995 $485 (13 listings). Small subgroup: 2005+ n=15; pre-1995 n=13; read cautiously. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Royal Palm Beach townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Royal Palm Beach townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=15; pre-1995 n=13. Small subgroup: 2005+ n=15; pre-1995 n=13; read cautiously. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Royal Palm Beach townhouses and villas built since 2005 ask 62% less in fees than those built before 1995", "after": "Royal Palm Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=13), monthly median 62% lower. Small subgroups: both; read cautiously. Small sample: 30 valid before trim; 29 retained.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$485", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$185", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$185", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$485", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Royal Palm Beach townhouse or villa for sale carries a $285-a-month homeowners association fee, 5% below the South Florida median", "after": "Royal Palm Beach townhouse or villa monthly homeowners association fees have a median of $285 in the retained usable-fee sample of 29 listings, 5% below the five-county median. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "17.2% of Royal Palm Beach townhouses and villas on the market ask $500 or more a month in fees; 44.8% stay under $200", "after": "In Royal Palm Beach's retained usable-fee sample (29 listings after exclusions and percentile trimming), 17.2% have monthly-equivalent fees of $500 or more and 44.8% are below $200. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Royal Palm Beach townhouses and villas built since 2005 carry fees 62% lower than communities from before 1995", "after": "Royal Palm Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=13), monthly median 62% lower. Small subgroups: both; read cautiously. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "lede", "before": "ROYAL PALM BEACH, Fla., September 7, 2026 - The median monthly homeowners association fee across the 29 townhouses and villas listed for sale in Royal Palm Beach is $285, with half of the listings between $185 and $479 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 5% below the five-county South Florida median of $300, and ranks Royal Palm Beach 23 of 34 cities.", "after": "ROYAL PALM BEACH, Fla., September 7, 2026 - Among 29 active townhouse or villa listings in Royal Palm Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $285, with the middle half between $185 and $479, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 31 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 5% below the separately trimmed five-county median of $300 and ranks 23rd among 34 published city medians. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Royal Palm Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-royal-palm-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Royal Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (30 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 29 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 31 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/royal-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-royal-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Royal Palm Beach carries a monthly homeowners association fee of $285, 5% below the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Royal Palm Beach's retained usable-fee sample (n=29), after exclusions and percentile trimming, is $285, compared with $300 in the separately trimmed five-county sample. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"17.2 percent of Royal Palm Beach townhouses and villas on the market ask $500 or more a month in fees; 44.8 percent stay under $200.\"", "after": "\"Among Royal Palm Beach townhouses and villas in the retained usable-fee sample (n=29) after exclusions and percentile trimming, 17.2 percent have listed monthly-equivalent fees of $500 or more and 44.8 percent are below $200. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Royal Palm Beach, a townhouse or villa completed since 2005 carries a median fee of $185 a month, against $485 for one completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Royal Palm Beach with a recorded construction year, the median monthly-equivalent fee is $185 for a recorded year built of 2005 or later (15 listings) and $485 for those built before 1995 (13 listings). Small subgroup: 2005+ n=15; pre-1995 n=13; read cautiously. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "7f16cf5d1f02705af882dd4407ba99c37ea7fefc450879e4e2f937c9894a2773", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nRoyal Palm Beach HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Royal Palm Beach townhouse or villa for sale carries a $285-a-month homeowners association\nfee, 5% below the South Florida median\n17.2% of Royal Palm Beach townhouses and villas on the market ask $500 or more a month in fees; 44.8%\nstay under $200\nRoyal Palm Beach townhouses and villas built since 2005 carry fees 62% lower than communities from\nbefore 1995\nLEDE\nROYAL PALM BEACH, Fla., September 7, 2026 - The median monthly homeowners association fee across the\n29 townhouses and villas listed for sale in Royal Palm Beach is $285, with half of the listings between $185\nand $479 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 5%\nbelow the five-county South Florida median of $300, and ranks Royal Palm Beach 23 of 34 cities.\nNUT GRAF\nPer square foot, the median Royal Palm Beach townhouse or villa fee is $0.14 a month on a median home of\n1,532 square feet; at the median asking price of $452K, a year of fees equals 0.84% of the price. 17.2% of\nlistings ask $500 or more a month and 44.8% under $200. 0% of listings report two association layers (a\nmaster and a sub-association); 6.9% are billed quarterly and shown here as monthly equivalents. Agent-written\nremarks mention a special assessment on 0% of listings, describe one as pending or payable by the buyer on\n0%, and mention a mandatory club or membership on 0%. Communities completed since 2005 carry a median\nfee of $185 against $485 for those completed before 1995. 34.5% of the listings are entered as single-level\nvillas, the rest as townhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Royal Palm Beach\n31 (29 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$285\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$185 to $479\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nMedian fee per square foot per month\n$0.14 (median home 1,532 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n0.84% (asking $452K)\nSeptember 7, 2026\nListings asking $500 or more a month / under $200\n17.2% / 44.8%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n6.9%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Royal Palm Beach ranks 23 of 34\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$185 (15 listings) / $485 (13 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Royal Palm Beach carries a monthly homeowners\nassociation fee of $285, 5% below the five-county South Florida median of $300.\"\n\"17.2 percent of Royal Palm Beach townhouses and villas on the market ask $500 or more a month in fees;\n44.8 percent stay under $200.\"\n\"In Royal Palm Beach, a townhouse or villa completed since 2005 carries a median fee of $185 a month,\nagainst $485 for one completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Royal Palm Beach against every South Florida city with 30 or more active townhouse or\nvilla listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Royal Palm Beach townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Royal Palm Beach townhouses and villas by decade the home was\ncompleted, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Royal Palm Beach permitted for internet display in PBP\nReal Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026.\nFees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-royal-palm-\nbeach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and\nmay not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "aaa9fb77eedebd869d4c293a5a9512b72dd107a8f77164f1d55886f7852789e3", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nRoyal Palm Beach HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/royal-palm-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nRoyal Palm Beach townhouse or villa monthly homeowners association fees have a median of $285 in the\nretained usable-fee sample of 29 listings, 5% below the five-county median. Small sample: 30 valid before\ntrimming; 29 retained. A few listings can materially change these figures.\nIn Royal Palm Beach's retained usable-fee sample (29 listings after exclusions and percentile trimming),\n17.2% have monthly-equivalent fees of $500 or more and 44.8% are below $200. Small sample: 30 valid\nbefore trimming; 29 retained. A few listings can materially change these figures.\nRoyal Palm Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs\npre-1995 (n=13), monthly median 62% lower. Small subgroups: both; read cautiously. Small sample: 30 valid\nbefore trimming; 29 retained. A few listings can materially change these figures.\nLEDE\nROYAL PALM BEACH, Fla., September 7, 2026 - Among 29 active townhouse or villa listings in Royal Palm\nBeach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st\nor above its 99th percentile, the median monthly homeowners association fee is $285, with the middle half\nbetween $185 and $479, according to PBP Real Estate's analysis of BeachesMLS listing data as of September\n7, 2026. There are 31 active townhouse or villa listings before those exclusions and trimming; the fee statistics\ndescribe the retained sample, not every property for sale. The city median is 5% below the separately trimmed\nfive-county median of $300 and ranks 23rd among 34 published city medians. Small sample: 30 valid before\ntrimming; 29 retained. A few listings can materially change these figures.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Royal Palm Beach townhouse or villa fee is $0.14 a\nmonth (29 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals\na median 0.84% of the listing's current asking price across 29 retained listings with a current asking price of at\nleast $20,000; this is the median of per-listing ratios. 17.2% of the retained sample have fees of $500 or more\na month and 44.8% are below $200. 0% of the retained sample report two association layers (a master and a\nsub-association, summed here); 6.9% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable\nby the buyer on 0%, and mention a mandatory club or membership on 0%; 29 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. Among retained listings\nwith a recorded construction year, the median monthly-equivalent fee is $185 for a recorded year built of 2005\nor later (15 listings) and $485 for those built before 1995 (13 listings); construction year is a recorded field and\nthis comparison does not explain why fees differ. Small subgroup: 2005+ n=15; pre-1995 n=13; read\ncautiously. 34.5% of retained listings have the recorded MLS subtype Villa; the remainder have subtype\nTownhouse. The two subtypes are reported together after condominium classification. Small sample: 30 valid\nbefore trimming; 29 retained. A few listings can materially change these figures.\nFACT BOX\nActive townhouse or villa listings, Royal Palm\nBeach (before exclusions and trimming)\n31\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n30 / 29 (1 trimmed; 0 fee without billing frequency\nexcluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$285\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$185 to $479\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.14 (29 retained listings with recorded living area\nof at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n0.84% (29 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n17.2% (5) / 44.8% (13) of 29\nSeptember 7, 2026\nTwo association layers reported (master +\nsub), retained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly),\nretained sample\n6.9%\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); Royal Palm Beach ranks 23rd\namong 34 published city medians\nSeptember 7, 2026\nMedian fee, recorded year built 2005 or\nlater / before 1995 (retained sample)\n$185 (2005+ n=15) / $485 (pre-1995 n=13). Small\nsubgroup: 2005+ n=15; pre-1995 n=13; read\ncautiously.\nSeptember 7, 2026\nSmall retained fee sample — interpretation\ncaution\nSmall sample: 30 valid before trimming; 29 retained.\nA few listings can materially change these figures.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Royal Palm Beach's retained usable-fee\nsample (n=29), after exclusions and percentile trimming, is $285, compared with $300 in the separately\ntrimmed five-county sample. Small sample: 30 valid before trimming; 29 retained. A few listings can\nmaterially change these figures.\"\n\"Among Royal Palm Beach townhouses and villas in the retained usable-fee sample (n=29) after exclusions\nand percentile trimming, 17.2 percent have listed monthly-equivalent fees of $500 or more and 44.8\npercent are below $200. Small sample: 30 valid before trimming; 29 retained. A few listings can materially\nchange these figures.\"\n\"Among the retained usable-fee listings in Royal Palm Beach with a recorded construction year, the median\nmonthly-equivalent fee is $185 for a recorded year built of 2005 or later (15 listings) and $485 for those\nbuilt before 1995 (13 listings). Small subgroup: 2005+ n=15; pre-1995 n=13; read cautiously. Small\nsample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nRoyal Palm Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the\nfive-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings\nwith a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nSmall sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.\nChart data (aggregate): Dot strip chart in five county lanes. Royal Palm Beach retained-sample median $285 a\nmonth (n=29); five-county median $300 (n=3,206, region-level trim). Small sample: 30 valid before trimming;\n29 retained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 29 active Royal Palm Beach townhouse or villa listings retained after\nunusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all\nactive listings. Source: BeachesMLS via PBP Real Estate. Small sample: 30 valid before trimming; 29 retained. A few listings can materially\nchange these figures.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 0% (0\nlistings); $100 to $200 44.8% (13 listings); $200 to $300 6.9% (2 listings); $300 to $400 10.3% (3 listings);\n$400 to $600 31% (9 listings); $600 to $1,000 6.9% (2 listings); $1,000 and up 0% (0 listings). Small sample: 30\nvalid before trimming; 29 retained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Royal Palm Beach townhouses and villas\nin the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records\nwith a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nRecorded YearBuilt 2005+ n=15; pre-1995 n=13. Small subgroup: 2005+ n=15; pre-1995 n=13; read cautiously. Small sample: 30 valid\nbefore trimming; 29 retained. A few listings can materially change these figures.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1980s $485 (13 listings); 2000s\ncount only (1 listings); 2010s count only (2 listings); 2020s $185 (13 listings). Recorded year built 2005 or later\n$185 (15 listings); before 1995 $485 (13 listings). Small subgroup: 2005+ n=15; pre-1995 n=13; read\ncautiously. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these\nfigures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Royal Palm Beach, permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (30 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 29 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 31 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes\ntogether after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific\nassociation's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as\nthe brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable\nbut not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/royal-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/hoa-fees-royal-palm-beach/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "ebd43f0f8ac0a86db2c75e9df6fef5cb332db177dbc660beff36309ebc2552c7", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - ROYAL PALM BEACH HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Royal Palm Beach townhouse or villa monthly homeowners association fees have a median of $285 in the retained usable-fee sample of 29 listings, 5% below the five-county median. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.\n2. In Royal Palm Beach's retained usable-fee sample (29 listings after exclusions and percentile trimming), 17.2% have monthly-equivalent fees of $500 or more and 44.8% are below $200. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.\n3. Royal Palm Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=13), monthly median 62% lower. Small subgroups: both; read cautiously. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.\n\nLEDE\nROYAL PALM BEACH, Fla., September 7, 2026 - Among 29 active townhouse or villa listings in Royal Palm Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $285, with the middle half between $185 and $479, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 31 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 5% below the separately trimmed five-county median of $300 and ranks 23rd among 34 published city medians. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Royal Palm Beach townhouse or villa fee is $0.14 a month (29 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 0.84% of the listing's current asking price across 29 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 17.2% of the retained sample have fees of $500 or more a month and 44.8% are below $200. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 6.9% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 29 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $185 for a recorded year built of 2005 or later (15 listings) and $485 for those built before 1995 (13 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=15; pre-1995 n=13; read cautiously. 34.5% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Royal Palm Beach (before exclusions and trimming): 31 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 30 / 29 (1 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $285 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $185 to $479 [September 7, 2026]\n- Median fee per square foot per month: $0.14 (29 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 0.84% (29 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 17.2% (5) / 44.8% (13) of 29 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 6.9% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 0% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Royal Palm Beach ranks 23rd among 34 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $185 (2005+ n=15) / $485 (pre-1995 n=13). Small subgroup: 2005+ n=15; pre-1995 n=13; read cautiously. [September 7, 2026]\n- Small retained fee sample — interpretation caution: Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Royal Palm Beach's retained usable-fee sample (n=29), after exclusions and percentile trimming, is $285, compared with $300 in the separately trimmed five-county sample. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.\"\n- \"Among Royal Palm Beach townhouses and villas in the retained usable-fee sample (n=29) after exclusions and percentile trimming, 17.2 percent have listed monthly-equivalent fees of $500 or more and 44.8 percent are below $200. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.\"\n- \"Among the retained usable-fee listings in Royal Palm Beach with a recorded construction year, the median monthly-equivalent fee is $185 for a recorded year built of 2005 or later (15 listings) and $485 for those built before 1995 (13 listings). Small subgroup: 2005+ n=15; pre-1995 n=13; read cautiously. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- royal-palm-beach-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Royal Palm Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.\n Alt text: Dot strip chart in five county lanes. Royal Palm Beach retained-sample median $285 a month (n=29); five-county median $300 (n=3,206, region-level trim). Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.\n- royal-palm-beach-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 29 active Royal Palm Beach townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 44.8% (13 listings); $200 to $300 6.9% (2 listings); $300 to $400 10.3% (3 listings); $400 to $600 31% (9 listings); $600 to $1,000 6.9% (2 listings); $1,000 and up 0% (0 listings). Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.\n- royal-palm-beach-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Royal Palm Beach townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=15; pre-1995 n=13. Small subgroup: 2005+ n=15; pre-1995 n=13; read cautiously. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.\n Alt text: Column chart of median fee by recorded decade built: 1980s $485 (13 listings); 2000s count only (1 listings); 2010s count only (2 listings); 2020s $185 (13 listings). Recorded year built 2005 or later $185 (15 listings); before 1995 $485 (13 listings). Small subgroup: 2005+ n=15; pre-1995 n=13; read cautiously. Small sample: 30 valid before trimming; 29 retained. A few listings can materially change these figures.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Royal Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (30 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 29 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 31 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/royal-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-royal-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "singer-island", "city": "Singer Island", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "segments": { "houses": { "active": 9, "sample_ok": false, "small_sample": false, "pending": 0, "median_list_price": 2690000.0, "cut_count": 2, "cut_pct": 22.2, "raised_count": 2, "median_cut_pct": 11.8, "median_cut_dollars": 425500.0, "cut_last30": 1, "cut_last30_pct": 11.1, "cut_last7": 0, "median_dom": 74, "median_cdom": 126, "relisted_count": 3, "relisted_pct": 33.3, "over90": 6, "over90_pct": 66.7, "over180": 3, "fresh_held": 3, "fresh_held_pct": 33.3, "stale_uncut": 4, "stale_uncut_pct": 44.4, "dom_buckets": [ { "label": "0-30", "count": 3, "pct": 33.3 }, { "label": "31-60", "count": 0, "pct": 0.0 }, { "label": "61-90", "count": 0, "pct": 0.0 }, { "label": "91-180", "count": 3, "pct": 33.3 }, { "label": "181+", "count": 3, "pct": 33.3 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M to $2M", "active": 4, "cut": 1, "cut_pct": 25.0, "median_cdom": 75.0 }, { "label": "$2M to $5M", "active": 3, "cut": 0, "cut_pct": 0.0, "median_cdom": 126 }, { "label": "$5M and up", "active": 2, "cut": 1, "cut_pct": 50.0, "median_cdom": 215.0 } ], "pending_cut_count": 0, "pending_cut_pct": null, "pending_median_cut_pct": null, "pending_median_cdom": null, "series": [] }, "condos": { "active": 99, "sample_ok": true, "small_sample": false, "pending": 18, "median_list_price": 775000.0, "cut_count": 42, "cut_pct": 42.4, "raised_count": 4, "median_cut_pct": 5.2, "median_cut_dollars": 50500.0, "cut_last30": 17, "cut_last30_pct": 17.2, "cut_last7": 4, "median_dom": 118, "median_cdom": 136, "relisted_count": 9, "relisted_pct": 9.1, "over90": 62, "over90_pct": 62.6, "over180": 37, "fresh_held": 25, "fresh_held_pct": 25.3, "stale_uncut": 24, "stale_uncut_pct": 24.2, "dom_buckets": [ { "label": "0-30", "count": 19, "pct": 19.2 }, { "label": "31-60", "count": 9, "pct": 9.1 }, { "label": "61-90", "count": 9, "pct": 9.1 }, { "label": "91-180", "count": 25, "pct": 25.3 }, { "label": "181+", "count": 37, "pct": 37.4 } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$250K to $500K", "active": 14, "cut": 6, "cut_pct": 42.9, "median_cdom": 106.5 }, { "label": "$500K to $1M", "active": 48, "cut": 25, "cut_pct": 52.1, "median_cdom": 151.0 }, { "label": "$1M and up", "active": 37, "cut": 11, "cut_pct": 29.7, "median_cdom": 126 } ], "pending_cut_count": 8, "pending_cut_pct": 44.4, "pending_median_cut_pct": 9.5, "pending_median_cdom": 161.0, "tier": "c4", "series": [ { "date": "2026-09-05", "active": 99, "cut_pct": 41.4, "median_cdom": 132, "median_list_price": 775000.0 }, { "date": "2026-09-06", "active": 99, "cut_pct": 42.4, "median_cdom": 134, "median_list_price": 775000.0 }, { "date": "2026-09-07", "active": 99, "cut_pct": 42.4, "median_cdom": 136, "median_list_price": 775000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "42.4% of Singer Island condominiums for sale have cut their asking price", "Singer Island sellers hold firmer than the rest of Palm Beach County as 62.6% of condominiums pass 90 days on the market", "Buying in Singer Island? Two in five condominiums have already come down once, by a median $50K" ], "lede": "SINGER ISLAND, Fla., September 7, 2026 - 42.4% of the 99 condominiums listed for sale in Singer Island have reduced their asking price at least once, by a median 5.2% (about $50K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 9 for sale, too few to report percentages (floor 30).", "quotes": [ "\"42.4 percent of condominiums for sale in Singer Island have reduced their asking price at least once, by a median $50K.\"", "\"Counting every relisting, the median Singer Island condominium for sale has been waiting 136 days, not the 118 the current listing shows.\"", "\"Of the Singer Island condominiums now under contract, 55.6 percent never reduced their asking price; the rest cut by a median 9.5 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Singer Island and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 99 condominiums, 9 houses, 18 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-singer-island/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Singer Island versus Palm Beach County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Singer Island condominiums 42.4%, Palm Beach County condominiums 44.6%. Houses: 9 for sale, too few to report.", "title": "Singer Island condominiums are cutting 2.2 points less often than Palm Beach County" }, { "caption": "Active Singer Island listings by cumulative days on market, condominiums, September 7, 2026. 62.6% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 19.2%, 31-60 days 9.1%, 61-90 days 9.1%, 91-180 days 25.3%, 181+ days 37.4%.", "title": "62.6% of Singer Island condominiums for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Singer Island condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K too few to read of 0; $250K to $500K 42.9% of 14; $500K to $1M 52.1% of 48; $1M and up 29.7% of 37.", "title": "$500K to $1M Singer Island condominiums have cut most often: 52.1% of 48" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 126 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 9, "sample_ok": false, "small_sample": false, "pending": 0, "median_list_price": 2690000.0, "cut_count": 2, "cut_pct": 22.2, "raised_count": 2, "valid_price_count": 9, "missing_price_count": 0, "unchanged_count": 5, "not_below_original_count": 7, "cut_sample_ok": false, "cut_small_sample": true, "median_cut_pct": 11.8, "median_cut_dollars": 425500.0, "cut_last30": 1, "cut_last30_pct": 11.1, "cut_last7": 0, "median_dom": 74, "median_cdom": 126, "dom_n": 9, "cdom_n": 9, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 9, "relisted_count": 3, "relisted_pct": 33.3, "over90": 6, "over90_pct": 66.7, "over180": 3, "fresh_held": 3, "fresh_held_pct": 33.3, "fresh_held_missing_cdom_count": 0, "stale_uncut": 4, "stale_uncut_pct": 44.4, "dom_buckets": [ { "label": "0-30", "count": 3, "pct": 33.3 }, { "label": "31-60", "count": 0, "pct": 0.0 }, { "label": "61-90", "count": 0, "pct": 0.0 }, { "label": "91-180", "count": 3, "pct": 33.3 }, { "label": "181+", "count": 3, "pct": 33.3 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M to $2M", "active": 4, "cut": 1, "cut_pct": 25.0, "median_cdom": 75.0, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 }, { "label": "$2M to $5M", "active": 3, "cut": 0, "cut_pct": 0.0, "median_cdom": 126, "cut_pct_denominator": 3, "cdom_n": 3, "valid_price_count": 3 }, { "label": "$5M and up", "active": 2, "cut": 1, "cut_pct": 50.0, "median_cdom": 215.0, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 } ], "pending_cut_count": 0, "pending_cut_pct": null, "pending_valid_price_count": 0, "pending_missing_price_count": 0, "pending_unchanged_count": 0, "pending_raised_count": 0, "pending_not_below_original_count": 0, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 0, "pending_dom_n": 0, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": null, "pending_median_cdom": null, "denominators": { "cut_pct": 9, "cut_last30_pct": 9, "relisted_pct": 9, "fresh_held_pct": 9, "stale_uncut_pct": 9, "over90_pct": 9, "dom_bucket_pct": 9, "pending_cut_pct": 0, "median_dom": 9, "median_cdom": 9, "median_cut_pct": 2, "median_cut_dollars": 2, "pending_median_cut_pct": 0, "pending_median_cdom": 0 }, "county_counts": { "Palm Beach": 9 }, "series": [] }, "condos": { "active": 99, "sample_ok": true, "small_sample": false, "pending": 18, "median_list_price": 775000.0, "cut_count": 42, "cut_pct": 42.4, "raised_count": 4, "valid_price_count": 99, "missing_price_count": 0, "unchanged_count": 53, "not_below_original_count": 57, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 5.2, "median_cut_dollars": 50500.0, "cut_last30": 17, "cut_last30_pct": 17.2, "cut_last7": 4, "median_dom": 118, "median_cdom": 136, "dom_n": 99, "cdom_n": 99, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 99, "relisted_count": 9, "relisted_pct": 9.1, "over90": 62, "over90_pct": 62.6, "over180": 37, "fresh_held": 25, "fresh_held_pct": 25.3, "fresh_held_missing_cdom_count": 0, "stale_uncut": 24, "stale_uncut_pct": 24.2, "dom_buckets": [ { "label": "0-30", "count": 19, "pct": 19.2 }, { "label": "31-60", "count": 9, "pct": 9.1 }, { "label": "61-90", "count": 9, "pct": 9.1 }, { "label": "91-180", "count": 25, "pct": 25.3 }, { "label": "181+", "count": 37, "pct": 37.4 } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$250K to $500K", "active": 14, "cut": 6, "cut_pct": 42.9, "median_cdom": 106.5, "cut_pct_denominator": 14, "cdom_n": 14, "valid_price_count": 14 }, { "label": "$500K to $1M", "active": 48, "cut": 25, "cut_pct": 52.1, "median_cdom": 151.0, "cut_pct_denominator": 48, "cdom_n": 48, "valid_price_count": 48 }, { "label": "$1M and up", "active": 37, "cut": 11, "cut_pct": 29.7, "median_cdom": 126, "cut_pct_denominator": 37, "cdom_n": 37, "valid_price_count": 37 } ], "pending_cut_count": 8, "pending_cut_pct": 44.4, "pending_valid_price_count": 18, "pending_missing_price_count": 0, "pending_unchanged_count": 9, "pending_raised_count": 1, "pending_not_below_original_count": 10, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 18, "pending_dom_n": 18, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 9.5, "pending_median_cdom": 161.0, "denominators": { "cut_pct": 99, "cut_last30_pct": 99, "relisted_pct": 99, "fresh_held_pct": 99, "stale_uncut_pct": 99, "over90_pct": 99, "dom_bucket_pct": 99, "pending_cut_pct": 18, "median_dom": 99, "median_cdom": 99, "median_cut_pct": 42, "median_cut_dollars": 42, "pending_median_cut_pct": 8, "pending_median_cdom": 18 }, "county_counts": { "Palm Beach": 99 }, "tier": "c4", "series": [ { "date": "2026-09-07", "active": 99, "cut_pct": 42.4, "median_cdom": 136, "median_list_price": 775000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "42.4% of Singer Island condominiums for sale are asking less than their original list price", "Seller Blink Rate™ in Singer Island: 42.4% of condominiums list below original asking, against 44.6% across Palm Beach County", "Buying in Singer Island? 42 of the 99 condominiums for sale are asking below their original price, by a median $50K" ], "lede": "SINGER ISLAND, Fla., September 7, 2026 - 42.4% of the 99 condominiums listed for sale in Singer Island (42 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 42 reduced listings, the median reduction is 5.2% (about $50K). Houses: 9 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"42.4 percent of condominiums for sale in Singer Island have a current asking price below their original list price; among those 42 reduced listings the median reduction is $50K.\"", "\"Among active Singer Island condominiums, the median recorded CumulativeDaysOnMarket value is 136 days and the median recorded DaysOnMarket value is 118 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"18 Singer Island condominiums are under contract in this snapshot, 8 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Singer Island, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (53 unchanged, 4 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 99 condominiums, 9 houses, 18 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/singer-island/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-singer-island/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Singer Island versus Palm Beach County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Singer Island condominiums 42.4%, Palm Beach County condominiums 44.6%. Houses: 9 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 42.4% of Singer Island condominiums for sale are asking below their original price, against 44.6% across Palm Beach County", "visible_labels": [ "44.6%", "42.4%" ] }, { "caption": "Active Singer Island condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 62.6% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 19.2%, 31-60 days 9.1%, 61-90 days 9.1%, 91-180 days 25.3%, 181+ days 37.4%.", "title": "62.6% of Singer Island condominiums for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "19.2%", "9.1%", "9.1%", "25.3%", "37.4%", "62.6%" ] }, { "caption": "Share of active Singer Island condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 0 listed, count only; $250K to $500K 42.9% (6 of 14); $500K to $1M 52.1% (25 of 48); $1M and up 29.7% (11 of 37).", "title": "$500K to $1M Singer Island condominiums show the highest share asking below original: 52.1% of 48", "visible_labels": [ "29.7%", "11", "37", "52.1%", "25", "48", "42.9%", "6", "14", "0" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 126, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Palm Beach", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Palm Beach", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 9, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Singer Island condominiums 42.4%, Palm Beach County condominiums 44.6%. Houses: 9 for sale, too few to report.", "after": "Horizontal bar chart. Singer Island condominiums 42.4%, Palm Beach County condominiums 44.6%. Houses: 9 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Singer Island versus Palm Beach County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Singer Island versus Palm Beach County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Singer Island condominiums are cutting 2.2 points less often than Palm Beach County", "after": "Seller Blink Rate™: 42.4% of Singer Island condominiums for sale are asking below their original price, against 44.6% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "44.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "42.4%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 19.2%, 31-60 days 9.1%, 61-90 days 9.1%, 91-180 days 25.3%, 181+ days 37.4%.", "after": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 19.2%, 31-60 days 9.1%, 61-90 days 9.1%, 91-180 days 25.3%, 181+ days 37.4%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Singer Island listings by cumulative days on market, condominiums, September 7, 2026. 62.6% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Singer Island condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 62.6% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "62.6% of Singer Island condominiums for sale have waited more than 90 days, counting every relisting", "after": "62.6% of Singer Island condominiums for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "19.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "9.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "9.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "25.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "37.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "62.6%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K too few to read of 0; $250K to $500K 42.9% of 14; $500K to $1M 52.1% of 48; $1M and up 29.7% of 37.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 0 listed, count only; $250K to $500K 42.9% (6 of 14); $500K to $1M 52.1% (25 of 48); $1M and up 29.7% (11 of 37).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Singer Island condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Singer Island condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Singer Island condominiums have cut most often: 52.1% of 48", "after": "$500K to $1M Singer Island condominiums show the highest share asking below original: 52.1% of 48", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "29.7%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "37", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "52.1%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "25", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "48", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "42.9%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "42.4% of Singer Island condominiums for sale have cut their asking price", "after": "42.4% of Singer Island condominiums for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Singer Island sellers hold firmer than the rest of Palm Beach County as 62.6% of condominiums pass 90 days on the market", "after": "Seller Blink Rate™ in Singer Island: 42.4% of condominiums list below original asking, against 44.6% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Singer Island? Two in five condominiums have already come down once, by a median $50K", "after": "Buying in Singer Island? 42 of the 99 condominiums for sale are asking below their original price, by a median $50K", "before_present": true, "after_present": true }, { "field": "lede", "before": "SINGER ISLAND, Fla., September 7, 2026 - 42.4% of the 99 condominiums listed for sale in Singer Island have reduced their asking price at least once, by a median 5.2% (about $50K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 9 for sale, too few to report percentages (floor 30).", "after": "SINGER ISLAND, Fla., September 7, 2026 - 42.4% of the 99 condominiums listed for sale in Singer Island (42 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 42 reduced listings, the median reduction is 5.2% (about $50K). Houses: 9 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Singer Island and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 99 condominiums, 9 houses, 18 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-singer-island/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Singer Island, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (53 unchanged, 4 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 99 condominiums, 9 houses, 18 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/singer-island/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-singer-island/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"42.4 percent of condominiums for sale in Singer Island have reduced their asking price at least once, by a median $50K.\"", "after": "\"42.4 percent of condominiums for sale in Singer Island have a current asking price below their original list price; among those 42 reduced listings the median reduction is $50K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Singer Island condominium for sale has been waiting 136 days, not the 118 the current listing shows.\"", "after": "\"Among active Singer Island condominiums, the median recorded CumulativeDaysOnMarket value is 136 days and the median recorded DaysOnMarket value is 118 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Singer Island condominiums now under contract, 55.6 percent never reduced their asking price; the rest cut by a median 9.5 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"18 Singer Island condominiums are under contract in this snapshot, 8 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "f7c3b957b8418029f59047133c8eee66ba90242275e2afd23460dd3af1389332", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nSinger Island price cuts and true days on market\nHEADLINE OPTIONS\n42.4% of Singer Island condominiums for sale have cut their asking price\nSinger Island sellers hold firmer than the rest of Palm Beach County as 62.6% of condominiums pass 90\ndays on the market\nBuying in Singer Island? Two in five condominiums have already come down once, by a median $50K\nLEDE\nSINGER ISLAND, Fla., September 7, 2026 - 42.4% of the 99 condominiums listed for sale in Singer Island have\nreduced their asking price at least once, by a median 5.2% (about $50K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Houses: 9 for sale, too few to report percentages (floor 30).\nNUT GRAF\nThe figures point to a market where 44.4% of condominiums reached a contract only after a price cut: of the\n18 Singer Island condominiums now under contract, 44.4% reduced before going under contract, with a\nmedian cut of 9.5% and a median 161 days to contract. Across Palm Beach County the price-cut share is 44.6%\nfor condominiums and 43.4% for houses, so Singer Island condominiums are cutting 2.2 points less often than\nthe county. Counting every relisting, the median Singer Island condominium for sale has been on the market\n136 days, against 118 on its current listing; 9.1% of active condominiums have been withdrawn and relisted at\nleast once.\nFACT BOX\nActive\ncondominium\nlistings, Singer\nIsland\n99\nShare with at\nleast one price\nreduction,\ncondominiums\n42.4% (42 of 99)\nMedian\nreduction from\noriginal asking,\ncondominiums\n5.2% (about $50K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nActive single-\nfamily listings,\nSinger Island\n9 (below the 30-listing floor; percentages not reported)\nMedian\ncumulative days\non market,\ncondominiums\n136 days (118 on current listing)\nCondominiums\non market more\nthan 90 days,\ncumulative\n62.6% (62 of 99)\nCondominiums\nunder contract\nthat reduced\nfirst\n44.4% of 18\nPalm Beach\nCounty price-\ncut share,\ncondominiums /\nhouses\n44.6% / 43.4%\nConditions read\n(PBP rule,\ndisclosed in\nmethod)\nCondominiums: Cutting faster than similar-priced cities\nPeer group,\ncondominiums\n(median asking\n$600K and up;\npeer cut share\n38.1%)\nCoral Gables, Riviera Beach, Hillsboro Beach, Sunny Isles Beach, Surfside, Highland Beach, Bay Harbor Islands, Palm\nQUOTABLE DATA POINTS\n\"42.4 percent of condominiums for sale in Singer Island have reduced their asking price at least once, by a\nmedian $50K.\"\n\"Counting every relisting, the median Singer Island condominium for sale has been waiting 136 days, not\nthe 118 the current listing shows.\"\n\"Of the Singer Island condominiums now under contract, 55.6 percent never reduced their asking price;\nthe rest cut by a median 9.5 percent before a buyer committed. Contract prices are not known until the\nsales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nShare of active listings with at least one price reduction, Singer Island versus Palm Beach County, condominiums, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nActive Singer Island listings by cumulative days on market, condominiums, September 7, 2026. 62.6% of condominiums have passed 90\ndays. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nShare of active Singer Island condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30\nlistings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Singer Island and Palm Beach County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 99 condominiums, 9 houses, 18\ncondominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is\napplied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-\ncuts-singer-island/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose\nmedian asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer\nthan similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum\n10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has\nfewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of\nthese markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is\nnot verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "b479cd15fed9e83d23f880c4bdd0a71406eb70dcbbab23170ba4effe6348510d", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nSinger Island asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/singer-island/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n42.4% of Singer Island condominiums for sale are asking less than their original list price\nSeller Blink Rate™ in Singer Island: 42.4% of condominiums list below original asking, against 44.6% across\nPalm Beach County\nBuying in Singer Island? 42 of the 99 condominiums for sale are asking below their original price, by a\nmedian $50K\nLEDE\nSINGER ISLAND, Fla., September 7, 2026 - 42.4% of the 99 condominiums listed for sale in Singer Island (42\nlistings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 42 reduced listings, the median reduction is\n5.2% (about $50K). Houses: 9 for sale, below the 30-listing floor, so no percentages are reported for them.\nNUT GRAF\nFor active Singer Island condominiums, the median recorded CumulativeDaysOnMarket value is 136 days and\nthe median recorded DaysOnMarket value is 118 days, each calculated from non-missing values in that field\n(99 and 99 listings). 9.1% of all active condominiums have both fields recorded and a cumulative value greater\nthan their DaysOnMarket value; this comparison does not establish a relisting event. 18 Singer Island\ncondominiums are under contract (Pending or Active Under Contract), 8 of them with a recorded asking price\nbelow original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nagreed contract price. Across Palm Beach County the shares asking below original are 44.6% for condominiums\nand 43.4% for houses; Singer Island condominiums are 2.2 points below the county share.\nFACT BOX\nActive condominium listings, Singer\nIsland\n99\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n42.4% (42 of 99)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\ncondominiums\n99 / 0; 53 / 4\nSeptember 7, 2026\nMedian reduction among the 42\nreduced condominiums\n5.2% (about $50K)\nSeptember 7, 2026\nActive single-family listings, Singer\nIsland\n9 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, condominiums\n136 / 118 days (from 99 / 99 recorded values)\nSeptember 7, 2026\nCondominiums with recorded\nCumulativeDaysOnMarket over 90 days\n62.6% (62 of 99 with a recorded value)\nSeptember 7, 2026\nCondominiums under contract (count\nonly; fewer than 30)\n18, 8 asking below original\nSeptember 7, 2026\nPalm Beach County share asking below\noriginal, condominiums / houses\n44.6% / 43.4%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nCondominiums: Higher below-original share than peers\nSeptember 7, 2026\nPeer group, condominiums (median\nasking $600K and up; peer share\n38.1%)\nCoral Gables, Riviera Beach, Hillsboro Beach, Sunny Isles\nBeach, Surfside, Highland Beach, Bay Harbor Islands, Palm\nBeach, Lake Park, Key Biscayne, Juno Beach, Bal Harbour,\nCoconut Grove\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"42.4 percent of condominiums for sale in Singer Island have a current asking price below their original list\nprice; among those 42 reduced listings the median reduction is $50K.\"\n\"Among active Singer Island condominiums, the median recorded CumulativeDaysOnMarket value is 136\ndays and the median recorded DaysOnMarket value is 118 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"18 Singer Island condominiums are under contract in this snapshot, 8 of them with a recorded asking price\nbelow original; the group is too small to report a percentage. These asking-price fields do not disclose the\nagreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Singer Island versus Palm Beach\nCounty, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Singer Island condominiums 42.4%, Palm Beach County\ncondominiums 44.6%. Houses: 9 for sale, count only. Share of active listings asking below their original list\nprice, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive Singer Island condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a\nrecorded value in that field; 62.6% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Condominiums: 0-30 days\n19.2%, 31-60 days 9.1%, 61-90 days 9.1%, 91-180 days 25.3%, 181+ days 37.4%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Singer Island condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands\nwith 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\ncondominiums: Under $250K 0 listed, count only; $250K to $500K 42.9% (6 of 14); $500K to $1M 52.1% (25\nof 48); $1M and up 29.7% (11 of 37).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Singer Island,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (53 unchanged, 4 above original, 0 without both prices among condominiums). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the\nfloor and appear as a count only. Sample sizes: 99 condominiums, 9 houses, 18 condominiums under contract. Geography is the MLS\nCity field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller\nBlink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded\nasking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published\ncity shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a\nbelow-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/singer-island/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-singer-island/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "2c2ebe57e0b9e0763e84a70a798e4f615210f1445accba82ba220464f4755ac6", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - SINGER ISLAND PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 42.4% of Singer Island condominiums for sale are asking less than their original list price\n2. Seller Blink Rate™ in Singer Island: 42.4% of condominiums list below original asking, against 44.6% across Palm Beach County\n3. Buying in Singer Island? 42 of the 99 condominiums for sale are asking below their original price, by a median $50K\n\nLEDE\nSINGER ISLAND, Fla., September 7, 2026 - 42.4% of the 99 condominiums listed for sale in Singer Island (42 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 42 reduced listings, the median reduction is 5.2% (about $50K). Houses: 9 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active Singer Island condominiums, the median recorded CumulativeDaysOnMarket value is 136 days and the median recorded DaysOnMarket value is 118 days, each calculated from non-missing values in that field (99 and 99 listings). 9.1% of all active condominiums have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 18 Singer Island condominiums are under contract (Pending or Active Under Contract), 8 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares asking below original are 44.6% for condominiums and 43.4% for houses; Singer Island condominiums are 2.2 points below the county share.\n\nFACT BOX (exact figures)\n- Active condominium listings, Singer Island: 99 [September 7, 2026]\n- Share asking below original list price, condominiums: 42.4% (42 of 99) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, condominiums: 99 / 0; 53 / 4 [September 7, 2026]\n- Median reduction among the 42 reduced condominiums: 5.2% (about $50K) [September 7, 2026]\n- Active single-family listings, Singer Island: 9 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, condominiums: 136 / 118 days (from 99 / 99 recorded values) [September 7, 2026]\n- Condominiums with recorded CumulativeDaysOnMarket over 90 days: 62.6% (62 of 99 with a recorded value) [September 7, 2026]\n- Condominiums under contract (count only; fewer than 30): 18, 8 asking below original [September 7, 2026]\n- Palm Beach County share asking below original, condominiums / houses: 44.6% / 43.4% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Condominiums: Higher below-original share than peers [September 7, 2026]\n- Peer group, condominiums (median asking $600K and up; peer share 38.1%): Coral Gables, Riviera Beach, Hillsboro Beach, Sunny Isles Beach, Surfside, Highland Beach, Bay Harbor Islands, Palm Beach, Lake Park, Key Biscayne, Juno Beach, Bal Harbour, Coconut Grove [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"42.4 percent of condominiums for sale in Singer Island have a current asking price below their original list price; among those 42 reduced listings the median reduction is $50K.\"\n- \"Among active Singer Island condominiums, the median recorded CumulativeDaysOnMarket value is 136 days and the median recorded DaysOnMarket value is 118 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"18 Singer Island condominiums are under contract in this snapshot, 8 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- singer-island-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Singer Island versus Palm Beach County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Singer Island condominiums 42.4%, Palm Beach County condominiums 44.6%. Houses: 9 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- singer-island-true-days-on-market-r1-2026-09-07.png\n Caption: Active Singer Island condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 62.6% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Condominiums: 0-30 days 19.2%, 31-60 days 9.1%, 61-90 days 9.1%, 91-180 days 25.3%, 181+ days 37.4%.\n- singer-island-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Singer Island condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 0 listed, count only; $250K to $500K 42.9% (6 of 14); $500K to $1M 52.1% (25 of 48); $1M and up 29.7% (11 of 37).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Singer Island, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (53 unchanged, 4 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 99 condominiums, 9 houses, 18 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/singer-island/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-singer-island/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-920dee18f01c41a46783" }, { "slug": "singer-island", "city": "Singer Island", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 99, "with_fee": 97, "no_cadence": 1, "sample_ok": true, "cuts": { "active": 99, "cut_count": 42, "cut_pct": 42.4, "median_cut_pct": 5.2, "median_cut_dollars": 50500 }, "outliers_dropped": 2, "n": 95, "median": 1815, "p10": 1166, "p25": 1430, "p75": 2073, "p90": 2792, "min": 620, "max": 4154, "median_sqft": 1.17, "n_sqft": 95, "median_pct_price": 2.3, "median_list_price": 775000, "median_year_built": 1977, "median_sqft_area": 1490, "over_1000": 92, "over_1000_pct": 96.8, "under_500": 0, "under_500_pct": 0.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 92, "over_hi_pct": 96.8, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Condominium": { "count": 95, "pct": 100.0 } }, "regime": { "COA": { "count": 93, "pct": 97.9 }, "not_recorded": { "count": 2, "pct": 2.1 } }, "villa_median": null, "townhouse_median": null, "cadence": { "Monthly": { "count": 84, "pct": 88.4 }, "Quarterly": { "count": 11, "pct": 11.6 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 0, "pct": 0.0 }, { "label": "$500 to $750", "count": 1, "pct": 1.1 }, { "label": "$750 to $1,000", "count": 2, "pct": 2.1 }, { "label": "$1,000 to $1,500", "count": 24, "pct": 25.3 }, { "label": "$1,500 to $2,000", "count": 41, "pct": 43.2 }, { "label": "$2,000 and up", "count": 27, "pct": 28.4 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 1, "median": 2033, "median_sqft": 1.36 }, { "label": "1970s", "n": 57, "median": 1527, "median_sqft": 1.18 }, { "label": "1980s", "n": 14, "median": 1971, "median_sqft": 1.09 }, { "label": "1990s", "n": 1, "median": 1519, "median_sqft": 1.25 }, { "label": "2000s", "n": 10, "median": 2621, "median_sqft": 1.05 }, { "label": "2010s", "n": 2, "median": 3705, "median_sqft": 1.33 }, { "label": "2020s", "n": 10, "median": 2325, "median_sqft": 1.29 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 13, "median": 1458, "median_pct_price": 3.68 }, { "label": "$500K to $1M", "n": 46, "median": 1527, "median_pct_price": 2.7 }, { "label": "$1M and up", "n": 36, "median": 2208, "median_pct_price": 1.53 } ], "pre1995": { "n": 73, "median": 1650 }, "post2005": { "n": 20, "median": 2453 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 76, "pct": 85.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 70, "pct": 78.7 }, { "key": "Insurance", "label": "Building insurance", "count": 69, "pct": 77.5 }, { "key": "Trash", "label": "Trash", "count": 69, "pct": 77.5 }, { "key": "Security", "label": "Security", "count": 63, "pct": 70.8 }, { "key": "Water", "label": "Water", "count": 63, "pct": 70.8 }, { "key": "CableTv", "label": "Cable TV", "count": 62, "pct": 69.7 }, { "key": "Sewer", "label": "Sewer", "count": 62, "pct": 69.7 }, { "key": "PestControl", "label": "Pest control", "count": 54, "pct": 60.7 }, { "key": "Internet", "label": "Internet", "count": 44, "pct": 49.4 }, { "key": "Pools", "label": "Pool", "count": 39, "pct": 43.8 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 29, "pct": 32.6 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 24, "pct": 27.0 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 18, "pct": 20.2 } ], "includes_n": 89, "flags": { "sa_mentioned": { "count": 14, "pct": 14.7 }, "sa_none_or_paid": { "count": 10, "pct": 10.5 }, "sa_pending": { "count": 3, "pct": 3.2 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 7, "pct": 7.4 }, "reserves": { "count": 2, "pct": 2.1 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 93 }, "developments": [ { "name": "Water Glades", "master": null, "n": 10, "anecdotal": false, "median": 1815, "median_sqft": 1.26, "year_built": 1975, "median_list_price": 1037500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Eastpointe", "master": null, "n": 8, "anecdotal": true, "median": 1833, "median_sqft": 1.23, "year_built": 1978, "median_list_price": 662500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Connemara", "master": null, "n": 6, "anecdotal": true, "median": 1379, "median_sqft": 0.93, "year_built": 1977, "median_list_price": 609500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Phoenix Towers", "master": null, "n": 6, "anecdotal": true, "median": 1519, "median_sqft": 1.25, "year_built": 1973, "median_list_price": 509450, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cote D Azur", "master": null, "n": 5, "anecdotal": true, "median": 1527, "median_sqft": 1.14, "year_built": 1974, "median_list_price": 725000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Martinique 2", "master": null, "n": 5, "anecdotal": true, "median": 2208, "median_sqft": 1.1, "year_built": 1986, "median_list_price": 1175000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tiara", "master": null, "n": 5, "anecdotal": true, "median": 1166, "median_sqft": 1.17, "year_built": 1977, "median_list_price": 649000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-06", "median": 1815, "p25": 1430, "p75": 2073, "n": 95, "median_sqft": 1.17, "sa_pending_pct": 3.2 }, { "date": "2026-09-07", "median": 1815, "p25": 1430, "p75": 2073, "n": 95, "median_sqft": 1.17, "sa_pending_pct": 3.2 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Singer Island condo for sale carries a $1,815-a-month association fee, 127% above the South Florida median", "96.8% of Singer Island condos on the market ask $1,000 or more a month in fees; 0% stay under $500", "Singer Island condos built since 2005 carry fees 49% higher than buildings from before 1995" ], "lede": "SINGER ISLAND, Fla., September 7, 2026 - The median monthly association fee across the 95 condominiums listed for sale in Singer Island is $1,815, with half of the listings between $1,430 and $2,073 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 127% above the five-county South Florida median of $800, and ranks Singer Island 5 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Singer Island carries a monthly association fee of $1,815, 127% above the five-county South Florida median of $800.\"", "\"96.8 percent of Singer Island condos on the market ask $1,000 or more a month in association fees; only 0 percent stay under $500.\"", "\"In Singer Island, a condo completed since 2005 carries a median fee of $2,453 a month, against $1,650 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Singer Island permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (1 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-singer-island/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Singer Island against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Singer Island median $1,815 a month, South Florida median $800; Singer Island ranks 5 of 69 cities.", "title": "Singer Island condo fees sit 127% above the South Florida median" }, { "caption": "Share of active Singer Island condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 1.1% (1 listings); $750 to $1,000 2.1% (2 listings); $1,000 to $1,500 25.3% (24 listings); $1,500 to $2,000 43.2% (41 listings); $2,000 and up 28.4% (27 listings).", "title": "43.2% of Singer Island condos for sale carry a fee of $1,500 to $2,000 a month" }, { "caption": "Median monthly-equivalent association fee for active Singer Island condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s too few (1 listings); 1970s $1,527 (57 listings); 1980s $1,971 (14 listings); 1990s too few (1 listings); 2000s $2,621 (10 listings); 2010s too few (2 listings); 2020s $2,325 (10 listings).", "title": "Singer Island condos built since 2005 ask 49% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 99 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 99, "with_fee": 97, "no_cadence": 1, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 97, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 2, "n": 95, "retained_n": 95, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 99, "cut_count": 42, "cut_pct": 42.4, "median_cut_pct": 5.2, "median_cut_dollars": 50500, "valid_price_count": 99, "missing_price_count": 0, "unchanged_count": 53, "raised_count": 4, "not_below_original_count": 57, "cut_pct_denominator": 99, "cut_sample_ok": true, "median_cut_n": 42 }, "trim_bounds": { "p1": 610.7506666666667, "p99": 4177.376000000004 }, "retained_small_sample": false, "retained_below_30": false, "median": 1815, "p10": 1166, "p25": 1430, "p75": 2073, "p90": 2792, "min": 620, "max": 4154, "median_sqft": 1.17, "n_sqft": 95, "median_pct_price": 2.3, "n_pct_price": 95, "median_list_price": 775000, "median_year_built": 1977, "median_sqft_area": 1490, "over_1000": 92, "over_1000_pct": 96.8, "under_500": 0, "under_500_pct": 0.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 92, "over_hi_pct": 96.8, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Condominium": { "count": 95, "pct": 100.0 } }, "regime": { "COA": { "count": 93, "pct": 97.9 }, "not_recorded": { "count": 2, "pct": 2.1 } }, "villa_median": null, "townhouse_median": null, "cadence": { "Monthly": { "count": 84, "pct": 88.4 }, "Quarterly": { "count": 11, "pct": 11.6 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 0, "pct": 0.0 }, { "label": "$500 to $750", "count": 1, "pct": 1.1 }, { "label": "$750 to $1,000", "count": 2, "pct": 2.1 }, { "label": "$1,000 to $1,500", "count": 24, "pct": 25.3 }, { "label": "$1,500 to $2,000", "count": 41, "pct": 43.2 }, { "label": "$2,000 and up", "count": 27, "pct": 28.4 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 1, "median": 2033, "median_sqft": 1.36 }, { "label": "1970s", "n": 57, "median": 1527, "median_sqft": 1.18 }, { "label": "1980s", "n": 14, "median": 1971, "median_sqft": 1.09 }, { "label": "1990s", "n": 1, "median": 1519, "median_sqft": 1.25 }, { "label": "2000s", "n": 10, "median": 2621, "median_sqft": 1.05 }, { "label": "2010s", "n": 2, "median": 3705, "median_sqft": 1.33 }, { "label": "2020s", "n": 10, "median": 2325, "median_sqft": 1.29 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 13, "median": 1458, "median_pct_price": 3.68 }, { "label": "$500K to $1M", "n": 46, "median": 1527, "median_pct_price": 2.7 }, { "label": "$1M and up", "n": 36, "median": 2208, "median_pct_price": 1.53 } ], "pre1995": { "n": 73, "median": 1650 }, "post2005": { "n": 20, "median": 2453 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 76, "pct": 85.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 70, "pct": 78.7 }, { "key": "Insurance", "label": "Building insurance", "count": 69, "pct": 77.5 }, { "key": "Trash", "label": "Trash", "count": 69, "pct": 77.5 }, { "key": "Security", "label": "Security", "count": 63, "pct": 70.8 }, { "key": "Water", "label": "Water", "count": 63, "pct": 70.8 }, { "key": "CableTv", "label": "Cable TV", "count": 62, "pct": 69.7 }, { "key": "Sewer", "label": "Sewer", "count": 62, "pct": 69.7 }, { "key": "PestControl", "label": "Pest control", "count": 54, "pct": 60.7 }, { "key": "Internet", "label": "Internet", "count": 44, "pct": 49.4 }, { "key": "Pools", "label": "Pool", "count": 39, "pct": 43.8 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 29, "pct": 32.6 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 24, "pct": 27.0 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 18, "pct": 20.2 } ], "includes_n": 89, "flags": { "sa_mentioned": { "count": 14, "pct": 14.7 }, "sa_none_or_paid": { "count": 10, "pct": 10.5 }, "sa_pending": { "count": 3, "pct": 3.2 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 7, "pct": 7.4 }, "reserves": { "count": 2, "pct": 2.1 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 93 }, "denominators": { "fee_percentages": 95, "fee_medians_percentiles": 95, "median_sqft": 95, "median_pct_price": 95, "includes_pct": 89, "flags_pct": 95, "cut_pct": 99 }, "developments": [ { "name": "Water Glades", "master": null, "n": 10, "anecdotal": false, "median": 1815, "median_sqft": 1.26, "year_built": 1975, "median_list_price": 1037500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Eastpointe", "master": null, "n": 8, "anecdotal": true, "median": 1833, "median_sqft": 1.23, "year_built": 1978, "median_list_price": 662500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Connemara", "master": null, "n": 6, "anecdotal": true, "median": 1379, "median_sqft": 0.93, "year_built": 1977, "median_list_price": 609500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Phoenix Towers", "master": null, "n": 6, "anecdotal": true, "median": 1519, "median_sqft": 1.25, "year_built": 1973, "median_list_price": 509450, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cote D Azur", "master": null, "n": 5, "anecdotal": true, "median": 1527, "median_sqft": 1.14, "year_built": 1974, "median_list_price": 725000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Martinique 2", "master": null, "n": 5, "anecdotal": true, "median": 2208, "median_sqft": 1.1, "year_built": 1986, "median_list_price": 1175000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tiara", "master": null, "n": 5, "anecdotal": true, "median": 1166, "median_sqft": 1.17, "year_built": 1977, "median_list_price": 649000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 1815, "p25": 1430, "p75": 2073, "n": 95, "median_sqft": 1.17, "sa_pending_pct": 3.2 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Singer Island condo monthly association fees have a median of $1,815 in the retained usable-fee sample of 95 listings, 127% above the five-county median", "In Singer Island's retained usable-fee sample (95 listings after exclusions and percentile trimming), 96.8% have monthly-equivalent fees of $1,000 or more and 0% are below $500", "Singer Island condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=20) vs pre-1995 (n=73), monthly median 49% higher. Small subgroup: 2005+; read cautiously." ], "lede": "SINGER ISLAND, Fla., September 7, 2026 - Among 95 active condominium listings in Singer Island retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,815, with the middle half between $1,430 and $2,073, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 99 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 127% above the separately trimmed five-county median of $800 and ranks 5th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Singer Island's retained usable-fee sample (n=95), after exclusions and percentile trimming, is $1,815, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Singer Island condos in the retained usable-fee sample (n=95) after exclusions and percentile trimming, 96.8 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500.\"", "\"Among the retained usable-fee listings in Singer Island with a recorded construction year, the median monthly-equivalent fee is $2,453 for a recorded year built of 2005 or later (20 listings) and $1,650 for those built before 1995 (73 listings). Small subgroup: 2005+ n=20; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Singer Island, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (97 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 95 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 99 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/singer-island/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-singer-island/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Singer Island and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Singer Island retained-sample median $1,815 a month (n=95); five-county median $800 (n=22,695, region-level trim).", "title": "Singer Island condos, retained usable-fee sample (n=95): median $1,815/month, 127% above the five-county median of $800", "visible_labels": [ "$1,815", "95", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 95 active Singer Island condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 1.1% (1 listings); $750 to $1,000 2.1% (2 listings); $1,000 to $1,500 25.3% (24 listings); $1,500 to $2,000 43.2% (41 listings); $2,000 and up 28.4% (27 listings).", "title": "43.2% of Singer Island's retained usable-fee sample (95 listings) falls in the $1,500 to $2,000 monthly band", "visible_labels": [ "0%", "0", "0%", "0", "1.1%", "1", "2.1%", "2", "25.3%", "24", "43.2%", "41", "28.4%", "27" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Singer Island condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=20; pre-1995 n=73. Small subgroup: 2005+ n=20; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1960s count only (1 listings); 1970s $1,527 (57 listings); 1980s $1,971 (14 listings); 1990s count only (1 listings); 2000s $2,621 (10 listings); 2010s count only (2 listings); 2020s $2,325 (10 listings). Recorded year built 2005 or later $2,453 (20 listings); before 1995 $1,650 (73 listings). Small subgroup: 2005+ n=20; read cautiously.", "title": "Singer Island condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=20) vs pre-1995 (n=73), monthly median 49% higher. Small subgroup: 2005+; read cautiously.", "visible_labels": [ "1", "$1,527", "57", "$1,971", "14", "1", "$2,621", "10", "2", "$2,325", "10", "$2,453", "20", "$1,650", "73" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 97, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 610.7506666666667, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 4177.376000000004, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Singer Island median $1,815 a month, South Florida median $800; Singer Island ranks 5 of 69 cities.", "after": "Dot strip chart in five county lanes. Singer Island retained-sample median $1,815 a month (n=95); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Singer Island against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Singer Island and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Singer Island condo fees sit 127% above the South Florida median", "after": "Singer Island condos, retained usable-fee sample (n=95): median $1,815/month, 127% above the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$1,815", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "95", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 1.1% (1 listings); $750 to $1,000 2.1% (2 listings); $1,000 to $1,500 25.3% (24 listings); $1,500 to $2,000 43.2% (41 listings); $2,000 and up 28.4% (27 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 1.1% (1 listings); $750 to $1,000 2.1% (2 listings); $1,000 to $1,500 25.3% (24 listings); $1,500 to $2,000 43.2% (41 listings); $2,000 and up 28.4% (27 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Singer Island condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 95 active Singer Island condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "43.2% of Singer Island condos for sale carry a fee of $1,500 to $2,000 a month", "after": "43.2% of Singer Island's retained usable-fee sample (95 listings) falls in the $1,500 to $2,000 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "43.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "41", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "28.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "1.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "2.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "25.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "24", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s too few (1 listings); 1970s $1,527 (57 listings); 1980s $1,971 (14 listings); 1990s too few (1 listings); 2000s $2,621 (10 listings); 2010s too few (2 listings); 2020s $2,325 (10 listings).", "after": "Column chart of median fee by recorded decade built: 1960s count only (1 listings); 1970s $1,527 (57 listings); 1980s $1,971 (14 listings); 1990s count only (1 listings); 2000s $2,621 (10 listings); 2010s count only (2 listings); 2020s $2,325 (10 listings). Recorded year built 2005 or later $2,453 (20 listings); before 1995 $1,650 (73 listings). Small subgroup: 2005+ n=20; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Singer Island condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Singer Island condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=20; pre-1995 n=73. Small subgroup: 2005+ n=20; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Singer Island condos built since 2005 ask 49% more in fees than those built before 1995", "after": "Singer Island condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=20) vs pre-1995 (n=73), monthly median 49% higher. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "$2,453", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "$1,650", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "73", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$1,527", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "57", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$1,971", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$2,621", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "$2,325", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Singer Island condo for sale carries a $1,815-a-month association fee, 127% above the South Florida median", "after": "Singer Island condo monthly association fees have a median of $1,815 in the retained usable-fee sample of 95 listings, 127% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "96.8% of Singer Island condos on the market ask $1,000 or more a month in fees; 0% stay under $500", "after": "In Singer Island's retained usable-fee sample (95 listings after exclusions and percentile trimming), 96.8% have monthly-equivalent fees of $1,000 or more and 0% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Singer Island condos built since 2005 carry fees 49% higher than buildings from before 1995", "after": "Singer Island condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=20) vs pre-1995 (n=73), monthly median 49% higher. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "SINGER ISLAND, Fla., September 7, 2026 - The median monthly association fee across the 95 condominiums listed for sale in Singer Island is $1,815, with half of the listings between $1,430 and $2,073 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 127% above the five-county South Florida median of $800, and ranks Singer Island 5 of 69 cities.", "after": "SINGER ISLAND, Fla., September 7, 2026 - Among 95 active condominium listings in Singer Island retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,815, with the middle half between $1,430 and $2,073, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 99 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 127% above the separately trimmed five-county median of $800 and ranks 5th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Singer Island permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (1 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-singer-island/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Singer Island, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (97 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 95 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 99 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/singer-island/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-singer-island/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Singer Island carries a monthly association fee of $1,815, 127% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Singer Island's retained usable-fee sample (n=95), after exclusions and percentile trimming, is $1,815, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"96.8 percent of Singer Island condos on the market ask $1,000 or more a month in association fees; only 0 percent stay under $500.\"", "after": "\"Among Singer Island condos in the retained usable-fee sample (n=95) after exclusions and percentile trimming, 96.8 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Singer Island, a condo completed since 2005 carries a median fee of $2,453 a month, against $1,650 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Singer Island with a recorded construction year, the median monthly-equivalent fee is $2,453 for a recorded year built of 2005 or later (20 listings) and $1,650 for those built before 1995 (73 listings). Small subgroup: 2005+ n=20; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "e22ee9b3699262f49e639ef4f3d15efc5b37483645ba565fe6383df9f7a3f0d7", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nSinger Island condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Singer Island condo for sale carries a $1,815-a-month association fee, 127% above the South\nFlorida median\n96.8% of Singer Island condos on the market ask $1,000 or more a month in fees; 0% stay under $500\nSinger Island condos built since 2005 carry fees 49% higher than buildings from before 1995\nLEDE\nSINGER ISLAND, Fla., September 7, 2026 - The median monthly association fee across the 95 condominiums\nlisted for sale in Singer Island is $1,815, with half of the listings between $1,430 and $2,073 a month,\naccording to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 127% above the five-\ncounty South Florida median of $800, and ranks Singer Island 5 of 69 cities.\nNUT GRAF\nPer square foot, the median Singer Island condo fee is $1.17 a month on a median unit of 1,490 square feet; at\nthe median asking price of $775K, a year of fees equals 2.3% of the price. 96.8% of listings ask $1,000 or more\na month and 0% under $500. 0% of listings report two association layers (a master and a sub-association);\n11.6% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 14.7% of listings, describe one as pending or payable by the buyer on 3.2%, and mention a\nmandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of $2,453 against\n$1,650 for those completed before 1995.\nFACT BOX\nActive condominium listings, Singer Island\n99 (95 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$1,815\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$1,430 to $2,073\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.17 (median unit 1,490 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n2.3% (asking $775K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n96.8% / 0%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n11.6%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n14.7% / 3.2%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Singer Island ranks 5 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$2,453 (20 listings) / $1,650 (73\nlistings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Singer Island carries a monthly association fee of $1,815,\n127% above the five-county South Florida median of $800.\"\n\"96.8 percent of Singer Island condos on the market ask $1,000 or more a month in association fees; only\n0 percent stay under $500.\"\n\"In Singer Island, a condo completed since 2005 carries a median fee of $2,453 a month, against $1,650\nfor a building completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Singer Island against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Singer Island condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS\nvia PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Singer Island condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Singer Island permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (1 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-singer-island/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "3adf23294dfb8273961427ec6dc070185d2ded0029280dc48881ef5f25f5d030", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nSinger Island condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/singer-island/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nSinger Island condo monthly association fees have a median of $1,815 in the retained usable-fee sample of\n95 listings, 127% above the five-county median\nIn Singer Island's retained usable-fee sample (95 listings after exclusions and percentile trimming), 96.8%\nhave monthly-equivalent fees of $1,000 or more and 0% are below $500\nSinger Island condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=20) vs pre-1995 (n=73),\nmonthly median 49% higher. Small subgroup: 2005+; read cautiously.\nLEDE\nSINGER ISLAND, Fla., September 7, 2026 - Among 95 active condominium listings in Singer Island retained\nafter excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its\n99th percentile, the median monthly association fee is $1,815, with the middle half between $1,430 and\n$2,073, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n99 active condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 127% above the separately trimmed five-county median\nof $800 and ranks 5th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Singer Island condo fee is $1.17 a month (95\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n2.3% of the listing's current asking price across 95 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 96.8% of the retained sample have fees of $1,000 or more a\nmonth and 0% are below $500. 0% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 11.6% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 14.7% of the retained sample, describe one as pending or payable by\nthe buyer on 3.2%, and mention a mandatory club or membership on 0%; 93 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. Among retained listings\nwith a recorded construction year, the median monthly-equivalent fee is $2,453 for a recorded year built of\n2005 or later (20 listings) and $1,650 for those built before 1995 (73 listings); construction year is a recorded\nfield and this comparison does not explain why fees differ. Small subgroup: 2005+ n=20; read cautiously.\nFACT BOX\nActive condominium listings, Singer Island\n(before exclusions and trimming)\n99\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n97 / 95 (2 trimmed; 1 fee without billing frequency\nexcluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$1,815\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$1,430 to $2,073\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.17 (95 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n2.3% (95 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n96.8% (92) / 0% (0) of 95\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly),\nretained sample\n11.6%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n14.7% / 3.2%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Singer Island ranks 5th\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$2,453 (2005+ n=20) / $1,650 (pre-1995 n=73).\nSmall subgroup: 2005+ n=20; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Singer Island's retained usable-fee sample (n=95), after\nexclusions and percentile trimming, is $1,815, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Singer Island condos in the retained usable-fee sample (n=95) after exclusions and percentile\ntrimming, 96.8 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Singer Island with a recorded construction year, the median\nmonthly-equivalent fee is $2,453 for a recorded year built of 2005 or later (20 listings) and $1,650 for\nthose built before 1995 (73 listings). Small subgroup: 2005+ n=20; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Singer Island and\nthe published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference\nuses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Singer Island retained-sample median $1,815 a\nmonth (n=95); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 95 active Singer Island condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 0% (0 listings); $500 to $750 1.1% (1 listings); $750 to $1,000 2.1% (2 listings); $1,000\nto $1,500 25.3% (24 listings); $1,500 to $2,000 43.2% (41 listings); $2,000 and up 28.4% (27 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Singer Island condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=20;\npre-1995 n=73. Small subgroup: 2005+ n=20; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s count only (1 listings);\n1970s $1,527 (57 listings); 1980s $1,971 (14 listings); 1990s count only (1 listings); 2000s $2,621 (10 listings);\n2010s count only (2 listings); 2020s $2,325 (10 listings). Recorded year built 2005 or later $2,453 (20 listings);\nbefore 1995 $1,650 (73 listings). Small subgroup: 2005+ n=20; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Singer Island, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npublished when at least 30 listings have a valid fee before trimming (97 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 95 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 99 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/singer-island/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-singer-island/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "40a73f0de7bce98e81c302b0ad5b4ffbf9465bfb691397f8e0749c1f8e725810", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - SINGER ISLAND CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Singer Island condo monthly association fees have a median of $1,815 in the retained usable-fee sample of 95 listings, 127% above the five-county median\n2. In Singer Island's retained usable-fee sample (95 listings after exclusions and percentile trimming), 96.8% have monthly-equivalent fees of $1,000 or more and 0% are below $500\n3. Singer Island condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=20) vs pre-1995 (n=73), monthly median 49% higher. Small subgroup: 2005+; read cautiously.\n\nLEDE\nSINGER ISLAND, Fla., September 7, 2026 - Among 95 active condominium listings in Singer Island retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,815, with the middle half between $1,430 and $2,073, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 99 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 127% above the separately trimmed five-county median of $800 and ranks 5th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Singer Island condo fee is $1.17 a month (95 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.3% of the listing's current asking price across 95 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 96.8% of the retained sample have fees of $1,000 or more a month and 0% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 11.6% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 14.7% of the retained sample, describe one as pending or payable by the buyer on 3.2%, and mention a mandatory club or membership on 0%; 93 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $2,453 for a recorded year built of 2005 or later (20 listings) and $1,650 for those built before 1995 (73 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=20; read cautiously.\n\nFACT BOX (exact figures)\n- Active condominium listings, Singer Island (before exclusions and trimming): 99 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 97 / 95 (2 trimmed; 1 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $1,815 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $1,430 to $2,073 [September 7, 2026]\n- Median fee per square foot per month: $1.17 (95 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 2.3% (95 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 96.8% (92) / 0% (0) of 95 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 11.6% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 14.7% / 3.2% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Singer Island ranks 5th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $2,453 (2005+ n=20) / $1,650 (pre-1995 n=73). Small subgroup: 2005+ n=20; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Singer Island's retained usable-fee sample (n=95), after exclusions and percentile trimming, is $1,815, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Singer Island condos in the retained usable-fee sample (n=95) after exclusions and percentile trimming, 96.8 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500.\"\n- \"Among the retained usable-fee listings in Singer Island with a recorded construction year, the median monthly-equivalent fee is $2,453 for a recorded year built of 2005 or later (20 listings) and $1,650 for those built before 1995 (73 listings). Small subgroup: 2005+ n=20; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- singer-island-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Singer Island and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Singer Island retained-sample median $1,815 a month (n=95); five-county median $800 (n=22,695, region-level trim).\n- singer-island-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 95 active Singer Island condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 1.1% (1 listings); $750 to $1,000 2.1% (2 listings); $1,000 to $1,500 25.3% (24 listings); $1,500 to $2,000 43.2% (41 listings); $2,000 and up 28.4% (27 listings).\n- singer-island-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Singer Island condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=20; pre-1995 n=73. Small subgroup: 2005+ n=20; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1960s count only (1 listings); 1970s $1,527 (57 listings); 1980s $1,971 (14 listings); 1990s count only (1 listings); 2000s $2,621 (10 listings); 2010s count only (2 listings); 2020s $2,325 (10 listings). Recorded year built 2005 or later $2,453 (20 listings); before 1995 $1,650 (73 listings). Small subgroup: 2005+ n=20; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Singer Island, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (97 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 95 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 99 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/singer-island/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-singer-island/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "south-palm-beach", "city": "South Palm Beach", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "segments": { "houses": { "active": 0, "sample_ok": false, "small_sample": false, "pending": 0, "series": [] }, "condos": { "active": 56, "sample_ok": true, "small_sample": false, "pending": 12, "median_list_price": 407000.0, "cut_count": 19, "cut_pct": 33.9, "raised_count": 4, "median_cut_pct": 9.5, "median_cut_dollars": 35000.0, "cut_last30": 8, "cut_last30_pct": 14.3, "cut_last7": 3, "median_dom": 78.0, "median_cdom": 99.0, "relisted_count": 10, "relisted_pct": 17.9, "over90": 30, "over90_pct": 53.6, "over180": 15, "fresh_held": 15, "fresh_held_pct": 26.8, "stale_uncut": 16, "stale_uncut_pct": 28.6, "dom_buckets": [ { "label": "0-30", "count": 10, "pct": 17.9 }, { "label": "31-60", "count": 9, "pct": 16.1 }, { "label": "61-90", "count": 7, "pct": 12.5 }, { "label": "91-180", "count": 15, "pct": 26.8 }, { "label": "181+", "count": 15, "pct": 26.8 } ], "bands": [ { "label": "Under $250K", "active": 12, "cut": 6, "cut_pct": 50.0, "median_cdom": 155.0 }, { "label": "$250K to $500K", "active": 20, "cut": 6, "cut_pct": 30.0, "median_cdom": 96.5 }, { "label": "$500K to $1M", "active": 20, "cut": 5, "cut_pct": 25.0, "median_cdom": 68.5 }, { "label": "$1M and up", "active": 4, "cut": 2, "cut_pct": 50.0, "median_cdom": 371.5 } ], "pending_cut_count": 4, "pending_cut_pct": 33.3, "pending_median_cut_pct": 12.4, "pending_median_cdom": 31.0, "tier": "c3", "series": [ { "date": "2026-09-05", "active": 53, "cut_pct": 32.1, "median_cdom": 99, "median_list_price": 455000.0 }, { "date": "2026-09-06", "active": 53, "cut_pct": 34.0, "median_cdom": 99, "median_list_price": 455000.0 }, { "date": "2026-09-07", "active": 56, "cut_pct": 33.9, "median_cdom": 99.0, "median_list_price": 407000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "33.9% of South Palm Beach condominiums for sale have cut their asking price", "South Palm Beach sellers hold firmer than the rest of Palm Beach County as 53.6% of condominiums pass 90 days on the market", "Buying in South Palm Beach? One in three condominiums have already come down once, by a median $35K" ], "lede": "SOUTH PALM BEACH, Fla., September 7, 2026 - 33.9% of the 56 condominiums listed for sale in South Palm Beach have reduced their asking price at least once, by a median 9.5% (about $35K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 0 for sale, too few to report percentages (floor 30).", "quotes": [ "\"33.9 percent of condominiums for sale in South Palm Beach have reduced their asking price at least once, by a median $35K.\"", "\"Counting every relisting, the median South Palm Beach condominium for sale has been waiting 99 days, not the 78 the current listing shows.\"", "\"Of the South Palm Beach condominiums now under contract, 66.7 percent never reduced their asking price; the rest cut by a median 12.4 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in South Palm Beach and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 56 condominiums, 0 houses, 12 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-south-palm-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, South Palm Beach versus Palm Beach County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. South Palm Beach condominiums 33.9%, Palm Beach County condominiums 44.6%. Houses: 0 for sale, too few to report.", "title": "South Palm Beach condominiums are cutting 10.7 points less often than Palm Beach County" }, { "caption": "Active South Palm Beach listings by cumulative days on market, condominiums, September 7, 2026. 53.6% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 17.9%, 31-60 days 16.1%, 61-90 days 12.5%, 91-180 days 26.8%, 181+ days 26.8%.", "title": "53.6% of South Palm Beach condominiums for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active South Palm Beach condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K 50.0% of 12; $250K to $500K 30.0% of 20; $500K to $1M 25.0% of 20; $1M and up too few to read of 4.", "title": "Price cuts by price band, South Palm Beach condominiums" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 68 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 0, "sample_ok": false, "small_sample": false, "pending": 0, "median_list_price": null, "cut_count": 0, "cut_pct": null, "raised_count": 0, "valid_price_count": 0, "missing_price_count": 0, "unchanged_count": 0, "not_below_original_count": 0, "cut_sample_ok": false, "cut_small_sample": false, "median_cut_pct": null, "median_cut_dollars": null, "cut_last30": 0, "cut_last30_pct": null, "cut_last7": 0, "median_dom": null, "median_cdom": null, "dom_n": 0, "cdom_n": 0, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 0, "relisted_count": 0, "relisted_pct": null, "over90": 0, "over90_pct": null, "over180": 0, "fresh_held": 0, "fresh_held_pct": null, "fresh_held_missing_cdom_count": 0, "stale_uncut": 0, "stale_uncut_pct": null, "dom_buckets": [ { "label": "0-30", "count": 0, "pct": null }, { "label": "31-60", "count": 0, "pct": null }, { "label": "61-90", "count": 0, "pct": null }, { "label": "91-180", "count": 0, "pct": null }, { "label": "181+", "count": 0, "pct": null } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 0, "pending_cut_pct": null, "pending_valid_price_count": 0, "pending_missing_price_count": 0, "pending_unchanged_count": 0, "pending_raised_count": 0, "pending_not_below_original_count": 0, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 0, "pending_dom_n": 0, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": null, "pending_median_cdom": null, "denominators": { "cut_pct": 0, "cut_last30_pct": 0, "relisted_pct": 0, "fresh_held_pct": 0, "stale_uncut_pct": 0, "over90_pct": 0, "dom_bucket_pct": 0, "pending_cut_pct": 0, "median_dom": 0, "median_cdom": 0, "median_cut_pct": 0, "median_cut_dollars": 0, "pending_median_cut_pct": 0, "pending_median_cdom": 0 }, "county_counts": {}, "series": [] }, "condos": { "active": 56, "sample_ok": true, "small_sample": false, "pending": 12, "median_list_price": 407000.0, "cut_count": 19, "cut_pct": 33.9, "raised_count": 4, "valid_price_count": 56, "missing_price_count": 0, "unchanged_count": 33, "not_below_original_count": 37, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 9.5, "median_cut_dollars": 35000.0, "cut_last30": 8, "cut_last30_pct": 14.3, "cut_last7": 3, "median_dom": 78.0, "median_cdom": 99.0, "dom_n": 56, "cdom_n": 56, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 56, "relisted_count": 10, "relisted_pct": 17.9, "over90": 30, "over90_pct": 53.6, "over180": 15, "fresh_held": 15, "fresh_held_pct": 26.8, "fresh_held_missing_cdom_count": 0, "stale_uncut": 16, "stale_uncut_pct": 28.6, "dom_buckets": [ { "label": "0-30", "count": 10, "pct": 17.9 }, { "label": "31-60", "count": 9, "pct": 16.1 }, { "label": "61-90", "count": 7, "pct": 12.5 }, { "label": "91-180", "count": 15, "pct": 26.8 }, { "label": "181+", "count": 15, "pct": 26.8 } ], "bands": [ { "label": "Under $250K", "active": 12, "cut": 6, "cut_pct": 50.0, "median_cdom": 155.0, "cut_pct_denominator": 12, "cdom_n": 12, "valid_price_count": 12 }, { "label": "$250K to $500K", "active": 20, "cut": 6, "cut_pct": 30.0, "median_cdom": 96.5, "cut_pct_denominator": 20, "cdom_n": 20, "valid_price_count": 20 }, { "label": "$500K to $1M", "active": 20, "cut": 5, "cut_pct": 25.0, "median_cdom": 68.5, "cut_pct_denominator": 20, "cdom_n": 20, "valid_price_count": 20 }, { "label": "$1M and up", "active": 4, "cut": 2, "cut_pct": 50.0, "median_cdom": 371.5, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 } ], "pending_cut_count": 4, "pending_cut_pct": 33.3, "pending_valid_price_count": 12, "pending_missing_price_count": 0, "pending_unchanged_count": 7, "pending_raised_count": 1, "pending_not_below_original_count": 8, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 12, "pending_dom_n": 12, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 12.4, "pending_median_cdom": 31.0, "denominators": { "cut_pct": 56, "cut_last30_pct": 56, "relisted_pct": 56, "fresh_held_pct": 56, "stale_uncut_pct": 56, "over90_pct": 56, "dom_bucket_pct": 56, "pending_cut_pct": 12, "median_dom": 56, "median_cdom": 56, "median_cut_pct": 19, "median_cut_dollars": 19, "pending_median_cut_pct": 4, "pending_median_cdom": 12 }, "county_counts": { "Palm Beach": 56 }, "tier": "c3", "series": [ { "date": "2026-09-07", "active": 56, "cut_pct": 33.9, "median_cdom": 99.0, "median_list_price": 407000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "33.9% of South Palm Beach condominiums for sale are asking less than their original list price", "Seller Blink Rate™ in South Palm Beach: 33.9% of condominiums list below original asking, against 44.6% across Palm Beach County", "Buying in South Palm Beach? 19 of the 56 condominiums for sale are asking below their original price, by a median $35K" ], "lede": "SOUTH PALM BEACH, Fla., September 7, 2026 - 33.9% of the 56 condominiums listed for sale in South Palm Beach (19 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 19 reduced listings, the median reduction is 9.5% (about $35K). Houses: 0 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"33.9 percent of condominiums for sale in South Palm Beach have a current asking price below their original list price; among those 19 reduced listings the median reduction is $35K.\"", "\"Among active South Palm Beach condominiums, the median recorded CumulativeDaysOnMarket value is 99 days and the median recorded DaysOnMarket value is 78 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"12 South Palm Beach condominiums are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is South Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (33 unchanged, 4 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 56 condominiums, 0 houses, 12 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/south-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-south-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, South Palm Beach versus Palm Beach County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. South Palm Beach condominiums 33.9%, Palm Beach County condominiums 44.6%. Houses: 0 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 33.9% of South Palm Beach condominiums for sale are asking below their original price, against 44.6% across Palm Beach County", "visible_labels": [ "44.6%", "33.9%" ] }, { "caption": "Active South Palm Beach condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 53.6% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 17.9%, 31-60 days 16.1%, 61-90 days 12.5%, 91-180 days 26.8%, 181+ days 26.8%.", "title": "53.6% of South Palm Beach condominiums for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "17.9%", "16.1%", "12.5%", "26.8%", "26.8%", "53.6%" ] }, { "caption": "Share of active South Palm Beach condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 50% (6 of 12); $250K to $500K 30% (6 of 20); $500K to $1M 25% (5 of 20); $1M and up 4 listed, count only.", "title": "Share asking below original by current asking-price band, South Palm Beach condominiums", "visible_labels": [ "4", "25%", "5", "20", "30%", "6", "20", "50%", "6", "12" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Palm Beach", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].active", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].label", "before": null, "after": "Under $500K", "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].active", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].label", "before": null, "after": "$500K to $1M", "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].active", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].label", "before": null, "after": "$1M to $2M", "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].active", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].label", "before": null, "after": "$2M to $5M", "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].active", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].label", "before": null, "after": "$5M and up", "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_last30", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_last30_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_last7", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_buckets[0].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_buckets[0].label", "before": null, "after": "0-30", "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_buckets[0].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_buckets[1].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_buckets[1].label", "before": null, "after": "31-60", "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_buckets[1].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_buckets[2].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_buckets[2].label", "before": null, "after": "61-90", "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_buckets[2].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_buckets[3].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_buckets[3].label", "before": null, "after": "91-180", "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_buckets[3].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_buckets[4].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_buckets[4].label", "before": null, "after": "181+", "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_buckets[4].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.median_cut_dollars", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.median_cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.median_dom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.median_list_price", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.over180", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.over90", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.over90_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_median_cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.relisted_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.relisted_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.stale_uncut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.stale_uncut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. South Palm Beach condominiums 33.9%, Palm Beach County condominiums 44.6%. Houses: 0 for sale, too few to report.", "after": "Horizontal bar chart. South Palm Beach condominiums 33.9%, Palm Beach County condominiums 44.6%. Houses: 0 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, South Palm Beach versus Palm Beach County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, South Palm Beach versus Palm Beach County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "South Palm Beach condominiums are cutting 10.7 points less often than Palm Beach County", "after": "Seller Blink Rate™: 33.9% of South Palm Beach condominiums for sale are asking below their original price, against 44.6% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "44.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "33.9%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 17.9%, 31-60 days 16.1%, 61-90 days 12.5%, 91-180 days 26.8%, 181+ days 26.8%.", "after": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 17.9%, 31-60 days 16.1%, 61-90 days 12.5%, 91-180 days 26.8%, 181+ days 26.8%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active South Palm Beach listings by cumulative days on market, condominiums, September 7, 2026. 53.6% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active South Palm Beach condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 53.6% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "53.6% of South Palm Beach condominiums for sale have waited more than 90 days, counting every relisting", "after": "53.6% of South Palm Beach condominiums for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "17.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "16.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "12.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "26.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "26.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "53.6%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K 50.0% of 12; $250K to $500K 30.0% of 20; $500K to $1M 25.0% of 20; $1M and up too few to read of 4.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 50% (6 of 12); $250K to $500K 30% (6 of 20); $500K to $1M 25% (5 of 20); $1M and up 4 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active South Palm Beach condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active South Palm Beach condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Price cuts by price band, South Palm Beach condominiums", "after": "Share asking below original by current asking-price band, South Palm Beach condominiums", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "25%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "30%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "50%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "33.9% of South Palm Beach condominiums for sale have cut their asking price", "after": "33.9% of South Palm Beach condominiums for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "South Palm Beach sellers hold firmer than the rest of Palm Beach County as 53.6% of condominiums pass 90 days on the market", "after": "Seller Blink Rate™ in South Palm Beach: 33.9% of condominiums list below original asking, against 44.6% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in South Palm Beach? One in three condominiums have already come down once, by a median $35K", "after": "Buying in South Palm Beach? 19 of the 56 condominiums for sale are asking below their original price, by a median $35K", "before_present": true, "after_present": true }, { "field": "lede", "before": "SOUTH PALM BEACH, Fla., September 7, 2026 - 33.9% of the 56 condominiums listed for sale in South Palm Beach have reduced their asking price at least once, by a median 9.5% (about $35K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 0 for sale, too few to report percentages (floor 30).", "after": "SOUTH PALM BEACH, Fla., September 7, 2026 - 33.9% of the 56 condominiums listed for sale in South Palm Beach (19 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 19 reduced listings, the median reduction is 9.5% (about $35K). Houses: 0 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in South Palm Beach and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 56 condominiums, 0 houses, 12 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-south-palm-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is South Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (33 unchanged, 4 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 56 condominiums, 0 houses, 12 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/south-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-south-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"33.9 percent of condominiums for sale in South Palm Beach have reduced their asking price at least once, by a median $35K.\"", "after": "\"33.9 percent of condominiums for sale in South Palm Beach have a current asking price below their original list price; among those 19 reduced listings the median reduction is $35K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median South Palm Beach condominium for sale has been waiting 99 days, not the 78 the current listing shows.\"", "after": "\"Among active South Palm Beach condominiums, the median recorded CumulativeDaysOnMarket value is 99 days and the median recorded DaysOnMarket value is 78 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the South Palm Beach condominiums now under contract, 66.7 percent never reduced their asking price; the rest cut by a median 12.4 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"12 South Palm Beach condominiums are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "33df0e52fcad22359147e9d16f6da02f0cbf90b33912d8975d79cf62dd56927e", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nSouth Palm Beach price cuts and true days on market\nHEADLINE OPTIONS\n33.9% of South Palm Beach condominiums for sale have cut their asking price\nSouth Palm Beach sellers hold firmer than the rest of Palm Beach County as 53.6% of condominiums pass\n90 days on the market\nBuying in South Palm Beach? One in three condominiums have already come down once, by a median $35K\nLEDE\nSOUTH PALM BEACH, Fla., September 7, 2026 - 33.9% of the 56 condominiums listed for sale in South Palm\nBeach have reduced their asking price at least once, by a median 9.5% (about $35K), according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. Houses: 0 for sale, too few to report percentages (floor\n30).\nNUT GRAF\nThe figures point to a market where 33.3% of condominiums reached a contract only after a price cut: of the\n12 South Palm Beach condominiums now under contract, 33.3% reduced before going under contract, with a\nmedian cut of 12.4% and a median 31 days to contract. Across Palm Beach County the price-cut share is 44.6%\nfor condominiums and 43.4% for houses, so South Palm Beach condominiums are cutting 10.7 points less\noften than the county. Counting every relisting, the median South Palm Beach condominium for sale has been\non the market 99 days, against 78 on its current listing; 17.9% of active condominiums have been withdrawn\nand relisted at least once.\nFACT BOX\nActive\ncondominium\nlistings, South\nPalm Beach\n56\nShare with at\nleast one price\nreduction,\ncondominiums\n33.9% (19 of 56)\nMedian\nreduction from\n9.5% (about $35K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\noriginal asking,\ncondominiums\nActive single-\nfamily listings,\nSouth Palm\nBeach\n0 (below the 30-listing floor; percentages not reported)\nMedian\ncumulative days\non market,\ncondominiums\n99 days (78 on current listing)\nCondominiums\non market more\nthan 90 days,\ncumulative\n53.6% (30 of 56)\nCondominiums\nunder contract\nthat reduced\nfirst\n33.3% of 12\nPalm Beach\nCounty price-\ncut share,\ncondominiums /\nhouses\n44.6% / 43.4%\nConditions read\n(PBP rule,\ndisclosed in\nmethod)\nCondominiums: Firmer than similar-priced cities\nPeer group,\ncondominiums\n(median asking\n$350K to\n$600K; peer\ncut share\n41.0%)\nNorth Miami Beach, Hollywood, North Palm Beach, Tequesta, Jensen Beach, North Bay Village, Doral, Wellington, A\nQUOTABLE DATA POINTS\n\"33.9 percent of condominiums for sale in South Palm Beach have reduced their asking price at least once,\nby a median $35K.\"\n\"Counting every relisting, the median South Palm Beach condominium for sale has been waiting 99 days,\nnot the 78 the current listing shows.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Of the South Palm Beach condominiums now under contract, 66.7 percent never reduced their asking\nprice; the rest cut by a median 12.4 percent before a buyer committed. Contract prices are not known until\nthe sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, South Palm Beach versus Palm Beach County, condominiums, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive South Palm Beach listings by cumulative days on market, condominiums, September 7, 2026. 53.6% of condominiums have\npassed 90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active South Palm Beach condominiums with a price reduction by original asking price band, September 7, 2026. Bands under\n30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in South Palm Beach and Palm Beach County\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit\nreflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\non market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences;\ncondominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under\nContract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 56 condominiums, 0 houses,\n12 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model\nis applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-\ncuts-south-palm-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities\nwhose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities).\nFirmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings\n(minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a\ntier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in\nevery one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "5debf3e5ce03fc1c911fc8e14cf86ab2f0a935033e343353080a6ad8d06605b5", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nSouth Palm Beach asking-price reductions and\nrecorded days on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/south-palm-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n33.9% of South Palm Beach condominiums for sale are asking less than their original list price\nSeller Blink Rate™ in South Palm Beach: 33.9% of condominiums list below original asking, against 44.6%\nacross Palm Beach County\nBuying in South Palm Beach? 19 of the 56 condominiums for sale are asking below their original price, by a\nmedian $35K\nLEDE\nSOUTH PALM BEACH, Fla., September 7, 2026 - 33.9% of the 56 condominiums listed for sale in South Palm\nBeach (19 listings) have a current asking price below their original list price, according to PBP Real Estate's\nanalysis of BeachesMLS listing data as of September 7, 2026. Among those 19 reduced listings, the median\nreduction is 9.5% (about $35K). Houses: 0 for sale, below the 30-listing floor, so no percentages are reported\nfor them.\nNUT GRAF\nFor active South Palm Beach condominiums, the median recorded CumulativeDaysOnMarket value is 99 days\nand the median recorded DaysOnMarket value is 78 days, each calculated from non-missing values in that field\n(56 and 56 listings). 17.9% of all active condominiums have both fields recorded and a cumulative value greater\nthan their DaysOnMarket value; this comparison does not establish a relisting event. 12 South Palm Beach\ncondominiums are under contract (Pending or Active Under Contract), 4 of them with a recorded asking price\nbelow original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nagreed contract price. Across Palm Beach County the shares asking below original are 44.6% for condominiums\nand 43.4% for houses; South Palm Beach condominiums are 10.7 points below the county share.\nFACT BOX\nActive condominium listings, South\nPalm Beach\n56\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n33.9% (19 of 56)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\ncondominiums\n56 / 0; 33 / 4\nSeptember 7, 2026\nMedian reduction among the 19\nreduced condominiums\n9.5% (about $35K)\nSeptember 7, 2026\nActive single-family listings, South\nPalm Beach\n0 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, condominiums\n99 / 78 days (from 56 / 56 recorded values)\nSeptember 7, 2026\nCondominiums with recorded\nCumulativeDaysOnMarket over 90\ndays\n53.6% (30 of 56 with a recorded value)\nSeptember 7, 2026\nCondominiums under contract (count\nonly; fewer than 30)\n12, 4 asking below original\nSeptember 7, 2026\nPalm Beach County share asking below\noriginal, condominiums / houses\n44.6% / 43.4%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nCondominiums: Lower below-original share than peers\nSeptember 7, 2026\nPeer group, condominiums (median\nasking $350K to $600K; peer share\n41%)\nNorth Miami Beach, Hollywood, North Palm Beach,\nTequesta, Jensen Beach, North Bay Village, Doral,\nWellington, Aventura, Fort Lauderdale, Miami, Lauderdale\nBy The Sea, Hutchinson Island, Miami Beach, Jupiter\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"33.9 percent of condominiums for sale in South Palm Beach have a current asking price below their\noriginal list price; among those 19 reduced listings the median reduction is $35K.\"\n\"Among active South Palm Beach condominiums, the median recorded CumulativeDaysOnMarket value is\n99 days and the median recorded DaysOnMarket value is 78 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"12 South Palm Beach condominiums are under contract in this snapshot, 4 of them with a recorded asking\nprice below original; the group is too small to report a percentage. These asking-price fields do not disclose\nthe agreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, South Palm Beach versus Palm\nBeach County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. South Palm Beach condominiums 33.9%, Palm Beach County\ncondominiums 44.6%. Houses: 0 for sale, count only. Share of active listings asking below their original list\nprice, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive South Palm Beach condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with\na recorded value in that field; 53.6% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Condominiums: 0-30 days\n17.9%, 31-60 days 16.1%, 61-90 days 12.5%, 91-180 days 26.8%, 181+ days 26.8%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active South Palm Beach condominiums asking below their original list price, by current asking-price band, September 7, 2026.\nBands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\ncondominiums: Under $250K 50% (6 of 12); $250K to $500K 30% (6 of 20); $500K to $1M 25% (5 of 20);\n$1M and up 4 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is South Palm Beach,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (33 unchanged, 4 above original, 0 without both prices among condominiums). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the\nfloor and appear as a count only. Sample sizes: 56 condominiums, 0 houses, 12 condominiums under contract. Geography is the MLS\nCity field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller\nBlink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded\nasking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published\ncity shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a\nbelow-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/south-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-south-palm-beach/; where published, it uses a separately dated sample and its figures may\ndiffer. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may\nnot reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "771d5f29fd2101ad18c2c0c2463467c8121aa6280e9c771e75167d90d21dc8b6", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - SOUTH PALM BEACH PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 33.9% of South Palm Beach condominiums for sale are asking less than their original list price\n2. Seller Blink Rate™ in South Palm Beach: 33.9% of condominiums list below original asking, against 44.6% across Palm Beach County\n3. Buying in South Palm Beach? 19 of the 56 condominiums for sale are asking below their original price, by a median $35K\n\nLEDE\nSOUTH PALM BEACH, Fla., September 7, 2026 - 33.9% of the 56 condominiums listed for sale in South Palm Beach (19 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 19 reduced listings, the median reduction is 9.5% (about $35K). Houses: 0 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active South Palm Beach condominiums, the median recorded CumulativeDaysOnMarket value is 99 days and the median recorded DaysOnMarket value is 78 days, each calculated from non-missing values in that field (56 and 56 listings). 17.9% of all active condominiums have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 12 South Palm Beach condominiums are under contract (Pending or Active Under Contract), 4 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares asking below original are 44.6% for condominiums and 43.4% for houses; South Palm Beach condominiums are 10.7 points below the county share.\n\nFACT BOX (exact figures)\n- Active condominium listings, South Palm Beach: 56 [September 7, 2026]\n- Share asking below original list price, condominiums: 33.9% (19 of 56) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, condominiums: 56 / 0; 33 / 4 [September 7, 2026]\n- Median reduction among the 19 reduced condominiums: 9.5% (about $35K) [September 7, 2026]\n- Active single-family listings, South Palm Beach: 0 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, condominiums: 99 / 78 days (from 56 / 56 recorded values) [September 7, 2026]\n- Condominiums with recorded CumulativeDaysOnMarket over 90 days: 53.6% (30 of 56 with a recorded value) [September 7, 2026]\n- Condominiums under contract (count only; fewer than 30): 12, 4 asking below original [September 7, 2026]\n- Palm Beach County share asking below original, condominiums / houses: 44.6% / 43.4% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Condominiums: Lower below-original share than peers [September 7, 2026]\n- Peer group, condominiums (median asking $350K to $600K; peer share 41%): North Miami Beach, Hollywood, North Palm Beach, Tequesta, Jensen Beach, North Bay Village, Doral, Wellington, Aventura, Fort Lauderdale, Miami, Lauderdale By The Sea, Hutchinson Island, Miami Beach, Jupiter [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"33.9 percent of condominiums for sale in South Palm Beach have a current asking price below their original list price; among those 19 reduced listings the median reduction is $35K.\"\n- \"Among active South Palm Beach condominiums, the median recorded CumulativeDaysOnMarket value is 99 days and the median recorded DaysOnMarket value is 78 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"12 South Palm Beach condominiums are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- south-palm-beach-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, South Palm Beach versus Palm Beach County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. South Palm Beach condominiums 33.9%, Palm Beach County condominiums 44.6%. Houses: 0 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- south-palm-beach-true-days-on-market-r1-2026-09-07.png\n Caption: Active South Palm Beach condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 53.6% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Condominiums: 0-30 days 17.9%, 31-60 days 16.1%, 61-90 days 12.5%, 91-180 days 26.8%, 181+ days 26.8%.\n- south-palm-beach-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active South Palm Beach condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 50% (6 of 12); $250K to $500K 30% (6 of 20); $500K to $1M 25% (5 of 20); $1M and up 4 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is South Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (33 unchanged, 4 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 56 condominiums, 0 houses, 12 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/south-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-south-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-920dee18f01c41a46783" }, { "slug": "south-palm-beach", "city": "South Palm Beach", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 56, "with_fee": 56, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 56, "cut_count": 19, "cut_pct": 33.9, "median_cut_pct": 9.5, "median_cut_dollars": 35000 }, "outliers_dropped": 2, "n": 54, "median": 1342, "p10": 780, "p25": 992, "p75": 1678, "p90": 1894, "min": 683, "max": 2788, "median_sqft": 1.17, "n_sqft": 54, "median_pct_price": 4.0, "median_list_price": 407000, "median_year_built": 1974, "median_sqft_area": 1201, "over_1000": 39, "over_1000_pct": 72.2, "under_500": 0, "under_500_pct": 0.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 39, "over_hi_pct": 72.2, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Condominium": { "count": 51, "pct": 94.4 }, "StockCooperative": { "count": 3, "pct": 5.6 } }, "regime": { "COA": { "count": 41, "pct": 75.9 }, "not_recorded": { "count": 13, "pct": 24.1 } }, "villa_median": null, "townhouse_median": null, "cadence": { "Monthly": { "count": 48, "pct": 88.9 }, "Quarterly": { "count": 6, "pct": 11.1 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 0, "pct": 0.0 }, { "label": "$500 to $750", "count": 4, "pct": 7.4 }, { "label": "$750 to $1,000", "count": 11, "pct": 20.4 }, { "label": "$1,000 to $1,500", "count": 20, "pct": 37.0 }, { "label": "$1,500 to $2,000", "count": 14, "pct": 25.9 }, { "label": "$2,000 and up", "count": 5, "pct": 9.3 } ], "decades": [ { "label": "1950s", "n": 5, "median": 769, "median_sqft": 1.98 }, { "label": "1960s", "n": 6, "median": 868, "median_sqft": 1.16 }, { "label": "1970s", "n": 30, "median": 1395, "median_sqft": 1.22 }, { "label": "1980s", "n": 10, "median": 1200, "median_sqft": 0.94 }, { "label": "1990s", "n": 3, "median": 2200, "median_sqft": 0.92 }, { "label": "2000s", "n": 0, "median": null, "median_sqft": null }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 12, "median": 836, "median_pct_price": 6.58 }, { "label": "$250K to $500K", "n": 19, "median": 1387, "median_pct_price": 4.56 }, { "label": "$500K to $1M", "n": 20, "median": 1541, "median_pct_price": 2.8 }, { "label": "$1M and up", "n": 3, "median": 2200, "median_pct_price": 1.61 } ], "pre1995": { "n": 51, "median": 1291 }, "post2005": { "n": 0, "median": null }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 46, "pct": 86.8 }, { "key": "Water", "label": "Water", "count": 44, "pct": 83.0 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 41, "pct": 77.4 }, { "key": "Trash", "label": "Trash", "count": 39, "pct": 73.6 }, { "key": "Sewer", "label": "Sewer", "count": 38, "pct": 71.7 }, { "key": "Insurance", "label": "Building insurance", "count": 36, "pct": 67.9 }, { "key": "CableTv", "label": "Cable TV", "count": 30, "pct": 56.6 }, { "key": "PestControl", "label": "Pest control", "count": 28, "pct": 52.8 }, { "key": "Pools", "label": "Pool", "count": 23, "pct": 43.4 }, { "key": "Roof", "label": "Roof", "count": 16, "pct": 30.2 }, { "key": "Internet", "label": "Internet", "count": 15, "pct": 28.3 }, { "key": "Security", "label": "Security", "count": 13, "pct": 24.5 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 13, "pct": 24.5 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 12, "pct": 22.6 } ], "includes_n": 53, "flags": { "sa_mentioned": { "count": 4, "pct": 7.4 }, "sa_none_or_paid": { "count": 3, "pct": 5.6 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 3, "pct": 5.6 }, "reserves": { "count": 1, "pct": 1.9 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 50 }, "developments": [ { "name": "Mayfair House", "master": null, "n": 8, "anecdotal": true, "median": 1759, "median_sqft": 1.17, "year_built": 1974, "median_list_price": 539000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Thirty Five Sixty", "master": null, "n": 6, "anecdotal": true, "median": 1381, "median_sqft": 1.05, "year_built": 1982, "median_list_price": 604000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Le Chateau Royal", "master": null, "n": 5, "anecdotal": true, "median": 1390, "median_sqft": 1.41, "year_built": 1974, "median_list_price": 326500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tropicana Gardens", "master": null, "n": 5, "anecdotal": true, "median": 769, "median_sqft": 1.98, "year_built": 1958, "median_list_price": 119000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-06", "median": 1390, "p25": 1024, "p75": 1723, "n": 51, "median_sqft": 1.17, "sa_pending_pct": 0.0 }, { "date": "2026-09-07", "median": 1342, "p25": 992, "p75": 1678, "n": 54, "median_sqft": 1.17, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical South Palm Beach condo for sale carries a $1,342-a-month association fee, 68% above the South Florida median", "72.2% of South Palm Beach condos on the market ask $1,000 or more a month in fees; 0% stay under $500", "South Palm Beach condo fees run $992 to $1,678 a month for the middle half of listings" ], "lede": "SOUTH PALM BEACH, Fla., September 7, 2026 - The median monthly association fee across the 54 condominiums listed for sale in South Palm Beach is $1,342, with half of the listings between $992 and $1,678 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 68% above the five-county South Florida median of $800, and ranks South Palm Beach 14 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in South Palm Beach carries a monthly association fee of $1,342, 68% above the five-county South Florida median of $800.\"", "\"72.2 percent of South Palm Beach condos on the market ask $1,000 or more a month in association fees; only 0 percent stay under $500.\"", "\"On the median South Palm Beach condo, a year of association fees equals 4 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in South Palm Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-south-palm-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, South Palm Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. South Palm Beach median $1,342 a month, South Florida median $800; South Palm Beach ranks 14 of 69 cities.", "title": "South Palm Beach condo fees sit 68% above the South Florida median" }, { "caption": "Share of active South Palm Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 7.4% (4 listings); $750 to $1,000 20.4% (11 listings); $1,000 to $1,500 37% (20 listings); $1,500 to $2,000 25.9% (14 listings); $2,000 and up 9.3% (5 listings).", "title": "37% of South Palm Beach condos for sale carry a fee of $1,000 to $1,500 a month" }, { "caption": "Median monthly-equivalent association fee for active South Palm Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1950s too few (5 listings); 1960s too few (6 listings); 1970s $1,395 (30 listings); 1980s $1,200 (10 listings); 1990s too few (3 listings).", "title": "South Palm Beach condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 56 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 56, "with_fee": 56, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 56, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 54, "retained_n": 54, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 56, "cut_count": 19, "cut_pct": 33.9, "median_cut_pct": 9.5, "median_cut_dollars": 35000, "valid_price_count": 56, "missing_price_count": 0, "unchanged_count": 33, "raised_count": 4, "not_below_original_count": 37, "cut_pct_denominator": 56, "cut_sample_ok": true, "median_cut_n": 19 }, "trim_bounds": { "p1": 531.2, "p99": 2919.400000000001 }, "retained_small_sample": false, "retained_below_30": false, "median": 1342, "p10": 780, "p25": 992, "p75": 1678, "p90": 1894, "min": 683, "max": 2788, "median_sqft": 1.17, "n_sqft": 54, "median_pct_price": 4.0, "n_pct_price": 54, "median_list_price": 407000, "median_year_built": 1974, "median_sqft_area": 1201, "over_1000": 39, "over_1000_pct": 72.2, "under_500": 0, "under_500_pct": 0.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 39, "over_hi_pct": 72.2, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Condominium": { "count": 51, "pct": 94.4 }, "StockCooperative": { "count": 3, "pct": 5.6 } }, "regime": { "COA": { "count": 41, "pct": 75.9 }, "not_recorded": { "count": 13, "pct": 24.1 } }, "villa_median": null, "townhouse_median": null, "cadence": { "Monthly": { "count": 48, "pct": 88.9 }, "Quarterly": { "count": 6, "pct": 11.1 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 0, "pct": 0.0 }, { "label": "$500 to $750", "count": 4, "pct": 7.4 }, { "label": "$750 to $1,000", "count": 11, "pct": 20.4 }, { "label": "$1,000 to $1,500", "count": 20, "pct": 37.0 }, { "label": "$1,500 to $2,000", "count": 14, "pct": 25.9 }, { "label": "$2,000 and up", "count": 5, "pct": 9.3 } ], "decades": [ { "label": "1950s", "n": 5, "median": 769, "median_sqft": 1.98 }, { "label": "1960s", "n": 6, "median": 868, "median_sqft": 1.16 }, { "label": "1970s", "n": 30, "median": 1395, "median_sqft": 1.22 }, { "label": "1980s", "n": 10, "median": 1200, "median_sqft": 0.94 }, { "label": "1990s", "n": 3, "median": 2200, "median_sqft": 0.92 }, { "label": "2000s", "n": 0, "median": null, "median_sqft": null }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 12, "median": 836, "median_pct_price": 6.58 }, { "label": "$250K to $500K", "n": 19, "median": 1387, "median_pct_price": 4.56 }, { "label": "$500K to $1M", "n": 20, "median": 1541, "median_pct_price": 2.8 }, { "label": "$1M and up", "n": 3, "median": 2200, "median_pct_price": 1.61 } ], "pre1995": { "n": 51, "median": 1291 }, "post2005": { "n": 0, "median": null }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 46, "pct": 86.8 }, { "key": "Water", "label": "Water", "count": 44, "pct": 83.0 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 41, "pct": 77.4 }, { "key": "Trash", "label": "Trash", "count": 39, "pct": 73.6 }, { "key": "Sewer", "label": "Sewer", "count": 38, "pct": 71.7 }, { "key": "Insurance", "label": "Building insurance", "count": 36, "pct": 67.9 }, { "key": "CableTv", "label": "Cable TV", "count": 30, "pct": 56.6 }, { "key": "PestControl", "label": "Pest control", "count": 28, "pct": 52.8 }, { "key": "Pools", "label": "Pool", "count": 23, "pct": 43.4 }, { "key": "Roof", "label": "Roof", "count": 16, "pct": 30.2 }, { "key": "Internet", "label": "Internet", "count": 15, "pct": 28.3 }, { "key": "Security", "label": "Security", "count": 13, "pct": 24.5 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 13, "pct": 24.5 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 12, "pct": 22.6 } ], "includes_n": 53, "flags": { "sa_mentioned": { "count": 4, "pct": 7.4 }, "sa_none_or_paid": { "count": 3, "pct": 5.6 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 3, "pct": 5.6 }, "reserves": { "count": 1, "pct": 1.9 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 50 }, "denominators": { "fee_percentages": 54, "fee_medians_percentiles": 54, "median_sqft": 54, "median_pct_price": 54, "includes_pct": 53, "flags_pct": 54, "cut_pct": 56 }, "developments": [ { "name": "Mayfair House", "master": null, "n": 8, "anecdotal": true, "median": 1759, "median_sqft": 1.17, "year_built": 1974, "median_list_price": 539000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Thirty Five Sixty", "master": null, "n": 6, "anecdotal": true, "median": 1381, "median_sqft": 1.05, "year_built": 1982, "median_list_price": 604000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Le Chateau Royal", "master": null, "n": 5, "anecdotal": true, "median": 1390, "median_sqft": 1.41, "year_built": 1974, "median_list_price": 326500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tropicana Gardens", "master": null, "n": 5, "anecdotal": true, "median": 769, "median_sqft": 1.98, "year_built": 1958, "median_list_price": 119000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 1342, "p25": 992, "p75": 1678, "n": 54, "median_sqft": 1.17, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "South Palm Beach condo monthly association fees have a median of $1,342 in the retained usable-fee sample of 54 listings, 68% above the five-county median", "In South Palm Beach's retained usable-fee sample (54 listings after exclusions and percentile trimming), 72.2% have monthly-equivalent fees of $1,000 or more and 0% are below $500", "South Palm Beach's retained usable-fee sample (n=54): reported monthly-equivalent association fees range from $992 to $1,678 at the 25th to 75th percentiles" ], "lede": "SOUTH PALM BEACH, Fla., September 7, 2026 - Among 54 active condominium listings in South Palm Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,342, with the middle half between $992 and $1,678, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 56 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 68% above the separately trimmed five-county median of $800 and ranks 14th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in South Palm Beach's retained usable-fee sample (n=54), after exclusions and percentile trimming, is $1,342, compared with $800 in the separately trimmed five-county sample.\"", "\"Among South Palm Beach condos in the retained usable-fee sample (n=54) after exclusions and percentile trimming, 72.2 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500.\"", "\"Among 54 retained listings with a current asking price of at least $20,000 in South Palm Beach's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 4 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is South Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (56 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 54 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 56 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/south-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-south-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, South Palm Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. South Palm Beach retained-sample median $1,342 a month (n=54); five-county median $800 (n=22,695, region-level trim).", "title": "South Palm Beach condos, retained usable-fee sample (n=54): median $1,342/month, 68% above the five-county median of $800", "visible_labels": [ "$1,342", "54", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 54 active South Palm Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 7.4% (4 listings); $750 to $1,000 20.4% (11 listings); $1,000 to $1,500 37% (20 listings); $1,500 to $2,000 25.9% (14 listings); $2,000 and up 9.3% (5 listings).", "title": "37% of South Palm Beach's retained usable-fee sample (54 listings) falls in the $1,000 to $1,500 monthly band", "visible_labels": [ "0%", "0", "0%", "0", "7.4%", "4", "20.4%", "11", "37%", "20", "25.9%", "14", "9.3%", "5" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among South Palm Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1950s count only (5 listings); 1960s count only (6 listings); 1970s $1,395 (30 listings); 1980s $1,200 (10 listings); 1990s count only (3 listings).", "title": "South Palm Beach condo fees by recorded decade built, retained usable-fee sample (n=54)", "visible_labels": [ "5", "6", "$1,395", "30", "$1,200", "10", "3" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 531.2, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 2919.400000000001, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. South Palm Beach median $1,342 a month, South Florida median $800; South Palm Beach ranks 14 of 69 cities.", "after": "Dot strip chart in five county lanes. South Palm Beach retained-sample median $1,342 a month (n=54); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, South Palm Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, South Palm Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "South Palm Beach condo fees sit 68% above the South Florida median", "after": "South Palm Beach condos, retained usable-fee sample (n=54): median $1,342/month, 68% above the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$1,342", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "54", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 7.4% (4 listings); $750 to $1,000 20.4% (11 listings); $1,000 to $1,500 37% (20 listings); $1,500 to $2,000 25.9% (14 listings); $2,000 and up 9.3% (5 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 7.4% (4 listings); $750 to $1,000 20.4% (11 listings); $1,000 to $1,500 37% (20 listings); $1,500 to $2,000 25.9% (14 listings); $2,000 and up 9.3% (5 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active South Palm Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 54 active South Palm Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "37% of South Palm Beach condos for sale carry a fee of $1,000 to $1,500 a month", "after": "37% of South Palm Beach's retained usable-fee sample (54 listings) falls in the $1,000 to $1,500 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "25.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "9.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "7.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "20.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "37%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1950s too few (5 listings); 1960s too few (6 listings); 1970s $1,395 (30 listings); 1980s $1,200 (10 listings); 1990s too few (3 listings).", "after": "Column chart of median fee by recorded decade built: 1950s count only (5 listings); 1960s count only (6 listings); 1970s $1,395 (30 listings); 1980s $1,200 (10 listings); 1990s count only (3 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active South Palm Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among South Palm Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "South Palm Beach condo fees by decade the building was completed", "after": "South Palm Beach condo fees by recorded decade built, retained usable-fee sample (n=54)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$1,395", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "30", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$1,200", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical South Palm Beach condo for sale carries a $1,342-a-month association fee, 68% above the South Florida median", "after": "South Palm Beach condo monthly association fees have a median of $1,342 in the retained usable-fee sample of 54 listings, 68% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "72.2% of South Palm Beach condos on the market ask $1,000 or more a month in fees; 0% stay under $500", "after": "In South Palm Beach's retained usable-fee sample (54 listings after exclusions and percentile trimming), 72.2% have monthly-equivalent fees of $1,000 or more and 0% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "South Palm Beach condo fees run $992 to $1,678 a month for the middle half of listings", "after": "South Palm Beach's retained usable-fee sample (n=54): reported monthly-equivalent association fees range from $992 to $1,678 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "SOUTH PALM BEACH, Fla., September 7, 2026 - The median monthly association fee across the 54 condominiums listed for sale in South Palm Beach is $1,342, with half of the listings between $992 and $1,678 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 68% above the five-county South Florida median of $800, and ranks South Palm Beach 14 of 69 cities.", "after": "SOUTH PALM BEACH, Fla., September 7, 2026 - Among 54 active condominium listings in South Palm Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,342, with the middle half between $992 and $1,678, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 56 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 68% above the separately trimmed five-county median of $800 and ranks 14th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in South Palm Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-south-palm-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is South Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (56 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 54 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 56 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/south-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-south-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in South Palm Beach carries a monthly association fee of $1,342, 68% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in South Palm Beach's retained usable-fee sample (n=54), after exclusions and percentile trimming, is $1,342, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"72.2 percent of South Palm Beach condos on the market ask $1,000 or more a month in association fees; only 0 percent stay under $500.\"", "after": "\"Among South Palm Beach condos in the retained usable-fee sample (n=54) after exclusions and percentile trimming, 72.2 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median South Palm Beach condo, a year of association fees equals 4 percent of the asking price.\"", "after": "\"Among 54 retained listings with a current asking price of at least $20,000 in South Palm Beach's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 4 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "59df974c7794fd9d0e9b7f0f2bf842cae4c5afadb1ac8bdf20284d40bc46b5c0", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nSouth Palm Beach condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical South Palm Beach condo for sale carries a $1,342-a-month association fee, 68% above the\nSouth Florida median\n72.2% of South Palm Beach condos on the market ask $1,000 or more a month in fees; 0% stay under $500\nSouth Palm Beach condo fees run $992 to $1,678 a month for the middle half of listings\nLEDE\nSOUTH PALM BEACH, Fla., September 7, 2026 - The median monthly association fee across the 54\ncondominiums listed for sale in South Palm Beach is $1,342, with half of the listings between $992 and $1,678\na month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 68% above the\nfive-county South Florida median of $800, and ranks South Palm Beach 14 of 69 cities.\nNUT GRAF\nPer square foot, the median South Palm Beach condo fee is $1.17 a month on a median unit of 1,201 square\nfeet; at the median asking price of $407K, a year of fees equals 4% of the price. 72.2% of listings ask $1,000 or\nmore a month and 0% under $500. 0% of listings report two association layers (a master and a sub-\nassociation); 11.1% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 7.4% of listings, describe one as pending or payable by the buyer on 0%, and\nmention a mandatory club or membership on 0%.\nFACT BOX\nActive condominium listings, South Palm Beach\n56 (54 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$1,342\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$992 to $1,678\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.17 (median unit 1,201 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n4% (asking $407K)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n72.2% / 0%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n11.1%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n7.4% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; South Palm Beach ranks 14 of\n69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in South Palm Beach carries a monthly association fee of $1,342,\n68% above the five-county South Florida median of $800.\"\n\"72.2 percent of South Palm Beach condos on the market ask $1,000 or more a month in association fees;\nonly 0 percent stay under $500.\"\n\"On the median South Palm Beach condo, a year of association fees equals 4 percent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, South Palm Beach against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active South Palm Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nMedian monthly-equivalent association fee for active South Palm Beach condominiums by decade the building was completed,\nSeptember 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in South Palm Beach permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-south-palm-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "b4f04c12999c1af902a95b751b446f6b87bbceb7e33aa7f6fbaa87716dfd3d07", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nSouth Palm Beach condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/south-palm-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nSouth Palm Beach condo monthly association fees have a median of $1,342 in the retained usable-fee\nsample of 54 listings, 68% above the five-county median\nIn South Palm Beach's retained usable-fee sample (54 listings after exclusions and percentile trimming),\n72.2% have monthly-equivalent fees of $1,000 or more and 0% are below $500\nSouth Palm Beach's retained usable-fee sample (n=54): reported monthly-equivalent association fees range\nfrom $992 to $1,678 at the 25th to 75th percentiles\nLEDE\nSOUTH PALM BEACH, Fla., September 7, 2026 - Among 54 active condominium listings in South Palm Beach\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly association fee is $1,342, with the middle half between $992\nand $1,678, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There\nare 56 active condominium listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 68% above the separately trimmed five-county\nmedian of $800 and ranks 14th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median South Palm Beach condo fee is $1.17 a month (54\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n4% of the listing's current asking price across 54 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 72.2% of the retained sample have fees of $1,000 or more a\nmonth and 0% are below $500. 0% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 11.1% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 7.4% of the retained sample, describe one as pending or payable by\nthe buyer on 0%, and mention a mandatory club or membership on 0%; 50 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association.\nFACT BOX\nActive condominium listings, South Palm Beach\n(before exclusions and trimming)\n56\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n56 / 54 (2 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$1,342\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$992 to $1,678\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.17 (54 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n4% (54 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n72.2% (39) / 0% (0) of 54\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n11.1%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n7.4% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); South Palm Beach ranks\n14th among 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in South Palm Beach's retained usable-fee sample (n=54),\nafter exclusions and percentile trimming, is $1,342, compared with $800 in the separately trimmed five-\ncounty sample.\"\n\"Among South Palm Beach condos in the retained usable-fee sample (n=54) after exclusions and percentile\ntrimming, 72.2 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below\n$500.\"\n\"Among 54 retained listings with a current asking price of at least $20,000 in South Palm Beach's usable-\nfee sample after exclusions and percentile trimming, a year of reported association fees equals a median 4\npercent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, South Palm Beach\nand the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. South Palm Beach retained-sample median $1,342\na month (n=54); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 54 active South Palm Beach condominium listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 0% (0 listings); $500 to $750 7.4% (4 listings); $750 to $1,000 20.4% (11 listings);\n$1,000 to $1,500 37% (20 listings); $1,500 to $2,000 25.9% (14 listings); $2,000 and up 9.3% (5 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among South Palm Beach condominiums in the retained\nusable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1950s count only (5 listings);\n1960s count only (6 listings); 1970s $1,395 (30 listings); 1980s $1,200 (10 listings); 1990s count only (3\nlistings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is South Palm Beach, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (56 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 54 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 56 active listings. Region and county comparisons are trimmed separately within their own samples (the\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nfive-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a\nverified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings\nthrough the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate\nsource table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/south-palm-beach/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-south-palm-beach/;\nwhere published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS\nlisting data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "a5d99b6fdf983d0ae564e5307833c2490f9666e54051cc537027967b309bdc13", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - SOUTH PALM BEACH CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. South Palm Beach condo monthly association fees have a median of $1,342 in the retained usable-fee sample of 54 listings, 68% above the five-county median\n2. In South Palm Beach's retained usable-fee sample (54 listings after exclusions and percentile trimming), 72.2% have monthly-equivalent fees of $1,000 or more and 0% are below $500\n3. South Palm Beach's retained usable-fee sample (n=54): reported monthly-equivalent association fees range from $992 to $1,678 at the 25th to 75th percentiles\n\nLEDE\nSOUTH PALM BEACH, Fla., September 7, 2026 - Among 54 active condominium listings in South Palm Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,342, with the middle half between $992 and $1,678, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 56 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 68% above the separately trimmed five-county median of $800 and ranks 14th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median South Palm Beach condo fee is $1.17 a month (54 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 4% of the listing's current asking price across 54 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 72.2% of the retained sample have fees of $1,000 or more a month and 0% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 11.1% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 7.4% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 50 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association.\n\nFACT BOX (exact figures)\n- Active condominium listings, South Palm Beach (before exclusions and trimming): 56 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 56 / 54 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $1,342 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $992 to $1,678 [September 7, 2026]\n- Median fee per square foot per month: $1.17 (54 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 4% (54 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 72.2% (39) / 0% (0) of 54 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 11.1% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 7.4% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); South Palm Beach ranks 14th among 69 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in South Palm Beach's retained usable-fee sample (n=54), after exclusions and percentile trimming, is $1,342, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among South Palm Beach condos in the retained usable-fee sample (n=54) after exclusions and percentile trimming, 72.2 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500.\"\n- \"Among 54 retained listings with a current asking price of at least $20,000 in South Palm Beach's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 4 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- south-palm-beach-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, South Palm Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. South Palm Beach retained-sample median $1,342 a month (n=54); five-county median $800 (n=22,695, region-level trim).\n- south-palm-beach-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 54 active South Palm Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 7.4% (4 listings); $750 to $1,000 20.4% (11 listings); $1,000 to $1,500 37% (20 listings); $1,500 to $2,000 25.9% (14 listings); $2,000 and up 9.3% (5 listings).\n- south-palm-beach-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among South Palm Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1950s count only (5 listings); 1960s count only (6 listings); 1970s $1,395 (30 listings); 1980s $1,200 (10 listings); 1990s count only (3 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is South Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (56 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 54 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 56 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/south-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-south-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "southwest-ranches", "city": "Southwest Ranches", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 61, "sample_ok": true, "small_sample": false, "pending": 10, "median_list_price": 2790000.0, "cut_count": 20, "cut_pct": 32.8, "raised_count": 3, "median_cut_pct": 4.6, "median_cut_dollars": 122500.0, "cut_last30": 10, "cut_last30_pct": 16.4, "cut_last7": 0, "median_dom": 65, "median_cdom": 71, "relisted_count": 3, "relisted_pct": 4.9, "over90": 28, "over90_pct": 45.9, "over180": 14, "fresh_held": 21, "fresh_held_pct": 34.4, "stale_uncut": 15, "stale_uncut_pct": 24.6, "dom_buckets": [ { "label": "0-30", "count": 19, "pct": 31.1 }, { "label": "31-60", "count": 7, "pct": 11.5 }, { "label": "61-90", "count": 7, "pct": 11.5 }, { "label": "91-180", "count": 14, "pct": 23.0 }, { "label": "181+", "count": 14, "pct": 23.0 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 1, "cut": 1, "cut_pct": 100.0, "median_cdom": 584 }, { "label": "$1M to $2M", "active": 16, "cut": 5, "cut_pct": 31.2, "median_cdom": 57.5 }, { "label": "$2M to $5M", "active": 27, "cut": 12, "cut_pct": 44.4, "median_cdom": 65 }, { "label": "$5M and up", "active": 17, "cut": 2, "cut_pct": 11.8, "median_cdom": 96 } ], "pending_cut_count": 4, "pending_cut_pct": 40.0, "pending_median_cut_pct": 14.6, "pending_median_cdom": 130.5, "tier": "h4", "series": [ { "date": "2026-09-05", "active": 60, "cut_pct": 33.3, "median_cdom": 68.0, "median_list_price": 2819999.5 }, { "date": "2026-09-06", "active": 61, "cut_pct": 32.8, "median_cdom": 65, "median_list_price": 2790000.0 }, { "date": "2026-09-07", "active": 61, "cut_pct": 32.8, "median_cdom": 71, "median_list_price": 2790000.0 } ] }, "condos": { "active": 0, "sample_ok": false, "small_sample": false, "pending": 0, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "32.8% of Southwest Ranches houses for sale have cut their asking price", "Southwest Ranches sellers hold firmer than the rest of Broward County as 45.9% of houses pass 90 days on the market", "Buying in Southwest Ranches? One in three houses have already come down once, by a median $122K" ], "lede": "SOUTHWEST RANCHES, Fla., September 7, 2026 - 32.8% of the 61 single-family homes listed for sale in Southwest Ranches have reduced their asking price at least once, by a median 4.6% (about $122K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 0 for sale, too few to report percentages (floor 30).", "quotes": [ "\"32.8 percent of single-family homes for sale in Southwest Ranches have reduced their asking price at least once, by a median $122K.\"", "\"Counting every relisting, the median Southwest Ranches house for sale has been waiting 71 days, not the 65 the current listing shows.\"", "\"Of the Southwest Ranches houses now under contract, 60.0 percent never reduced their asking price; the rest cut by a median 14.6 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Southwest Ranches and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 61 houses, 0 condominiums, 10 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-southwest-ranches/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Southwest Ranches versus Broward County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Southwest Ranches houses 32.8%, Broward County houses 43.3%. Condominiums: 0 for sale, too few to report.", "title": "Southwest Ranches houses are cutting 10.5 points less often than Broward County" }, { "caption": "Active Southwest Ranches listings by cumulative days on market, houses, September 7, 2026. 45.9% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 31.1%, 31-60 days 11.5%, 61-90 days 11.5%, 91-180 days 23.0%, 181+ days 23.0%.", "title": "45.9% of Southwest Ranches houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Southwest Ranches houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M too few to read of 1; $1M to $2M 31.2% of 16; $2M to $5M 44.4% of 27; $5M and up 11.8% of 17.", "title": "Price cuts by price band, Southwest Ranches houses" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 71 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 61, "sample_ok": true, "small_sample": false, "pending": 10, "median_list_price": 2790000.0, "cut_count": 20, "cut_pct": 32.8, "raised_count": 3, "valid_price_count": 61, "missing_price_count": 0, "unchanged_count": 38, "not_below_original_count": 41, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 4.6, "median_cut_dollars": 122500.0, "cut_last30": 10, "cut_last30_pct": 16.4, "cut_last7": 0, "median_dom": 65, "median_cdom": 71, "dom_n": 61, "cdom_n": 61, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 61, "relisted_count": 3, "relisted_pct": 4.9, "over90": 28, "over90_pct": 45.9, "over180": 14, "fresh_held": 21, "fresh_held_pct": 34.4, "fresh_held_missing_cdom_count": 0, "stale_uncut": 15, "stale_uncut_pct": 24.6, "dom_buckets": [ { "label": "0-30", "count": 19, "pct": 31.1 }, { "label": "31-60", "count": 7, "pct": 11.5 }, { "label": "61-90", "count": 7, "pct": 11.5 }, { "label": "91-180", "count": 14, "pct": 23.0 }, { "label": "181+", "count": 14, "pct": 23.0 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 1, "cut": 1, "cut_pct": 100.0, "median_cdom": 584, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$1M to $2M", "active": 16, "cut": 5, "cut_pct": 31.2, "median_cdom": 57.5, "cut_pct_denominator": 16, "cdom_n": 16, "valid_price_count": 16 }, { "label": "$2M to $5M", "active": 27, "cut": 12, "cut_pct": 44.4, "median_cdom": 65, "cut_pct_denominator": 27, "cdom_n": 27, "valid_price_count": 27 }, { "label": "$5M and up", "active": 17, "cut": 2, "cut_pct": 11.8, "median_cdom": 96, "cut_pct_denominator": 17, "cdom_n": 17, "valid_price_count": 17 } ], "pending_cut_count": 4, "pending_cut_pct": 40.0, "pending_valid_price_count": 10, "pending_missing_price_count": 0, "pending_unchanged_count": 6, "pending_raised_count": 0, "pending_not_below_original_count": 6, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 10, "pending_dom_n": 10, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 14.6, "pending_median_cdom": 130.5, "denominators": { "cut_pct": 61, "cut_last30_pct": 61, "relisted_pct": 61, "fresh_held_pct": 61, "stale_uncut_pct": 61, "over90_pct": 61, "dom_bucket_pct": 61, "pending_cut_pct": 10, "median_dom": 61, "median_cdom": 61, "median_cut_pct": 20, "median_cut_dollars": 20, "pending_median_cut_pct": 4, "pending_median_cdom": 10 }, "county_counts": { "Broward": 61 }, "tier": "h4", "series": [ { "date": "2026-09-07", "active": 61, "cut_pct": 32.8, "median_cdom": 71, "median_list_price": 2790000.0 } ] }, "condos": { "active": 0, "sample_ok": false, "small_sample": false, "pending": 0, "median_list_price": null, "cut_count": 0, "cut_pct": null, "raised_count": 0, "valid_price_count": 0, "missing_price_count": 0, "unchanged_count": 0, "not_below_original_count": 0, "cut_sample_ok": false, "cut_small_sample": false, "median_cut_pct": null, "median_cut_dollars": null, "cut_last30": 0, "cut_last30_pct": null, "cut_last7": 0, "median_dom": null, "median_cdom": null, "dom_n": 0, "cdom_n": 0, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 0, "relisted_count": 0, "relisted_pct": null, "over90": 0, "over90_pct": null, "over180": 0, "fresh_held": 0, "fresh_held_pct": null, "fresh_held_missing_cdom_count": 0, "stale_uncut": 0, "stale_uncut_pct": null, "dom_buckets": [ { "label": "0-30", "count": 0, "pct": null }, { "label": "31-60", "count": 0, "pct": null }, { "label": "61-90", "count": 0, "pct": null }, { "label": "91-180", "count": 0, "pct": null }, { "label": "181+", "count": 0, "pct": null } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$250K to $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 0, "pending_cut_pct": null, "pending_valid_price_count": 0, "pending_missing_price_count": 0, "pending_unchanged_count": 0, "pending_raised_count": 0, "pending_not_below_original_count": 0, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 0, "pending_dom_n": 0, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": null, "pending_median_cdom": null, "denominators": { "cut_pct": 0, "cut_last30_pct": 0, "relisted_pct": 0, "fresh_held_pct": 0, "stale_uncut_pct": 0, "over90_pct": 0, "dom_bucket_pct": 0, "pending_cut_pct": 0, "median_dom": 0, "median_cdom": 0, "median_cut_pct": 0, "median_cut_dollars": 0, "pending_median_cut_pct": 0, "pending_median_cdom": 0 }, "county_counts": {}, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "32.8% of Southwest Ranches houses for sale are asking less than their original list price", "Seller Blink Rate™ in Southwest Ranches: 32.8% of houses list below original asking, against 43.3% across Broward County", "Buying in Southwest Ranches? 20 of the 61 houses for sale are asking below their original price, by a median $122K" ], "lede": "SOUTHWEST RANCHES, Fla., September 7, 2026 - 32.8% of the 61 single-family homes listed for sale in Southwest Ranches (20 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 20 reduced listings, the median reduction is 4.6% (about $122K). Condominiums: 0 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"32.8 percent of single-family homes for sale in Southwest Ranches have a current asking price below their original list price; among those 20 reduced listings the median reduction is $122K.\"", "\"Among active Southwest Ranches houses, the median recorded CumulativeDaysOnMarket value is 71 days and the median recorded DaysOnMarket value is 65 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"10 Southwest Ranches houses are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Southwest Ranches, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (38 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 61 houses, 0 condominiums, 10 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/southwest-ranches/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-southwest-ranches/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Southwest Ranches versus Broward County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Southwest Ranches houses 32.8%, Broward County houses 43.3%. Condominiums: 0 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 32.8% of Southwest Ranches houses for sale are asking below their original price, against 43.3% across Broward County", "visible_labels": [ "43.3%", "32.8%" ] }, { "caption": "Active Southwest Ranches houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 45.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 31.1%, 31-60 days 11.5%, 61-90 days 11.5%, 91-180 days 23%, 181+ days 23%.", "title": "45.9% of Southwest Ranches houses for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "31.1%", "11.5%", "11.5%", "23%", "23%", "45.9%" ] }, { "caption": "Share of active Southwest Ranches houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 1 listed, count only; $1M to $2M 31.2% (5 of 16); $2M to $5M 44.4% (12 of 27); $5M and up 11.8% (2 of 17).", "title": "Share asking below original by current asking-price band, Southwest Ranches houses", "visible_labels": [ "11.8%", "2", "17", "44.4%", "12", "27", "31.2%", "5", "16", "1", "0" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].active", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].label", "before": null, "after": "Under $250K", "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].active", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].label", "before": null, "after": "$250K to $500K", "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].active", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].label", "before": null, "after": "$500K to $1M", "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].active", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].label", "before": null, "after": "$1M and up", "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_last30", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_last30_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_last7", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].label", "before": null, "after": "0-30", "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[1].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[1].label", "before": null, "after": "31-60", "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[1].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[2].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[2].label", "before": null, "after": "61-90", "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[2].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[3].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[3].label", "before": null, "after": "91-180", "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[3].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[4].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[4].label", "before": null, "after": "181+", "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[4].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_cut_dollars", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_dom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_list_price", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.over180", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.over90", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.over90_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_median_cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.relisted_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.relisted_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.stale_uncut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.stale_uncut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 61, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Southwest Ranches houses 32.8%, Broward County houses 43.3%. Condominiums: 0 for sale, too few to report.", "after": "Horizontal bar chart. Southwest Ranches houses 32.8%, Broward County houses 43.3%. Condominiums: 0 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Southwest Ranches versus Broward County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Southwest Ranches versus Broward County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Southwest Ranches houses are cutting 10.5 points less often than Broward County", "after": "Seller Blink Rate™: 32.8% of Southwest Ranches houses for sale are asking below their original price, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "32.8%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 31.1%, 31-60 days 11.5%, 61-90 days 11.5%, 91-180 days 23.0%, 181+ days 23.0%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 31.1%, 31-60 days 11.5%, 61-90 days 11.5%, 91-180 days 23%, 181+ days 23%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Southwest Ranches listings by cumulative days on market, houses, September 7, 2026. 45.9% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Southwest Ranches houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 45.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "45.9% of Southwest Ranches houses for sale have waited more than 90 days, counting every relisting", "after": "45.9% of Southwest Ranches houses for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "31.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "11.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "11.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "23%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "23%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "45.9%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M too few to read of 1; $1M to $2M 31.2% of 16; $2M to $5M 44.4% of 27; $5M and up 11.8% of 17.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 1 listed, count only; $1M to $2M 31.2% (5 of 16); $2M to $5M 44.4% (12 of 27); $5M and up 11.8% (2 of 17).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Southwest Ranches houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Southwest Ranches houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Price cuts by price band, Southwest Ranches houses", "after": "Share asking below original by current asking-price band, Southwest Ranches houses", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "11.8%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "17", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "44.4%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "31.2%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "32.8% of Southwest Ranches houses for sale have cut their asking price", "after": "32.8% of Southwest Ranches houses for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Southwest Ranches sellers hold firmer than the rest of Broward County as 45.9% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Southwest Ranches: 32.8% of houses list below original asking, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Southwest Ranches? One in three houses have already come down once, by a median $122K", "after": "Buying in Southwest Ranches? 20 of the 61 houses for sale are asking below their original price, by a median $122K", "before_present": true, "after_present": true }, { "field": "lede", "before": "SOUTHWEST RANCHES, Fla., September 7, 2026 - 32.8% of the 61 single-family homes listed for sale in Southwest Ranches have reduced their asking price at least once, by a median 4.6% (about $122K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 0 for sale, too few to report percentages (floor 30).", "after": "SOUTHWEST RANCHES, Fla., September 7, 2026 - 32.8% of the 61 single-family homes listed for sale in Southwest Ranches (20 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 20 reduced listings, the median reduction is 4.6% (about $122K). Condominiums: 0 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Southwest Ranches and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 61 houses, 0 condominiums, 10 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-southwest-ranches/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Southwest Ranches, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (38 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 61 houses, 0 condominiums, 10 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/southwest-ranches/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-southwest-ranches/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"32.8 percent of single-family homes for sale in Southwest Ranches have reduced their asking price at least once, by a median $122K.\"", "after": "\"32.8 percent of single-family homes for sale in Southwest Ranches have a current asking price below their original list price; among those 20 reduced listings the median reduction is $122K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Southwest Ranches house for sale has been waiting 71 days, not the 65 the current listing shows.\"", "after": "\"Among active Southwest Ranches houses, the median recorded CumulativeDaysOnMarket value is 71 days and the median recorded DaysOnMarket value is 65 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Southwest Ranches houses now under contract, 60.0 percent never reduced their asking price; the rest cut by a median 14.6 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"10 Southwest Ranches houses are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "7f99ec3f5971896e06ba2c3b55d09b544852144a5292cfd1c8995aab14632fdf", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nSouthwest Ranches price cuts and true days on market\nHEADLINE OPTIONS\n32.8% of Southwest Ranches houses for sale have cut their asking price\nSouthwest Ranches sellers hold firmer than the rest of Broward County as 45.9% of houses pass 90 days on\nthe market\nBuying in Southwest Ranches? One in three houses have already come down once, by a median $122K\nLEDE\nSOUTHWEST RANCHES, Fla., September 7, 2026 - 32.8% of the 61 single-family homes listed for sale in\nSouthwest Ranches have reduced their asking price at least once, by a median 4.6% (about $122K), according\nto a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 0 for sale, too few to report\npercentages (floor 30).\nNUT GRAF\nThe figures point to a market where 40.0% of houses reached a contract only after a price cut: of the 10\nSouthwest Ranches houses now under contract, 40.0% reduced before going under contract, with a median\ncut of 14.6% and a median 130 days to contract. Across Broward County the price-cut share is 43.3% for\nhouses and 45.0% for condominiums, so Southwest Ranches houses are cutting 10.5 points less often than the\ncounty. Counting every relisting, the median Southwest Ranches house for sale has been on the market 71\ndays, against 65 on its current listing; 4.9% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nSouthwest\nRanches\n61\nShare with at\nleast one price\nreduction,\nhouses\n32.8% (20 of 61)\nMedian\nreduction\nfrom original\nasking, houses\n4.6% (about $122K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings,\nSouthwest\nRanches\n0 (below the 30-listing floor; percentages not reported)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n71 days (65 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n45.9% (28 of 61)\nHouses under\ncontract that\nreduced first\n40.0% of 10\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking $2M\nand up; peer\ncut share\n34.0%)\nMiami Shores, Lighthouse Point, Coral Gables, North Palm Beach, Miami Beach, Pinecrest, Key Biscayne, Palm Beach\nQUOTABLE DATA POINTS\n\"32.8 percent of single-family homes for sale in Southwest Ranches have reduced their asking price at least\nonce, by a median $122K.\"\n\"Counting every relisting, the median Southwest Ranches house for sale has been waiting 71 days, not the\n65 the current listing shows.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Of the Southwest Ranches houses now under contract, 60.0 percent never reduced their asking price; the\nrest cut by a median 14.6 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Southwest Ranches versus Broward County, houses, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Southwest Ranches listings by cumulative days on market, houses, September 7, 2026. 45.9% of houses have passed 90 days.\nSource: BeachesMLS via PBP Real Estate.\nShare of active Southwest Ranches houses with a price reduction by original asking price band, September 7, 2026. Bands under 30\nlistings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Southwest Ranches and Broward County\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit\nreflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days\non market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences;\ncondominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nContract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 61 houses, 0 condominiums,\n10 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model\nis applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-\ncuts-southwest-ranches/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities\nwhose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities).\nFirmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings\n(minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a\ntier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in\nevery one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "78cf93debb2466c63827fa197c44531cd87d7064a13dbe937bad06c26d0eef35", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nSouthwest Ranches asking-price reductions and\nrecorded days on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/southwest-\nranches/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n32.8% of Southwest Ranches houses for sale are asking less than their original list price\nSeller Blink Rate™ in Southwest Ranches: 32.8% of houses list below original asking, against 43.3% across\nBroward County\nBuying in Southwest Ranches? 20 of the 61 houses for sale are asking below their original price, by a\nmedian $122K\nLEDE\nSOUTHWEST RANCHES, Fla., September 7, 2026 - 32.8% of the 61 single-family homes listed for sale in\nSouthwest Ranches (20 listings) have a current asking price below their original list price, according to PBP Real\nEstate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 20 reduced listings, the\nmedian reduction is 4.6% (about $122K). Condominiums: 0 for sale, below the 30-listing floor, so no\npercentages are reported for them.\nNUT GRAF\nFor active Southwest Ranches houses, the median recorded CumulativeDaysOnMarket value is 71 days and\nthe median recorded DaysOnMarket value is 65 days, each calculated from non-missing values in that field (61\nand 61 listings). 4.9% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. 10 Southwest Ranches houses are\nunder contract (Pending or Active Under Contract), 4 of them with a recorded asking price below original;\nfewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nprice. Across Broward County the shares asking below original are 43.3% for houses and 45% for\ncondominiums; Southwest Ranches houses are 10.5 points below the county share.\nFACT BOX\nActive single-family listings, Southwest\nRanches\n61\nSeptember 7, 2026\nShare asking below original list price, houses\n32.8% (20 of 61)\nSeptember 7, 2026\nPrice pairs recorded / missing; unchanged /\nabove original, houses\n61 / 0; 38 / 3\nSeptember 7, 2026\nMedian reduction among the 20 reduced\nhouses\n4.6% (about $122K)\nSeptember 7, 2026\nActive condominium listings, Southwest\nRanches\n0 (below the 30-listing floor; percentages not\nreported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket / DaysOnMarket,\nhouses\n71 / 65 days (from 61 / 61 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90 days\n45.9% (28 of 61 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count only; fewer\nthan 30)\n10, 4 asking below original\nSeptember 7, 2026\nBroward County share asking below original,\nhouses / condominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nHouses: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking $2M and\nup; peer share 34%)\nMiami Shores, Lighthouse Point, Coral Gables, North\nPalm Beach, Miami Beach, Pinecrest, Key Biscayne,\nPalm Beach\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"32.8 percent of single-family homes for sale in Southwest Ranches have a current asking price below their\noriginal list price; among those 20 reduced listings the median reduction is $122K.\"\n\"Among active Southwest Ranches houses, the median recorded CumulativeDaysOnMarket value is 71\ndays and the median recorded DaysOnMarket value is 65 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"10 Southwest Ranches houses are under contract in this snapshot, 4 of them with a recorded asking price\nbelow original; the group is too small to report a percentage. These asking-price fields do not disclose the\nagreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Southwest Ranches versus Broward\nCounty, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Southwest Ranches houses 32.8%, Broward County houses\n43.3%. Condominiums: 0 for sale, count only. Share of active listings asking below their original list price,\nSeptember 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive Southwest Ranches houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a\nrecorded value in that field; 45.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP\nReal Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 31.1%, 31-60\ndays 11.5%, 61-90 days 11.5%, 91-180 days 23%, 181+ days 23%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Southwest Ranches houses asking below their original list price, by current asking-price band, September 7, 2026. Bands\nwith 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 0 listed, count only; $500K to $1M 1 listed, count only; $1M to $2M 31.2% (5 of 16);\n$2M to $5M 44.4% (12 of 27); $5M and up 11.8% (2 of 17).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Southwest\nRanches, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07\nUTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it\ndoes not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that\nsnapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be\nunchanged, raised or missing a price (38 unchanged, 3 above original, 0 without both prices among houses). The median reduction is\nthe middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are\nreduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each\nmedian over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded\nCumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or\nhow often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nasking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands\nunder 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the\nshared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype\n(townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment\nwhen the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified\nas condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining\nSingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-\ncontract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39\nis marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 61 houses, 0 condominiums, 10\nhouses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose\nMLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their\noriginal list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the\npeer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums\nseparately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract\nlistings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is\nnot a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's\nthresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings\nrequire caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table\nbehind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/southwest-ranches/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-southwest-ranches/;\nwhere published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS\nlisting data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "3224f9bc720a2251a5fd5af737561932a1bd8944b60bc903503cc2b37c20c516", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - SOUTHWEST RANCHES PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 32.8% of Southwest Ranches houses for sale are asking less than their original list price\n2. Seller Blink Rate™ in Southwest Ranches: 32.8% of houses list below original asking, against 43.3% across Broward County\n3. Buying in Southwest Ranches? 20 of the 61 houses for sale are asking below their original price, by a median $122K\n\nLEDE\nSOUTHWEST RANCHES, Fla., September 7, 2026 - 32.8% of the 61 single-family homes listed for sale in Southwest Ranches (20 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 20 reduced listings, the median reduction is 4.6% (about $122K). Condominiums: 0 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active Southwest Ranches houses, the median recorded CumulativeDaysOnMarket value is 71 days and the median recorded DaysOnMarket value is 65 days, each calculated from non-missing values in that field (61 and 61 listings). 4.9% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 10 Southwest Ranches houses are under contract (Pending or Active Under Contract), 4 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; Southwest Ranches houses are 10.5 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Southwest Ranches: 61 [September 7, 2026]\n- Share asking below original list price, houses: 32.8% (20 of 61) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 61 / 0; 38 / 3 [September 7, 2026]\n- Median reduction among the 20 reduced houses: 4.6% (about $122K) [September 7, 2026]\n- Active condominium listings, Southwest Ranches: 0 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 71 / 65 days (from 61 / 61 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 45.9% (28 of 61 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 10, 4 asking below original [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking $2M and up; peer share 34%): Miami Shores, Lighthouse Point, Coral Gables, North Palm Beach, Miami Beach, Pinecrest, Key Biscayne, Palm Beach [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"32.8 percent of single-family homes for sale in Southwest Ranches have a current asking price below their original list price; among those 20 reduced listings the median reduction is $122K.\"\n- \"Among active Southwest Ranches houses, the median recorded CumulativeDaysOnMarket value is 71 days and the median recorded DaysOnMarket value is 65 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"10 Southwest Ranches houses are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- southwest-ranches-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Southwest Ranches versus Broward County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Southwest Ranches houses 32.8%, Broward County houses 43.3%. Condominiums: 0 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- southwest-ranches-true-days-on-market-r1-2026-09-07.png\n Caption: Active Southwest Ranches houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 45.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 31.1%, 31-60 days 11.5%, 61-90 days 11.5%, 91-180 days 23%, 181+ days 23%.\n- southwest-ranches-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Southwest Ranches houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 1 listed, count only; $1M to $2M 31.2% (5 of 16); $2M to $5M 44.4% (12 of 27); $5M and up 11.8% (2 of 17).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Southwest Ranches, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (38 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 61 houses, 0 condominiums, 10 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/southwest-ranches/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-southwest-ranches/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "stuart", "city": "Stuart", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Martin", "segments": { "houses": { "active": 162, "sample_ok": true, "small_sample": false, "pending": 48, "median_list_price": 772000.0, "cut_count": 77, "cut_pct": 47.5, "raised_count": 7, "median_cut_pct": 4.8, "median_cut_dollars": 40000.0, "cut_last30": 34, "cut_last30_pct": 21.0, "cut_last7": 7, "median_dom": 54.0, "median_cdom": 64.0, "relisted_count": 13, "relisted_pct": 8.0, "over90": 69, "over90_pct": 42.6, "over180": 25, "fresh_held": 58, "fresh_held_pct": 35.8, "stale_uncut": 20, "stale_uncut_pct": 12.3, "dom_buckets": [ { "label": "0-30", "count": 52, "pct": 32.1 }, { "label": "31-60", "count": 26, "pct": 16.0 }, { "label": "61-90", "count": 15, "pct": 9.3 }, { "label": "91-180", "count": 44, "pct": 27.2 }, { "label": "181+", "count": 25, "pct": 15.4 } ], "bands": [ { "label": "Under $500K", "active": 28, "cut": 16, "cut_pct": 57.1, "median_cdom": 53.0 }, { "label": "$500K to $1M", "active": 89, "cut": 38, "cut_pct": 42.7, "median_cdom": 62 }, { "label": "$1M to $2M", "active": 27, "cut": 12, "cut_pct": 44.4, "median_cdom": 64 }, { "label": "$2M to $5M", "active": 11, "cut": 7, "cut_pct": 63.6, "median_cdom": 152 }, { "label": "$5M and up", "active": 7, "cut": 4, "cut_pct": 57.1, "median_cdom": 187 } ], "pending_cut_count": 18, "pending_cut_pct": 37.5, "pending_median_cut_pct": 2.9, "pending_median_cdom": 19.0, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 162, "cut_pct": 48.1, "median_cdom": 64.0, "median_list_price": 772000.0 }, { "date": "2026-09-06", "active": 161, "cut_pct": 47.8, "median_cdom": 64, "median_list_price": 775000.0 }, { "date": "2026-09-07", "active": 162, "cut_pct": 47.5, "median_cdom": 64.0, "median_list_price": 772000.0 } ] }, "condos": { "active": 132, "sample_ok": true, "small_sample": false, "pending": 22, "median_list_price": 226750.0, "cut_count": 62, "cut_pct": 47.0, "raised_count": 2, "median_cut_pct": 8.0, "median_cut_dollars": 20000.0, "cut_last30": 17, "cut_last30_pct": 12.9, "cut_last7": 1, "median_dom": 87.5, "median_cdom": 94.0, "relisted_count": 10, "relisted_pct": 7.6, "over90": 70, "over90_pct": 53.0, "over180": 39, "fresh_held": 37, "fresh_held_pct": 28.0, "stale_uncut": 27, "stale_uncut_pct": 20.5, "dom_buckets": [ { "label": "0-30", "count": 29, "pct": 22.0 }, { "label": "31-60", "count": 18, "pct": 13.6 }, { "label": "61-90", "count": 15, "pct": 11.4 }, { "label": "91-180", "count": 31, "pct": 23.5 }, { "label": "181+", "count": 39, "pct": 29.5 } ], "bands": [ { "label": "Under $250K", "active": 73, "cut": 36, "cut_pct": 49.3, "median_cdom": 93 }, { "label": "$250K to $500K", "active": 43, "cut": 21, "cut_pct": 48.8, "median_cdom": 64 }, { "label": "$500K to $1M", "active": 9, "cut": 3, "cut_pct": 33.3, "median_cdom": 164 }, { "label": "$1M and up", "active": 7, "cut": 2, "cut_pct": 28.6, "median_cdom": 139 } ], "pending_cut_count": 13, "pending_cut_pct": 59.1, "pending_median_cut_pct": 9.8, "pending_median_cdom": 96.0, "tier": "c2", "series": [ { "date": "2026-09-05", "active": 117, "cut_pct": 45.3, "median_cdom": 105, "median_list_price": 225000.0 }, { "date": "2026-09-06", "active": 118, "cut_pct": 44.9, "median_cdom": 104.0, "median_list_price": 225000.0 }, { "date": "2026-09-07", "active": 132, "cut_pct": 47.0, "median_cdom": 94.0, "median_list_price": 226750.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "47.5% of Stuart houses for sale have cut their asking price, 47.0% of condos", "Stuart sellers track the rest of Martin County as 42.6% of houses pass 90 days on the market", "Buying in Stuart? Half houses have already come down once, by a median $40K" ], "lede": "STUART, Fla., September 7, 2026 - 47.5% of the 162 single-family homes listed for sale in Stuart have reduced their asking price at least once, by a median 4.8% (about $40K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 132 condominium listings, 47.0% have cut, by a median 8.0%.", "quotes": [ "\"47.5 percent of single-family homes for sale in Stuart have reduced their asking price at least once, by a median $40K.\"", "\"Counting every relisting, the median Stuart house for sale has been waiting 64 days, not the 54 the current listing shows.\"", "\"Of the Stuart houses now under contract, 62.5 percent never reduced their asking price; the rest cut by a median 2.9 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Stuart and Martin County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 162 houses, 132 condominiums, 48 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-stuart/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Stuart versus Martin County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Stuart houses 47.5%, Martin County houses 48.0%; Stuart condominiums 47.0%, Martin County condominiums 47.2%.", "title": "Stuart houses are cutting at about the Martin County rate" }, { "caption": "Active Stuart listings by cumulative days on market, houses and condominiums, September 7, 2026. 42.6% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 32.1%, 31-60 days 16.0%, 61-90 days 9.3%, 91-180 days 27.2%, 181+ days 15.4%. Condominiums: 0-30 days 22.0%, 31-60 days 13.6%, 61-90 days 11.4%, 91-180 days 23.5%, 181+ days 29.5%.", "title": "42.6% of Stuart houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Stuart houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 57.1% of 28; $500K to $1M 42.7% of 89; $1M to $2M 44.4% of 27; $2M to $5M 63.6% of 11; $5M and up too few to read of 7.", "title": "$500K to $1M Stuart houses have cut most often: 42.7% of 89" } ] } }, "after": { "figures": { "city": { "county": "Martin", "county_basis": "published_city_config_presentation_only", "county_counts": { "Martin": 364 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Martin", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 162, "sample_ok": true, "small_sample": false, "pending": 48, "median_list_price": 772000.0, "cut_count": 77, "cut_pct": 47.5, "raised_count": 7, "valid_price_count": 162, "missing_price_count": 0, "unchanged_count": 78, "not_below_original_count": 85, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.8, "median_cut_dollars": 40000.0, "cut_last30": 34, "cut_last30_pct": 21.0, "cut_last7": 7, "median_dom": 54.0, "median_cdom": 64.0, "dom_n": 162, "cdom_n": 162, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 162, "relisted_count": 13, "relisted_pct": 8.0, "over90": 69, "over90_pct": 42.6, "over180": 25, "fresh_held": 58, "fresh_held_pct": 35.8, "fresh_held_missing_cdom_count": 0, "stale_uncut": 20, "stale_uncut_pct": 12.3, "dom_buckets": [ { "label": "0-30", "count": 52, "pct": 32.1 }, { "label": "31-60", "count": 26, "pct": 16.0 }, { "label": "61-90", "count": 15, "pct": 9.3 }, { "label": "91-180", "count": 44, "pct": 27.2 }, { "label": "181+", "count": 25, "pct": 15.4 } ], "bands": [ { "label": "Under $500K", "active": 28, "cut": 16, "cut_pct": 57.1, "median_cdom": 53.0, "cut_pct_denominator": 28, "cdom_n": 28, "valid_price_count": 28 }, { "label": "$500K to $1M", "active": 89, "cut": 38, "cut_pct": 42.7, "median_cdom": 62, "cut_pct_denominator": 89, "cdom_n": 89, "valid_price_count": 89 }, { "label": "$1M to $2M", "active": 27, "cut": 12, "cut_pct": 44.4, "median_cdom": 64, "cut_pct_denominator": 27, "cdom_n": 27, "valid_price_count": 27 }, { "label": "$2M to $5M", "active": 11, "cut": 7, "cut_pct": 63.6, "median_cdom": 152, "cut_pct_denominator": 11, "cdom_n": 11, "valid_price_count": 11 }, { "label": "$5M and up", "active": 7, "cut": 4, "cut_pct": 57.1, "median_cdom": 187, "cut_pct_denominator": 7, "cdom_n": 7, "valid_price_count": 7 } ], "pending_cut_count": 18, "pending_cut_pct": 37.5, "pending_valid_price_count": 48, "pending_missing_price_count": 0, "pending_unchanged_count": 28, "pending_raised_count": 2, "pending_not_below_original_count": 30, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 48, "pending_dom_n": 48, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 2.9, "pending_median_cdom": 19.0, "denominators": { "cut_pct": 162, "cut_last30_pct": 162, "relisted_pct": 162, "fresh_held_pct": 162, "stale_uncut_pct": 162, "over90_pct": 162, "dom_bucket_pct": 162, "pending_cut_pct": 48, "median_dom": 162, "median_cdom": 162, "median_cut_pct": 77, "median_cut_dollars": 77, "pending_median_cut_pct": 18, "pending_median_cdom": 48 }, "county_counts": { "Martin": 162 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 162, "cut_pct": 47.5, "median_cdom": 64.0, "median_list_price": 772000.0 } ] }, "condos": { "active": 132, "sample_ok": true, "small_sample": false, "pending": 22, "median_list_price": 226750.0, "cut_count": 62, "cut_pct": 47.0, "raised_count": 2, "valid_price_count": 132, "missing_price_count": 0, "unchanged_count": 68, "not_below_original_count": 70, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 8.0, "median_cut_dollars": 20000.0, "cut_last30": 17, "cut_last30_pct": 12.9, "cut_last7": 1, "median_dom": 87.5, "median_cdom": 94.0, "dom_n": 132, "cdom_n": 132, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 132, "relisted_count": 10, "relisted_pct": 7.6, "over90": 70, "over90_pct": 53.0, "over180": 39, "fresh_held": 37, "fresh_held_pct": 28.0, "fresh_held_missing_cdom_count": 0, "stale_uncut": 27, "stale_uncut_pct": 20.5, "dom_buckets": [ { "label": "0-30", "count": 29, "pct": 22.0 }, { "label": "31-60", "count": 18, "pct": 13.6 }, { "label": "61-90", "count": 15, "pct": 11.4 }, { "label": "91-180", "count": 31, "pct": 23.5 }, { "label": "181+", "count": 39, "pct": 29.5 } ], "bands": [ { "label": "Under $250K", "active": 73, "cut": 36, "cut_pct": 49.3, "median_cdom": 93, "cut_pct_denominator": 73, "cdom_n": 73, "valid_price_count": 73 }, { "label": "$250K to $500K", "active": 43, "cut": 21, "cut_pct": 48.8, "median_cdom": 64, "cut_pct_denominator": 43, "cdom_n": 43, "valid_price_count": 43 }, { "label": "$500K to $1M", "active": 9, "cut": 3, "cut_pct": 33.3, "median_cdom": 164, "cut_pct_denominator": 9, "cdom_n": 9, "valid_price_count": 9 }, { "label": "$1M and up", "active": 7, "cut": 2, "cut_pct": 28.6, "median_cdom": 139, "cut_pct_denominator": 7, "cdom_n": 7, "valid_price_count": 7 } ], "pending_cut_count": 13, "pending_cut_pct": 59.1, "pending_valid_price_count": 22, "pending_missing_price_count": 0, "pending_unchanged_count": 9, "pending_raised_count": 0, "pending_not_below_original_count": 9, "pending_sample_ok": false, "pending_cut_sample_ok": true, "pending_cdom_n": 22, "pending_dom_n": 22, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 9.8, "pending_median_cdom": 96.0, "denominators": { "cut_pct": 132, "cut_last30_pct": 132, "relisted_pct": 132, "fresh_held_pct": 132, "stale_uncut_pct": 132, "over90_pct": 132, "dom_bucket_pct": 132, "pending_cut_pct": 22, "median_dom": 132, "median_cdom": 132, "median_cut_pct": 62, "median_cut_dollars": 62, "pending_median_cut_pct": 13, "pending_median_cdom": 22 }, "county_counts": { "Martin": 132 }, "tier": "c2", "series": [ { "date": "2026-09-07", "active": 132, "cut_pct": 47.0, "median_cdom": 94.0, "median_list_price": 226750.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "47.5% of Stuart houses for sale are asking less than their original list price; 47% of condos", "Seller Blink Rate™ in Stuart: 47.5% of houses list below original asking, against 48.7% across Martin County", "Buying in Stuart? 77 of the 162 houses for sale are asking below their original price, by a median $40K" ], "lede": "STUART, Fla., September 7, 2026 - 47.5% of the 162 single-family homes listed for sale in Stuart (77 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 77 reduced listings, the median reduction is 4.8% (about $40K). Among the city's 132 condominium listings, 47% are asking below their original price, by a median 8%.", "quotes": [ "\"47.5 percent of single-family homes for sale in Stuart have a current asking price below their original list price; among those 77 reduced listings the median reduction is $40K.\"", "\"Among active Stuart houses, the median recorded CumulativeDaysOnMarket value is 64 days and the median recorded DaysOnMarket value is 54 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 37.5 percent of the 48 Stuart houses under contract had a recorded asking price below their original list price; the median reduction among that group was 2.9 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Stuart, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (78 unchanged, 7 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 162 houses, 132 condominiums, 48 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Martin County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/stuart/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-stuart/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Stuart versus Martin County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Stuart houses 47.5%, Martin County houses 48.7%; Stuart condominiums 47%, Martin County condominiums 49.5%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 47.5% of Stuart houses for sale are asking below their original price, against 48.7% across Martin County", "visible_labels": [ "49.5%", "47%", "48.7%", "47.5%" ] }, { "caption": "Active Stuart houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 42.6% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 32.1%, 31-60 days 16%, 61-90 days 9.3%, 91-180 days 27.2%, 181+ days 15.4%. Condominiums: 0-30 days 22%, 31-60 days 13.6%, 61-90 days 11.4%, 91-180 days 23.5%, 181+ days 29.5%.", "title": "42.6% of Stuart houses for sale with a recorded cumulative-days value exceed 90 days; 53% of condos", "visible_labels": [ "32.1%", "22%", "16%", "13.6%", "9.3%", "11.4%", "27.2%", "23.5%", "15.4%", "29.5%", "42.6%" ] }, { "caption": "Share of active Stuart houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 57.1% (16 of 28); $500K to $1M 42.7% (38 of 89); $1M to $2M 44.4% (12 of 27); $2M to $5M 63.6% (7 of 11); $5M and up 7 listed, count only.", "title": "$500K to $1M Stuart houses show the highest share asking below original: 42.7% of 89", "visible_labels": [ "7", "63.6%", "7", "11", "44.4%", "12", "27", "42.7%", "38", "89", "57.1%", "16", "28" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Martin", "before_present": false, "after_present": true }, { "field": "city.county_counts.Martin", "before": null, "after": 364, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 73, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 73, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 73, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Martin", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 162, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Martin", "before": null, "after": 162, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 162, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 162, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 162, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 162, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 162, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 77, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 77, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 162, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 162, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 162, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 162, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 162, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 85, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 162, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 162, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Stuart houses 47.5%, Martin County houses 48.0%; Stuart condominiums 47.0%, Martin County condominiums 47.2%.", "after": "Horizontal bar chart. Stuart houses 47.5%, Martin County houses 48.7%; Stuart condominiums 47%, Martin County condominiums 49.5%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Stuart versus Martin County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Stuart versus Martin County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Stuart houses are cutting at about the Martin County rate", "after": "Seller Blink Rate™: 47.5% of Stuart houses for sale are asking below their original price, against 48.7% across Martin County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "49.5%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "47%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "48.7%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "47.5%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 32.1%, 31-60 days 16.0%, 61-90 days 9.3%, 91-180 days 27.2%, 181+ days 15.4%. Condominiums: 0-30 days 22.0%, 31-60 days 13.6%, 61-90 days 11.4%, 91-180 days 23.5%, 181+ days 29.5%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 32.1%, 31-60 days 16%, 61-90 days 9.3%, 91-180 days 27.2%, 181+ days 15.4%. Condominiums: 0-30 days 22%, 31-60 days 13.6%, 61-90 days 11.4%, 91-180 days 23.5%, 181+ days 29.5%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Stuart listings by cumulative days on market, houses and condominiums, September 7, 2026. 42.6% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Stuart houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 42.6% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "42.6% of Stuart houses for sale have waited more than 90 days, counting every relisting", "after": "42.6% of Stuart houses for sale with a recorded cumulative-days value exceed 90 days; 53% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "32.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "42.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "22%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "16%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "13.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "9.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "11.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "27.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "23.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "15.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "29.5%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 57.1% of 28; $500K to $1M 42.7% of 89; $1M to $2M 44.4% of 27; $2M to $5M 63.6% of 11; $5M and up too few to read of 7.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 57.1% (16 of 28); $500K to $1M 42.7% (38 of 89); $1M to $2M 44.4% (12 of 27); $2M to $5M 63.6% (7 of 11); $5M and up 7 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Stuart houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Stuart houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Stuart houses have cut most often: 42.7% of 89", "after": "$500K to $1M Stuart houses show the highest share asking below original: 42.7% of 89", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "57.1%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "28", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "63.6%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "44.4%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "42.7%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "38", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "89", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "47.5% of Stuart houses for sale have cut their asking price, 47.0% of condos", "after": "47.5% of Stuart houses for sale are asking less than their original list price; 47% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Stuart sellers track the rest of Martin County as 42.6% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Stuart: 47.5% of houses list below original asking, against 48.7% across Martin County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Stuart? Half houses have already come down once, by a median $40K", "after": "Buying in Stuart? 77 of the 162 houses for sale are asking below their original price, by a median $40K", "before_present": true, "after_present": true }, { "field": "lede", "before": "STUART, Fla., September 7, 2026 - 47.5% of the 162 single-family homes listed for sale in Stuart have reduced their asking price at least once, by a median 4.8% (about $40K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 132 condominium listings, 47.0% have cut, by a median 8.0%.", "after": "STUART, Fla., September 7, 2026 - 47.5% of the 162 single-family homes listed for sale in Stuart (77 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 77 reduced listings, the median reduction is 4.8% (about $40K). Among the city's 132 condominium listings, 47% are asking below their original price, by a median 8%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Stuart and Martin County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 162 houses, 132 condominiums, 48 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-stuart/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Stuart, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (78 unchanged, 7 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 162 houses, 132 condominiums, 48 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Martin County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/stuart/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-stuart/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"47.5 percent of single-family homes for sale in Stuart have reduced their asking price at least once, by a median $40K.\"", "after": "\"47.5 percent of single-family homes for sale in Stuart have a current asking price below their original list price; among those 77 reduced listings the median reduction is $40K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Stuart house for sale has been waiting 64 days, not the 54 the current listing shows.\"", "after": "\"Among active Stuart houses, the median recorded CumulativeDaysOnMarket value is 64 days and the median recorded DaysOnMarket value is 54 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Stuart houses now under contract, 62.5 percent never reduced their asking price; the rest cut by a median 2.9 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 37.5 percent of the 48 Stuart houses under contract had a recorded asking price below their original list price; the median reduction among that group was 2.9 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "dd40405fda2985271af3d7b9135d6ee5bd469262d42ef0db18000e125148912f", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nStuart price cuts and true days on market\nHEADLINE OPTIONS\n47.5% of Stuart houses for sale have cut their asking price, 47.0% of condos\nStuart sellers track the rest of Martin County as 42.6% of houses pass 90 days on the market\nBuying in Stuart? Half houses have already come down once, by a median $40K\nLEDE\nSTUART, Fla., September 7, 2026 - 47.5% of the 162 single-family homes listed for sale in Stuart have reduced\ntheir asking price at least once, by a median 4.8% (about $40K), according to a daily analysis of BeachesMLS\nlisting data by PBP Real Estate. Among the city's 132 condominium listings, 47.0% have cut, by a median 8.0%.\nNUT GRAF\nThe figures point to a market where 37.5% of houses reached a contract only after a price cut: of the 48 Stuart\nhouses now under contract, 37.5% reduced before going under contract, with a median cut of 2.9% and a\nmedian 19 days to contract. Across Martin County the price-cut share is 48.0% for houses and 47.2% for\ncondominiums, in line with Stuart. Counting every relisting, the median Stuart house for sale has been on the\nmarket 64 days, against 54 on its current listing; 8.0% of active houses have been withdrawn and relisted at\nleast once.\nFACT BOX\nActive single-\nfamily listings,\nStuart\n162\nShare with at\nleast one price\nreduction,\nhouses\n47.5% (77 of 162)\nMedian\nreduction\nfrom original\nasking, houses\n4.8% (about $40K)\nActive\ncondominium\nlistings, Stuart\n132\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nShare with at\nleast one price\nreduction,\ncondominiums\n47.0% (62 of 132)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n64 days (54 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n42.6% (69 of 162)\nHouses under\ncontract that\nreduced first\n37.5% of 48\nMartin County\nprice-cut\nshare,\nhouses /\ncondominiums\n48.0% / 47.2%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting faster than similar-priced cities\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Bea\nQUOTABLE DATA POINTS\n\"47.5 percent of single-family homes for sale in Stuart have reduced their asking price at least once, by a\nmedian $40K.\"\n\"Counting every relisting, the median Stuart house for sale has been waiting 64 days, not the 54 the\ncurrent listing shows.\"\n\"Of the Stuart houses now under contract, 62.5 percent never reduced their asking price; the rest cut by a\nmedian 2.9 percent before a buyer committed. Contract prices are not known until the sales close.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Stuart versus Martin County, houses and condominiums, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nActive Stuart listings by cumulative days on market, houses and condominiums, September 7, 2026. 42.6% of houses have passed 90\ndays. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nShare of active Stuart houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked;\nunder 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Stuart and Martin County permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of\nSeptember 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 162 houses, 132 condominiums, 48 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-stuart/ . Conditions read: How the read works: each city is compared with its peer group, the\nSouth Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "364b80a9712c62dca9091c77e20c004fd77b1f5001f66d775f33cb8ef08aef39", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nStuart asking-price reductions and recorded days on\nmarket\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/stuart/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n47.5% of Stuart houses for sale are asking less than their original list price; 47% of condos\nSeller Blink Rate™ in Stuart: 47.5% of houses list below original asking, against 48.7% across Martin County\nBuying in Stuart? 77 of the 162 houses for sale are asking below their original price, by a median $40K\nLEDE\nSTUART, Fla., September 7, 2026 - 47.5% of the 162 single-family homes listed for sale in Stuart (77 listings)\nhave a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 77 reduced listings, the median reduction is\n4.8% (about $40K). Among the city's 132 condominium listings, 47% are asking below their original price, by a\nmedian 8%.\nNUT GRAF\nFor active Stuart houses, the median recorded CumulativeDaysOnMarket value is 64 days and the median\nrecorded DaysOnMarket value is 54 days, each calculated from non-missing values in that field (162 and 162\nlistings). 8% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 48 Stuart houses under\ncontract (Pending or Active Under Contract), 18 (37.5%) have a recorded asking price below their original list\nprice; the median reduction among that group is 2.9%. The remainder are not recorded as below their original\nlist price, which is not a price history. These asking-price fields do not disclose the agreed contract price.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nAcross Martin County the shares asking below original are 48.7% for houses and 49.5% for condominiums;\nStuart houses are 1.2 points below the county share.\nFACT BOX\nActive single-family listings,\nStuart\n162\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n47.5% (77 of 162)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n162 / 0; 78 / 7\nSeptember 7, 2026\nMedian reduction among the 77\nreduced houses\n4.8% (about $40K)\nSeptember 7, 2026\nActive condominium listings,\nStuart\n132\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n47% (62 of 132)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n64 / 54 days (from 162 / 162 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over\n90 days\n42.6% (69 of 162 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking\nbelow original list price\n37.5% (18 of 48)\nSeptember 7, 2026\nMartin County share asking below\noriginal, houses / condominiums\n48.7% / 49.5%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Higher below-original share than peers;\nCondominiums: Higher below-original share than peers\nSeptember 7, 2026\nPeer group, houses (median\nasking $600K to $1M; peer share\n44.3%)\nRoyal Palm Beach, Homestead, Jensen Beach, Hallandale Beach,\nHollywood, Pompano Beach, Dania Beach, Hialeah, North\nMiami Beach, West Palm Beach, Pembroke Pines, Cutler Bay,\nMiramar, The Acreage, Coral Springs, North Miami, Hobe Sound,\nPlantation, Westlake, Loxahatchee, Miami, Cooper City, Palm\nCity, Wilton Manors, Fort Lauderdale\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"47.5 percent of single-family homes for sale in Stuart have a current asking price below their original list\nprice; among those 77 reduced listings the median reduction is $40K.\"\n\"Among active Stuart houses, the median recorded CumulativeDaysOnMarket value is 64 days and the\nmedian recorded DaysOnMarket value is 54 days. These are MLS-recorded fields, not an independently\nreconstructed listing history.\"\n\"At the snapshot, 37.5 percent of the 48 Stuart houses under contract had a recorded asking price below\ntheir original list price; the median reduction among that group was 2.9 percent. The remainder were not\nrecorded as below their original list price, which is not a price history. Agreed contract prices are not\ninferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Stuart versus Martin County, houses\nand condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Stuart houses 47.5%, Martin County houses 48.7%; Stuart\ncondominiums 47%, Martin County condominiums 49.5%. Share of active listings asking below their original\nlist price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Stuart houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with\na recorded value in that field; 42.6% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via\nPBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 32.1%, 31-60\ndays 16%, 61-90 days 9.3%, 91-180 days 27.2%, 181+ days 15.4%. Condominiums: 0-30 days 22%, 31-60\ndays 13.6%, 61-90 days 11.4%, 91-180 days 23.5%, 181+ days 29.5%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Stuart houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29\nlistings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 57.1% (16 of 28); $500K to $1M 42.7% (38 of 89); $1M to $2M 44.4% (12 of 27); $2M\nto $5M 63.6% (7 of 11); $5M and up 7 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Stuart, permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (78 unchanged, 7 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 162 houses,\n132 condominiums, 48 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Martin County. Seller Blink Rate™ is PBP Real Estate's name for the share of active\nlistings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read:\nHow the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses\nand condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least\n65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or\nmissing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are\nbetween the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–\n39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/stuart/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-stuart/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "9f3340889c79d0b9fe3eb28ad3af75751b9213123f71eb95b5268fb7240a6e64", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - STUART PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 47.5% of Stuart houses for sale are asking less than their original list price; 47% of condos\n2. Seller Blink Rate™ in Stuart: 47.5% of houses list below original asking, against 48.7% across Martin County\n3. Buying in Stuart? 77 of the 162 houses for sale are asking below their original price, by a median $40K\n\nLEDE\nSTUART, Fla., September 7, 2026 - 47.5% of the 162 single-family homes listed for sale in Stuart (77 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 77 reduced listings, the median reduction is 4.8% (about $40K). Among the city's 132 condominium listings, 47% are asking below their original price, by a median 8%.\n\nNUT GRAF\nFor active Stuart houses, the median recorded CumulativeDaysOnMarket value is 64 days and the median recorded DaysOnMarket value is 54 days, each calculated from non-missing values in that field (162 and 162 listings). 8% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 48 Stuart houses under contract (Pending or Active Under Contract), 18 (37.5%) have a recorded asking price below their original list price; the median reduction among that group is 2.9%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Martin County the shares asking below original are 48.7% for houses and 49.5% for condominiums; Stuart houses are 1.2 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Stuart: 162 [September 7, 2026]\n- Share asking below original list price, houses: 47.5% (77 of 162) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 162 / 0; 78 / 7 [September 7, 2026]\n- Median reduction among the 77 reduced houses: 4.8% (about $40K) [September 7, 2026]\n- Active condominium listings, Stuart: 132 [September 7, 2026]\n- Share asking below original list price, condominiums: 47% (62 of 132) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 64 / 54 days (from 162 / 162 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 42.6% (69 of 162 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 37.5% (18 of 48) [September 7, 2026]\n- Martin County share asking below original, houses / condominiums: 48.7% / 49.5% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Higher below-original share than peers; Condominiums: Higher below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, North Miami Beach, West Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The Acreage, Coral Springs, North Miami, Hobe Sound, Plantation, Westlake, Loxahatchee, Miami, Cooper City, Palm City, Wilton Manors, Fort Lauderdale [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"47.5 percent of single-family homes for sale in Stuart have a current asking price below their original list price; among those 77 reduced listings the median reduction is $40K.\"\n- \"Among active Stuart houses, the median recorded CumulativeDaysOnMarket value is 64 days and the median recorded DaysOnMarket value is 54 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 37.5 percent of the 48 Stuart houses under contract had a recorded asking price below their original list price; the median reduction among that group was 2.9 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- stuart-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Stuart versus Martin County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Stuart houses 47.5%, Martin County houses 48.7%; Stuart condominiums 47%, Martin County condominiums 49.5%. Share of active listings asking below their original list price, September 7, 2026.\n- stuart-true-days-on-market-r1-2026-09-07.png\n Caption: Active Stuart houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 42.6% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 32.1%, 31-60 days 16%, 61-90 days 9.3%, 91-180 days 27.2%, 181+ days 15.4%. Condominiums: 0-30 days 22%, 31-60 days 13.6%, 61-90 days 11.4%, 91-180 days 23.5%, 181+ days 29.5%.\n- stuart-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Stuart houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 57.1% (16 of 28); $500K to $1M 42.7% (38 of 89); $1M to $2M 44.4% (12 of 27); $2M to $5M 63.6% (7 of 11); $5M and up 7 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Stuart, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (78 unchanged, 7 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 162 houses, 132 condominiums, 48 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Martin County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/stuart/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-stuart/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-d0d990921d49a33b2f04" }, { "slug": "stuart", "city": "Stuart", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Martin", "active": 132, "with_fee": 132, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 132, "cut_count": 62, "cut_pct": 47.0, "median_cut_pct": 8.0, "median_cut_dollars": 20000 }, "outliers_dropped": 2, "n": 130, "median": 643, "p10": 438, "p25": 520, "p75": 820, "p90": 1255, "min": 350, "max": 5540, "median_sqft": 0.59, "n_sqft": 130, "median_pct_price": 3.54, "median_list_price": 225000, "median_year_built": 1980, "median_sqft_area": 1134, "over_1000": 20, "over_1000_pct": 15.4, "under_500": 28, "under_500_pct": 21.5, "hi_thr": 1000, "lo_thr": 500, "over_hi": 20, "over_hi_pct": 15.4, "under_lo": 28, "under_lo_pct": 21.5, "types": { "Condominium": { "count": 117, "pct": 90.0 }, "Townhouse": { "count": 11, "pct": 8.5 }, "MobileHome": { "count": 2, "pct": 1.5 } }, "regime": { "COA": { "count": 96, "pct": 73.8 }, "not_recorded": { "count": 33, "pct": 25.4 }, "HOA": { "count": 1, "pct": 0.8 } }, "villa_median": null, "townhouse_median": 608, "cadence": { "Monthly": { "count": 126, "pct": 96.9 }, "Quarterly": { "count": 4, "pct": 3.1 } }, "stacked": { "count": 2, "pct": 1.5, "median_total": 1677, "median_master": 648 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 28, "pct": 21.5 }, { "label": "$500 to $750", "count": 57, "pct": 43.8 }, { "label": "$750 to $1,000", "count": 25, "pct": 19.2 }, { "label": "$1,000 to $1,500", "count": 11, "pct": 8.5 }, { "label": "$1,500 to $2,000", "count": 5, "pct": 3.8 }, { "label": "$2,000 and up", "count": 4, "pct": 3.1 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 5, "median": 523, "median_sqft": 0.49 }, { "label": "1970s", "n": 57, "median": 634, "median_sqft": 0.6 }, { "label": "1980s", "n": 45, "median": 727, "median_sqft": 0.58 }, { "label": "1990s", "n": 3, "median": 787, "median_sqft": 0.69 }, { "label": "2000s", "n": 13, "median": 520, "median_sqft": 0.41 }, { "label": "2010s", "n": 1, "median": 564, "median_sqft": 0.28 }, { "label": "2020s", "n": 6, "median": 820, "median_sqft": 0.63 } ], "bands": [ { "label": "Under $250K", "n": 73, "median": 567, "median_pct_price": 4.09 }, { "label": "$250K to $500K", "n": 42, "median": 787, "median_pct_price": 2.69 }, { "label": "$500K to $1M", "n": 9, "median": 930, "median_pct_price": 1.56 }, { "label": "$1M and up", "n": 6, "median": 1014, "median_pct_price": 0.83 } ], "pre1995": { "n": 109, "median": 643 }, "post2005": { "n": 20, "median": 569 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 106, "pct": 82.8 }, { "key": "CableTv", "label": "Cable TV", "count": 100, "pct": 78.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 94, "pct": 73.4 }, { "key": "Trash", "label": "Trash", "count": 84, "pct": 65.6 }, { "key": "Insurance", "label": "Building insurance", "count": 65, "pct": 50.8 }, { "key": "Sewer", "label": "Sewer", "count": 61, "pct": 47.7 }, { "key": "Water", "label": "Water", "count": 61, "pct": 47.7 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 45, "pct": 35.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 41, "pct": 32.0 }, { "key": "Pools", "label": "Pool", "count": 39, "pct": 30.5 }, { "key": "Internet", "label": "Internet", "count": 38, "pct": 29.7 }, { "key": "PestControl", "label": "Pest control", "count": 36, "pct": 28.1 }, { "key": "Roof", "label": "Roof", "count": 36, "pct": 28.1 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 29, "pct": 22.7 } ], "includes_n": 128, "flags": { "sa_mentioned": { "count": 8, "pct": 6.2 }, "sa_none_or_paid": { "count": 5, "pct": 3.8 }, "sa_pending": { "count": 2, "pct": 1.5 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 4, "pct": 3.1 }, "milestone": { "count": 1, "pct": 0.8 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 1, "pct": 0.8 }, "remarks_n": 129 }, "developments": [ { "name": "Cedar Pointe", "master": null, "n": 9, "anecdotal": true, "median": 605, "median_sqft": 0.62, "year_built": 1970, "median_list_price": 175000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Vista Del Lago", "master": null, "n": 9, "anecdotal": true, "median": 405, "median_sqft": 0.53, "year_built": 1977, "median_list_price": 114999, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Circle Bay Yacht Club", "master": null, "n": 8, "anecdotal": true, "median": 670, "median_sqft": 0.67, "year_built": 1980, "median_list_price": 312000, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Kingswood", "master": null, "n": 7, "anecdotal": true, "median": 656, "median_sqft": 0.58, "year_built": 1973, "median_list_price": 140000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "King Mountain Aka Monterey Yacht Country", "master": null, "n": 6, "anecdotal": true, "median": 721, "median_sqft": 0.89, "year_built": 1972, "median_list_price": 111950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Harborage Yacht", "master": null, "n": 5, "anecdotal": true, "median": 1310, "median_sqft": 1.16, "year_built": 2006, "median_list_price": 359900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Miles Grant", "master": null, "n": 5, "anecdotal": true, "median": 454, "median_sqft": 0.4, "year_built": 1974, "median_list_price": 188999, "sa_mentioned": 0, "sa_pending": 0, "membership": 3, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-06", "median": 650, "p25": 522, "p75": 824, "n": 115, "median_sqft": 0.62, "sa_pending_pct": 1.7 }, { "date": "2026-09-07", "median": 643, "p25": 520, "p75": 820, "n": 130, "median_sqft": 0.59, "sa_pending_pct": 1.5 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Stuart condo for sale carries a $643-a-month association fee, 20% below the South Florida median", "15.4% of Stuart condos on the market ask $1,000 or more a month in fees; 21.5% stay under $500", "Stuart condos built since 2005 carry fees -12% higher than buildings from before 1995" ], "lede": "STUART, Fla., September 7, 2026 - The median monthly association fee across the 130 condominiums listed for sale in Stuart is $643, with half of the listings between $520 and $820 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 20% below the five-county South Florida median of $800, and ranks Stuart 45 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Stuart carries a monthly association fee of $643, 20% below the five-county South Florida median of $800.\"", "\"15.4 percent of Stuart condos on the market ask $1,000 or more a month in association fees; only 21.5 percent stay under $500.\"", "\"In Stuart, a condo completed since 2005 carries a median fee of $569 a month, against $643 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Stuart permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-stuart/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Stuart against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Stuart median $643 a month, South Florida median $800; Stuart ranks 45 of 69 cities.", "title": "Stuart condo fees sit 20% below the South Florida median" }, { "caption": "Share of active Stuart condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 21.5% (28 listings); $500 to $750 43.8% (57 listings); $750 to $1,000 19.2% (25 listings); $1,000 to $1,500 8.5% (11 listings); $1,500 to $2,000 3.8% (5 listings); $2,000 and up 3.1% (4 listings).", "title": "43.8% of Stuart condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Stuart condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s too few (5 listings); 1970s $634 (57 listings); 1980s $727 (45 listings); 1990s too few (3 listings); 2000s $520 (13 listings); 2010s too few (1 listings); 2020s too few (6 listings).", "title": "Stuart condos built since 2005 ask 12% less in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Martin", "county_basis": "published_city_config_presentation_only", "county_counts": { "Martin": 132 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Martin", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 132, "with_fee": 132, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 132, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 130, "retained_n": 130, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 132, "cut_count": 62, "cut_pct": 47.0, "median_cut_pct": 8.0, "median_cut_dollars": 20000, "valid_price_count": 132, "missing_price_count": 0, "unchanged_count": 68, "raised_count": 2, "not_below_original_count": 70, "cut_pct_denominator": 132, "cut_sample_ok": true, "median_cut_n": 62 }, "trim_bounds": { "p1": 350.0, "p99": 5540.02 }, "retained_small_sample": false, "retained_below_30": false, "median": 643, "p10": 438, "p25": 520, "p75": 820, "p90": 1255, "min": 350, "max": 5540, "median_sqft": 0.59, "n_sqft": 130, "median_pct_price": 3.54, "n_pct_price": 130, "median_list_price": 225000, "median_year_built": 1980, "median_sqft_area": 1134, "over_1000": 20, "over_1000_pct": 15.4, "under_500": 28, "under_500_pct": 21.5, "hi_thr": 1000, "lo_thr": 500, "over_hi": 20, "over_hi_pct": 15.4, "under_lo": 28, "under_lo_pct": 21.5, "types": { "Condominium": { "count": 117, "pct": 90.0 }, "Townhouse": { "count": 11, "pct": 8.5 }, "MobileHome": { "count": 2, "pct": 1.5 } }, "regime": { "COA": { "count": 96, "pct": 73.8 }, "not_recorded": { "count": 33, "pct": 25.4 }, "HOA": { "count": 1, "pct": 0.8 } }, "villa_median": null, "townhouse_median": 608, "cadence": { "Monthly": { "count": 126, "pct": 96.9 }, "Quarterly": { "count": 4, "pct": 3.1 } }, "stacked": { "count": 2, "pct": 1.5, "median_total": 1677, "median_master": 648 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 28, "pct": 21.5 }, { "label": "$500 to $750", "count": 57, "pct": 43.8 }, { "label": "$750 to $1,000", "count": 25, "pct": 19.2 }, { "label": "$1,000 to $1,500", "count": 11, "pct": 8.5 }, { "label": "$1,500 to $2,000", "count": 5, "pct": 3.8 }, { "label": "$2,000 and up", "count": 4, "pct": 3.1 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 5, "median": 523, "median_sqft": 0.49 }, { "label": "1970s", "n": 57, "median": 634, "median_sqft": 0.6 }, { "label": "1980s", "n": 45, "median": 727, "median_sqft": 0.58 }, { "label": "1990s", "n": 3, "median": 787, "median_sqft": 0.69 }, { "label": "2000s", "n": 13, "median": 520, "median_sqft": 0.41 }, { "label": "2010s", "n": 1, "median": 564, "median_sqft": 0.28 }, { "label": "2020s", "n": 6, "median": 820, "median_sqft": 0.63 } ], "bands": [ { "label": "Under $250K", "n": 73, "median": 567, "median_pct_price": 4.09 }, { "label": "$250K to $500K", "n": 42, "median": 787, "median_pct_price": 2.69 }, { "label": "$500K to $1M", "n": 9, "median": 930, "median_pct_price": 1.56 }, { "label": "$1M and up", "n": 6, "median": 1014, "median_pct_price": 0.83 } ], "pre1995": { "n": 109, "median": 643 }, "post2005": { "n": 20, "median": 569 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 106, "pct": 82.8 }, { "key": "CableTv", "label": "Cable TV", "count": 100, "pct": 78.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 94, "pct": 73.4 }, { "key": "Trash", "label": "Trash", "count": 84, "pct": 65.6 }, { "key": "Insurance", "label": "Building insurance", "count": 65, "pct": 50.8 }, { "key": "Sewer", "label": "Sewer", "count": 61, "pct": 47.7 }, { "key": "Water", "label": "Water", "count": 61, "pct": 47.7 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 45, "pct": 35.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 41, "pct": 32.0 }, { "key": "Pools", "label": "Pool", "count": 39, "pct": 30.5 }, { "key": "Internet", "label": "Internet", "count": 38, "pct": 29.7 }, { "key": "PestControl", "label": "Pest control", "count": 36, "pct": 28.1 }, { "key": "Roof", "label": "Roof", "count": 36, "pct": 28.1 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 29, "pct": 22.7 } ], "includes_n": 128, "flags": { "sa_mentioned": { "count": 8, "pct": 6.2 }, "sa_none_or_paid": { "count": 5, "pct": 3.8 }, "sa_pending": { "count": 2, "pct": 1.5 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 4, "pct": 3.1 }, "milestone": { "count": 1, "pct": 0.8 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 1, "pct": 0.8 }, "remarks_n": 129 }, "denominators": { "fee_percentages": 130, "fee_medians_percentiles": 130, "median_sqft": 130, "median_pct_price": 130, "includes_pct": 128, "flags_pct": 130, "cut_pct": 132 }, "developments": [ { "name": "Cedar Pointe", "master": null, "n": 9, "anecdotal": true, "median": 605, "median_sqft": 0.62, "year_built": 1970, "median_list_price": 175000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Vista Del Lago", "master": null, "n": 9, "anecdotal": true, "median": 405, "median_sqft": 0.53, "year_built": 1977, "median_list_price": 114999, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Circle Bay Yacht Club", "master": null, "n": 8, "anecdotal": true, "median": 670, "median_sqft": 0.67, "year_built": 1980, "median_list_price": 312000, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Kingswood", "master": null, "n": 7, "anecdotal": true, "median": 656, "median_sqft": 0.58, "year_built": 1973, "median_list_price": 140000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "King Mountain Aka Monterey Yacht Country", "master": null, "n": 6, "anecdotal": true, "median": 721, "median_sqft": 0.89, "year_built": 1972, "median_list_price": 111950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Harborage Yacht", "master": null, "n": 5, "anecdotal": true, "median": 1310, "median_sqft": 1.16, "year_built": 2006, "median_list_price": 359900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Miles Grant", "master": null, "n": 5, "anecdotal": true, "median": 454, "median_sqft": 0.4, "year_built": 1974, "median_list_price": 188999, "sa_mentioned": 0, "sa_pending": 0, "membership": 3, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 643, "p25": 520, "p75": 820, "n": 130, "median_sqft": 0.59, "sa_pending_pct": 1.5 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Stuart condo monthly association fees have a median of $643 in the retained usable-fee sample of 130 listings, 20% below the five-county median", "In Stuart's retained usable-fee sample (130 listings after exclusions and percentile trimming), 15.4% have monthly-equivalent fees of $1,000 or more and 21.5% are below $500", "Stuart condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=20) vs pre-1995 (n=109), monthly median 12% lower. Small subgroup: 2005+; read cautiously." ], "lede": "STUART, Fla., September 7, 2026 - Among 130 active condominium listings in Stuart retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $643, with the middle half between $520 and $820, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 132 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 20% below the separately trimmed five-county median of $800 and ranks 45th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Stuart's retained usable-fee sample (n=130), after exclusions and percentile trimming, is $643, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Stuart condos in the retained usable-fee sample (n=130) after exclusions and percentile trimming, 15.4 percent have listed monthly-equivalent fees of $1,000 or more and 21.5 percent are below $500.\"", "\"Among the retained usable-fee listings in Stuart with a recorded construction year, the median monthly-equivalent fee is $569 for a recorded year built of 2005 or later (20 listings) and $643 for those built before 1995 (109 listings). Small subgroup: 2005+ n=20; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Stuart, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (132 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 130 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 132 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/stuart/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-stuart/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Stuart and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Stuart retained-sample median $643 a month (n=130); five-county median $800 (n=22,695, region-level trim).", "title": "Stuart condos, retained usable-fee sample (n=130): median $643/month, 20% below the five-county median of $800", "visible_labels": [ "$643", "130", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 130 active Stuart condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 21.5% (28 listings); $500 to $750 43.8% (57 listings); $750 to $1,000 19.2% (25 listings); $1,000 to $1,500 8.5% (11 listings); $1,500 to $2,000 3.8% (5 listings); $2,000 and up 3.1% (4 listings).", "title": "43.8% of Stuart's retained usable-fee sample (130 listings) falls in the $500 to $750 monthly band", "visible_labels": [ "0%", "0", "21.5%", "28", "43.8%", "57", "19.2%", "25", "8.5%", "11", "3.8%", "5", "3.1%", "4" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Stuart condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=20; pre-1995 n=109. Small subgroup: 2005+ n=20; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1960s count only (5 listings); 1970s $634 (57 listings); 1980s $727 (45 listings); 1990s count only (3 listings); 2000s $520 (13 listings); 2010s count only (1 listings); 2020s count only (6 listings). Recorded year built 2005 or later $569 (20 listings); before 1995 $643 (109 listings). Small subgroup: 2005+ n=20; read cautiously.", "title": "Stuart condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=20) vs pre-1995 (n=109), monthly median 12% lower. Small subgroup: 2005+; read cautiously.", "visible_labels": [ "5", "$634", "57", "$727", "45", "3", "$520", "13", "1", "6", "$569", "20", "$643", "109" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Martin", "before_present": false, "after_present": true }, { "field": "city.county_counts.Martin", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 130, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 130, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 130, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 128, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 130, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 130, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 130, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 130, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 350.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 5540.02, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Stuart median $643 a month, South Florida median $800; Stuart ranks 45 of 69 cities.", "after": "Dot strip chart in five county lanes. Stuart retained-sample median $643 a month (n=130); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Stuart against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Stuart and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Stuart condo fees sit 20% below the South Florida median", "after": "Stuart condos, retained usable-fee sample (n=130): median $643/month, 20% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$643", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "130", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 21.5% (28 listings); $500 to $750 43.8% (57 listings); $750 to $1,000 19.2% (25 listings); $1,000 to $1,500 8.5% (11 listings); $1,500 to $2,000 3.8% (5 listings); $2,000 and up 3.1% (4 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 21.5% (28 listings); $500 to $750 43.8% (57 listings); $750 to $1,000 19.2% (25 listings); $1,000 to $1,500 8.5% (11 listings); $1,500 to $2,000 3.8% (5 listings); $2,000 and up 3.1% (4 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Stuart condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 130 active Stuart condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "43.8% of Stuart condos for sale carry a fee of $500 to $750 a month", "after": "43.8% of Stuart's retained usable-fee sample (130 listings) falls in the $500 to $750 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "3.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "3.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "21.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "28", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "43.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "57", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "19.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "25", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "8.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s too few (5 listings); 1970s $634 (57 listings); 1980s $727 (45 listings); 1990s too few (3 listings); 2000s $520 (13 listings); 2010s too few (1 listings); 2020s too few (6 listings).", "after": "Column chart of median fee by recorded decade built: 1960s count only (5 listings); 1970s $634 (57 listings); 1980s $727 (45 listings); 1990s count only (3 listings); 2000s $520 (13 listings); 2010s count only (1 listings); 2020s count only (6 listings). Recorded year built 2005 or later $569 (20 listings); before 1995 $643 (109 listings). Small subgroup: 2005+ n=20; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Stuart condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Stuart condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=20; pre-1995 n=109. Small subgroup: 2005+ n=20; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Stuart condos built since 2005 ask 12% less in fees than those built before 1995", "after": "Stuart condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=20) vs pre-1995 (n=109), monthly median 12% lower. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$569", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "$643", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "109", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$634", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "57", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$727", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "45", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$520", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Stuart condo for sale carries a $643-a-month association fee, 20% below the South Florida median", "after": "Stuart condo monthly association fees have a median of $643 in the retained usable-fee sample of 130 listings, 20% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "15.4% of Stuart condos on the market ask $1,000 or more a month in fees; 21.5% stay under $500", "after": "In Stuart's retained usable-fee sample (130 listings after exclusions and percentile trimming), 15.4% have monthly-equivalent fees of $1,000 or more and 21.5% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Stuart condos built since 2005 carry fees -12% higher than buildings from before 1995", "after": "Stuart condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=20) vs pre-1995 (n=109), monthly median 12% lower. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "STUART, Fla., September 7, 2026 - The median monthly association fee across the 130 condominiums listed for sale in Stuart is $643, with half of the listings between $520 and $820 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 20% below the five-county South Florida median of $800, and ranks Stuart 45 of 69 cities.", "after": "STUART, Fla., September 7, 2026 - Among 130 active condominium listings in Stuart retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $643, with the middle half between $520 and $820, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 132 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 20% below the separately trimmed five-county median of $800 and ranks 45th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Stuart permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-stuart/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Stuart, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (132 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 130 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 132 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/stuart/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-stuart/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Stuart carries a monthly association fee of $643, 20% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Stuart's retained usable-fee sample (n=130), after exclusions and percentile trimming, is $643, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"15.4 percent of Stuart condos on the market ask $1,000 or more a month in association fees; only 21.5 percent stay under $500.\"", "after": "\"Among Stuart condos in the retained usable-fee sample (n=130) after exclusions and percentile trimming, 15.4 percent have listed monthly-equivalent fees of $1,000 or more and 21.5 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Stuart, a condo completed since 2005 carries a median fee of $569 a month, against $643 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Stuart with a recorded construction year, the median monthly-equivalent fee is $569 for a recorded year built of 2005 or later (20 listings) and $643 for those built before 1995 (109 listings). Small subgroup: 2005+ n=20; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "1b3f9c759dae1869754992a78d494ffac23ec411cbef6c2fffdf23ce6a7f6a43", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nStuart condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Stuart condo for sale carries a $643-a-month association fee, 20% below the South Florida\nmedian\n15.4% of Stuart condos on the market ask $1,000 or more a month in fees; 21.5% stay under $500\nStuart condos built since 2005 carry fees -12% higher than buildings from before 1995\nLEDE\nSTUART, Fla., September 7, 2026 - The median monthly association fee across the 130 condominiums listed\nfor sale in Stuart is $643, with half of the listings between $520 and $820 a month, according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. That is 20% below the five-county South Florida\nmedian of $800, and ranks Stuart 45 of 69 cities.\nNUT GRAF\nPer square foot, the median Stuart condo fee is $0.59 a month on a median unit of 1,134 square feet; at the\nmedian asking price of $225K, a year of fees equals 3.54% of the price. 15.4% of listings ask $1,000 or more a\nmonth and 21.5% under $500. 1.5% of listings report two association layers (a master and a sub-association);\n3.1% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 6.2% of listings, describe one as pending or payable by the buyer on 1.5%, and mention a\nmandatory club or membership on 3.1%. Buildings completed since 2005 carry a median fee of $569 against\n$643 for those completed before 1995.\nFACT BOX\nActive condominium listings, Stuart\n132 (130 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$643\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$520 to $820\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.59 (median unit 1,134 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n3.54% (asking $225K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n15.4% / 21.5%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n1.5% (2)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n3.1%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n6.2% / 1.5%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n3.1%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Stuart ranks 45 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$569 (20 listings) / $643 (109 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Stuart carries a monthly association fee of $643, 20% below\nthe five-county South Florida median of $800.\"\n\"15.4 percent of Stuart condos on the market ask $1,000 or more a month in association fees; only 21.5\npercent stay under $500.\"\n\"In Stuart, a condo completed since 2005 carries a median fee of $569 a month, against $643 for a\nbuilding completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Stuart against every South Florida city with 30 or more active condo listings, grouped by\ncounty, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Stuart condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via\nPBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Stuart condominiums by decade the building was completed, September 7, 2026.\nDecades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Stuart permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-stuart/ . Attribution:\nPBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real\nestate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "200e50581e902da43e9cf1634c330a6e06e8c01d3dafcd28dc34f5f88ac2aae5", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nStuart condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/stuart/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nStuart condo monthly association fees have a median of $643 in the retained usable-fee sample of 130\nlistings, 20% below the five-county median\nIn Stuart's retained usable-fee sample (130 listings after exclusions and percentile trimming), 15.4% have\nmonthly-equivalent fees of $1,000 or more and 21.5% are below $500\nStuart condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=20) vs pre-1995 (n=109), monthly\nmedian 12% lower. Small subgroup: 2005+; read cautiously.\nLEDE\nSTUART, Fla., September 7, 2026 - Among 130 active condominium listings in Stuart retained after excluding\nunusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile,\nthe median monthly association fee is $643, with the middle half between $520 and $820, according to PBP\nReal Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 132 active condominium\nlistings before those exclusions and trimming; the fee statistics describe the retained sample, not every\nproperty for sale. The city median is 20% below the separately trimmed five-county median of $800 and ranks\n45th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Stuart condo fee is $0.59 a month (130 retained\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nlistings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.54% of\nthe listing's current asking price across 130 retained listings with a current asking price of at least $20,000; this\nis the median of per-listing ratios. 15.4% of the retained sample have fees of $1,000 or more a month and\n21.5% are below $500. 1.5% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 3.1% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 6.2% of the retained sample, describe one as pending or payable by\nthe buyer on 1.5%, and mention a mandatory club or membership on 3.1%; 129 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. Among retained listings\nwith a recorded construction year, the median monthly-equivalent fee is $569 for a recorded year built of 2005\nor later (20 listings) and $643 for those built before 1995 (109 listings); construction year is a recorded field\nand this comparison does not explain why fees differ. Small subgroup: 2005+ n=20; read cautiously.\nFACT BOX\nActive condominium listings, Stuart (before\nexclusions and trimming)\n132\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n132 / 130 (2 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$643\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$520 to $820\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.59 (130 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n3.54% (130 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n15.4% (20) / 21.5% (28) of 130\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n1.5% (2)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n3.1%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n6.2% / 1.5%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n3.1%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Stuart ranks 45th among\n69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$569 (2005+ n=20) / $643 (pre-1995 n=109).\nSmall subgroup: 2005+ n=20; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Stuart's retained usable-fee sample (n=130), after\nexclusions and percentile trimming, is $643, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Stuart condos in the retained usable-fee sample (n=130) after exclusions and percentile trimming,\n15.4 percent have listed monthly-equivalent fees of $1,000 or more and 21.5 percent are below $500.\"\n\"Among the retained usable-fee listings in Stuart with a recorded construction year, the median monthly-\nequivalent fee is $569 for a recorded year built of 2005 or later (20 listings) and $643 for those built\nbefore 1995 (109 listings). Small subgroup: 2005+ n=20; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Stuart and the\npublished comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses\na separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Stuart retained-sample median $643 a month\n(n=130); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 130 active Stuart condominium listings retained after unusable-fee exclusions and city-\nlevel 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS\nvia PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 21.5% (28 listings); $500 to $750 43.8% (57 listings); $750 to $1,000 19.2% (25\nlistings); $1,000 to $1,500 8.5% (11 listings); $1,500 to $2,000 3.8% (5 listings); $2,000 and up 3.1% (4\nlistings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Stuart condominiums in the retained usable-fee sample\nafter exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year;\ndecades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=20;\npre-1995 n=109. Small subgroup: 2005+ n=20; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s count only (5 listings);\n1970s $634 (57 listings); 1980s $727 (45 listings); 1990s count only (3 listings); 2000s $520 (13 listings);\n2010s count only (1 listings); 2020s count only (6 listings). Recorded year built 2005 or later $569 (20 listings);\nbefore 1995 $643 (109 listings). Small subgroup: 2005+ n=20; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Stuart, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npublished when at least 30 listings have a valid fee before trimming (132 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 130 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 132 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/stuart/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-stuart/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "740c38f8121fa473f7abec9a4caa12cfb668804869420104ceb09d6586a348eb", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - STUART CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Stuart condo monthly association fees have a median of $643 in the retained usable-fee sample of 130 listings, 20% below the five-county median\n2. In Stuart's retained usable-fee sample (130 listings after exclusions and percentile trimming), 15.4% have monthly-equivalent fees of $1,000 or more and 21.5% are below $500\n3. Stuart condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=20) vs pre-1995 (n=109), monthly median 12% lower. Small subgroup: 2005+; read cautiously.\n\nLEDE\nSTUART, Fla., September 7, 2026 - Among 130 active condominium listings in Stuart retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $643, with the middle half between $520 and $820, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 132 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 20% below the separately trimmed five-county median of $800 and ranks 45th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Stuart condo fee is $0.59 a month (130 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.54% of the listing's current asking price across 130 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 15.4% of the retained sample have fees of $1,000 or more a month and 21.5% are below $500. 1.5% of the retained sample report two association layers (a master and a sub-association, summed here); 3.1% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 6.2% of the retained sample, describe one as pending or payable by the buyer on 1.5%, and mention a mandatory club or membership on 3.1%; 129 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $569 for a recorded year built of 2005 or later (20 listings) and $643 for those built before 1995 (109 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=20; read cautiously.\n\nFACT BOX (exact figures)\n- Active condominium listings, Stuart (before exclusions and trimming): 132 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 132 / 130 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $643 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $520 to $820 [September 7, 2026]\n- Median fee per square foot per month: $0.59 (130 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 3.54% (130 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 15.4% (20) / 21.5% (28) of 130 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 1.5% (2) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 3.1% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 6.2% / 1.5% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 3.1% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Stuart ranks 45th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $569 (2005+ n=20) / $643 (pre-1995 n=109). Small subgroup: 2005+ n=20; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Stuart's retained usable-fee sample (n=130), after exclusions and percentile trimming, is $643, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Stuart condos in the retained usable-fee sample (n=130) after exclusions and percentile trimming, 15.4 percent have listed monthly-equivalent fees of $1,000 or more and 21.5 percent are below $500.\"\n- \"Among the retained usable-fee listings in Stuart with a recorded construction year, the median monthly-equivalent fee is $569 for a recorded year built of 2005 or later (20 listings) and $643 for those built before 1995 (109 listings). Small subgroup: 2005+ n=20; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- stuart-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Stuart and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Stuart retained-sample median $643 a month (n=130); five-county median $800 (n=22,695, region-level trim).\n- stuart-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 130 active Stuart condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 21.5% (28 listings); $500 to $750 43.8% (57 listings); $750 to $1,000 19.2% (25 listings); $1,000 to $1,500 8.5% (11 listings); $1,500 to $2,000 3.8% (5 listings); $2,000 and up 3.1% (4 listings).\n- stuart-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Stuart condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=20; pre-1995 n=109. Small subgroup: 2005+ n=20; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1960s count only (5 listings); 1970s $634 (57 listings); 1980s $727 (45 listings); 1990s count only (3 listings); 2000s $520 (13 listings); 2010s count only (1 listings); 2020s count only (6 listings). Recorded year built 2005 or later $569 (20 listings); before 1995 $643 (109 listings). Small subgroup: 2005+ n=20; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Stuart, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (132 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 130 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 132 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/stuart/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-stuart/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "stuart", "city": "Stuart", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Martin", "active": 52, "with_fee": 52, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 52, "cut_count": 25, "cut_pct": 48.1, "median_cut_pct": 3.1, "median_cut_dollars": 15100 }, "outliers_dropped": 0, "n": 52, "median": 256, "p10": 215, "p25": 249, "p75": 300, "p90": 417, "min": 137, "max": 565, "median_sqft": 0.17, "n_sqft": 52, "median_pct_price": 0.67, "median_list_price": 423950, "median_year_built": 2021, "median_sqft_area": 1616, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 48, "under_500_pct": 92.3, "hi_thr": 500, "lo_thr": 200, "over_hi": 4, "over_hi_pct": 7.7, "under_lo": 4, "under_lo_pct": 7.7, "types": { "Townhouse": { "count": 50, "pct": 96.2 }, "Villa": { "count": 2, "pct": 3.8 } }, "regime": { "HOA": { "count": 44, "pct": 84.6 }, "not_recorded": { "count": 8, "pct": 15.4 } }, "villa_median": 324, "townhouse_median": 254, "cadence": { "Monthly": { "count": 47, "pct": 90.4 }, "Quarterly": { "count": 5, "pct": 9.6 } }, "stacked": { "count": 1, "pct": 1.9, "median_total": 480, "median_master": 250 }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 4, "pct": 7.7 }, { "label": "$200 to $300", "count": 31, "pct": 59.6 }, { "label": "$300 to $400", "count": 8, "pct": 15.4 }, { "label": "$400 to $600", "count": 9, "pct": 17.3 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 10, "median": 417, "median_sqft": 0.32 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 3, "median": 295, "median_sqft": 0.19 }, { "label": "2010s", "n": 8, "median": 182, "median_sqft": 0.11 }, { "label": "2020s", "n": 31, "median": 254, "median_sqft": 0.17 } ], "bands": [ { "label": "Under $250K", "n": 6, "median": 491, "median_pct_price": 2.54 }, { "label": "$250K to $500K", "n": 35, "median": 249, "median_pct_price": 0.67 }, { "label": "$500K to $1M", "n": 11, "median": 300, "median_pct_price": 0.58 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 10, "median": 417 }, "post2005": { "n": 41, "median": 249 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 47, "pct": 90.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 27, "pct": 51.9 }, { "key": "CableTv", "label": "Cable TV", "count": 13, "pct": 25.0 }, { "key": "Pools", "label": "Pool", "count": 10, "pct": 19.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 8, "pct": 15.4 }, { "key": "Security", "label": "Security", "count": 7, "pct": 13.5 }, { "key": "Trash", "label": "Trash", "count": 6, "pct": 11.5 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 6, "pct": 11.5 }, { "key": "PestControl", "label": "Pest control", "count": 5, "pct": 9.6 }, { "key": "Insurance", "label": "Building insurance", "count": 4, "pct": 7.7 }, { "key": "Internet", "label": "Internet", "count": 4, "pct": 7.7 }, { "key": "Sewer", "label": "Sewer", "count": 3, "pct": 5.8 }, { "key": "Water", "label": "Water", "count": 3, "pct": 5.8 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 2, "pct": 3.8 } ], "includes_n": 52, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 51 }, "developments": [ { "name": "Towne Park Replat", "master": null, "n": 11, "anecdotal": false, "median": 249, "median_sqft": 0.17, "year_built": 2026, "median_list_price": 487990, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 256, "p25": 249, "p75": 300, "n": 52, "median_sqft": 0.17, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Stuart townhouse or villa for sale carries a $256-a-month homeowners association fee, 15% below the South Florida median", "7.7% of Stuart townhouses and villas on the market ask $500 or more a month in fees; 7.7% stay under $200", "Stuart townhouses and villas built since 2005 carry fees 40% lower than communities from before 1995" ], "lede": "STUART, Fla., September 7, 2026 - The median monthly homeowners association fee across the 52 townhouses and villas listed for sale in Stuart is $256, with half of the listings between $249 and $300 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 15% below the five-county South Florida median of $300, and ranks Stuart 26 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Stuart carries a monthly homeowners association fee of $256, 15% below the five-county South Florida median of $300.\"", "\"7.7 percent of Stuart townhouses and villas on the market ask $500 or more a month in fees; 7.7 percent stay under $200.\"", "\"In Stuart, a townhouse or villa completed since 2005 carries a median fee of $249 a month, against $417 for one completed before 1995.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Stuart permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (0 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-stuart/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Stuart against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Stuart median $256 a month, South Florida median $300; Stuart ranks 26 of 34 cities.", "title": "Stuart HOA fees on townhouses and villas sit 15% below the South Florida median" }, { "caption": "Share of active Stuart townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 7.7% (4 listings); $200 to $300 59.6% (31 listings); $300 to $400 15.4% (8 listings); $400 to $600 17.3% (9 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "title": "59.6% of Stuart townhouses and villas for sale carry a fee of $200 to $300 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Stuart townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1980s $417 (10 listings); 2000s too few (3 listings); 2010s too few (8 listings); 2020s $254 (31 listings).", "title": "Stuart townhouses and villas built since 2005 ask 40% less in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Martin", "county_basis": "published_city_config_presentation_only", "county_counts": { "Martin": 52 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Martin", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 52, "with_fee": 52, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 52, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 52, "retained_n": 52, "outliers_dropped": 0, "trim_applied": true, "cuts": { "active": 52, "cut_count": 25, "cut_pct": 48.1, "median_cut_pct": 3.1, "median_cut_dollars": 15100, "valid_price_count": 52, "missing_price_count": 0, "unchanged_count": 17, "raised_count": 10, "not_below_original_count": 27, "cut_pct_denominator": 52, "cut_sample_ok": true, "median_cut_n": 25 }, "trim_bounds": { "p1": 137.0, "p99": 565.0 }, "retained_small_sample": false, "retained_below_30": false, "median": 256, "p10": 215, "p25": 249, "p75": 300, "p90": 417, "min": 137, "max": 565, "median_sqft": 0.17, "n_sqft": 52, "median_pct_price": 0.67, "n_pct_price": 52, "median_list_price": 423950, "median_year_built": 2021, "median_sqft_area": 1616, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 48, "under_500_pct": 92.3, "hi_thr": 500, "lo_thr": 200, "over_hi": 4, "over_hi_pct": 7.7, "under_lo": 4, "under_lo_pct": 7.7, "types": { "Townhouse": { "count": 50, "pct": 96.2 }, "Villa": { "count": 2, "pct": 3.8 } }, "regime": { "HOA": { "count": 44, "pct": 84.6 }, "not_recorded": { "count": 8, "pct": 15.4 } }, "villa_median": 324, "townhouse_median": 254, "cadence": { "Monthly": { "count": 47, "pct": 90.4 }, "Quarterly": { "count": 5, "pct": 9.6 } }, "stacked": { "count": 1, "pct": 1.9, "median_total": 480, "median_master": 250 }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 4, "pct": 7.7 }, { "label": "$200 to $300", "count": 31, "pct": 59.6 }, { "label": "$300 to $400", "count": 8, "pct": 15.4 }, { "label": "$400 to $600", "count": 9, "pct": 17.3 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 10, "median": 417, "median_sqft": 0.32 }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 3, "median": 295, "median_sqft": 0.19 }, { "label": "2010s", "n": 8, "median": 182, "median_sqft": 0.11 }, { "label": "2020s", "n": 31, "median": 254, "median_sqft": 0.17 } ], "bands": [ { "label": "Under $250K", "n": 6, "median": 491, "median_pct_price": 2.54 }, { "label": "$250K to $500K", "n": 35, "median": 249, "median_pct_price": 0.67 }, { "label": "$500K to $1M", "n": 11, "median": 300, "median_pct_price": 0.58 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 10, "median": 417 }, "post2005": { "n": 41, "median": 249 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 47, "pct": 90.4 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 27, "pct": 51.9 }, { "key": "CableTv", "label": "Cable TV", "count": 13, "pct": 25.0 }, { "key": "Pools", "label": "Pool", "count": 10, "pct": 19.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 8, "pct": 15.4 }, { "key": "Security", "label": "Security", "count": 7, "pct": 13.5 }, { "key": "Trash", "label": "Trash", "count": 6, "pct": 11.5 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 6, "pct": 11.5 }, { "key": "PestControl", "label": "Pest control", "count": 5, "pct": 9.6 }, { "key": "Insurance", "label": "Building insurance", "count": 4, "pct": 7.7 }, { "key": "Internet", "label": "Internet", "count": 4, "pct": 7.7 }, { "key": "Sewer", "label": "Sewer", "count": 3, "pct": 5.8 }, { "key": "Water", "label": "Water", "count": 3, "pct": 5.8 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 2, "pct": 3.8 } ], "includes_n": 52, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 51 }, "denominators": { "fee_percentages": 52, "fee_medians_percentiles": 52, "median_sqft": 52, "median_pct_price": 52, "includes_pct": 52, "flags_pct": 52, "cut_pct": 52 }, "developments": [ { "name": "Towne Park", "master": null, "n": 11, "anecdotal": false, "median": 249, "median_sqft": 0.17, "year_built": 2026, "median_list_price": 487990, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 256, "p25": 249, "p75": 300, "n": 52, "median_sqft": 0.17, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Stuart townhouse or villa monthly homeowners association fees have a median of $256 in the retained usable-fee sample of 52 listings, 15% below the five-county median", "In Stuart's retained usable-fee sample (52 listings after exclusions and percentile trimming), 7.7% have monthly-equivalent fees of $500 or more and 7.7% are below $200", "Stuart townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=41) vs pre-1995 (n=10), monthly median 40% lower. Small subgroup: pre-1995; read cautiously." ], "lede": "STUART, Fla., September 7, 2026 - Among 52 active townhouse or villa listings in Stuart retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $256, with the middle half between $249 and $300, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 52 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 15% below the separately trimmed five-county median of $300 and ranks 26th among 34 published city medians.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Stuart's retained usable-fee sample (n=52), after exclusions and percentile trimming, is $256, compared with $300 in the separately trimmed five-county sample.\"", "\"Among Stuart townhouses and villas in the retained usable-fee sample (n=52) after exclusions and percentile trimming, 7.7 percent have listed monthly-equivalent fees of $500 or more and 7.7 percent are below $200.\"", "\"Among the retained usable-fee listings in Stuart with a recorded construction year, the median monthly-equivalent fee is $249 for a recorded year built of 2005 or later (41 listings) and $417 for those built before 1995 (10 listings). Small subgroup: pre-1995 n=10; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Stuart, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (52 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (0 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 52 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 52 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/stuart/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-stuart/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Stuart and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Stuart retained-sample median $256 a month (n=52); five-county median $300 (n=3,206, region-level trim).", "title": "Stuart townhouses and villas, retained usable-fee sample (n=52): median $256/month, 15% below the five-county median of $300", "visible_labels": [ "$256", "52", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 52 active Stuart townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 7.7% (4 listings); $200 to $300 59.6% (31 listings); $300 to $400 15.4% (8 listings); $400 to $600 17.3% (9 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "title": "59.6% of Stuart's retained usable-fee sample (52 listings) falls in the $200 to $300 monthly band", "visible_labels": [ "0%", "0", "7.7%", "4", "59.6%", "31", "15.4%", "8", "17.3%", "9", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Stuart townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=41; pre-1995 n=10. Small subgroup: pre-1995 n=10; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1980s $417 (10 listings); 2000s count only (3 listings); 2010s count only (8 listings); 2020s $254 (31 listings). Recorded year built 2005 or later $249 (41 listings); before 1995 $417 (10 listings). Small subgroup: pre-1995 n=10; read cautiously.", "title": "Stuart townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=41) vs pre-1995 (n=10), monthly median 40% lower. Small subgroup: pre-1995; read cautiously.", "visible_labels": [ "$417", "10", "3", "8", "$254", "31", "$249", "41", "$417", "10" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Martin", "before_present": false, "after_present": true }, { "field": "city.county_counts.Martin", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.developments[0].name", "before": "Towne Park Replat", "after": "Towne Park", "before_present": true, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 137.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 565.0, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Stuart median $256 a month, South Florida median $300; Stuart ranks 26 of 34 cities.", "after": "Dot strip chart in five county lanes. Stuart retained-sample median $256 a month (n=52); five-county median $300 (n=3,206, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Stuart against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Stuart and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Stuart HOA fees on townhouses and villas sit 15% below the South Florida median", "after": "Stuart townhouses and villas, retained usable-fee sample (n=52): median $256/month, 15% below the five-county median of $300", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$256", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "52", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 7.7% (4 listings); $200 to $300 59.6% (31 listings); $300 to $400 15.4% (8 listings); $400 to $600 17.3% (9 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 7.7% (4 listings); $200 to $300 59.6% (31 listings); $300 to $400 15.4% (8 listings); $400 to $600 17.3% (9 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Stuart townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 52 active Stuart townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "59.6% of Stuart townhouses and villas for sale carry a fee of $200 to $300 a month", "after": "59.6% of Stuart's retained usable-fee sample (52 listings) falls in the $200 to $300 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "7.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "59.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "31", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "15.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "17.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1980s $417 (10 listings); 2000s too few (3 listings); 2010s too few (8 listings); 2020s $254 (31 listings).", "after": "Column chart of median fee by recorded decade built: 1980s $417 (10 listings); 2000s count only (3 listings); 2010s count only (8 listings); 2020s $254 (31 listings). Recorded year built 2005 or later $249 (41 listings); before 1995 $417 (10 listings). Small subgroup: pre-1995 n=10; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Stuart townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Stuart townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=41; pre-1995 n=10. Small subgroup: pre-1995 n=10; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Stuart townhouses and villas built since 2005 ask 40% less in fees than those built before 1995", "after": "Stuart townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=41) vs pre-1995 (n=10), monthly median 40% lower. Small subgroup: pre-1995; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$417", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$254", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "31", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$249", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "41", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$417", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Stuart townhouse or villa for sale carries a $256-a-month homeowners association fee, 15% below the South Florida median", "after": "Stuart townhouse or villa monthly homeowners association fees have a median of $256 in the retained usable-fee sample of 52 listings, 15% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "7.7% of Stuart townhouses and villas on the market ask $500 or more a month in fees; 7.7% stay under $200", "after": "In Stuart's retained usable-fee sample (52 listings after exclusions and percentile trimming), 7.7% have monthly-equivalent fees of $500 or more and 7.7% are below $200", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Stuart townhouses and villas built since 2005 carry fees 40% lower than communities from before 1995", "after": "Stuart townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=41) vs pre-1995 (n=10), monthly median 40% lower. Small subgroup: pre-1995; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "STUART, Fla., September 7, 2026 - The median monthly homeowners association fee across the 52 townhouses and villas listed for sale in Stuart is $256, with half of the listings between $249 and $300 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 15% below the five-county South Florida median of $300, and ranks Stuart 26 of 34 cities.", "after": "STUART, Fla., September 7, 2026 - Among 52 active townhouse or villa listings in Stuart retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $256, with the middle half between $249 and $300, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 52 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 15% below the separately trimmed five-county median of $300 and ranks 26th among 34 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Stuart permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (0 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-stuart/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Stuart, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (52 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (0 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 52 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 52 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/stuart/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-stuart/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Stuart carries a monthly homeowners association fee of $256, 15% below the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Stuart's retained usable-fee sample (n=52), after exclusions and percentile trimming, is $256, compared with $300 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"7.7 percent of Stuart townhouses and villas on the market ask $500 or more a month in fees; 7.7 percent stay under $200.\"", "after": "\"Among Stuart townhouses and villas in the retained usable-fee sample (n=52) after exclusions and percentile trimming, 7.7 percent have listed monthly-equivalent fees of $500 or more and 7.7 percent are below $200.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Stuart, a townhouse or villa completed since 2005 carries a median fee of $249 a month, against $417 for one completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Stuart with a recorded construction year, the median monthly-equivalent fee is $249 for a recorded year built of 2005 or later (41 listings) and $417 for those built before 1995 (10 listings). Small subgroup: pre-1995 n=10; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "b1c96ee31c7127e69fe12439d91e0bf220d5e5b4a75fcb177bcafa120d928e85", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nStuart HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Stuart townhouse or villa for sale carries a $256-a-month homeowners association fee, 15%\nbelow the South Florida median\n7.7% of Stuart townhouses and villas on the market ask $500 or more a month in fees; 7.7% stay under\n$200\nStuart townhouses and villas built since 2005 carry fees 40% lower than communities from before 1995\nLEDE\nSTUART, Fla., September 7, 2026 - The median monthly homeowners association fee across the 52\ntownhouses and villas listed for sale in Stuart is $256, with half of the listings between $249 and $300 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 15% below the five-\ncounty South Florida median of $300, and ranks Stuart 26 of 34 cities.\nNUT GRAF\nPer square foot, the median Stuart townhouse or villa fee is $0.17 a month on a median home of 1,616 square\nfeet; at the median asking price of $424K, a year of fees equals 0.67% of the price. 7.7% of listings ask $500 or\nmore a month and 7.7% under $200. 1.9% of listings report two association layers (a master and a sub-\nassociation); 9.6% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention\na special assessment on 0% of listings, describe one as pending or payable by the buyer on 0%, and mention a\nmandatory club or membership on 0%. Communities completed since 2005 carry a median fee of $249 against\n$417 for those completed before 1995. 3.8% of the listings are entered as single-level villas, the rest as\ntownhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Stuart\n52 (52 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$256\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$249 to $300\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.17 (median home 1,616 sq ft)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nA year of fees as a share of the median asking price\n0.67% (asking $424K)\nSeptember 7, 2026\nListings asking $500 or more a month / under $200\n7.7% / 7.7%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n1.9% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n9.6%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Stuart ranks 26 of 34\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$249 (41 listings) / $417 (10 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Stuart carries a monthly homeowners association fee of\n$256, 15% below the five-county South Florida median of $300.\"\n\"7.7 percent of Stuart townhouses and villas on the market ask $500 or more a month in fees; 7.7 percent\nstay under $200.\"\n\"In Stuart, a townhouse or villa completed since 2005 carries a median fee of $249 a month, against $417\nfor one completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Stuart against every South Florida city with 30 or more active townhouse or villa listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Stuart townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Stuart townhouses and villas by decade the home was completed,\nSeptember 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Stuart permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (0 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and\nare reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are\nhomeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities\nneed 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate\nas the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable\nbut not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-stuart/ . Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "77b1b30d78afd7c6eb5817f1f1a858c636ced08d2e10f60f336b7482a737a6d2", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nStuart HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/stuart/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nStuart townhouse or villa monthly homeowners association fees have a median of $256 in the retained\nusable-fee sample of 52 listings, 15% below the five-county median\nIn Stuart's retained usable-fee sample (52 listings after exclusions and percentile trimming), 7.7% have\nmonthly-equivalent fees of $500 or more and 7.7% are below $200\nStuart townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=41) vs pre-1995\n(n=10), monthly median 40% lower. Small subgroup: pre-1995; read cautiously.\nLEDE\nSTUART, Fla., September 7, 2026 - Among 52 active townhouse or villa listings in Stuart retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly homeowners association fee is $256, with the middle half between $249 and\n$300, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n52 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 15% below the separately trimmed five-county\nmedian of $300 and ranks 26th among 34 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Stuart townhouse or villa fee is $0.17 a month (52\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n0.67% of the listing's current asking price across 52 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 7.7% of the retained sample have fees of $500 or more a\nmonth and 7.7% are below $200. 1.9% of the retained sample report two association layers (a master and a\nsub-association, summed here); 9.6% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable\nby the buyer on 0%, and mention a mandatory club or membership on 0%; 51 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. Among retained listings\nwith a recorded construction year, the median monthly-equivalent fee is $249 for a recorded year built of 2005\nor later (41 listings) and $417 for those built before 1995 (10 listings); construction year is a recorded field and\nthis comparison does not explain why fees differ. Small subgroup: pre-1995 n=10; read cautiously. 3.8% of\nretained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two\nsubtypes are reported together after condominium classification.\nFACT BOX\nActive townhouse or villa listings, Stuart (before\nexclusions and trimming)\n52\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n52 / 52 (0 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$256\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$249 to $300\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.17 (52 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n0.67% (52 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n7.7% (4) / 7.7% (4) of 52\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n1.9% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n9.6%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); Stuart ranks 26th among 34\npublished city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$249 (2005+ n=41) / $417 (pre-1995 n=10). Small\nsubgroup: pre-1995 n=10; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Stuart's retained usable-fee sample\n(n=52), after exclusions and percentile trimming, is $256, compared with $300 in the separately trimmed\nfive-county sample.\"\n\"Among Stuart townhouses and villas in the retained usable-fee sample (n=52) after exclusions and\npercentile trimming, 7.7 percent have listed monthly-equivalent fees of $500 or more and 7.7 percent are\nbelow $200.\"\n\"Among the retained usable-fee listings in Stuart with a recorded construction year, the median monthly-\nequivalent fee is $249 for a recorded year built of 2005 or later (41 listings) and $417 for those built\nbefore 1995 (10 listings). Small subgroup: pre-1995 n=10; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nStuart and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Stuart retained-sample median $256 a month\n(n=52); five-county median $300 (n=3,206, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 52 active Stuart townhouse or villa listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 0% (0\nlistings); $100 to $200 7.7% (4 listings); $200 to $300 59.6% (31 listings); $300 to $400 15.4% (8 listings);\n$400 to $600 17.3% (9 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Stuart townhouses and villas in the\nretained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a\nrecorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded\nYearBuilt 2005+ n=41; pre-1995 n=10. Small subgroup: pre-1995 n=10; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1980s $417 (10 listings); 2000s\ncount only (3 listings); 2010s count only (8 listings); 2020s $254 (31 listings). Recorded year built 2005 or later\n$249 (41 listings); before 1995 $417 (10 listings). Small subgroup: pre-1995 n=10; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Stuart, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (52 here). Fees below the 1st or above the 99th percentile are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nexcluded by the stated percentile rule (0 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 52 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 52 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after\ncondominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's\nfinances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the\nbrokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but\nnot guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/stuart/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/hoa-fees-stuart/; where published, it uses a separately dated sample and its figures may differ. Attribution:\nPBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real\nestate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "84c297cca31c6ef2bbd9e56f1a9943515905f72dcf94168e909924935ffbbe40", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - STUART HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Stuart townhouse or villa monthly homeowners association fees have a median of $256 in the retained usable-fee sample of 52 listings, 15% below the five-county median\n2. In Stuart's retained usable-fee sample (52 listings after exclusions and percentile trimming), 7.7% have monthly-equivalent fees of $500 or more and 7.7% are below $200\n3. Stuart townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=41) vs pre-1995 (n=10), monthly median 40% lower. Small subgroup: pre-1995; read cautiously.\n\nLEDE\nSTUART, Fla., September 7, 2026 - Among 52 active townhouse or villa listings in Stuart retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $256, with the middle half between $249 and $300, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 52 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 15% below the separately trimmed five-county median of $300 and ranks 26th among 34 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Stuart townhouse or villa fee is $0.17 a month (52 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 0.67% of the listing's current asking price across 52 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 7.7% of the retained sample have fees of $500 or more a month and 7.7% are below $200. 1.9% of the retained sample report two association layers (a master and a sub-association, summed here); 9.6% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 51 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $249 for a recorded year built of 2005 or later (41 listings) and $417 for those built before 1995 (10 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: pre-1995 n=10; read cautiously. 3.8% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Stuart (before exclusions and trimming): 52 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 52 / 52 (0 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $256 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $249 to $300 [September 7, 2026]\n- Median fee per square foot per month: $0.17 (52 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 0.67% (52 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 7.7% (4) / 7.7% (4) of 52 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 1.9% (1) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 9.6% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 0% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Stuart ranks 26th among 34 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $249 (2005+ n=41) / $417 (pre-1995 n=10). Small subgroup: pre-1995 n=10; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Stuart's retained usable-fee sample (n=52), after exclusions and percentile trimming, is $256, compared with $300 in the separately trimmed five-county sample.\"\n- \"Among Stuart townhouses and villas in the retained usable-fee sample (n=52) after exclusions and percentile trimming, 7.7 percent have listed monthly-equivalent fees of $500 or more and 7.7 percent are below $200.\"\n- \"Among the retained usable-fee listings in Stuart with a recorded construction year, the median monthly-equivalent fee is $249 for a recorded year built of 2005 or later (41 listings) and $417 for those built before 1995 (10 listings). Small subgroup: pre-1995 n=10; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- stuart-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Stuart and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Stuart retained-sample median $256 a month (n=52); five-county median $300 (n=3,206, region-level trim).\n- stuart-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 52 active Stuart townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 7.7% (4 listings); $200 to $300 59.6% (31 listings); $300 to $400 15.4% (8 listings); $400 to $600 17.3% (9 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).\n- stuart-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Stuart townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=41; pre-1995 n=10. Small subgroup: pre-1995 n=10; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1980s $417 (10 listings); 2000s count only (3 listings); 2010s count only (8 listings); 2020s $254 (31 listings). Recorded year built 2005 or later $249 (41 listings); before 1995 $417 (10 listings). Small subgroup: pre-1995 n=10; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Stuart, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (52 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (0 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 52 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 52 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/stuart/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-stuart/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "sunny-isles-beach", "city": "Sunny Isles Beach", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "segments": { "houses": { "active": 17, "sample_ok": false, "small_sample": false, "pending": 0, "median_list_price": 2950000.0, "cut_count": 7, "cut_pct": 41.2, "raised_count": 1, "median_cut_pct": 3.6, "median_cut_dollars": 105000.0, "cut_last30": 3, "cut_last30_pct": 17.6, "cut_last7": 1, "median_dom": 54, "median_cdom": 54, "relisted_count": 0, "relisted_pct": 0.0, "over90": 6, "over90_pct": 35.3, "over180": 4, "fresh_held": 8, "fresh_held_pct": 47.1, "stale_uncut": 2, "stale_uncut_pct": 11.8, "dom_buckets": [ { "label": "0-30", "count": 7, "pct": 41.2 }, { "label": "31-60", "count": 3, "pct": 17.6 }, { "label": "61-90", "count": 1, "pct": 5.9 }, { "label": "91-180", "count": 2, "pct": 11.8 }, { "label": "181+", "count": 4, "pct": 23.5 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M to $2M", "active": 4, "cut": 3, "cut_pct": 75.0, "median_cdom": 178.5 }, { "label": "$2M to $5M", "active": 9, "cut": 4, "cut_pct": 44.4, "median_cdom": 24 }, { "label": "$5M and up", "active": 4, "cut": 0, "cut_pct": 0.0, "median_cdom": 29.5 } ], "pending_cut_count": 0, "pending_cut_pct": null, "pending_median_cut_pct": null, "pending_median_cdom": null, "series": [] }, "condos": { "active": 1010, "sample_ok": true, "small_sample": false, "pending": 110, "median_list_price": 707500.0, "cut_count": 414, "cut_pct": 41.0, "raised_count": 47, "median_cut_pct": 6.0, "median_cut_dollars": 49999.5, "cut_last30": 142, "cut_last30_pct": 14.1, "cut_last7": 36, "median_dom": 102.0, "median_cdom": 105.5, "relisted_count": 27, "relisted_pct": 2.7, "over90": 551, "over90_pct": 54.6, "over180": 334, "fresh_held": 298, "fresh_held_pct": 29.5, "stale_uncut": 245, "stale_uncut_pct": 24.3, "dom_buckets": [ { "label": "0-30", "count": 233, "pct": 23.1 }, { "label": "31-60", "count": 131, "pct": 13.0 }, { "label": "61-90", "count": 95, "pct": 9.4 }, { "label": "91-180", "count": 217, "pct": 21.5 }, { "label": "181+", "count": 334, "pct": 33.1 } ], "bands": [ { "label": "Under $250K", "active": 110, "cut": 56, "cut_pct": 50.9, "median_cdom": 125.0 }, { "label": "$250K to $500K", "active": 285, "cut": 120, "cut_pct": 42.1, "median_cdom": 94 }, { "label": "$500K to $1M", "active": 222, "cut": 91, "cut_pct": 41.0, "median_cdom": 103.0 }, { "label": "$1M and up", "active": 393, "cut": 147, "cut_pct": 37.4, "median_cdom": 115 } ], "pending_cut_count": 57, "pending_cut_pct": 51.8, "pending_median_cut_pct": 7.5, "pending_median_cdom": 113.0, "tier": "c4", "series": [ { "date": "2026-09-05", "active": 986, "cut_pct": 40.7, "median_cdom": 103.5, "median_list_price": 742500.0 }, { "date": "2026-09-06", "active": 985, "cut_pct": 40.7, "median_cdom": 105, "median_list_price": 740000.0 }, { "date": "2026-09-07", "active": 1010, "cut_pct": 41.0, "median_cdom": 105.5, "median_list_price": 707500.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "41.0% of Sunny Isles Beach condominiums for sale have cut their asking price", "Sunny Isles Beach sellers blink faster than the rest of Miami-Dade County as 54.6% of condominiums pass 90 days on the market", "Buying in Sunny Isles Beach? Two in five condominiums have already come down once, by a median $50K" ], "lede": "SUNNY ISLES BEACH, Fla., September 7, 2026 - 41.0% of the 1,010 condominiums listed for sale in Sunny Isles Beach have reduced their asking price at least once, by a median 6.0% (about $50K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 17 for sale, too few to report percentages (floor 30).", "quotes": [ "\"41.0 percent of condominiums for sale in Sunny Isles Beach have reduced their asking price at least once, by a median $50K.\"", "\"Counting every relisting, the median Sunny Isles Beach condominium for sale has been waiting 106 days, not the 102 the current listing shows.\"", "\"Of the Sunny Isles Beach condominiums now under contract, 48.2 percent never reduced their asking price; the rest cut by a median 7.5 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Sunny Isles Beach and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 1,010 condominiums, 17 houses, 110 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-sunny-isles-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Sunny Isles Beach versus Miami-Dade County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Sunny Isles Beach condominiums 41.0%, Miami-Dade County condominiums 37.4%. Houses: 17 for sale, too few to report.", "title": "Sunny Isles Beach condominiums are cutting 3.6 points more often than Miami-Dade County" }, { "caption": "Active Sunny Isles Beach listings by cumulative days on market, condominiums, September 7, 2026. 54.6% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 23.1%, 31-60 days 13.0%, 61-90 days 9.4%, 91-180 days 21.5%, 181+ days 33.1%.", "title": "54.6% of Sunny Isles Beach condominiums for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Sunny Isles Beach condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K 50.9% of 110; $250K to $500K 42.1% of 285; $500K to $1M 41.0% of 222; $1M and up 37.4% of 393.", "title": "Under $250K Sunny Isles Beach condominiums have cut most often: 50.9% of 110" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 1137 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 17, "sample_ok": false, "small_sample": false, "pending": 0, "median_list_price": 2950000.0, "cut_count": 7, "cut_pct": 41.2, "raised_count": 1, "valid_price_count": 17, "missing_price_count": 0, "unchanged_count": 9, "not_below_original_count": 10, "cut_sample_ok": false, "cut_small_sample": true, "median_cut_pct": 3.6, "median_cut_dollars": 105000.0, "cut_last30": 3, "cut_last30_pct": 17.6, "cut_last7": 1, "median_dom": 54, "median_cdom": 54, "dom_n": 17, "cdom_n": 17, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 17, "relisted_count": 0, "relisted_pct": 0.0, "over90": 6, "over90_pct": 35.3, "over180": 4, "fresh_held": 8, "fresh_held_pct": 47.1, "fresh_held_missing_cdom_count": 0, "stale_uncut": 2, "stale_uncut_pct": 11.8, "dom_buckets": [ { "label": "0-30", "count": 7, "pct": 41.2 }, { "label": "31-60", "count": 3, "pct": 17.6 }, { "label": "61-90", "count": 1, "pct": 5.9 }, { "label": "91-180", "count": 2, "pct": 11.8 }, { "label": "181+", "count": 4, "pct": 23.5 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M to $2M", "active": 4, "cut": 3, "cut_pct": 75.0, "median_cdom": 178.5, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 }, { "label": "$2M to $5M", "active": 9, "cut": 4, "cut_pct": 44.4, "median_cdom": 24, "cut_pct_denominator": 9, "cdom_n": 9, "valid_price_count": 9 }, { "label": "$5M and up", "active": 4, "cut": 0, "cut_pct": 0.0, "median_cdom": 29.5, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 } ], "pending_cut_count": 0, "pending_cut_pct": null, "pending_valid_price_count": 0, "pending_missing_price_count": 0, "pending_unchanged_count": 0, "pending_raised_count": 0, "pending_not_below_original_count": 0, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 0, "pending_dom_n": 0, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": null, "pending_median_cdom": null, "denominators": { "cut_pct": 17, "cut_last30_pct": 17, "relisted_pct": 17, "fresh_held_pct": 17, "stale_uncut_pct": 17, "over90_pct": 17, "dom_bucket_pct": 17, "pending_cut_pct": 0, "median_dom": 17, "median_cdom": 17, "median_cut_pct": 7, "median_cut_dollars": 7, "pending_median_cut_pct": 0, "pending_median_cdom": 0 }, "county_counts": { "Miami-Dade": 17 }, "series": [] }, "condos": { "active": 1010, "sample_ok": true, "small_sample": false, "pending": 110, "median_list_price": 707500.0, "cut_count": 415, "cut_pct": 41.1, "raised_count": 47, "valid_price_count": 1010, "missing_price_count": 0, "unchanged_count": 548, "not_below_original_count": 595, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.0, "median_cut_dollars": 50000.0, "cut_last30": 143, "cut_last30_pct": 14.2, "cut_last7": 37, "median_dom": 102.0, "median_cdom": 105.5, "dom_n": 1010, "cdom_n": 1010, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 1010, "relisted_count": 27, "relisted_pct": 2.7, "over90": 552, "over90_pct": 54.7, "over180": 334, "fresh_held": 298, "fresh_held_pct": 29.5, "fresh_held_missing_cdom_count": 0, "stale_uncut": 245, "stale_uncut_pct": 24.3, "dom_buckets": [ { "label": "0-30", "count": 233, "pct": 23.1 }, { "label": "31-60", "count": 131, "pct": 13.0 }, { "label": "61-90", "count": 94, "pct": 9.3 }, { "label": "91-180", "count": 218, "pct": 21.6 }, { "label": "181+", "count": 334, "pct": 33.1 } ], "bands": [ { "label": "Under $250K", "active": 110, "cut": 56, "cut_pct": 50.9, "median_cdom": 125.0, "cut_pct_denominator": 110, "cdom_n": 110, "valid_price_count": 110 }, { "label": "$250K to $500K", "active": 285, "cut": 120, "cut_pct": 42.1, "median_cdom": 94, "cut_pct_denominator": 285, "cdom_n": 285, "valid_price_count": 285 }, { "label": "$500K to $1M", "active": 222, "cut": 91, "cut_pct": 41.0, "median_cdom": 103.0, "cut_pct_denominator": 222, "cdom_n": 222, "valid_price_count": 222 }, { "label": "$1M and up", "active": 393, "cut": 148, "cut_pct": 37.7, "median_cdom": 115, "cut_pct_denominator": 393, "cdom_n": 393, "valid_price_count": 393 } ], "pending_cut_count": 57, "pending_cut_pct": 51.8, "pending_valid_price_count": 110, "pending_missing_price_count": 0, "pending_unchanged_count": 50, "pending_raised_count": 3, "pending_not_below_original_count": 53, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 110, "pending_dom_n": 110, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 7.5, "pending_median_cdom": 113.0, "denominators": { "cut_pct": 1010, "cut_last30_pct": 1010, "relisted_pct": 1010, "fresh_held_pct": 1010, "stale_uncut_pct": 1010, "over90_pct": 1010, "dom_bucket_pct": 1010, "pending_cut_pct": 110, "median_dom": 1010, "median_cdom": 1010, "median_cut_pct": 415, "median_cut_dollars": 415, "pending_median_cut_pct": 57, "pending_median_cdom": 110 }, "county_counts": { "Miami-Dade": 1010 }, "tier": "c4", "series": [ { "date": "2026-09-07", "active": 1010, "cut_pct": 41.1, "median_cdom": 105.5, "median_list_price": 707500.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "41.1% of Sunny Isles Beach condominiums for sale are asking less than their original list price", "Seller Blink Rate™ in Sunny Isles Beach: 41.1% of condominiums list below original asking, against 37.4% across Miami-Dade County", "Buying in Sunny Isles Beach? 415 of the 1,010 condominiums for sale are asking below their original price, by a median $50K" ], "lede": "SUNNY ISLES BEACH, Fla., September 7, 2026 - 41.1% of the 1,010 condominiums listed for sale in Sunny Isles Beach (415 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 415 reduced listings, the median reduction is 6% (about $50K). Houses: 17 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"41.1 percent of condominiums for sale in Sunny Isles Beach have a current asking price below their original list price; among those 415 reduced listings the median reduction is $50K.\"", "\"Among active Sunny Isles Beach condominiums, the median recorded CumulativeDaysOnMarket value is 106 days and the median recorded DaysOnMarket value is 102 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 51.8 percent of the 110 Sunny Isles Beach condominiums under contract had a recorded asking price below their original list price; the median reduction among that group was 7.5 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Sunny Isles Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (548 unchanged, 47 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 1,010 condominiums, 17 houses, 110 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/sunny-isles-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-sunny-isles-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Sunny Isles Beach versus Miami-Dade County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Sunny Isles Beach condominiums 41.1%, Miami-Dade County condominiums 37.4%. Houses: 17 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 41.1% of Sunny Isles Beach condominiums for sale are asking below their original price, against 37.4% across Miami-Dade County", "visible_labels": [ "37.4%", "41.1%" ] }, { "caption": "Active Sunny Isles Beach condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 54.7% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 23.1%, 31-60 days 13%, 61-90 days 9.3%, 91-180 days 21.6%, 181+ days 33.1%.", "title": "54.7% of Sunny Isles Beach condominiums for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "23.1%", "13%", "9.3%", "21.6%", "33.1%", "54.7%" ] }, { "caption": "Share of active Sunny Isles Beach condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 50.9% (56 of 110); $250K to $500K 42.1% (120 of 285); $500K to $1M 41% (91 of 222); $1M and up 37.7% (148 of 393).", "title": "Under $250K Sunny Isles Beach condominiums show the highest share asking below original: 50.9% of 110", "visible_labels": [ "37.7%", "148", "393", "41%", "91", "222", "42.1%", "120", "285", "50.9%", "56", "110" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 1137, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 110, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 110, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 110, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 285, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 285, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 285, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 222, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 222, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 222, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 393, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut", "before": 147, "after": 148, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct", "before": 37.4, "after": 37.7, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 393, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 393, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 1010, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Miami-Dade", "before": null, "after": 1010, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_count", "before": 414, "after": 415, "before_present": true, "after_present": true }, { "field": "city.segments.condos.cut_last30", "before": 142, "after": 143, "before_present": true, "after_present": true }, { "field": "city.segments.condos.cut_last30_pct", "before": 14.1, "after": 14.2, "before_present": true, "after_present": true }, { "field": "city.segments.condos.cut_last7", "before": 36, "after": 37, "before_present": true, "after_present": true }, { "field": "city.segments.condos.cut_pct", "before": 41.0, "after": 41.1, "before_present": true, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 1010, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 1010, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 1010, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 1010, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 1010, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 415, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 415, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 1010, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 1010, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 110, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 110, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 1010, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 1010, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[2].count", "before": 95, "after": 94, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[2].pct", "before": 9.4, "after": 9.3, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[3].count", "before": 217, "after": 218, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[3].pct", "before": 21.5, "after": 21.6, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 1010, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_cut_dollars", "before": 49999.5, "after": 50000.0, "before_present": true, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 595, "before_present": false, "after_present": true }, { "field": "city.segments.condos.over90", "before": 551, "after": 552, "before_present": true, "after_present": true }, { "field": "city.segments.condos.over90_pct", "before": 54.6, "after": 54.7, "before_present": true, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 1010, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 110, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 110, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 110, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 548, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 1010, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Miami-Dade", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 17, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Sunny Isles Beach condominiums 41.0%, Miami-Dade County condominiums 37.4%. Houses: 17 for sale, too few to report.", "after": "Horizontal bar chart. Sunny Isles Beach condominiums 41.1%, Miami-Dade County condominiums 37.4%. Houses: 17 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Sunny Isles Beach versus Miami-Dade County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Sunny Isles Beach versus Miami-Dade County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Sunny Isles Beach condominiums are cutting 3.6 points more often than Miami-Dade County", "after": "Seller Blink Rate™: 41.1% of Sunny Isles Beach condominiums for sale are asking below their original price, against 37.4% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "37.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "41.1%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 23.1%, 31-60 days 13.0%, 61-90 days 9.4%, 91-180 days 21.5%, 181+ days 33.1%.", "after": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 23.1%, 31-60 days 13%, 61-90 days 9.3%, 91-180 days 21.6%, 181+ days 33.1%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Sunny Isles Beach listings by cumulative days on market, condominiums, September 7, 2026. 54.6% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Sunny Isles Beach condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 54.7% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "54.6% of Sunny Isles Beach condominiums for sale have waited more than 90 days, counting every relisting", "after": "54.7% of Sunny Isles Beach condominiums for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "23.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "13%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "9.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "21.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "33.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "54.7%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K 50.9% of 110; $250K to $500K 42.1% of 285; $500K to $1M 41.0% of 222; $1M and up 37.4% of 393.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 50.9% (56 of 110); $250K to $500K 42.1% (120 of 285); $500K to $1M 41% (91 of 222); $1M and up 37.7% (148 of 393).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Sunny Isles Beach condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Sunny Isles Beach condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Under $250K Sunny Isles Beach condominiums have cut most often: 50.9% of 110", "after": "Under $250K Sunny Isles Beach condominiums show the highest share asking below original: 50.9% of 110", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "37.7%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "56", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "110", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "148", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "393", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "41%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "91", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "222", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "42.1%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "120", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "285", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "50.9%", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "41.0% of Sunny Isles Beach condominiums for sale have cut their asking price", "after": "41.1% of Sunny Isles Beach condominiums for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Sunny Isles Beach sellers blink faster than the rest of Miami-Dade County as 54.6% of condominiums pass 90 days on the market", "after": "Seller Blink Rate™ in Sunny Isles Beach: 41.1% of condominiums list below original asking, against 37.4% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Sunny Isles Beach? Two in five condominiums have already come down once, by a median $50K", "after": "Buying in Sunny Isles Beach? 415 of the 1,010 condominiums for sale are asking below their original price, by a median $50K", "before_present": true, "after_present": true }, { "field": "lede", "before": "SUNNY ISLES BEACH, Fla., September 7, 2026 - 41.0% of the 1,010 condominiums listed for sale in Sunny Isles Beach have reduced their asking price at least once, by a median 6.0% (about $50K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 17 for sale, too few to report percentages (floor 30).", "after": "SUNNY ISLES BEACH, Fla., September 7, 2026 - 41.1% of the 1,010 condominiums listed for sale in Sunny Isles Beach (415 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 415 reduced listings, the median reduction is 6% (about $50K). Houses: 17 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Sunny Isles Beach and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 1,010 condominiums, 17 houses, 110 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-sunny-isles-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Sunny Isles Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (548 unchanged, 47 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 1,010 condominiums, 17 houses, 110 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/sunny-isles-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-sunny-isles-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"41.0 percent of condominiums for sale in Sunny Isles Beach have reduced their asking price at least once, by a median $50K.\"", "after": "\"41.1 percent of condominiums for sale in Sunny Isles Beach have a current asking price below their original list price; among those 415 reduced listings the median reduction is $50K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Sunny Isles Beach condominium for sale has been waiting 106 days, not the 102 the current listing shows.\"", "after": "\"Among active Sunny Isles Beach condominiums, the median recorded CumulativeDaysOnMarket value is 106 days and the median recorded DaysOnMarket value is 102 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Sunny Isles Beach condominiums now under contract, 48.2 percent never reduced their asking price; the rest cut by a median 7.5 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 51.8 percent of the 110 Sunny Isles Beach condominiums under contract had a recorded asking price below their original list price; the median reduction among that group was 7.5 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "e0b3ec70a410b3bac5d69d02a81e1da7c97b51d71d99aaf27b78d809b48d0390", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nSunny Isles Beach price cuts and true days on market\nHEADLINE OPTIONS\n41.0% of Sunny Isles Beach condominiums for sale have cut their asking price\nSunny Isles Beach sellers blink faster than the rest of Miami-Dade County as 54.6% of condominiums pass\n90 days on the market\nBuying in Sunny Isles Beach? Two in five condominiums have already come down once, by a median $50K\nLEDE\nSUNNY ISLES BEACH, Fla., September 7, 2026 - 41.0% of the 1,010 condominiums listed for sale in Sunny\nIsles Beach have reduced their asking price at least once, by a median 6.0% (about $50K), according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. Houses: 17 for sale, too few to report percentages\n(floor 30).\nNUT GRAF\nThe figures point to a market where 51.8% of condominiums reached a contract only after a price cut: of the\n110 Sunny Isles Beach condominiums now under contract, 51.8% reduced before going under contract, with a\nmedian cut of 7.5% and a median 113 days to contract. Across Miami-Dade County the price-cut share is\n37.4% for condominiums and 37.6% for houses, so Sunny Isles Beach condominiums are cutting 3.6 points\nmore often than the county. Counting every relisting, the median Sunny Isles Beach condominium for sale has\nbeen on the market 106 days, against 102 on its current listing; 2.7% of active condominiums have been\nwithdrawn and relisted at least once.\nFACT BOX\nActive\ncondominium\nlistings, Sunny\nIsles Beach\n1,010\nShare with at\nleast one price\nreduction,\ncondominiums\n41.0% (414 of 1,010)\nMedian\nreduction from\n6.0% (about $50K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\noriginal asking,\ncondominiums\nActive single-\nfamily listings,\nSunny Isles\nBeach\n17 (below the 30-listing floor; percentages not reported)\nMedian\ncumulative days\non market,\ncondominiums\n106 days (102 on current listing)\nCondominiums\non market more\nthan 90 days,\ncumulative\n54.6% (551 of 1,010)\nCondominiums\nunder contract\nthat reduced\nfirst\n51.8% of 110\nMiami-Dade\nCounty price-\ncut share,\ncondominiums /\nhouses\n37.4% / 37.6%\nConditions read\n(PBP rule,\ndisclosed in\nmethod)\nCondominiums: Cutting at peer pace\nPeer group,\ncondominiums\n(median asking\n$600K and up;\npeer cut share\n38.1%)\nCoral Gables, Riviera Beach, Hillsboro Beach, Singer Island, Surfside, Highland Beach, Bay Harbor Islands, Palm Beac\nQUOTABLE DATA POINTS\n\"41.0 percent of condominiums for sale in Sunny Isles Beach have reduced their asking price at least once,\nby a median $50K.\"\n\"Counting every relisting, the median Sunny Isles Beach condominium for sale has been waiting 106 days,\nnot the 102 the current listing shows.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Of the Sunny Isles Beach condominiums now under contract, 48.2 percent never reduced their asking\nprice; the rest cut by a median 7.5 percent before a buyer committed. Contract prices are not known until\nthe sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Sunny Isles Beach versus Miami-Dade County, condominiums, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Sunny Isles Beach listings by cumulative days on market, condominiums, September 7, 2026. 54.6% of condominiums have passed\n90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Sunny Isles Beach condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30\nlistings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Sunny Isles Beach and Miami-Dade County\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit\nreflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\non market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences;\ncondominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under\nContract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 1,010 condominiums, 17\nhouses, 110 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate\nor model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-sunny-isles-beach/ . Conditions read: How the read works: each city is compared with its peer\ngroup, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer\nfigure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at\nleast 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting\nat peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is\nrelative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "7117c5ec14240bb3f45a2c48341f771a8a29cac256d3eebee8437dd2ed218081", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nSunny Isles Beach asking-price reductions and\nrecorded days on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/sunny-isles-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n41.1% of Sunny Isles Beach condominiums for sale are asking less than their original list price\nSeller Blink Rate™ in Sunny Isles Beach: 41.1% of condominiums list below original asking, against 37.4%\nacross Miami-Dade County\nBuying in Sunny Isles Beach? 415 of the 1,010 condominiums for sale are asking below their original price,\nby a median $50K\nLEDE\nSUNNY ISLES BEACH, Fla., September 7, 2026 - 41.1% of the 1,010 condominiums listed for sale in Sunny\nIsles Beach (415 listings) have a current asking price below their original list price, according to PBP Real\nEstate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 415 reduced listings, the\nmedian reduction is 6% (about $50K). Houses: 17 for sale, below the 30-listing floor, so no percentages are\nreported for them.\nNUT GRAF\nFor active Sunny Isles Beach condominiums, the median recorded CumulativeDaysOnMarket value is 106 days\nand the median recorded DaysOnMarket value is 102 days, each calculated from non-missing values in that\nfield (1,010 and 1,010 listings). 2.7% of all active condominiums have both fields recorded and a cumulative\nvalue greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 110\nSunny Isles Beach condominiums under contract (Pending or Active Under Contract), 57 (51.8%) have a\nrecorded asking price below their original list price; the median reduction among that group is 7.5%. The\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nremainder are not recorded as below their original list price, which is not a price history. These asking-price\nfields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original\nare 37.4% for condominiums and 37.6% for houses; Sunny Isles Beach condominiums are 3.7 points above the\ncounty share.\nFACT BOX\nActive condominium listings, Sunny Isles\nBeach\n1,010\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n41.1% (415 of 1,010)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\ncondominiums\n1,010 / 0; 548 / 47\nSeptember 7, 2026\nMedian reduction among the 415\nreduced condominiums\n6% (about $50K)\nSeptember 7, 2026\nActive single-family listings, Sunny Isles\nBeach\n17 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, condominiums\n106 / 102 days (from 1,010 / 1,010 recorded values)\nSeptember 7, 2026\nCondominiums with recorded\nCumulativeDaysOnMarket over 90 days\n54.7% (552 of 1,010 with a recorded value)\nSeptember 7, 2026\nCondominiums under contract asking\nbelow original list price\n51.8% (57 of 110)\nSeptember 7, 2026\nMiami-Dade County share asking below\noriginal, condominiums / houses\n37.4% / 37.6%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nCondominiums: Higher below-original share than peers\nSeptember 7, 2026\nPeer group, condominiums (median\nasking $600K and up; peer share 38.1%)\nCoral Gables, Riviera Beach, Hillsboro Beach, Singer\nIsland, Surfside, Highland Beach, Bay Harbor Islands, Palm\nBeach, Lake Park, Key Biscayne, Juno Beach, Bal Harbour,\nCoconut Grove\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"41.1 percent of condominiums for sale in Sunny Isles Beach have a current asking price below their\noriginal list price; among those 415 reduced listings the median reduction is $50K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"Among active Sunny Isles Beach condominiums, the median recorded CumulativeDaysOnMarket value is\n106 days and the median recorded DaysOnMarket value is 102 days. These are MLS-recorded fields, not\nan independently reconstructed listing history.\"\n\"At the snapshot, 51.8 percent of the 110 Sunny Isles Beach condominiums under contract had a recorded\nasking price below their original list price; the median reduction among that group was 7.5 percent. The\nremainder were not recorded as below their original list price, which is not a price history. Agreed contract\nprices are not inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Sunny Isles Beach versus Miami-\nDade County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nChart data (aggregate): Horizontal bar chart. Sunny Isles Beach condominiums 41.1%, Miami-Dade County\ncondominiums 37.4%. Houses: 17 for sale, count only. Share of active listings asking below their original list\nprice, September 7, 2026.\nActive Sunny Isles Beach condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with\na recorded value in that field; 54.7% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Condominiums: 0-30 days\n23.1%, 31-60 days 13%, 61-90 days 9.3%, 91-180 days 21.6%, 181+ days 33.1%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Sunny Isles Beach condominiums asking below their original list price, by current asking-price band, September 7, 2026.\nBands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\ncondominiums: Under $250K 50.9% (56 of 110); $250K to $500K 42.1% (120 of 285); $500K to $1M 41%\n(91 of 222); $1M and up 37.7% (148 of 393).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Sunny Isles Beach,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (548 unchanged, 47 above original, 0 without both prices among condominiums). The median reduction is the\nmiddle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced.\nDays on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the\nlistings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded\nCumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or\nhow often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT\nasking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands\nunder 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nshared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype\n(townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment\nwhen the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified\nas condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining\nSingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-\ncontract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39\nis marked small. Houses are below the floor and appear as a count only. Sample sizes: 1,010 condominiums, 17 houses, 110\ncondominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings\nwhose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking\nbelow their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read\nworks: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and\ncondominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of\nunder-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-\nprice records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between\nthe rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active\nlistings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source\ntable behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/sunny-isles-beach/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-sunny-isles-beach/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "699d0b7e35729b76de3f849bfa3f7495e7d5d734d7120134fa56092b66df383a", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - SUNNY ISLES BEACH PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 41.1% of Sunny Isles Beach condominiums for sale are asking less than their original list price\n2. Seller Blink Rate™ in Sunny Isles Beach: 41.1% of condominiums list below original asking, against 37.4% across Miami-Dade County\n3. Buying in Sunny Isles Beach? 415 of the 1,010 condominiums for sale are asking below their original price, by a median $50K\n\nLEDE\nSUNNY ISLES BEACH, Fla., September 7, 2026 - 41.1% of the 1,010 condominiums listed for sale in Sunny Isles Beach (415 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 415 reduced listings, the median reduction is 6% (about $50K). Houses: 17 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active Sunny Isles Beach condominiums, the median recorded CumulativeDaysOnMarket value is 106 days and the median recorded DaysOnMarket value is 102 days, each calculated from non-missing values in that field (1,010 and 1,010 listings). 2.7% of all active condominiums have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 110 Sunny Isles Beach condominiums under contract (Pending or Active Under Contract), 57 (51.8%) have a recorded asking price below their original list price; the median reduction among that group is 7.5%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.4% for condominiums and 37.6% for houses; Sunny Isles Beach condominiums are 3.7 points above the county share.\n\nFACT BOX (exact figures)\n- Active condominium listings, Sunny Isles Beach: 1,010 [September 7, 2026]\n- Share asking below original list price, condominiums: 41.1% (415 of 1,010) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, condominiums: 1,010 / 0; 548 / 47 [September 7, 2026]\n- Median reduction among the 415 reduced condominiums: 6% (about $50K) [September 7, 2026]\n- Active single-family listings, Sunny Isles Beach: 17 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, condominiums: 106 / 102 days (from 1,010 / 1,010 recorded values) [September 7, 2026]\n- Condominiums with recorded CumulativeDaysOnMarket over 90 days: 54.7% (552 of 1,010 with a recorded value) [September 7, 2026]\n- Condominiums under contract asking below original list price: 51.8% (57 of 110) [September 7, 2026]\n- Miami-Dade County share asking below original, condominiums / houses: 37.4% / 37.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Condominiums: Higher below-original share than peers [September 7, 2026]\n- Peer group, condominiums (median asking $600K and up; peer share 38.1%): Coral Gables, Riviera Beach, Hillsboro Beach, Singer Island, Surfside, Highland Beach, Bay Harbor Islands, Palm Beach, Lake Park, Key Biscayne, Juno Beach, Bal Harbour, Coconut Grove [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"41.1 percent of condominiums for sale in Sunny Isles Beach have a current asking price below their original list price; among those 415 reduced listings the median reduction is $50K.\"\n- \"Among active Sunny Isles Beach condominiums, the median recorded CumulativeDaysOnMarket value is 106 days and the median recorded DaysOnMarket value is 102 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 51.8 percent of the 110 Sunny Isles Beach condominiums under contract had a recorded asking price below their original list price; the median reduction among that group was 7.5 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- sunny-isles-beach-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Sunny Isles Beach versus Miami-Dade County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Sunny Isles Beach condominiums 41.1%, Miami-Dade County condominiums 37.4%. Houses: 17 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- sunny-isles-beach-true-days-on-market-r1-2026-09-07.png\n Caption: Active Sunny Isles Beach condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 54.7% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Condominiums: 0-30 days 23.1%, 31-60 days 13%, 61-90 days 9.3%, 91-180 days 21.6%, 181+ days 33.1%.\n- sunny-isles-beach-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Sunny Isles Beach condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 50.9% (56 of 110); $250K to $500K 42.1% (120 of 285); $500K to $1M 41% (91 of 222); $1M and up 37.7% (148 of 393).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Sunny Isles Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (548 unchanged, 47 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 1,010 condominiums, 17 houses, 110 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/sunny-isles-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-sunny-isles-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-1245a0228a92103fe7c7" }, { "slug": "sunny-isles-beach", "city": "Sunny Isles Beach", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "active": 1010, "with_fee": 986, "no_cadence": 1, "sample_ok": true, "cuts": { "active": 1010, "cut_count": 414, "cut_pct": 41.0, "median_cut_pct": 6.0, "median_cut_dollars": 50000 }, "outliers_dropped": 20, "n": 966, "median": 1474, "p10": 720, "p25": 1076, "p75": 2455, "p90": 4064, "min": 393, "max": 13800, "median_sqft": 1.18, "n_sqft": 954, "median_pct_price": 2.19, "median_list_price": 677500, "median_year_built": 2002, "median_sqft_area": 1384, "over_1000": 746, "over_1000_pct": 77.2, "under_500": 22, "under_500_pct": 2.3, "hi_thr": 1000, "lo_thr": 500, "over_hi": 746, "over_hi_pct": 77.2, "under_lo": 22, "under_lo_pct": 2.3, "types": { "Condominium": { "count": 943, "pct": 97.6 }, "null": { "count": 20, "pct": 2.1 }, "Townhouse": { "count": 2, "pct": 0.2 }, "SingleFamilyResidence": { "count": 1, "pct": 0.1 } }, "regime": { "COA": { "count": 929, "pct": 96.2 }, "not_recorded": { "count": 34, "pct": 3.5 }, "HOA": { "count": 3, "pct": 0.3 } }, "villa_median": null, "townhouse_median": 1749, "cadence": { "Monthly": { "count": 946, "pct": 97.9 }, "Quarterly": { "count": 20, "pct": 2.1 } }, "stacked": { "count": 2, "pct": 0.2, "median_total": 5261, "median_master": 2096 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 22, "pct": 2.3 }, { "label": "$500 to $750", "count": 84, "pct": 8.7 }, { "label": "$750 to $1,000", "count": 114, "pct": 11.8 }, { "label": "$1,000 to $1,500", "count": 271, "pct": 28.1 }, { "label": "$1,500 to $2,000", "count": 153, "pct": 15.8 }, { "label": "$2,000 and up", "count": 322, "pct": 33.3 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 140, "median": 1273, "median_sqft": 3.03 }, { "label": "1970s", "n": 240, "median": 837, "median_sqft": 0.81 }, { "label": "1980s", "n": 26, "median": 1110, "median_sqft": 0.64 }, { "label": "1990s", "n": 45, "median": 1711, "median_sqft": 0.97 }, { "label": "2000s", "n": 314, "median": 2124, "median_sqft": 1.47 }, { "label": "2010s", "n": 146, "median": 2397, "median_sqft": 1.3 }, { "label": "2020s", "n": 54, "median": 5188, "median_sqft": 1.94 } ], "bands": [ { "label": "Under $250K", "n": 108, "median": 1273, "median_pct_price": 10.94 }, { "label": "$250K to $500K", "n": 277, "median": 921, "median_pct_price": 2.97 }, { "label": "$500K to $1M", "n": 211, "median": 1295, "median_pct_price": 2.31 }, { "label": "$1M and up", "n": 370, "median": 2669, "median_pct_price": 1.4 } ], "pre1995": { "n": 425, "median": 1100 }, "post2005": { "n": 388, "median": 2480 }, "includes": [ { "key": "Water", "label": "Water", "count": 572, "pct": 67.7 }, { "key": "CableTv", "label": "Cable TV", "count": 564, "pct": 66.7 }, { "key": "Trash", "label": "Trash", "count": 535, "pct": 63.3 }, { "key": "CommonAreas", "label": "Common areas", "count": 484, "pct": 57.3 }, { "key": "Security", "label": "Security", "count": 468, "pct": 55.4 }, { "key": "Sewer", "label": "Sewer", "count": 453, "pct": 53.6 }, { "key": "Internet", "label": "Internet", "count": 441, "pct": 52.2 }, { "key": "Pools", "label": "Pool", "count": 439, "pct": 52.0 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 343, "pct": 40.6 }, { "key": "HotWater", "label": "Hot water", "count": 342, "pct": 40.5 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 321, "pct": 38.0 }, { "key": "Insurance", "label": "Building insurance", "count": 251, "pct": 29.7 }, { "key": "PestControl", "label": "Pest control", "count": 209, "pct": 24.7 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 173, "pct": 20.5 } ], "includes_n": 845, "flags": { "sa_mentioned": { "count": 67, "pct": 6.9 }, "sa_none_or_paid": { "count": 44, "pct": 4.6 }, "sa_pending": { "count": 5, "pct": 0.5 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 41, "pct": 4.2 }, "reserves": { "count": 5, "pct": 0.5 }, "land_lease": { "count": 1, "pct": 0.1 }, "remarks_n": 965 }, "developments": [ { "name": "The Aventura Beach Club Co", "master": null, "n": 73, "anecdotal": false, "median": 1314, "median_sqft": 3.54, "year_built": 1966, "median_list_price": 125000, "sa_mentioned": 18, "sa_pending": 4, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Trump International Sonesta", "master": null, "n": 45, "anecdotal": false, "median": 2484, "median_sqft": 3.74, "year_built": 2003, "median_list_price": 300000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Reserve", "master": null, "n": 41, "anecdotal": false, "median": 1133, "median_sqft": 1.12, "year_built": 1972, "median_list_price": 499800, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Parque Towers", "master": null, "n": 39, "anecdotal": false, "median": 1825, "median_sqft": 1.11, "year_built": 2019, "median_list_price": 1350000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Porto Bellagio", "master": null, "n": 35, "anecdotal": false, "median": 936, "median_sqft": 0.91, "year_built": 2003, "median_list_price": 475000, "sa_mentioned": 8, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Arlen House East", "master": null, "n": 30, "anecdotal": false, "median": 1200, "median_sqft": 0.87, "year_built": 1975, "median_list_price": 548000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "18975 Collins", "master": null, "n": 29, "anecdotal": false, "median": 3400, "median_sqft": 2.11, "year_built": 2019, "median_list_price": 3355000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "La Perla", "master": null, "n": 27, "anecdotal": false, "median": 1558, "median_sqft": 1.46, "year_built": 2006, "median_list_price": 1039000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Plaza of Americas Part 4", "master": null, "n": 26, "anecdotal": false, "median": 720, "median_sqft": 0.82, "year_built": 1979, "median_list_price": 307500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Arlen House", "master": null, "n": 25, "anecdotal": false, "median": 1212, "median_sqft": 1.18, "year_built": 1968, "median_list_price": 349000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oceanview Building A Cond", "master": null, "n": 24, "anecdotal": false, "median": 800, "median_sqft": 0.78, "year_built": 1971, "median_list_price": 372450, "sa_mentioned": 4, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Point Beach Club Co", "master": null, "n": 23, "anecdotal": false, "median": 2368, "median_sqft": 1.82, "year_built": 2000, "median_list_price": 745000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Trump Royale", "master": null, "n": 22, "anecdotal": false, "median": 2124, "median_sqft": 1.25, "year_built": 2008, "median_list_price": 1487000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oceanview Building B Cond", "master": null, "n": 19, "anecdotal": false, "median": 1016, "median_sqft": 0.83, "year_built": 1972, "median_list_price": 425000, "sa_mentioned": 6, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Arlen House West", "master": null, "n": 18, "anecdotal": false, "median": 1158, "median_sqft": 1.1, "year_built": 1969, "median_list_price": 382500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coastal Towers", "master": null, "n": 18, "anecdotal": false, "median": 818, "median_sqft": 1.13, "year_built": 1965, "median_list_price": 272000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "18555 Collins Avenue Cond", "master": null, "n": 15, "anecdotal": false, "median": 8103, "median_sqft": 2.28, "year_built": 2016, "median_list_price": 5799000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Winston Towers 500", "master": null, "n": 15, "anecdotal": false, "median": 593, "median_sqft": 0.44, "year_built": 1976, "median_list_price": 445000, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "M Resort Residences", "master": null, "n": 14, "anecdotal": false, "median": 1246, "median_sqft": 1.81, "year_built": 2005, "median_list_price": 637009, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tdr Tower Iii", "master": null, "n": 14, "anecdotal": false, "median": 2090, "median_sqft": 1.29, "year_built": 2010, "median_list_price": 1849000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sole", "master": null, "n": 13, "anecdotal": false, "median": 2265, "median_sqft": 2.41, "year_built": 2007, "median_list_price": 665000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tdr Tower I", "master": null, "n": 13, "anecdotal": false, "median": 1893, "median_sqft": 1.24, "year_built": 2008, "median_list_price": 1590000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "400 Sunny Isles East", "master": null, "n": 12, "anecdotal": false, "median": 2014, "median_sqft": 1.16, "year_built": 2015, "median_list_price": 1125000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Winston Towers 600 Hoa", "master": null, "n": 12, "anecdotal": false, "median": 1054, "median_sqft": 0.59, "year_built": 1981, "median_list_price": 724940, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Jade Beach", "master": null, "n": 11, "anecdotal": false, "median": 3119, "median_sqft": 1.67, "year_built": 2008, "median_list_price": 2750000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Jade Ocean", "master": null, "n": 11, "anecdotal": false, "median": 3069, "median_sqft": 1.56, "year_built": 2009, "median_list_price": 3095000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "North Biscayne Beach Amen", "master": null, "n": 11, "anecdotal": false, "median": 9430, "median_sqft": 2.15, "year_built": 2022, "median_list_price": 9750000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Trump Palace", "master": null, "n": 11, "anecdotal": false, "median": 2901, "median_sqft": 1.59, "year_built": 2006, "median_list_price": 2375000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Acqualina Ocean Residence", "master": null, "n": 10, "anecdotal": false, "median": 5418, "median_sqft": 2.03, "year_built": 2006, "median_list_price": 4625000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Winston Towers 200", "master": null, "n": 10, "anecdotal": false, "median": 658, "median_sqft": 0.61, "year_built": 1971, "median_list_price": 364950, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Le Cartier", "master": null, "n": 9, "anecdotal": true, "median": 567, "median_sqft": 0.7, "year_built": 1972, "median_list_price": 409000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tdr Tower Ii", "master": null, "n": 9, "anecdotal": true, "median": 2800, "median_sqft": 1.41, "year_built": 2008, "median_list_price": 1975777, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Winston Towers 100 Ccondo", "master": null, "n": 9, "anecdotal": true, "median": 774, "median_sqft": 0.65, "year_built": 1970, "median_list_price": 415000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "400 Sunny Isles Wes", "master": null, "n": 8, "anecdotal": true, "median": 2036, "median_sqft": 1.21, "year_built": 2015, "median_list_price": 1157500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Avila", "master": null, "n": 8, "anecdotal": true, "median": 484, "median_sqft": 0.9, "year_built": 1973, "median_list_price": 210000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Poinciana Is Yt Rcq Club", "master": null, "n": 8, "anecdotal": true, "median": 1647, "median_sqft": 0.7, "year_built": 1980, "median_list_price": 1244500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sayan", "master": null, "n": 8, "anecdotal": true, "median": 1984, "median_sqft": 1.48, "year_built": 2007, "median_list_price": 1239500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Turnberry Ocean Club", "master": null, "n": 8, "anecdotal": true, "median": 5840, "median_sqft": 1.86, "year_built": 2020, "median_list_price": 6325000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Turnberry Ocean Colony So", "master": null, "n": 8, "anecdotal": true, "median": 3182, "median_sqft": 0.91, "year_built": 2007, "median_list_price": 4097500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Winston Tower 300", "master": null, "n": 8, "anecdotal": true, "median": 837, "median_sqft": 0.54, "year_built": 1973, "median_list_price": 649298, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Winston Towers 400", "master": null, "n": 8, "anecdotal": true, "median": 648, "median_sqft": 0.44, "year_built": 1974, "median_list_price": 391750, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Jade Signature", "master": null, "n": 7, "anecdotal": true, "median": 3408, "median_sqft": 1.75, "year_built": 2018, "median_list_price": 3400000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oceania Iv", "master": null, "n": 7, "anecdotal": true, "median": 1556, "median_sqft": 0.88, "year_built": 1995, "median_list_price": 849000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oceania V", "master": null, "n": 7, "anecdotal": true, "median": 1392, "median_sqft": 0.75, "year_built": 2002, "median_list_price": 1799000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "St Tropez On the Bay 1 Co", "master": null, "n": 7, "anecdotal": true, "median": 1835, "median_sqft": 1.25, "year_built": 2009, "median_list_price": 840000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "St Tropez On the Bay Iii", "master": null, "n": 7, "anecdotal": true, "median": 1800, "median_sqft": 1.22, "year_built": 2010, "median_list_price": 910000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "15701 Collins", "master": null, "n": 6, "anecdotal": true, "median": 2920, "median_sqft": 1.94, "year_built": 2020, "median_list_price": 3894500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Aurora", "master": null, "n": 6, "anecdotal": true, "median": 2165, "median_sqft": 1.53, "year_built": 2023, "median_list_price": 1467500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Marbella Tower", "master": null, "n": 6, "anecdotal": true, "median": 831, "median_sqft": 0.68, "year_built": 1976, "median_list_price": 349900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Four", "master": null, "n": 6, "anecdotal": true, "median": 1958, "median_sqft": 1.06, "year_built": 2006, "median_list_price": 1619500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean One", "master": null, "n": 6, "anecdotal": true, "median": 2256, "median_sqft": 1.4, "year_built": 1999, "median_list_price": 1412500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Two", "master": null, "n": 6, "anecdotal": true, "median": 2117, "median_sqft": 0.99, "year_built": 2001, "median_list_price": 1860000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oceania Iii", "master": null, "n": 6, "anecdotal": true, "median": 1572, "median_sqft": 0.98, "year_built": 1991, "median_list_price": 1049500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Pinnacle", "master": null, "n": 6, "anecdotal": true, "median": 2148, "median_sqft": 1.09, "year_built": 1998, "median_list_price": 2047500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Caribbean Breeze", "master": null, "n": 5, "anecdotal": true, "median": 1094, "median_sqft": 1.18, "year_built": 1974, "median_list_price": 320000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Muse", "master": null, "n": 5, "anecdotal": true, "median": 6840, "median_sqft": 2.14, "year_built": 2018, "median_list_price": 5995000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Three", "master": null, "n": 5, "anecdotal": true, "median": 1817, "median_sqft": 0.85, "year_built": 2003, "median_list_price": 1949000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "St Tropez On the Bay Ii C", "master": null, "n": 5, "anecdotal": true, "median": 1834, "median_sqft": 1.26, "year_built": 2009, "median_list_price": 839000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Acqualina", "n": 8, "median": 8336, "enclaves": 3, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 1474, "p25": 1056, "p75": 2465, "n": 943, "median_sqft": 1.17, "sa_pending_pct": 0.4 }, { "date": "2026-09-07", "median": 1474, "p25": 1076, "p75": 2455, "n": 966, "median_sqft": 1.18, "sa_pending_pct": 0.5 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Sunny Isles Beach condo for sale carries a $1,474-a-month association fee, 84% above the South Florida median", "77.2% of Sunny Isles Beach condos on the market ask $1,000 or more a month in fees; 2.3% stay under $500", "Sunny Isles Beach condos built since 2005 carry fees 125% higher than buildings from before 1995" ], "lede": "SUNNY ISLES BEACH, Fla., September 7, 2026 - The median monthly association fee across the 966 condominiums listed for sale in Sunny Isles Beach is $1,474, with half of the listings between $1,076 and $2,455 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 84% above the five-county South Florida median of $800, and ranks Sunny Isles Beach 11 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Sunny Isles Beach carries a monthly association fee of $1,474, 84% above the five-county South Florida median of $800.\"", "\"77.2 percent of Sunny Isles Beach condos on the market ask $1,000 or more a month in association fees; only 2.3 percent stay under $500.\"", "\"In Sunny Isles Beach, a condo completed since 2005 carries a median fee of $2,480 a month, against $1,100 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Sunny Isles Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (1 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (20 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-sunny-isles-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Sunny Isles Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Sunny Isles Beach median $1,474 a month, South Florida median $800; Sunny Isles Beach ranks 11 of 69 cities.", "title": "Sunny Isles Beach condo fees sit 84% above the South Florida median" }, { "caption": "Share of active Sunny Isles Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 2.3% (22 listings); $500 to $750 8.7% (84 listings); $750 to $1,000 11.8% (114 listings); $1,000 to $1,500 28.1% (271 listings); $1,500 to $2,000 15.8% (153 listings); $2,000 and up 33.3% (322 listings).", "title": "33.3% of Sunny Isles Beach condos for sale carry a fee of $2,000 and up a month" }, { "caption": "Median monthly-equivalent association fee for active Sunny Isles Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s $1,273 (140 listings); 1970s $837 (240 listings); 1980s $1,110 (26 listings); 1990s $1,711 (45 listings); 2000s $2,124 (314 listings); 2010s $2,397 (146 listings); 2020s $5,188 (54 listings).", "title": "Sunny Isles Beach condos built since 2005 ask 125% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 1010 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 1010, "with_fee": 986, "no_cadence": 1, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 986, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 24, "n": 966, "retained_n": 966, "outliers_dropped": 20, "trim_applied": true, "cuts": { "active": 1010, "cut_count": 415, "cut_pct": 41.1, "median_cut_pct": 6.0, "median_cut_dollars": 50000, "valid_price_count": 1010, "missing_price_count": 0, "unchanged_count": 548, "raised_count": 47, "not_below_original_count": 595, "cut_pct_denominator": 1010, "cut_sample_ok": true, "median_cut_n": 415 }, "trim_bounds": { "p1": 385.45, "p99": 13817.099999999997 }, "retained_small_sample": false, "retained_below_30": false, "median": 1474, "p10": 720, "p25": 1076, "p75": 2455, "p90": 4064, "min": 393, "max": 13800, "median_sqft": 1.18, "n_sqft": 954, "median_pct_price": 2.19, "n_pct_price": 966, "median_list_price": 677500, "median_year_built": 2002, "median_sqft_area": 1384, "over_1000": 746, "over_1000_pct": 77.2, "under_500": 22, "under_500_pct": 2.3, "hi_thr": 1000, "lo_thr": 500, "over_hi": 746, "over_hi_pct": 77.2, "under_lo": 22, "under_lo_pct": 2.3, "types": { "Condominium": { "count": 943, "pct": 97.6 }, "null": { "count": 20, "pct": 2.1 }, "Townhouse": { "count": 2, "pct": 0.2 }, "SingleFamilyResidence": { "count": 1, "pct": 0.1 } }, "regime": { "COA": { "count": 929, "pct": 96.2 }, "not_recorded": { "count": 34, "pct": 3.5 }, "HOA": { "count": 3, "pct": 0.3 } }, "villa_median": null, "townhouse_median": 1749, "cadence": { "Monthly": { "count": 946, "pct": 97.9 }, "Quarterly": { "count": 20, "pct": 2.1 } }, "stacked": { "count": 2, "pct": 0.2, "median_total": 5261, "median_master": 2096 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 22, "pct": 2.3 }, { "label": "$500 to $750", "count": 84, "pct": 8.7 }, { "label": "$750 to $1,000", "count": 114, "pct": 11.8 }, { "label": "$1,000 to $1,500", "count": 271, "pct": 28.1 }, { "label": "$1,500 to $2,000", "count": 153, "pct": 15.8 }, { "label": "$2,000 and up", "count": 322, "pct": 33.3 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 140, "median": 1273, "median_sqft": 3.03 }, { "label": "1970s", "n": 240, "median": 837, "median_sqft": 0.81 }, { "label": "1980s", "n": 26, "median": 1110, "median_sqft": 0.64 }, { "label": "1990s", "n": 45, "median": 1711, "median_sqft": 0.97 }, { "label": "2000s", "n": 314, "median": 2124, "median_sqft": 1.47 }, { "label": "2010s", "n": 146, "median": 2397, "median_sqft": 1.3 }, { "label": "2020s", "n": 54, "median": 5188, "median_sqft": 1.94 } ], "bands": [ { "label": "Under $250K", "n": 108, "median": 1273, "median_pct_price": 10.94 }, { "label": "$250K to $500K", "n": 277, "median": 921, "median_pct_price": 2.97 }, { "label": "$500K to $1M", "n": 211, "median": 1295, "median_pct_price": 2.31 }, { "label": "$1M and up", "n": 370, "median": 2669, "median_pct_price": 1.4 } ], "pre1995": { "n": 425, "median": 1100 }, "post2005": { "n": 388, "median": 2480 }, "includes": [ { "key": "Water", "label": "Water", "count": 572, "pct": 67.7 }, { "key": "CableTv", "label": "Cable TV", "count": 564, "pct": 66.7 }, { "key": "Trash", "label": "Trash", "count": 535, "pct": 63.3 }, { "key": "CommonAreas", "label": "Common areas", "count": 484, "pct": 57.3 }, { "key": "Security", "label": "Security", "count": 468, "pct": 55.4 }, { "key": "Sewer", "label": "Sewer", "count": 453, "pct": 53.6 }, { "key": "Internet", "label": "Internet", "count": 441, "pct": 52.2 }, { "key": "Pools", "label": "Pool", "count": 439, "pct": 52.0 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 343, "pct": 40.6 }, { "key": "HotWater", "label": "Hot water", "count": 342, "pct": 40.5 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 321, "pct": 38.0 }, { "key": "Insurance", "label": "Building insurance", "count": 251, "pct": 29.7 }, { "key": "PestControl", "label": "Pest control", "count": 209, "pct": 24.7 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 173, "pct": 20.5 } ], "includes_n": 845, "flags": { "sa_mentioned": { "count": 67, "pct": 6.9 }, "sa_none_or_paid": { "count": 44, "pct": 4.6 }, "sa_pending": { "count": 5, "pct": 0.5 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 41, "pct": 4.2 }, "reserves": { "count": 5, "pct": 0.5 }, "land_lease": { "count": 1, "pct": 0.1 }, "remarks_n": 965 }, "denominators": { "fee_percentages": 966, "fee_medians_percentiles": 966, "median_sqft": 954, "median_pct_price": 966, "includes_pct": 845, "flags_pct": 966, "cut_pct": 1010 }, "developments": [ { "name": "The Aventura Beach Club Co", "master": null, "n": 73, "anecdotal": false, "median": 1314, "median_sqft": 3.54, "year_built": 1966, "median_list_price": 125000, "sa_mentioned": 18, "sa_pending": 4, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Trump International Sonesta", "master": null, "n": 45, "anecdotal": false, "median": 2484, "median_sqft": 3.74, "year_built": 2003, "median_list_price": 300000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Reserve", "master": null, "n": 41, "anecdotal": false, "median": 1133, "median_sqft": 1.12, "year_built": 1972, "median_list_price": 499800, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Parque Towers", "master": null, "n": 39, "anecdotal": false, "median": 1825, "median_sqft": 1.11, "year_built": 2019, "median_list_price": 1350000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Porto Bellagio", "master": null, "n": 35, "anecdotal": false, "median": 936, "median_sqft": 0.91, "year_built": 2003, "median_list_price": 475000, "sa_mentioned": 8, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Arlen House East", "master": null, "n": 30, "anecdotal": false, "median": 1200, "median_sqft": 0.87, "year_built": 1975, "median_list_price": 548000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "18975 Collins", "master": null, "n": 29, "anecdotal": false, "median": 3400, "median_sqft": 2.11, "year_built": 2019, "median_list_price": 3355000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "La Perla", "master": null, "n": 27, "anecdotal": false, "median": 1558, "median_sqft": 1.46, "year_built": 2006, "median_list_price": 1039000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Plaza of Americas Part 4", "master": null, "n": 26, "anecdotal": false, "median": 720, "median_sqft": 0.82, "year_built": 1979, "median_list_price": 307500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Arlen House", "master": null, "n": 25, "anecdotal": false, "median": 1212, "median_sqft": 1.18, "year_built": 1968, "median_list_price": 349000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oceanview Building A Cond", "master": null, "n": 24, "anecdotal": false, "median": 800, "median_sqft": 0.78, "year_built": 1971, "median_list_price": 372450, "sa_mentioned": 4, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Point Beach Club Co", "master": null, "n": 23, "anecdotal": false, "median": 2368, "median_sqft": 1.82, "year_built": 2000, "median_list_price": 745000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Trump Royale", "master": null, "n": 22, "anecdotal": false, "median": 2124, "median_sqft": 1.25, "year_built": 2008, "median_list_price": 1487000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oceanview Building B Cond", "master": null, "n": 19, "anecdotal": false, "median": 1016, "median_sqft": 0.83, "year_built": 1972, "median_list_price": 425000, "sa_mentioned": 6, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Arlen House West", "master": null, "n": 18, "anecdotal": false, "median": 1158, "median_sqft": 1.1, "year_built": 1969, "median_list_price": 382500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coastal Towers", "master": null, "n": 18, "anecdotal": false, "median": 818, "median_sqft": 1.13, "year_built": 1965, "median_list_price": 272000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "18555 Collins Avenue Cond", "master": null, "n": 15, "anecdotal": false, "median": 8103, "median_sqft": 2.28, "year_built": 2016, "median_list_price": 5799000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Winston Towers 500", "master": null, "n": 15, "anecdotal": false, "median": 593, "median_sqft": 0.44, "year_built": 1976, "median_list_price": 445000, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "M Resort Residences", "master": null, "n": 14, "anecdotal": false, "median": 1246, "median_sqft": 1.81, "year_built": 2005, "median_list_price": 637009, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tdr Tower Iii", "master": null, "n": 14, "anecdotal": false, "median": 2090, "median_sqft": 1.29, "year_built": 2010, "median_list_price": 1849000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sole", "master": null, "n": 13, "anecdotal": false, "median": 2265, "median_sqft": 2.41, "year_built": 2007, "median_list_price": 665000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tdr Tower I", "master": null, "n": 13, "anecdotal": false, "median": 1893, "median_sqft": 1.24, "year_built": 2008, "median_list_price": 1590000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "400 Sunny Isles East", "master": null, "n": 12, "anecdotal": false, "median": 2014, "median_sqft": 1.16, "year_built": 2015, "median_list_price": 1125000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Winston Towers 600 Hoa", "master": null, "n": 12, "anecdotal": false, "median": 1054, "median_sqft": 0.59, "year_built": 1981, "median_list_price": 724940, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Jade Beach", "master": null, "n": 11, "anecdotal": false, "median": 3119, "median_sqft": 1.67, "year_built": 2008, "median_list_price": 2750000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Jade Ocean", "master": null, "n": 11, "anecdotal": false, "median": 3069, "median_sqft": 1.56, "year_built": 2009, "median_list_price": 3095000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "North Biscayne Beach Amen", "master": null, "n": 11, "anecdotal": false, "median": 9430, "median_sqft": 2.15, "year_built": 2022, "median_list_price": 9750000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Trump Palace", "master": null, "n": 11, "anecdotal": false, "median": 2901, "median_sqft": 1.59, "year_built": 2006, "median_list_price": 2375000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Acqualina Ocean Residence", "master": null, "n": 10, "anecdotal": false, "median": 5418, "median_sqft": 2.03, "year_built": 2006, "median_list_price": 4625000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Winston Towers 200", "master": null, "n": 10, "anecdotal": false, "median": 658, "median_sqft": 0.61, "year_built": 1971, "median_list_price": 364950, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 0 }, { "name": "Le Cartier", "master": null, "n": 9, "anecdotal": true, "median": 567, "median_sqft": 0.7, "year_built": 1972, "median_list_price": 409000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tdr Tower Ii", "master": null, "n": 9, "anecdotal": true, "median": 2800, "median_sqft": 1.41, "year_built": 2008, "median_list_price": 1975777, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Winston Towers 100 Ccondo", "master": null, "n": 9, "anecdotal": true, "median": 774, "median_sqft": 0.65, "year_built": 1970, "median_list_price": 415000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "400 Sunny Isles Wes", "master": null, "n": 8, "anecdotal": true, "median": 2036, "median_sqft": 1.21, "year_built": 2015, "median_list_price": 1157500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Avila", "master": null, "n": 8, "anecdotal": true, "median": 484, "median_sqft": 0.9, "year_built": 1973, "median_list_price": 210000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Poinciana Is Yt Rcq Club", "master": null, "n": 8, "anecdotal": true, "median": 1647, "median_sqft": 0.7, "year_built": 1980, "median_list_price": 1244500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sayan", "master": null, "n": 8, "anecdotal": true, "median": 1984, "median_sqft": 1.48, "year_built": 2007, "median_list_price": 1239500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Turnberry Ocean Club", "master": null, "n": 8, "anecdotal": true, "median": 5840, "median_sqft": 1.86, "year_built": 2020, "median_list_price": 6325000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Turnberry Ocean Colony So", "master": null, "n": 8, "anecdotal": true, "median": 3182, "median_sqft": 0.91, "year_built": 2007, "median_list_price": 4097500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Winston Tower 300", "master": null, "n": 8, "anecdotal": true, "median": 837, "median_sqft": 0.54, "year_built": 1973, "median_list_price": 649298, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Winston Towers 400", "master": null, "n": 8, "anecdotal": true, "median": 648, "median_sqft": 0.44, "year_built": 1974, "median_list_price": 391750, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Jade Signature", "master": null, "n": 7, "anecdotal": true, "median": 3408, "median_sqft": 1.75, "year_built": 2018, "median_list_price": 3400000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oceania Iv", "master": null, "n": 7, "anecdotal": true, "median": 1556, "median_sqft": 0.88, "year_built": 1995, "median_list_price": 849000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oceania V", "master": null, "n": 7, "anecdotal": true, "median": 1392, "median_sqft": 0.75, "year_built": 2002, "median_list_price": 1799000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "St Tropez On the Bay 1 Co", "master": null, "n": 7, "anecdotal": true, "median": 1835, "median_sqft": 1.25, "year_built": 2009, "median_list_price": 840000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "St Tropez On the Bay Iii", "master": null, "n": 7, "anecdotal": true, "median": 1800, "median_sqft": 1.22, "year_built": 2010, "median_list_price": 910000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "15701 Collins", "master": null, "n": 6, "anecdotal": true, "median": 2920, "median_sqft": 1.94, "year_built": 2020, "median_list_price": 3894500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Aurora", "master": null, "n": 6, "anecdotal": true, "median": 2165, "median_sqft": 1.53, "year_built": 2023, "median_list_price": 1467500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Marbella Tower", "master": null, "n": 6, "anecdotal": true, "median": 831, "median_sqft": 0.68, "year_built": 1976, "median_list_price": 349900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Four", "master": null, "n": 6, "anecdotal": true, "median": 1958, "median_sqft": 1.06, "year_built": 2006, "median_list_price": 1619500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean One", "master": null, "n": 6, "anecdotal": true, "median": 2256, "median_sqft": 1.4, "year_built": 1999, "median_list_price": 1412500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Two", "master": null, "n": 6, "anecdotal": true, "median": 2117, "median_sqft": 0.99, "year_built": 2001, "median_list_price": 1860000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Oceania Iii", "master": null, "n": 6, "anecdotal": true, "median": 1572, "median_sqft": 0.98, "year_built": 1991, "median_list_price": 1049500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Pinnacle", "master": null, "n": 6, "anecdotal": true, "median": 2148, "median_sqft": 1.09, "year_built": 1998, "median_list_price": 2047500, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Caribbean Breeze", "master": null, "n": 5, "anecdotal": true, "median": 1094, "median_sqft": 1.18, "year_built": 1974, "median_list_price": 320000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Muse", "master": null, "n": 5, "anecdotal": true, "median": 6840, "median_sqft": 2.14, "year_built": 2018, "median_list_price": 5995000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Ocean Three", "master": null, "n": 5, "anecdotal": true, "median": 1817, "median_sqft": 0.85, "year_built": 2003, "median_list_price": 1949000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "St Tropez On the Bay Ii C", "master": null, "n": 5, "anecdotal": true, "median": 1834, "median_sqft": 1.26, "year_built": 2009, "median_list_price": 839000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Acqualina", "n": 8, "median": 8336, "enclaves": 3, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 1474, "p25": 1076, "p75": 2455, "n": 966, "median_sqft": 1.18, "sa_pending_pct": 0.5 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Sunny Isles Beach condo monthly association fees have a median of $1,474 in the retained usable-fee sample of 966 listings, 84% above the five-county median", "In Sunny Isles Beach's retained usable-fee sample (966 listings after exclusions and percentile trimming), 77.2% have monthly-equivalent fees of $1,000 or more and 2.3% are below $500", "Sunny Isles Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=388) vs pre-1995 (n=425), monthly median 125% higher" ], "lede": "SUNNY ISLES BEACH, Fla., September 7, 2026 - Among 966 active condominium listings in Sunny Isles Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,474, with the middle half between $1,076 and $2,455, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 1,010 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 84% above the separately trimmed five-county median of $800 and ranks 11th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Sunny Isles Beach's retained usable-fee sample (n=966), after exclusions and percentile trimming, is $1,474, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Sunny Isles Beach condos in the retained usable-fee sample (n=966) after exclusions and percentile trimming, 77.2 percent have listed monthly-equivalent fees of $1,000 or more and 2.3 percent are below $500.\"", "\"Among the retained usable-fee listings in Sunny Isles Beach with a recorded construction year, the median monthly-equivalent fee is $2,480 for a recorded year built of 2005 or later (388 listings) and $1,100 for those built before 1995 (425 listings).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Sunny Isles Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (986 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (20 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 966 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 1,010 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/sunny-isles-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-sunny-isles-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Sunny Isles Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Sunny Isles Beach retained-sample median $1,474 a month (n=966); five-county median $800 (n=22,695, region-level trim).", "title": "Sunny Isles Beach condos, retained usable-fee sample (n=966): median $1,474/month, 84% above the five-county median of $800", "visible_labels": [ "$1,474", "966", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 966 active Sunny Isles Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 2.3% (22 listings); $500 to $750 8.7% (84 listings); $750 to $1,000 11.8% (114 listings); $1,000 to $1,500 28.1% (271 listings); $1,500 to $2,000 15.8% (153 listings); $2,000 and up 33.3% (322 listings).", "title": "33.3% of Sunny Isles Beach's retained usable-fee sample (966 listings) falls in the $2,000 and up monthly band", "visible_labels": [ "0%", "0", "2.3%", "22", "8.7%", "84", "11.8%", "114", "28.1%", "271", "15.8%", "153", "33.3%", "322" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Sunny Isles Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=388; pre-1995 n=425.", "alt": "Column chart of median fee by recorded decade built: 1960s $1,273 (140 listings); 1970s $837 (240 listings); 1980s $1,110 (26 listings); 1990s $1,711 (45 listings); 2000s $2,124 (314 listings); 2010s $2,397 (146 listings); 2020s $5,188 (54 listings). Recorded year built 2005 or later $2,480 (388 listings); before 1995 $1,100 (425 listings).", "title": "Sunny Isles Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=388) vs pre-1995 (n=425), monthly median 125% higher", "visible_labels": [ "$1,273", "140", "$837", "240", "$1,110", "26", "$1,711", "45", "$2,124", "314", "$2,397", "146", "$5,188", "54", "$2,480", "388", "$1,100", "425" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 1010, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_count", "before": 414, "after": 415, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_pct", "before": 41.0, "after": 41.1, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 1010, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 415, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 595, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 47, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 548, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 1010, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 1010, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 966, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 966, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 966, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 845, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 966, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 954, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 986, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 966, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 966, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 385.45, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 13817.099999999997, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Sunny Isles Beach median $1,474 a month, South Florida median $800; Sunny Isles Beach ranks 11 of 69 cities.", "after": "Dot strip chart in five county lanes. Sunny Isles Beach retained-sample median $1,474 a month (n=966); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Sunny Isles Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Sunny Isles Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Sunny Isles Beach condo fees sit 84% above the South Florida median", "after": "Sunny Isles Beach condos, retained usable-fee sample (n=966): median $1,474/month, 84% above the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$1,474", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "966", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 2.3% (22 listings); $500 to $750 8.7% (84 listings); $750 to $1,000 11.8% (114 listings); $1,000 to $1,500 28.1% (271 listings); $1,500 to $2,000 15.8% (153 listings); $2,000 and up 33.3% (322 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 2.3% (22 listings); $500 to $750 8.7% (84 listings); $750 to $1,000 11.8% (114 listings); $1,000 to $1,500 28.1% (271 listings); $1,500 to $2,000 15.8% (153 listings); $2,000 and up 33.3% (322 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Sunny Isles Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 966 active Sunny Isles Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "33.3% of Sunny Isles Beach condos for sale carry a fee of $2,000 and up a month", "after": "33.3% of Sunny Isles Beach's retained usable-fee sample (966 listings) falls in the $2,000 and up monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "15.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "153", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "33.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "322", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "2.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "22", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "8.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "84", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "11.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "114", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "28.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "271", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s $1,273 (140 listings); 1970s $837 (240 listings); 1980s $1,110 (26 listings); 1990s $1,711 (45 listings); 2000s $2,124 (314 listings); 2010s $2,397 (146 listings); 2020s $5,188 (54 listings).", "after": "Column chart of median fee by recorded decade built: 1960s $1,273 (140 listings); 1970s $837 (240 listings); 1980s $1,110 (26 listings); 1990s $1,711 (45 listings); 2000s $2,124 (314 listings); 2010s $2,397 (146 listings); 2020s $5,188 (54 listings). Recorded year built 2005 or later $2,480 (388 listings); before 1995 $1,100 (425 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Sunny Isles Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Sunny Isles Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=388; pre-1995 n=425.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Sunny Isles Beach condos built since 2005 ask 125% more in fees than those built before 1995", "after": "Sunny Isles Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=388) vs pre-1995 (n=425), monthly median 125% higher", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$1,273", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$2,397", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "146", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "$5,188", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "54", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "$2,480", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[15]", "before": null, "after": "388", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[16]", "before": null, "after": "$1,100", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[17]", "before": null, "after": "425", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "140", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$837", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "240", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$1,110", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "26", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$1,711", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "45", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$2,124", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "314", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Sunny Isles Beach condo for sale carries a $1,474-a-month association fee, 84% above the South Florida median", "after": "Sunny Isles Beach condo monthly association fees have a median of $1,474 in the retained usable-fee sample of 966 listings, 84% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "77.2% of Sunny Isles Beach condos on the market ask $1,000 or more a month in fees; 2.3% stay under $500", "after": "In Sunny Isles Beach's retained usable-fee sample (966 listings after exclusions and percentile trimming), 77.2% have monthly-equivalent fees of $1,000 or more and 2.3% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Sunny Isles Beach condos built since 2005 carry fees 125% higher than buildings from before 1995", "after": "Sunny Isles Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=388) vs pre-1995 (n=425), monthly median 125% higher", "before_present": true, "after_present": true }, { "field": "lede", "before": "SUNNY ISLES BEACH, Fla., September 7, 2026 - The median monthly association fee across the 966 condominiums listed for sale in Sunny Isles Beach is $1,474, with half of the listings between $1,076 and $2,455 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 84% above the five-county South Florida median of $800, and ranks Sunny Isles Beach 11 of 69 cities.", "after": "SUNNY ISLES BEACH, Fla., September 7, 2026 - Among 966 active condominium listings in Sunny Isles Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,474, with the middle half between $1,076 and $2,455, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 1,010 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 84% above the separately trimmed five-county median of $800 and ranks 11th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Sunny Isles Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (1 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (20 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-sunny-isles-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Sunny Isles Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (986 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (20 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 966 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 1,010 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/sunny-isles-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-sunny-isles-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Sunny Isles Beach carries a monthly association fee of $1,474, 84% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Sunny Isles Beach's retained usable-fee sample (n=966), after exclusions and percentile trimming, is $1,474, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"77.2 percent of Sunny Isles Beach condos on the market ask $1,000 or more a month in association fees; only 2.3 percent stay under $500.\"", "after": "\"Among Sunny Isles Beach condos in the retained usable-fee sample (n=966) after exclusions and percentile trimming, 77.2 percent have listed monthly-equivalent fees of $1,000 or more and 2.3 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Sunny Isles Beach, a condo completed since 2005 carries a median fee of $2,480 a month, against $1,100 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Sunny Isles Beach with a recorded construction year, the median monthly-equivalent fee is $2,480 for a recorded year built of 2005 or later (388 listings) and $1,100 for those built before 1995 (425 listings).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "91310041830345726b9b15ea324fe2b6095c07ae849ca519a9bb8136d6c69217", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nSunny Isles Beach condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Sunny Isles Beach condo for sale carries a $1,474-a-month association fee, 84% above the\nSouth Florida median\n77.2% of Sunny Isles Beach condos on the market ask $1,000 or more a month in fees; 2.3% stay under\n$500\nSunny Isles Beach condos built since 2005 carry fees 125% higher than buildings from before 1995\nLEDE\nSUNNY ISLES BEACH, Fla., September 7, 2026 - The median monthly association fee across the 966\ncondominiums listed for sale in Sunny Isles Beach is $1,474, with half of the listings between $1,076 and\n$2,455 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 84%\nabove the five-county South Florida median of $800, and ranks Sunny Isles Beach 11 of 69 cities.\nNUT GRAF\nPer square foot, the median Sunny Isles Beach condo fee is $1.18 a month on a median unit of 1,384 square\nfeet; at the median asking price of $678K, a year of fees equals 2.19% of the price. 77.2% of listings ask\n$1,000 or more a month and 2.3% under $500. 0.2% of listings report two association layers (a master and a\nsub-association); 2.1% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 6.9% of listings, describe one as pending or payable by the buyer on 0.5%,\nand mention a mandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of\n$2,480 against $1,100 for those completed before 1995.\nFACT BOX\nActive condominium listings, Sunny Isles Beach\n1,010 (966 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$1,474\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$1,076 to $2,455\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.18 (median unit 1,384 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n2.19% (asking $678K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n77.2% / 2.3%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0.2% (2)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n2.1%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n6.9% / 0.5%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Sunny Isles Beach ranks 11 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$2,480 (388 listings) / $1,100 (425\nlistings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Sunny Isles Beach carries a monthly association fee of $1,474,\n84% above the five-county South Florida median of $800.\"\n\"77.2 percent of Sunny Isles Beach condos on the market ask $1,000 or more a month in association fees;\nonly 2.3 percent stay under $500.\"\n\"In Sunny Isles Beach, a condo completed since 2005 carries a median fee of $2,480 a month, against\n$1,100 for a building completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Sunny Isles Beach against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Sunny Isles Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Sunny Isles Beach condominiums by decade the building was completed,\nSeptember 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Sunny Isles Beach permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (1 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (20 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-sunny-isles-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "d32db680bc70bd8fc7761c6cbf805775b0bc049863dd715d59b639fa6a0baca5", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nSunny Isles Beach condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/sunny-isles-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nSunny Isles Beach condo monthly association fees have a median of $1,474 in the retained usable-fee\nsample of 966 listings, 84% above the five-county median\nIn Sunny Isles Beach's retained usable-fee sample (966 listings after exclusions and percentile trimming),\n77.2% have monthly-equivalent fees of $1,000 or more and 2.3% are below $500\nSunny Isles Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=388) vs pre-1995\n(n=425), monthly median 125% higher\nLEDE\nSUNNY ISLES BEACH, Fla., September 7, 2026 - Among 966 active condominium listings in Sunny Isles Beach\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly association fee is $1,474, with the middle half between $1,076\nand $2,455, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There\nare 1,010 active condominium listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 84% above the separately trimmed five-county\nmedian of $800 and ranks 11th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Sunny Isles Beach condo fee is $1.18 a month (954\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n2.19% of the listing's current asking price across 966 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 77.2% of the retained sample have fees of $1,000 or more a\nmonth and 2.3% are below $500. 0.2% of the retained sample report two association layers (a master and a\nsub-association, summed here); 2.1% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 6.9% of the retained sample, describe one as pending or\npayable by the buyer on 0.5%, and mention a mandatory club or membership on 0%; 965 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $2,480 for a recorded\nyear built of 2005 or later (388 listings) and $1,100 for those built before 1995 (425 listings); construction year\nis a recorded field and this comparison does not explain why fees differ. \nFACT BOX\nActive condominium listings, Sunny Isles Beach\n(before exclusions and trimming)\n1,010\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n986 / 966 (20 trimmed; 1 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$1,474\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$1,076 to $2,455\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.18 (954 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n2.19% (966 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n77.2% (746) / 2.3% (22) of 966\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0.2% (2)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n2.1%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n6.9% / 0.5%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Sunny Isles Beach ranks\n11th among 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$2,480 (2005+ n=388) / $1,100 (pre-1995\nn=425)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Sunny Isles Beach's retained usable-fee sample\n(n=966), after exclusions and percentile trimming, is $1,474, compared with $800 in the separately\ntrimmed five-county sample.\"\n\"Among Sunny Isles Beach condos in the retained usable-fee sample (n=966) after exclusions and\npercentile trimming, 77.2 percent have listed monthly-equivalent fees of $1,000 or more and 2.3 percent\nare below $500.\"\n\"Among the retained usable-fee listings in Sunny Isles Beach with a recorded construction year, the median\nmonthly-equivalent fee is $2,480 for a recorded year built of 2005 or later (388 listings) and $1,100 for\nthose built before 1995 (425 listings).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Sunny Isles Beach\nand the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Sunny Isles Beach retained-sample median $1,474\na month (n=966); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 966 active Sunny Isles Beach condominium listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 2.3% (22 listings); $500 to $750 8.7% (84 listings); $750 to $1,000 11.8% (114 listings);\n$1,000 to $1,500 28.1% (271 listings); $1,500 to $2,000 15.8% (153 listings); $2,000 and up 33.3% (322\nlistings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Sunny Isles Beach condominiums in the retained usable-\nfee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt\n2005+ n=388; pre-1995 n=425.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s $1,273 (140 listings);\n1970s $837 (240 listings); 1980s $1,110 (26 listings); 1990s $1,711 (45 listings); 2000s $2,124 (314 listings);\n2010s $2,397 (146 listings); 2020s $5,188 (54 listings). Recorded year built 2005 or later $2,480 (388 listings);\nbefore 1995 $1,100 (425 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Sunny Isles Beach, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (986 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (20 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 966 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 1,010 active listings. Region and county comparisons are trimmed separately within their own samples\n(the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is\nnot a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet;\nannual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-\nlisting ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10\nlistings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples\nwith fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least\n30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-\ndollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written\npublic remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse,\nvilla or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal\ndescription is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums\nare reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical\nclassifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the\nMLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its\nindividual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may\nrequest the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records)\nfrom info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained\nlater same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files;\noriginal edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/sunny-\nisles-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-\nsunny-isles-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "0cb849ebecb56a0fd636f3af8bcc81b33e3306fc95bfbda53e8b81777f4933cc", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - SUNNY ISLES BEACH CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Sunny Isles Beach condo monthly association fees have a median of $1,474 in the retained usable-fee sample of 966 listings, 84% above the five-county median\n2. In Sunny Isles Beach's retained usable-fee sample (966 listings after exclusions and percentile trimming), 77.2% have monthly-equivalent fees of $1,000 or more and 2.3% are below $500\n3. Sunny Isles Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=388) vs pre-1995 (n=425), monthly median 125% higher\n\nLEDE\nSUNNY ISLES BEACH, Fla., September 7, 2026 - Among 966 active condominium listings in Sunny Isles Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,474, with the middle half between $1,076 and $2,455, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 1,010 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 84% above the separately trimmed five-county median of $800 and ranks 11th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Sunny Isles Beach condo fee is $1.18 a month (954 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.19% of the listing's current asking price across 966 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 77.2% of the retained sample have fees of $1,000 or more a month and 2.3% are below $500. 0.2% of the retained sample report two association layers (a master and a sub-association, summed here); 2.1% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 6.9% of the retained sample, describe one as pending or payable by the buyer on 0.5%, and mention a mandatory club or membership on 0%; 965 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $2,480 for a recorded year built of 2005 or later (388 listings) and $1,100 for those built before 1995 (425 listings); construction year is a recorded field and this comparison does not explain why fees differ. \n\nFACT BOX (exact figures)\n- Active condominium listings, Sunny Isles Beach (before exclusions and trimming): 1,010 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 986 / 966 (20 trimmed; 1 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $1,474 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $1,076 to $2,455 [September 7, 2026]\n- Median fee per square foot per month: $1.18 (954 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 2.19% (966 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 77.2% (746) / 2.3% (22) of 966 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0.2% (2) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 2.1% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 6.9% / 0.5% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Sunny Isles Beach ranks 11th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $2,480 (2005+ n=388) / $1,100 (pre-1995 n=425) [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Sunny Isles Beach's retained usable-fee sample (n=966), after exclusions and percentile trimming, is $1,474, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Sunny Isles Beach condos in the retained usable-fee sample (n=966) after exclusions and percentile trimming, 77.2 percent have listed monthly-equivalent fees of $1,000 or more and 2.3 percent are below $500.\"\n- \"Among the retained usable-fee listings in Sunny Isles Beach with a recorded construction year, the median monthly-equivalent fee is $2,480 for a recorded year built of 2005 or later (388 listings) and $1,100 for those built before 1995 (425 listings).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- sunny-isles-beach-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Sunny Isles Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Sunny Isles Beach retained-sample median $1,474 a month (n=966); five-county median $800 (n=22,695, region-level trim).\n- sunny-isles-beach-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 966 active Sunny Isles Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 2.3% (22 listings); $500 to $750 8.7% (84 listings); $750 to $1,000 11.8% (114 listings); $1,000 to $1,500 28.1% (271 listings); $1,500 to $2,000 15.8% (153 listings); $2,000 and up 33.3% (322 listings).\n- sunny-isles-beach-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Sunny Isles Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=388; pre-1995 n=425.\n Alt text: Column chart of median fee by recorded decade built: 1960s $1,273 (140 listings); 1970s $837 (240 listings); 1980s $1,110 (26 listings); 1990s $1,711 (45 listings); 2000s $2,124 (314 listings); 2010s $2,397 (146 listings); 2020s $5,188 (54 listings). Recorded year built 2005 or later $2,480 (388 listings); before 1995 $1,100 (425 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Sunny Isles Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (1 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (986 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (20 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 966 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 1,010 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/sunny-isles-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-sunny-isles-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "sunrise", "city": "Sunrise", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 94, "sample_ok": true, "small_sample": false, "pending": 49, "median_list_price": 549900.0, "cut_count": 31, "cut_pct": 33.0, "raised_count": 3, "median_cut_pct": 2.6, "median_cut_dollars": 19000.0, "cut_last30": 19, "cut_last30_pct": 20.2, "cut_last7": 5, "median_dom": 21.0, "median_cdom": 24.5, "relisted_count": 3, "relisted_pct": 3.2, "over90": 20, "over90_pct": 21.3, "over180": 7, "fresh_held": 49, "fresh_held_pct": 52.1, "stale_uncut": 12, "stale_uncut_pct": 12.8, "dom_buckets": [ { "label": "0-30", "count": 50, "pct": 53.2 }, { "label": "31-60", "count": 15, "pct": 16.0 }, { "label": "61-90", "count": 9, "pct": 9.6 }, { "label": "91-180", "count": 13, "pct": 13.8 }, { "label": "181+", "count": 7, "pct": 7.4 } ], "bands": [ { "label": "Under $500K", "active": 31, "cut": 10, "cut_pct": 32.3, "median_cdom": 42 }, { "label": "$500K to $1M", "active": 63, "cut": 21, "cut_pct": 33.3, "median_cdom": 17 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 17, "pending_cut_pct": 34.7, "pending_median_cut_pct": 3.8, "pending_median_cdom": 31, "tier": "h1", "series": [ { "date": "2026-09-05", "active": 95, "cut_pct": 32.6, "median_cdom": 23, "median_list_price": 549900.0 }, { "date": "2026-09-06", "active": 95, "cut_pct": 32.6, "median_cdom": 23, "median_list_price": 549900.0 }, { "date": "2026-09-07", "active": 94, "cut_pct": 33.0, "median_cdom": 24.5, "median_list_price": 549900.0 } ] }, "condos": { "active": 455, "sample_ok": true, "small_sample": false, "pending": 72, "median_list_price": 159000.0, "cut_count": 221, "cut_pct": 48.6, "raised_count": 8, "median_cut_pct": 9.1, "median_cut_dollars": 15000.0, "cut_last30": 83, "cut_last30_pct": 18.2, "cut_last7": 21, "median_dom": 95, "median_cdom": 101, "relisted_count": 24, "relisted_pct": 5.3, "over90": 249, "over90_pct": 54.7, "over180": 123, "fresh_held": 127, "fresh_held_pct": 27.9, "stale_uncut": 84, "stale_uncut_pct": 18.5, "dom_buckets": [ { "label": "0-30", "count": 109, "pct": 24.0 }, { "label": "31-60", "count": 49, "pct": 10.8 }, { "label": "61-90", "count": 48, "pct": 10.5 }, { "label": "91-180", "count": 126, "pct": 27.7 }, { "label": "181+", "count": 123, "pct": 27.0 } ], "bands": [ { "label": "Under $250K", "active": 337, "cut": 169, "cut_pct": 50.1, "median_cdom": 104 }, { "label": "$250K to $500K", "active": 95, "cut": 42, "cut_pct": 44.2, "median_cdom": 88 }, { "label": "$500K to $1M", "active": 20, "cut": 9, "cut_pct": 45.0, "median_cdom": 123.0 }, { "label": "$1M and up", "active": 3, "cut": 1, "cut_pct": 33.3, "median_cdom": 67 } ], "pending_cut_count": 37, "pending_cut_pct": 51.4, "pending_median_cut_pct": 10.0, "pending_median_cdom": 80.5, "tier": "c1", "series": [ { "date": "2026-09-05", "active": 439, "cut_pct": 48.5, "median_cdom": 101, "median_list_price": 154900.0 }, { "date": "2026-09-06", "active": 439, "cut_pct": 48.5, "median_cdom": 101, "median_list_price": 154900.0 }, { "date": "2026-09-07", "active": 455, "cut_pct": 48.6, "median_cdom": 101, "median_list_price": 159000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "33.0% of Sunrise houses for sale have cut their asking price, 48.6% of condos", "Sunrise sellers hold firmer than the rest of Broward County as 21.3% of houses pass 90 days on the market", "Buying in Sunrise? One in three houses have already come down once, by a median $19K" ], "lede": "SUNRISE, Fla., September 7, 2026 - 33.0% of the 94 single-family homes listed for sale in Sunrise have reduced their asking price at least once, by a median 2.6% (about $19K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 455 condominium listings, 48.6% have cut, by a median 9.1%.", "quotes": [ "\"33.0 percent of single-family homes for sale in Sunrise have reduced their asking price at least once, by a median $19K.\"", "\"Counting every relisting, the median Sunrise house for sale has been waiting 24 days, not the 21 the current listing shows.\"", "\"Of the Sunrise houses now under contract, 65.3 percent never reduced their asking price; the rest cut by a median 3.8 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Sunrise and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 94 houses, 455 condominiums, 49 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-sunrise/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Sunrise versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Sunrise houses 33.0%, Broward County houses 43.3%; Sunrise condominiums 48.6%, Broward County condominiums 45.0%.", "title": "Sunrise houses are cutting 10.3 points less often than Broward County" }, { "caption": "Active Sunrise listings by cumulative days on market, houses and condominiums, September 7, 2026. 21.3% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 53.2%, 31-60 days 16.0%, 61-90 days 9.6%, 91-180 days 13.8%, 181+ days 7.4%. Condominiums: 0-30 days 24.0%, 31-60 days 10.8%, 61-90 days 10.5%, 91-180 days 27.7%, 181+ days 27.0%.", "title": "21.3% of Sunrise houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Sunrise houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 32.3% of 31; $500K to $1M 33.3% of 63; $1M to $2M too few to read of 0; $2M to $5M too few to read of 0; $5M and up too few to read of 0.", "title": "$500K to $1M Sunrise houses have cut most often: 33.3% of 63" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 671 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 94, "sample_ok": true, "small_sample": false, "pending": 49, "median_list_price": 549900.0, "cut_count": 31, "cut_pct": 33.0, "raised_count": 3, "valid_price_count": 94, "missing_price_count": 0, "unchanged_count": 60, "not_below_original_count": 63, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 2.6, "median_cut_dollars": 19000.0, "cut_last30": 19, "cut_last30_pct": 20.2, "cut_last7": 5, "median_dom": 21.0, "median_cdom": 24.5, "dom_n": 94, "cdom_n": 94, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 94, "relisted_count": 3, "relisted_pct": 3.2, "over90": 20, "over90_pct": 21.3, "over180": 7, "fresh_held": 49, "fresh_held_pct": 52.1, "fresh_held_missing_cdom_count": 0, "stale_uncut": 12, "stale_uncut_pct": 12.8, "dom_buckets": [ { "label": "0-30", "count": 50, "pct": 53.2 }, { "label": "31-60", "count": 15, "pct": 16.0 }, { "label": "61-90", "count": 9, "pct": 9.6 }, { "label": "91-180", "count": 13, "pct": 13.8 }, { "label": "181+", "count": 7, "pct": 7.4 } ], "bands": [ { "label": "Under $500K", "active": 31, "cut": 10, "cut_pct": 32.3, "median_cdom": 42, "cut_pct_denominator": 31, "cdom_n": 31, "valid_price_count": 31 }, { "label": "$500K to $1M", "active": 63, "cut": 21, "cut_pct": 33.3, "median_cdom": 17, "cut_pct_denominator": 63, "cdom_n": 63, "valid_price_count": 63 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 17, "pending_cut_pct": 34.7, "pending_valid_price_count": 49, "pending_missing_price_count": 0, "pending_unchanged_count": 30, "pending_raised_count": 2, "pending_not_below_original_count": 32, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 49, "pending_dom_n": 49, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 3.8, "pending_median_cdom": 31, "denominators": { "cut_pct": 94, "cut_last30_pct": 94, "relisted_pct": 94, "fresh_held_pct": 94, "stale_uncut_pct": 94, "over90_pct": 94, "dom_bucket_pct": 94, "pending_cut_pct": 49, "median_dom": 94, "median_cdom": 94, "median_cut_pct": 31, "median_cut_dollars": 31, "pending_median_cut_pct": 17, "pending_median_cdom": 49 }, "county_counts": { "Broward": 94 }, "tier": "h1", "series": [ { "date": "2026-09-07", "active": 94, "cut_pct": 33.0, "median_cdom": 24.5, "median_list_price": 549900.0 } ] }, "condos": { "active": 456, "sample_ok": true, "small_sample": false, "pending": 72, "median_list_price": 159000.0, "cut_count": 221, "cut_pct": 48.5, "raised_count": 8, "valid_price_count": 456, "missing_price_count": 0, "unchanged_count": 227, "not_below_original_count": 235, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 9.1, "median_cut_dollars": 15000.0, "cut_last30": 83, "cut_last30_pct": 18.2, "cut_last7": 21, "median_dom": 95.0, "median_cdom": 100.5, "dom_n": 456, "cdom_n": 456, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 456, "relisted_count": 24, "relisted_pct": 5.3, "over90": 249, "over90_pct": 54.6, "over180": 123, "fresh_held": 128, "fresh_held_pct": 28.1, "fresh_held_missing_cdom_count": 0, "stale_uncut": 84, "stale_uncut_pct": 18.4, "dom_buckets": [ { "label": "0-30", "count": 110, "pct": 24.1 }, { "label": "31-60", "count": 49, "pct": 10.7 }, { "label": "61-90", "count": 48, "pct": 10.5 }, { "label": "91-180", "count": 126, "pct": 27.6 }, { "label": "181+", "count": 123, "pct": 27.0 } ], "bands": [ { "label": "Under $250K", "active": 338, "cut": 169, "cut_pct": 50.0, "median_cdom": 102.5, "cut_pct_denominator": 338, "cdom_n": 338, "valid_price_count": 338 }, { "label": "$250K to $500K", "active": 95, "cut": 42, "cut_pct": 44.2, "median_cdom": 88, "cut_pct_denominator": 95, "cdom_n": 95, "valid_price_count": 95 }, { "label": "$500K to $1M", "active": 20, "cut": 9, "cut_pct": 45.0, "median_cdom": 123.0, "cut_pct_denominator": 20, "cdom_n": 20, "valid_price_count": 20 }, { "label": "$1M and up", "active": 3, "cut": 1, "cut_pct": 33.3, "median_cdom": 67, "cut_pct_denominator": 3, "cdom_n": 3, "valid_price_count": 3 } ], "pending_cut_count": 37, "pending_cut_pct": 51.4, "pending_valid_price_count": 72, "pending_missing_price_count": 0, "pending_unchanged_count": 35, "pending_raised_count": 0, "pending_not_below_original_count": 35, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 72, "pending_dom_n": 72, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 10.0, "pending_median_cdom": 80.5, "denominators": { "cut_pct": 456, "cut_last30_pct": 456, "relisted_pct": 456, "fresh_held_pct": 456, "stale_uncut_pct": 456, "over90_pct": 456, "dom_bucket_pct": 456, "pending_cut_pct": 72, "median_dom": 456, "median_cdom": 456, "median_cut_pct": 221, "median_cut_dollars": 221, "pending_median_cut_pct": 37, "pending_median_cdom": 72 }, "county_counts": { "Broward": 456 }, "tier": "c1", "series": [ { "date": "2026-09-07", "active": 456, "cut_pct": 48.5, "median_cdom": 100.5, "median_list_price": 159000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "33% of Sunrise houses for sale are asking less than their original list price; 48.5% of condos", "Seller Blink Rate™ in Sunrise: 33% of houses list below original asking, against 43.3% across Broward County", "Buying in Sunrise? 31 of the 94 houses for sale are asking below their original price, by a median $19K" ], "lede": "SUNRISE, Fla., September 7, 2026 - 33% of the 94 single-family homes listed for sale in Sunrise (31 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 31 reduced listings, the median reduction is 2.6% (about $19K). Among the city's 456 condominium listings, 48.5% are asking below their original price, by a median 9.1%.", "quotes": [ "\"33 percent of single-family homes for sale in Sunrise have a current asking price below their original list price; among those 31 reduced listings the median reduction is $19K.\"", "\"Among active Sunrise houses, the median recorded CumulativeDaysOnMarket value is 24 days and the median recorded DaysOnMarket value is 21 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 34.7 percent of the 49 Sunrise houses under contract had a recorded asking price below their original list price; the median reduction among that group was 3.8 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Sunrise, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (60 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 94 houses, 456 condominiums, 49 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/sunrise/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-sunrise/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Sunrise versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Sunrise houses 33%, Broward County houses 43.3%; Sunrise condominiums 48.5%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 33% of Sunrise houses for sale are asking below their original price, against 43.3% across Broward County", "visible_labels": [ "45%", "48.5%", "43.3%", "33%" ] }, { "caption": "Active Sunrise houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 21.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 53.2%, 31-60 days 16%, 61-90 days 9.6%, 91-180 days 13.8%, 181+ days 7.4%. Condominiums: 0-30 days 24.1%, 31-60 days 10.7%, 61-90 days 10.5%, 91-180 days 27.6%, 181+ days 27%.", "title": "21.3% of Sunrise houses for sale with a recorded cumulative-days value exceed 90 days; 54.6% of condos", "visible_labels": [ "53.2%", "24.1%", "16%", "10.7%", "9.6%", "10.5%", "13.8%", "27.6%", "7.4%", "27%", "21.3%" ] }, { "caption": "Share of active Sunrise houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 32.3% (10 of 31); $500K to $1M 33.3% (21 of 63); $1M to $2M 0 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.", "title": "$500K to $1M Sunrise houses show the highest share asking below original: 33.3% of 63", "visible_labels": [ "0", "0", "0", "33.3%", "21", "63", "32.3%", "10", "31" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 671, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.active", "before": 455, "after": 456, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].active", "before": 337, "after": 338, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 338, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct", "before": 50.1, "after": 50.0, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 338, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].median_cdom", "before": 104, "after": 102.5, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 338, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 456, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 456, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_pct", "before": 48.6, "after": 48.5, "before_present": true, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 456, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 456, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 456, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 456, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 456, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 221, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 221, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 456, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 456, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 456, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 456, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].count", "before": 109, "after": 110, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].pct", "before": 24.0, "after": 24.1, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[1].pct", "before": 10.8, "after": 10.7, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[3].pct", "before": 27.7, "after": 27.6, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 456, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held", "before": 127, "after": 128, "before_present": true, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_pct", "before": 27.9, "after": 28.1, "before_present": true, "after_present": true }, { "field": "city.segments.condos.median_cdom", "before": 101, "after": 100.5, "before_present": true, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 235, "before_present": false, "after_present": true }, { "field": "city.segments.condos.over90_pct", "before": 54.7, "after": 54.6, "before_present": true, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 456, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.stale_uncut_pct", "before": 18.5, "after": 18.4, "before_present": true, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 227, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 456, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 94, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 94, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Sunrise houses 33.0%, Broward County houses 43.3%; Sunrise condominiums 48.6%, Broward County condominiums 45.0%.", "after": "Horizontal bar chart. Sunrise houses 33%, Broward County houses 43.3%; Sunrise condominiums 48.5%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Sunrise versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Sunrise versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Sunrise houses are cutting 10.3 points less often than Broward County", "after": "Seller Blink Rate™: 33% of Sunrise houses for sale are asking below their original price, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "48.5%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "33%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 53.2%, 31-60 days 16.0%, 61-90 days 9.6%, 91-180 days 13.8%, 181+ days 7.4%. Condominiums: 0-30 days 24.0%, 31-60 days 10.8%, 61-90 days 10.5%, 91-180 days 27.7%, 181+ days 27.0%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 53.2%, 31-60 days 16%, 61-90 days 9.6%, 91-180 days 13.8%, 181+ days 7.4%. Condominiums: 0-30 days 24.1%, 31-60 days 10.7%, 61-90 days 10.5%, 91-180 days 27.6%, 181+ days 27%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Sunrise listings by cumulative days on market, houses and condominiums, September 7, 2026. 21.3% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Sunrise houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 21.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "21.3% of Sunrise houses for sale have waited more than 90 days, counting every relisting", "after": "21.3% of Sunrise houses for sale with a recorded cumulative-days value exceed 90 days; 54.6% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "53.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "21.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "24.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "16%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "10.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "9.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "10.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "13.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "27.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "7.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "27%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 32.3% of 31; $500K to $1M 33.3% of 63; $1M to $2M too few to read of 0; $2M to $5M too few to read of 0; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 32.3% (10 of 31); $500K to $1M 33.3% (21 of 63); $1M to $2M 0 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Sunrise houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Sunrise houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Sunrise houses have cut most often: 33.3% of 63", "after": "$500K to $1M Sunrise houses show the highest share asking below original: 33.3% of 63", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "33.3%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "63", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "32.3%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "31", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "33.0% of Sunrise houses for sale have cut their asking price, 48.6% of condos", "after": "33% of Sunrise houses for sale are asking less than their original list price; 48.5% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Sunrise sellers hold firmer than the rest of Broward County as 21.3% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Sunrise: 33% of houses list below original asking, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Sunrise? One in three houses have already come down once, by a median $19K", "after": "Buying in Sunrise? 31 of the 94 houses for sale are asking below their original price, by a median $19K", "before_present": true, "after_present": true }, { "field": "lede", "before": "SUNRISE, Fla., September 7, 2026 - 33.0% of the 94 single-family homes listed for sale in Sunrise have reduced their asking price at least once, by a median 2.6% (about $19K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 455 condominium listings, 48.6% have cut, by a median 9.1%.", "after": "SUNRISE, Fla., September 7, 2026 - 33% of the 94 single-family homes listed for sale in Sunrise (31 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 31 reduced listings, the median reduction is 2.6% (about $19K). Among the city's 456 condominium listings, 48.5% are asking below their original price, by a median 9.1%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Sunrise and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 94 houses, 455 condominiums, 49 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-sunrise/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Sunrise, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (60 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 94 houses, 456 condominiums, 49 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/sunrise/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-sunrise/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"33.0 percent of single-family homes for sale in Sunrise have reduced their asking price at least once, by a median $19K.\"", "after": "\"33 percent of single-family homes for sale in Sunrise have a current asking price below their original list price; among those 31 reduced listings the median reduction is $19K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Sunrise house for sale has been waiting 24 days, not the 21 the current listing shows.\"", "after": "\"Among active Sunrise houses, the median recorded CumulativeDaysOnMarket value is 24 days and the median recorded DaysOnMarket value is 21 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Sunrise houses now under contract, 65.3 percent never reduced their asking price; the rest cut by a median 3.8 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 34.7 percent of the 49 Sunrise houses under contract had a recorded asking price below their original list price; the median reduction among that group was 3.8 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "3c3dc296dd202638f89a28470416a58a2a0590c59fb8b78f72f92d4b350ef69a", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nSunrise price cuts and true days on market\nHEADLINE OPTIONS\n33.0% of Sunrise houses for sale have cut their asking price, 48.6% of condos\nSunrise sellers hold firmer than the rest of Broward County as 21.3% of houses pass 90 days on the market\nBuying in Sunrise? One in three houses have already come down once, by a median $19K\nLEDE\nSUNRISE, Fla., September 7, 2026 - 33.0% of the 94 single-family homes listed for sale in Sunrise have\nreduced their asking price at least once, by a median 2.6% (about $19K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Among the city's 455 condominium listings, 48.6% have cut, by a\nmedian 9.1%.\nNUT GRAF\nThe figures point to a market where 34.7% of houses reached a contract only after a price cut: of the 49\nSunrise houses now under contract, 34.7% reduced before going under contract, with a median cut of 3.8%\nand a median 31 days to contract. Across Broward County the price-cut share is 43.3% for houses and 45.0%\nfor condominiums, so Sunrise houses are cutting 10.3 points less often than the county. Counting every\nrelisting, the median Sunrise house for sale has been on the market 24 days, against 21 on its current listing;\n3.2% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nSunrise\n94\nShare with at\nleast one price\nreduction,\nhouses\n33.0% (31 of 94)\nMedian\nreduction\nfrom original\nasking, houses\n2.6% (about $19K)\nActive\ncondominium\n455\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nlistings,\nSunrise\nShare with at\nleast one price\nreduction,\ncondominiums\n48.6% (221 of 455)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n24 days (21 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n21.3% (20 of 94)\nHouses under\ncontract that\nreduced first\n34.7% of 49\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Firmer than similar-priced cities; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking under\n$600K; peer\ncut share\n40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida\nQUOTABLE DATA POINTS\n\"33.0 percent of single-family homes for sale in Sunrise have reduced their asking price at least once, by a\nmedian $19K.\"\n\"Counting every relisting, the median Sunrise house for sale has been waiting 24 days, not the 21 the\ncurrent listing shows.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Of the Sunrise houses now under contract, 65.3 percent never reduced their asking price; the rest cut by\na median 3.8 percent before a buyer committed. Contract prices are not known until the sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Sunrise versus Broward County, houses and condominiums, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Sunrise listings by cumulative days on market, houses and condominiums, September 7, 2026. 21.3% of houses have passed 90\ndays. Source: BeachesMLS via PBP Real Estate.\nShare of active Sunrise houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked;\nunder 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Sunrise and Broward County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 94 houses, 455 condominiums, 49 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-sunrise/ . Conditions read: How the read works: each city is compared with its peer group, the\nSouth Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "6c0de7a1747a67959faf396df45a9276a17401c34aa5ca278bc0f9d4f0761938", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nSunrise asking-price reductions and recorded days on\nmarket\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/sunrise/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n33% of Sunrise houses for sale are asking less than their original list price; 48.5% of condos\nSeller Blink Rate™ in Sunrise: 33% of houses list below original asking, against 43.3% across Broward\nCounty\nBuying in Sunrise? 31 of the 94 houses for sale are asking below their original price, by a median $19K\nLEDE\nSUNRISE, Fla., September 7, 2026 - 33% of the 94 single-family homes listed for sale in Sunrise (31 listings)\nhave a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 31 reduced listings, the median reduction is\n2.6% (about $19K). Among the city's 456 condominium listings, 48.5% are asking below their original price, by\na median 9.1%.\nNUT GRAF\nFor active Sunrise houses, the median recorded CumulativeDaysOnMarket value is 24 days and the median\nrecorded DaysOnMarket value is 21 days, each calculated from non-missing values in that field (94 and 94\nlistings). 3.2% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 49 Sunrise houses under\ncontract (Pending or Active Under Contract), 17 (34.7%) have a recorded asking price below their original list\nprice; the median reduction among that group is 3.8%. The remainder are not recorded as below their original\nlist price, which is not a price history. These asking-price fields do not disclose the agreed contract price.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nAcross Broward County the shares asking below original are 43.3% for houses and 45% for condominiums;\nSunrise houses are 10.3 points below the county share.\nFACT BOX\nActive single-family listings, Sunrise\n94\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n33% (31 of 94)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original, houses\n94 / 0; 60 / 3\nSeptember 7, 2026\nMedian reduction among the 31\nreduced houses\n2.6% (about $19K)\nSeptember 7, 2026\nActive condominium listings,\nSunrise\n456\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n48.5% (221 of 456)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n24 / 21 days (from 94 / 94 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90\ndays\n21.3% (20 of 94 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking\nbelow original list price\n34.7% (17 of 49)\nSeptember 7, 2026\nBroward County share asking below\noriginal, houses / condominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed\nin method)\nHouses: Lower below-original share than peers;\nCondominiums: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking\nunder $600K; peer share 40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North\nLauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City,\nWest Park, Margate, Lake Worth Beach, Miami Gardens,\nDeerfield Beach, Lantana, Coconut Creek, Boynton Beach,\nOakland Park\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"33 percent of single-family homes for sale in Sunrise have a current asking price below their original list\nprice; among those 31 reduced listings the median reduction is $19K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"Among active Sunrise houses, the median recorded CumulativeDaysOnMarket value is 24 days and the\nmedian recorded DaysOnMarket value is 21 days. These are MLS-recorded fields, not an independently\nreconstructed listing history.\"\n\"At the snapshot, 34.7 percent of the 49 Sunrise houses under contract had a recorded asking price below\ntheir original list price; the median reduction among that group was 3.8 percent. The remainder were not\nrecorded as below their original list price, which is not a price history. Agreed contract prices are not\ninferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Sunrise versus Broward County,\nhouses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nChart data (aggregate): Horizontal bar chart. Sunrise houses 33%, Broward County houses 43.3%; Sunrise\ncondominiums 48.5%, Broward County condominiums 45%. Share of active listings asking below their original\nlist price, September 7, 2026.\nActive Sunrise houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with\na recorded value in that field; 21.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via\nPBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 53.2%, 31-60\ndays 16%, 61-90 days 9.6%, 91-180 days 13.8%, 181+ days 7.4%. Condominiums: 0-30 days 24.1%, 31-60\ndays 10.7%, 61-90 days 10.5%, 91-180 days 27.6%, 181+ days 27%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Sunrise houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to\n29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 32.3% (10 of 31); $500K to $1M 33.3% (21 of 63); $1M to $2M 0 listed, count only;\n$2M to $5M 0 listed, count only; $5M and up 0 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Sunrise, permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (60 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 94 houses,\n456 condominiums, 49 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/sunrise/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-sunrise/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "67ca5d080d5c87780cc8022b7cc758997d783a7ca149543892b06b38f167176a", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - SUNRISE PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 33% of Sunrise houses for sale are asking less than their original list price; 48.5% of condos\n2. Seller Blink Rate™ in Sunrise: 33% of houses list below original asking, against 43.3% across Broward County\n3. Buying in Sunrise? 31 of the 94 houses for sale are asking below their original price, by a median $19K\n\nLEDE\nSUNRISE, Fla., September 7, 2026 - 33% of the 94 single-family homes listed for sale in Sunrise (31 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 31 reduced listings, the median reduction is 2.6% (about $19K). Among the city's 456 condominium listings, 48.5% are asking below their original price, by a median 9.1%.\n\nNUT GRAF\nFor active Sunrise houses, the median recorded CumulativeDaysOnMarket value is 24 days and the median recorded DaysOnMarket value is 21 days, each calculated from non-missing values in that field (94 and 94 listings). 3.2% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 49 Sunrise houses under contract (Pending or Active Under Contract), 17 (34.7%) have a recorded asking price below their original list price; the median reduction among that group is 3.8%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; Sunrise houses are 10.3 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Sunrise: 94 [September 7, 2026]\n- Share asking below original list price, houses: 33% (31 of 94) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 94 / 0; 60 / 3 [September 7, 2026]\n- Median reduction among the 31 reduced houses: 2.6% (about $19K) [September 7, 2026]\n- Active condominium listings, Sunrise: 456 [September 7, 2026]\n- Share asking below original list price, condominiums: 48.5% (221 of 456) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 24 / 21 days (from 94 / 94 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 21.3% (20 of 94 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 34.7% (17 of 49) [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Lower below-original share than peers; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking under $600K; peer share 40.7%): Tamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City, West Park, Margate, Lake Worth Beach, Miami Gardens, Deerfield Beach, Lantana, Coconut Creek, Boynton Beach, Oakland Park [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"33 percent of single-family homes for sale in Sunrise have a current asking price below their original list price; among those 31 reduced listings the median reduction is $19K.\"\n- \"Among active Sunrise houses, the median recorded CumulativeDaysOnMarket value is 24 days and the median recorded DaysOnMarket value is 21 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 34.7 percent of the 49 Sunrise houses under contract had a recorded asking price below their original list price; the median reduction among that group was 3.8 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- sunrise-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Sunrise versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Sunrise houses 33%, Broward County houses 43.3%; Sunrise condominiums 48.5%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.\n- sunrise-true-days-on-market-r1-2026-09-07.png\n Caption: Active Sunrise houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 21.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 53.2%, 31-60 days 16%, 61-90 days 9.6%, 91-180 days 13.8%, 181+ days 7.4%. Condominiums: 0-30 days 24.1%, 31-60 days 10.7%, 61-90 days 10.5%, 91-180 days 27.6%, 181+ days 27%.\n- sunrise-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Sunrise houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 32.3% (10 of 31); $500K to $1M 33.3% (21 of 63); $1M to $2M 0 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Sunrise, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (60 unchanged, 3 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 94 houses, 456 condominiums, 49 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/sunrise/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-sunrise/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "sunrise", "city": "Sunrise", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 455, "with_fee": 453, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 455, "cut_count": 221, "cut_pct": 48.6, "median_cut_pct": 9.1, "median_cut_dollars": 15000 }, "outliers_dropped": 10, "n": 443, "median": 608, "p10": 450, "p25": 529, "p75": 722, "p90": 1217, "min": 320, "max": 1978, "median_sqft": 0.71, "n_sqft": 436, "median_pct_price": 4.65, "median_list_price": 158000, "median_year_built": 1979, "median_sqft_area": 920, "over_1000": 59, "over_1000_pct": 13.3, "under_500": 77, "under_500_pct": 17.4, "hi_thr": 1000, "lo_thr": 500, "over_hi": 59, "over_hi_pct": 13.3, "under_lo": 77, "under_lo_pct": 17.4, "types": { "Condominium": { "count": 427, "pct": 96.4 }, "Townhouse": { "count": 14, "pct": 3.2 }, "Villa": { "count": 1, "pct": 0.2 }, "SingleFamilyResidence": { "count": 1, "pct": 0.2 } }, "regime": { "COA": { "count": 441, "pct": 99.5 }, "HOA": { "count": 2, "pct": 0.5 } }, "villa_median": 622, "townhouse_median": 494, "cadence": { "Monthly": { "count": 443, "pct": 100.0 } }, "stacked": { "count": 10, "pct": 2.3, "median_total": 717, "median_master": 106 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 77, "pct": 17.4 }, { "label": "$500 to $750", "count": 285, "pct": 64.3 }, { "label": "$750 to $1,000", "count": 22, "pct": 5.0 }, { "label": "$1,000 to $1,500", "count": 41, "pct": 9.3 }, { "label": "$1,500 to $2,000", "count": 18, "pct": 4.1 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 225, "median": 575, "median_sqft": 0.72 }, { "label": "1980s", "n": 124, "median": 592, "median_sqft": 0.59 }, { "label": "1990s", "n": 25, "median": 612, "median_sqft": 0.56 }, { "label": "2000s", "n": 31, "median": 1209, "median_sqft": 0.96 }, { "label": "2010s", "n": 3, "median": 1590, "median_sqft": 0.93 }, { "label": "2020s", "n": 35, "median": 1405, "median_sqft": 1.39 } ], "bands": [ { "label": "Under $250K", "n": 329, "median": 582, "median_pct_price": 5.57 }, { "label": "$250K to $500K", "n": 95, "median": 807, "median_pct_price": 2.99 }, { "label": "$500K to $1M", "n": 19, "median": 1643, "median_pct_price": 3.06 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 369, "median": 583 }, "post2005": { "n": 69, "median": 1318 }, "includes": [ { "key": "Water", "label": "Water", "count": 293, "pct": 69.1 }, { "key": "CommonAreas", "label": "Common areas", "count": 287, "pct": 67.7 }, { "key": "Trash", "label": "Trash", "count": 270, "pct": 63.7 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 256, "pct": 60.4 }, { "key": "Sewer", "label": "Sewer", "count": 244, "pct": 57.5 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 230, "pct": 54.2 }, { "key": "CableTv", "label": "Cable TV", "count": 199, "pct": 46.9 }, { "key": "Pools", "label": "Pool", "count": 184, "pct": 43.4 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 183, "pct": 43.2 }, { "key": "Insurance", "label": "Building insurance", "count": 164, "pct": 38.7 }, { "key": "Roof", "label": "Roof", "count": 164, "pct": 38.7 }, { "key": "Security", "label": "Security", "count": 120, "pct": 28.3 }, { "key": "Internet", "label": "Internet", "count": 118, "pct": 27.8 }, { "key": "PestControl", "label": "Pest control", "count": 115, "pct": 27.1 } ], "includes_n": 424, "flags": { "sa_mentioned": { "count": 40, "pct": 9.0 }, "sa_none_or_paid": { "count": 35, "pct": 7.9 }, "sa_pending": { "count": 2, "pct": 0.5 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 20, "pct": 4.5 }, "reserves": { "count": 4, "pct": 0.9 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 436 }, "developments": [ { "name": "Metropica North Tower One", "master": null, "n": 33, "anecdotal": false, "median": 1407, "median_sqft": 1.39, "year_built": 2020, "median_list_price": 485000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sunrise Lakes", "master": "Sunrise Lakes", "n": 20, "anecdotal": false, "median": 610, "median_sqft": 0.71, "year_built": 1978, "median_list_price": 119650, "sa_mentioned": 5, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tao Sawgrass", "master": null, "n": 17, "anecdotal": false, "median": 1306, "median_sqft": 1.0, "year_built": 2009, "median_list_price": 399000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Isles at Lago Mar", "master": "Lago Mar Condo", "n": 10, "anecdotal": false, "median": 479, "median_sqft": 0.58, "year_built": 1991, "median_list_price": 227450, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Springcrest", "master": null, "n": 10, "anecdotal": false, "median": 614, "median_sqft": 0.61, "year_built": 1976, "median_list_price": 172950, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sunrise Lakes Phase Iii", "master": "Sunrise Lakes", "n": 9, "anecdotal": true, "median": 584, "median_sqft": 0.69, "year_built": 1978, "median_list_price": 119777, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Villas De Venezia", "master": null, "n": 9, "anecdotal": true, "median": 700, "median_sqft": 0.59, "year_built": 1989, "median_list_price": 285000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Aragon", "master": null, "n": 7, "anecdotal": true, "median": 500, "median_sqft": 0.43, "year_built": 1975, "median_list_price": 150000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Grenadier Lakes at Welleby", "master": "Welleby Condo", "n": 7, "anecdotal": true, "median": 623, "median_sqft": 0.67, "year_built": 1984, "median_list_price": 210000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 }, { "name": "Summerbreeze", "master": null, "n": 7, "anecdotal": true, "median": 488, "median_sqft": 0.48, "year_built": 1988, "median_list_price": 225000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Country Squire Townhomes 4", "master": null, "n": 5, "anecdotal": true, "median": 502, "median_sqft": 0.48, "year_built": 1976, "median_list_price": 310000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sunrise Lakes 118", "master": "Sunrise Lakes", "n": 5, "anecdotal": true, "median": 544, "median_sqft": 0.73, "year_built": 1978, "median_list_price": 99000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sunrise Lakes 165", "master": "Sunrise Lakes", "n": 5, "anecdotal": true, "median": 590, "median_sqft": 0.78, "year_built": 1982, "median_list_price": 99900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Sunrise Lakes 90", "master": "Sunrise Lakes", "n": 5, "anecdotal": true, "median": 522, "median_sqft": 0.84, "year_built": 1977, "median_list_price": 83000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Sunrise Lakes", "n": 247, "median": 604, "enclaves": 135, "stacked_pct": 2.0 }, { "name": "Lago Mar Condo", "n": 8, "median": 520, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Welleby Condo", "n": 5, "median": 623, "enclaves": 2, "stacked_pct": 40.0 } ], "series": [ { "date": "2026-09-06", "median": 614, "p25": 532, "p75": 724, "n": 427, "median_sqft": 0.72, "sa_pending_pct": 0.5 }, { "date": "2026-09-07", "median": 608, "p25": 529, "p75": 722, "n": 443, "median_sqft": 0.71, "sa_pending_pct": 0.5 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Sunrise condo for sale carries a $608-a-month association fee, 24% below the South Florida median", "13.3% of Sunrise condos on the market ask $1,000 or more a month in fees; 17.4% stay under $500", "Sunrise condos built since 2005 carry fees 126% higher than buildings from before 1995" ], "lede": "SUNRISE, Fla., September 7, 2026 - The median monthly association fee across the 443 condominiums listed for sale in Sunrise is $608, with half of the listings between $529 and $722 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 24% below the five-county South Florida median of $800, and ranks Sunrise 50 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Sunrise carries a monthly association fee of $608, 24% below the five-county South Florida median of $800.\"", "\"13.3 percent of Sunrise condos on the market ask $1,000 or more a month in association fees; only 17.4 percent stay under $500.\"", "\"In Sunrise, a condo completed since 2005 carries a median fee of $1,318 a month, against $583 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Sunrise permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (10 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-sunrise/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Sunrise against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Sunrise median $608 a month, South Florida median $800; Sunrise ranks 50 of 69 cities.", "title": "Sunrise condo fees sit 24% below the South Florida median" }, { "caption": "Share of active Sunrise condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 17.4% (77 listings); $500 to $750 64.3% (285 listings); $750 to $1,000 5% (22 listings); $1,000 to $1,500 9.3% (41 listings); $1,500 to $2,000 4.1% (18 listings); $2,000 and up 0% (0 listings).", "title": "64.3% of Sunrise condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Sunrise condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s $575 (225 listings); 1980s $592 (124 listings); 1990s $612 (25 listings); 2000s $1,209 (31 listings); 2010s too few (3 listings); 2020s $1,405 (35 listings).", "title": "Sunrise condos built since 2005 ask 126% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 456 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 456, "with_fee": 454, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 454, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 2, "n": 444, "retained_n": 444, "outliers_dropped": 10, "trim_applied": true, "cuts": { "active": 456, "cut_count": 221, "cut_pct": 48.5, "median_cut_pct": 9.1, "median_cut_dollars": 15000, "valid_price_count": 456, "missing_price_count": 0, "unchanged_count": 227, "raised_count": 8, "not_below_original_count": 235, "cut_pct_denominator": 456, "cut_sample_ok": true, "median_cut_n": 221 }, "trim_bounds": { "p1": 318.59, "p99": 1988.5891000000006 }, "retained_small_sample": false, "retained_below_30": false, "median": 609, "p10": 451, "p25": 529, "p75": 721, "p90": 1216, "min": 320, "max": 1978, "median_sqft": 0.71, "n_sqft": 437, "median_pct_price": 4.67, "n_pct_price": 444, "median_list_price": 156500, "median_year_built": 1979, "median_sqft_area": 920, "over_1000": 59, "over_1000_pct": 13.3, "under_500": 77, "under_500_pct": 17.3, "hi_thr": 1000, "lo_thr": 500, "over_hi": 59, "over_hi_pct": 13.3, "under_lo": 77, "under_lo_pct": 17.3, "types": { "Condominium": { "count": 428, "pct": 96.4 }, "Townhouse": { "count": 14, "pct": 3.2 }, "Villa": { "count": 1, "pct": 0.2 }, "SingleFamilyResidence": { "count": 1, "pct": 0.2 } }, "regime": { "COA": { "count": 442, "pct": 99.5 }, "HOA": { "count": 2, "pct": 0.5 } }, "villa_median": 622, "townhouse_median": 494, "cadence": { "Monthly": { "count": 444, "pct": 100.0 } }, "stacked": { "count": 10, "pct": 2.3, "median_total": 717, "median_master": 106 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 77, "pct": 17.3 }, { "label": "$500 to $750", "count": 286, "pct": 64.4 }, { "label": "$750 to $1,000", "count": 22, "pct": 5.0 }, { "label": "$1,000 to $1,500", "count": 41, "pct": 9.2 }, { "label": "$1,500 to $2,000", "count": 18, "pct": 4.1 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 226, "median": 575, "median_sqft": 0.72 }, { "label": "1980s", "n": 124, "median": 592, "median_sqft": 0.59 }, { "label": "1990s", "n": 25, "median": 612, "median_sqft": 0.56 }, { "label": "2000s", "n": 31, "median": 1209, "median_sqft": 0.96 }, { "label": "2010s", "n": 3, "median": 1590, "median_sqft": 0.93 }, { "label": "2020s", "n": 35, "median": 1405, "median_sqft": 1.39 } ], "bands": [ { "label": "Under $250K", "n": 330, "median": 582, "median_pct_price": 5.57 }, { "label": "$250K to $500K", "n": 95, "median": 807, "median_pct_price": 2.99 }, { "label": "$500K to $1M", "n": 19, "median": 1643, "median_pct_price": 3.06 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 370, "median": 584 }, "post2005": { "n": 69, "median": 1318 }, "includes": [ { "key": "Water", "label": "Water", "count": 294, "pct": 69.2 }, { "key": "CommonAreas", "label": "Common areas", "count": 287, "pct": 67.5 }, { "key": "Trash", "label": "Trash", "count": 270, "pct": 63.5 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 256, "pct": 60.2 }, { "key": "Sewer", "label": "Sewer", "count": 245, "pct": 57.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 231, "pct": 54.4 }, { "key": "CableTv", "label": "Cable TV", "count": 200, "pct": 47.1 }, { "key": "Pools", "label": "Pool", "count": 184, "pct": 43.3 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 183, "pct": 43.1 }, { "key": "Roof", "label": "Roof", "count": 165, "pct": 38.8 }, { "key": "Insurance", "label": "Building insurance", "count": 164, "pct": 38.6 }, { "key": "Security", "label": "Security", "count": 120, "pct": 28.2 }, { "key": "Internet", "label": "Internet", "count": 118, "pct": 27.8 }, { "key": "PestControl", "label": "Pest control", "count": 115, "pct": 27.1 } ], "includes_n": 425, "flags": { "sa_mentioned": { "count": 40, "pct": 9.0 }, "sa_none_or_paid": { "count": 35, "pct": 7.9 }, "sa_pending": { "count": 2, "pct": 0.5 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 20, "pct": 4.5 }, "reserves": { "count": 4, "pct": 0.9 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 437 }, "denominators": { "fee_percentages": 444, "fee_medians_percentiles": 444, "median_sqft": 437, "median_pct_price": 444, "includes_pct": 425, "flags_pct": 444, "cut_pct": 456 }, "developments": [ { "name": "Metropica North Tower One", "master": null, "n": 33, "anecdotal": false, "median": 1407, "median_sqft": 1.39, "year_built": 2020, "median_list_price": 485000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sunrise Lakes", "master": "Sunrise Lakes", "n": 20, "anecdotal": false, "median": 610, "median_sqft": 0.71, "year_built": 1978, "median_list_price": 119650, "sa_mentioned": 5, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Tao Sawgrass", "master": null, "n": 17, "anecdotal": false, "median": 1306, "median_sqft": 1.0, "year_built": 2009, "median_list_price": 399000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Isles at Lago Mar", "master": "Lago Mar Condo", "n": 10, "anecdotal": false, "median": 479, "median_sqft": 0.58, "year_built": 1991, "median_list_price": 227450, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Springcrest", "master": null, "n": 10, "anecdotal": false, "median": 614, "median_sqft": 0.61, "year_built": 1976, "median_list_price": 172950, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sunrise Lakes Phase Iii", "master": "Sunrise Lakes", "n": 9, "anecdotal": true, "median": 584, "median_sqft": 0.69, "year_built": 1978, "median_list_price": 119777, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Villas De Venezia", "master": null, "n": 9, "anecdotal": true, "median": 700, "median_sqft": 0.59, "year_built": 1989, "median_list_price": 285000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Aragon", "master": null, "n": 7, "anecdotal": true, "median": 500, "median_sqft": 0.43, "year_built": 1975, "median_list_price": 150000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Grenadier Lakes at Welleby", "master": "Welleby Condo", "n": 7, "anecdotal": true, "median": 623, "median_sqft": 0.67, "year_built": 1984, "median_list_price": 210000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 }, { "name": "Summerbreeze", "master": null, "n": 7, "anecdotal": true, "median": 488, "median_sqft": 0.48, "year_built": 1988, "median_list_price": 225000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Country Squire Townhomes 4", "master": null, "n": 5, "anecdotal": true, "median": 502, "median_sqft": 0.48, "year_built": 1976, "median_list_price": 310000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sunrise Lakes 118", "master": "Sunrise Lakes", "n": 5, "anecdotal": true, "median": 544, "median_sqft": 0.73, "year_built": 1978, "median_list_price": 99000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sunrise Lakes 165", "master": "Sunrise Lakes", "n": 5, "anecdotal": true, "median": 590, "median_sqft": 0.78, "year_built": 1982, "median_list_price": 99900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Sunrise Lakes 90", "master": "Sunrise Lakes", "n": 5, "anecdotal": true, "median": 522, "median_sqft": 0.84, "year_built": 1977, "median_list_price": 83000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Sunrise Lakes", "n": 248, "median": 606, "enclaves": 136, "stacked_pct": 2.0 }, { "name": "Lago Mar Condo", "n": 8, "median": 520, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Welleby Condo", "n": 5, "median": 623, "enclaves": 2, "stacked_pct": 40.0 } ], "series": [ { "date": "2026-09-07", "median": 609, "p25": 529, "p75": 721, "n": 444, "median_sqft": 0.71, "sa_pending_pct": 0.5 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Sunrise condo monthly association fees have a median of $609 in the retained usable-fee sample of 444 listings, 24% below the five-county median", "In Sunrise's retained usable-fee sample (444 listings after exclusions and percentile trimming), 13.3% have monthly-equivalent fees of $1,000 or more and 17.3% are below $500", "Sunrise condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=69) vs pre-1995 (n=370), monthly median 126% higher" ], "lede": "SUNRISE, Fla., September 7, 2026 - Among 444 active condominium listings in Sunrise retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $609, with the middle half between $529 and $721, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 456 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 24% below the separately trimmed five-county median of $800 and ranks 50th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Sunrise's retained usable-fee sample (n=444), after exclusions and percentile trimming, is $609, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Sunrise condos in the retained usable-fee sample (n=444) after exclusions and percentile trimming, 13.3 percent have listed monthly-equivalent fees of $1,000 or more and 17.3 percent are below $500.\"", "\"Among the retained usable-fee listings in Sunrise with a recorded construction year, the median monthly-equivalent fee is $1,318 for a recorded year built of 2005 or later (69 listings) and $584 for those built before 1995 (370 listings).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Sunrise, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (454 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (10 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 444 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 456 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/sunrise/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-sunrise/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Sunrise and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Sunrise retained-sample median $609 a month (n=444); five-county median $800 (n=22,695, region-level trim).", "title": "Sunrise condos, retained usable-fee sample (n=444): median $609/month, 24% below the five-county median of $800", "visible_labels": [ "$609", "444", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 444 active Sunrise condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 17.3% (77 listings); $500 to $750 64.4% (286 listings); $750 to $1,000 5% (22 listings); $1,000 to $1,500 9.2% (41 listings); $1,500 to $2,000 4.1% (18 listings); $2,000 and up 0% (0 listings).", "title": "64.4% of Sunrise's retained usable-fee sample (444 listings) falls in the $500 to $750 monthly band", "visible_labels": [ "0%", "0", "17.3%", "77", "64.4%", "286", "5%", "22", "9.2%", "41", "4.1%", "18", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Sunrise condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=69; pre-1995 n=370.", "alt": "Column chart of median fee by recorded decade built: 1970s $575 (226 listings); 1980s $592 (124 listings); 1990s $612 (25 listings); 2000s $1,209 (31 listings); 2010s count only (3 listings); 2020s $1,405 (35 listings). Recorded year built 2005 or later $1,318 (69 listings); before 1995 $584 (370 listings).", "title": "Sunrise condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=69) vs pre-1995 (n=370), monthly median 126% higher", "visible_labels": [ "$575", "226", "$592", "124", "$612", "25", "$1,209", "31", "3", "$1,405", "35", "$1,318", "69", "$584", "370" ] } ] } }, "figure_changes": [ { "field": "city.active", "before": 455, "after": 456, "before_present": true, "after_present": true }, { "field": "city.bands[0].n", "before": 329, "after": 330, "before_present": true, "after_present": true }, { "field": "city.bins[1].pct", "before": 17.4, "after": 17.3, "before_present": true, "after_present": true }, { "field": "city.bins[2].count", "before": 285, "after": 286, "before_present": true, "after_present": true }, { "field": "city.bins[2].pct", "before": 64.3, "after": 64.4, "before_present": true, "after_present": true }, { "field": "city.bins[4].pct", "before": 9.3, "after": 9.2, "before_present": true, "after_present": true }, { "field": "city.cadence.Monthly.count", "before": 443, "after": 444, "before_present": true, "after_present": true }, { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 456, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.active", "before": 455, "after": 456, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_pct", "before": 48.6, "after": 48.5, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 456, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 221, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 235, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 227, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 456, "before_present": false, "after_present": true }, { "field": "city.decades[2].n", "before": 225, "after": 226, "before_present": true, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 456, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 444, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 444, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 444, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 425, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 444, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 437, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 454, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.flags.remarks_n", "before": 436, "after": 437, "before_present": true, "after_present": true }, { "field": "city.includes[0].count", "before": 293, "after": 294, "before_present": true, "after_present": true }, { "field": "city.includes[0].pct", "before": 69.1, "after": 69.2, "before_present": true, "after_present": true }, { "field": "city.includes[10].key", "before": "Roof", "after": "Insurance", "before_present": true, "after_present": true }, { "field": "city.includes[10].label", "before": "Roof", "after": "Building insurance", "before_present": true, "after_present": true }, { "field": "city.includes[10].pct", "before": 38.7, "after": 38.6, "before_present": true, "after_present": true }, { "field": "city.includes[11].pct", "before": 28.3, "after": 28.2, "before_present": true, "after_present": true }, { "field": "city.includes[1].pct", "before": 67.7, "after": 67.5, "before_present": true, "after_present": true }, { "field": "city.includes[2].pct", "before": 63.7, "after": 63.5, "before_present": true, "after_present": true }, { "field": "city.includes[3].pct", "before": 60.4, "after": 60.2, "before_present": true, "after_present": true }, { "field": "city.includes[4].count", "before": 244, "after": 245, "before_present": true, "after_present": true }, { "field": "city.includes[4].pct", "before": 57.5, "after": 57.6, "before_present": true, "after_present": true }, { "field": "city.includes[5].count", "before": 230, "after": 231, "before_present": true, "after_present": true }, { "field": "city.includes[5].pct", "before": 54.2, "after": 54.4, "before_present": true, "after_present": true }, { "field": "city.includes[6].count", "before": 199, "after": 200, "before_present": true, "after_present": true }, { "field": "city.includes[6].pct", "before": 46.9, "after": 47.1, "before_present": true, "after_present": true }, { "field": "city.includes[7].pct", "before": 43.4, "after": 43.3, "before_present": true, "after_present": true }, { "field": "city.includes[8].pct", "before": 43.2, "after": 43.1, "before_present": true, "after_present": true }, { "field": "city.includes[9].count", "before": 164, "after": 165, "before_present": true, "after_present": true }, { "field": "city.includes[9].key", "before": "Insurance", "after": "Roof", "before_present": true, "after_present": true }, { "field": "city.includes[9].label", "before": "Building insurance", "after": "Roof", "before_present": true, "after_present": true }, { "field": "city.includes[9].pct", "before": 38.7, "after": 38.8, "before_present": true, "after_present": true }, { "field": "city.includes_n", "before": 424, "after": 425, "before_present": true, "after_present": true }, { "field": "city.masters[0].enclaves", "before": 135, "after": 136, "before_present": true, "after_present": true }, { "field": "city.masters[0].median", "before": 604, "after": 606, "before_present": true, "after_present": true }, { "field": "city.masters[0].n", "before": 247, "after": 248, "before_present": true, "after_present": true }, { "field": "city.median", "before": 608, "after": 609, "before_present": true, "after_present": true }, { "field": "city.median_list_price", "before": 158000, "after": 156500, "before_present": true, "after_present": true }, { "field": "city.median_pct_price", "before": 4.65, "after": 4.67, "before_present": true, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n", "before": 443, "after": 444, "before_present": true, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 444, "before_present": false, "after_present": true }, { "field": "city.n_sqft", "before": 436, "after": 437, "before_present": true, "after_present": true }, { "field": "city.p10", "before": 450, "after": 451, "before_present": true, "after_present": true }, { "field": "city.p75", "before": 722, "after": 721, "before_present": true, "after_present": true }, { "field": "city.p90", "before": 1217, "after": 1216, "before_present": true, "after_present": true }, { "field": "city.pre1995.median", "before": 583, "after": 584, "before_present": true, "after_present": true }, { "field": "city.pre1995.n", "before": 369, "after": 370, "before_present": true, "after_present": true }, { "field": "city.regime.COA.count", "before": 441, "after": 442, "before_present": true, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 444, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 318.59, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1988.5891000000006, "before_present": false, "after_present": true }, { "field": "city.types.Condominium.count", "before": 427, "after": 428, "before_present": true, "after_present": true }, { "field": "city.under_500_pct", "before": 17.4, "after": 17.3, "before_present": true, "after_present": true }, { "field": "city.under_lo_pct", "before": 17.4, "after": 17.3, "before_present": true, "after_present": true }, { "field": "city.with_fee", "before": 453, "after": 454, "before_present": true, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Sunrise median $608 a month, South Florida median $800; Sunrise ranks 50 of 69 cities.", "after": "Dot strip chart in five county lanes. Sunrise retained-sample median $609 a month (n=444); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Sunrise against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Sunrise and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Sunrise condo fees sit 24% below the South Florida median", "after": "Sunrise condos, retained usable-fee sample (n=444): median $609/month, 24% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$609", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "444", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 17.4% (77 listings); $500 to $750 64.3% (285 listings); $750 to $1,000 5% (22 listings); $1,000 to $1,500 9.3% (41 listings); $1,500 to $2,000 4.1% (18 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 17.3% (77 listings); $500 to $750 64.4% (286 listings); $750 to $1,000 5% (22 listings); $1,000 to $1,500 9.2% (41 listings); $1,500 to $2,000 4.1% (18 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Sunrise condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 444 active Sunrise condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "64.3% of Sunrise condos for sale carry a fee of $500 to $750 a month", "after": "64.4% of Sunrise's retained usable-fee sample (444 listings) falls in the $500 to $750 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "4.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "18", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "17.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "77", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "64.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "286", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "22", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "9.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "41", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s $575 (225 listings); 1980s $592 (124 listings); 1990s $612 (25 listings); 2000s $1,209 (31 listings); 2010s too few (3 listings); 2020s $1,405 (35 listings).", "after": "Column chart of median fee by recorded decade built: 1970s $575 (226 listings); 1980s $592 (124 listings); 1990s $612 (25 listings); 2000s $1,209 (31 listings); 2010s count only (3 listings); 2020s $1,405 (35 listings). Recorded year built 2005 or later $1,318 (69 listings); before 1995 $584 (370 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Sunrise condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Sunrise condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=69; pre-1995 n=370.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Sunrise condos built since 2005 ask 126% more in fees than those built before 1995", "after": "Sunrise condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=69) vs pre-1995 (n=370), monthly median 126% higher", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$575", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "35", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "$1,318", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "69", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "$584", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "370", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "226", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$592", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "124", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$612", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "25", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$1,209", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "31", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "$1,405", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Sunrise condo for sale carries a $608-a-month association fee, 24% below the South Florida median", "after": "Sunrise condo monthly association fees have a median of $609 in the retained usable-fee sample of 444 listings, 24% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "13.3% of Sunrise condos on the market ask $1,000 or more a month in fees; 17.4% stay under $500", "after": "In Sunrise's retained usable-fee sample (444 listings after exclusions and percentile trimming), 13.3% have monthly-equivalent fees of $1,000 or more and 17.3% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Sunrise condos built since 2005 carry fees 126% higher than buildings from before 1995", "after": "Sunrise condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=69) vs pre-1995 (n=370), monthly median 126% higher", "before_present": true, "after_present": true }, { "field": "lede", "before": "SUNRISE, Fla., September 7, 2026 - The median monthly association fee across the 443 condominiums listed for sale in Sunrise is $608, with half of the listings between $529 and $722 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 24% below the five-county South Florida median of $800, and ranks Sunrise 50 of 69 cities.", "after": "SUNRISE, Fla., September 7, 2026 - Among 444 active condominium listings in Sunrise retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $609, with the middle half between $529 and $721, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 456 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 24% below the separately trimmed five-county median of $800 and ranks 50th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Sunrise permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (10 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-sunrise/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Sunrise, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (454 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (10 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 444 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 456 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/sunrise/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-sunrise/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Sunrise carries a monthly association fee of $608, 24% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Sunrise's retained usable-fee sample (n=444), after exclusions and percentile trimming, is $609, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"13.3 percent of Sunrise condos on the market ask $1,000 or more a month in association fees; only 17.4 percent stay under $500.\"", "after": "\"Among Sunrise condos in the retained usable-fee sample (n=444) after exclusions and percentile trimming, 13.3 percent have listed monthly-equivalent fees of $1,000 or more and 17.3 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Sunrise, a condo completed since 2005 carries a median fee of $1,318 a month, against $583 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Sunrise with a recorded construction year, the median monthly-equivalent fee is $1,318 for a recorded year built of 2005 or later (69 listings) and $584 for those built before 1995 (370 listings).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "a5e722f54c05a17c7cd1a28d40a1d9f3e82ff8e471ff2a323d5bbf67295a6090", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nSunrise condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Sunrise condo for sale carries a $608-a-month association fee, 24% below the South Florida\nmedian\n13.3% of Sunrise condos on the market ask $1,000 or more a month in fees; 17.4% stay under $500\nSunrise condos built since 2005 carry fees 126% higher than buildings from before 1995\nLEDE\nSUNRISE, Fla., September 7, 2026 - The median monthly association fee across the 443 condominiums listed\nfor sale in Sunrise is $608, with half of the listings between $529 and $722 a month, according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. That is 24% below the five-county South Florida\nmedian of $800, and ranks Sunrise 50 of 69 cities.\nNUT GRAF\nPer square foot, the median Sunrise condo fee is $0.71 a month on a median unit of 920 square feet; at the\nmedian asking price of $158K, a year of fees equals 4.65% of the price. 13.3% of listings ask $1,000 or more a\nmonth and 17.4% under $500. 2.3% of listings report two association layers (a master and a sub-association);\n0% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 9% of listings, describe one as pending or payable by the buyer on 0.5%, and mention a\nmandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of $1,318 against\n$583 for those completed before 1995.\nFACT BOX\nActive condominium listings, Sunrise\n455 (443 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$608\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$529 to $722\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.71 (median unit 920 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n4.65% (asking $158K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n13.3% / 17.4%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n2.3% (10)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n9% / 0.5%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Sunrise ranks 50 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$1,318 (69 listings) / $583 (369 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Sunrise carries a monthly association fee of $608, 24% below\nthe five-county South Florida median of $800.\"\n\"13.3 percent of Sunrise condos on the market ask $1,000 or more a month in association fees; only 17.4\npercent stay under $500.\"\n\"In Sunrise, a condo completed since 2005 carries a median fee of $1,318 a month, against $583 for a\nbuilding completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Sunrise against every South Florida city with 30 or more active condo listings, grouped by\ncounty, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Sunrise condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via\nPBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Sunrise condominiums by decade the building was completed, September 7, 2026.\nDecades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Sunrise permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (10 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-sunrise/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "7a3ce7853e43574e7abec78a05efc31b795389417590f70491b49e5deed21795", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nSunrise condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/sunrise/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nSunrise condo monthly association fees have a median of $609 in the retained usable-fee sample of 444\nlistings, 24% below the five-county median\nIn Sunrise's retained usable-fee sample (444 listings after exclusions and percentile trimming), 13.3% have\nmonthly-equivalent fees of $1,000 or more and 17.3% are below $500\nSunrise condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=69) vs pre-1995 (n=370), monthly\nmedian 126% higher\nLEDE\nSUNRISE, Fla., September 7, 2026 - Among 444 active condominium listings in Sunrise retained after excluding\nunusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile,\nthe median monthly association fee is $609, with the middle half between $529 and $721, according to PBP\nReal Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 456 active condominium\nlistings before those exclusions and trimming; the fee statistics describe the retained sample, not every\nproperty for sale. The city median is 24% below the separately trimmed five-county median of $800 and ranks\n50th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Sunrise condo fee is $0.71 a month (437 retained\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nlistings with recorded living area of at least 300 square feet). A year of reported fees equals a median 4.67% of\nthe listing's current asking price across 444 retained listings with a current asking price of at least $20,000; this\nis the median of per-listing ratios. 13.3% of the retained sample have fees of $1,000 or more a month and\n17.3% are below $500. 2.3% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 9% of the retained sample, describe one as pending or payable by\nthe buyer on 0.5%, and mention a mandatory club or membership on 0%; 437 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. Among retained listings\nwith a recorded construction year, the median monthly-equivalent fee is $1,318 for a recorded year built of\n2005 or later (69 listings) and $584 for those built before 1995 (370 listings); construction year is a recorded\nfield and this comparison does not explain why fees differ. \nFACT BOX\nActive condominium listings, Sunrise (before\nexclusions and trimming)\n456\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n454 / 444 (10 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$609\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$529 to $721\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.71 (437 retained listings with recorded\nliving area of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n4.67% (444 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n13.3% (59) / 17.3% (77) of 444\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n2.3% (10)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n9% / 0.5%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Sunrise ranks 50th\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$1,318 (2005+ n=69) / $584 (pre-1995 n=370) September 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Sunrise's retained usable-fee sample (n=444), after\nexclusions and percentile trimming, is $609, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Sunrise condos in the retained usable-fee sample (n=444) after exclusions and percentile\ntrimming, 13.3 percent have listed monthly-equivalent fees of $1,000 or more and 17.3 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Sunrise with a recorded construction year, the median monthly-\nequivalent fee is $1,318 for a recorded year built of 2005 or later (69 listings) and $584 for those built\nbefore 1995 (370 listings).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Sunrise and the\npublished comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses\na separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Sunrise retained-sample median $609 a month\n(n=444); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 444 active Sunrise condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 17.3% (77 listings); $500 to $750 64.4% (286 listings); $750 to $1,000 5% (22 listings);\n$1,000 to $1,500 9.2% (41 listings); $1,500 to $2,000 4.1% (18 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Sunrise condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=69;\npre-1995 n=370.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s $575 (226 listings); 1980s\n$592 (124 listings); 1990s $612 (25 listings); 2000s $1,209 (31 listings); 2010s count only (3 listings); 2020s\n$1,405 (35 listings). Recorded year built 2005 or later $1,318 (69 listings); before 1995 $584 (370 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Sunrise, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (454 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (10 here); these records have not been independently verified as errors. This leaves the\nretained usable-fee sample of 444 listings; every fee median, percentile, band share and percentage in this kit describes that retained\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nsample, not all 456 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county\nfigure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of\ncity medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-\nasking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with\nits own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a\nverified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings\nthrough the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate\nsource table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/sunrise/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-sunrise/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "f02eeba3b1cc5f9ee86379c49f47cb2cf4d5bde20cf5424f3af15a240b33fafc", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - SUNRISE CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Sunrise condo monthly association fees have a median of $609 in the retained usable-fee sample of 444 listings, 24% below the five-county median\n2. In Sunrise's retained usable-fee sample (444 listings after exclusions and percentile trimming), 13.3% have monthly-equivalent fees of $1,000 or more and 17.3% are below $500\n3. Sunrise condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=69) vs pre-1995 (n=370), monthly median 126% higher\n\nLEDE\nSUNRISE, Fla., September 7, 2026 - Among 444 active condominium listings in Sunrise retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $609, with the middle half between $529 and $721, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 456 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 24% below the separately trimmed five-county median of $800 and ranks 50th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Sunrise condo fee is $0.71 a month (437 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 4.67% of the listing's current asking price across 444 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 13.3% of the retained sample have fees of $1,000 or more a month and 17.3% are below $500. 2.3% of the retained sample report two association layers (a master and a sub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 9% of the retained sample, describe one as pending or payable by the buyer on 0.5%, and mention a mandatory club or membership on 0%; 437 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $1,318 for a recorded year built of 2005 or later (69 listings) and $584 for those built before 1995 (370 listings); construction year is a recorded field and this comparison does not explain why fees differ. \n\nFACT BOX (exact figures)\n- Active condominium listings, Sunrise (before exclusions and trimming): 456 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 454 / 444 (10 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $609 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $529 to $721 [September 7, 2026]\n- Median fee per square foot per month: $0.71 (437 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 4.67% (444 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 13.3% (59) / 17.3% (77) of 444 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 2.3% (10) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 0% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 9% / 0.5% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Sunrise ranks 50th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $1,318 (2005+ n=69) / $584 (pre-1995 n=370) [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Sunrise's retained usable-fee sample (n=444), after exclusions and percentile trimming, is $609, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Sunrise condos in the retained usable-fee sample (n=444) after exclusions and percentile trimming, 13.3 percent have listed monthly-equivalent fees of $1,000 or more and 17.3 percent are below $500.\"\n- \"Among the retained usable-fee listings in Sunrise with a recorded construction year, the median monthly-equivalent fee is $1,318 for a recorded year built of 2005 or later (69 listings) and $584 for those built before 1995 (370 listings).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- sunrise-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Sunrise and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Sunrise retained-sample median $609 a month (n=444); five-county median $800 (n=22,695, region-level trim).\n- sunrise-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 444 active Sunrise condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 17.3% (77 listings); $500 to $750 64.4% (286 listings); $750 to $1,000 5% (22 listings); $1,000 to $1,500 9.2% (41 listings); $1,500 to $2,000 4.1% (18 listings); $2,000 and up 0% (0 listings).\n- sunrise-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Sunrise condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=69; pre-1995 n=370.\n Alt text: Column chart of median fee by recorded decade built: 1970s $575 (226 listings); 1980s $592 (124 listings); 1990s $612 (25 listings); 2000s $1,209 (31 listings); 2010s count only (3 listings); 2020s $1,405 (35 listings). Recorded year built 2005 or later $1,318 (69 listings); before 1995 $584 (370 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Sunrise, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (454 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (10 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 444 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 456 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/sunrise/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-sunrise/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "sunrise", "city": "Sunrise", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 61, "with_fee": 58, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 61, "cut_count": 27, "cut_pct": 44.3, "median_cut_pct": 2.5, "median_cut_dollars": 10001 }, "outliers_dropped": 1, "n": 57, "median": 354, "p10": 192, "p25": 255, "p75": 450, "p90": 515, "min": 140, "max": 589, "median_sqft": 0.23, "n_sqft": 57, "median_pct_price": 0.86, "median_list_price": 418000, "median_year_built": 1997, "median_sqft_area": 1499, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 50, "under_500_pct": 87.7, "hi_thr": 500, "lo_thr": 200, "over_hi": 7, "over_hi_pct": 12.3, "under_lo": 6, "under_lo_pct": 10.5, "types": { "Townhouse": { "count": 40, "pct": 70.2 }, "Villa": { "count": 17, "pct": 29.8 } }, "regime": { "HOA": { "count": 40, "pct": 70.2 }, "not_recorded": { "count": 17, "pct": 29.8 } }, "villa_median": 300, "townhouse_median": 364, "cadence": { "Monthly": { "count": 56, "pct": 98.2 }, "Quarterly": { "count": 1, "pct": 1.8 } }, "stacked": { "count": 3, "pct": 5.3, "median_total": 254, "median_master": 130 }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 6, "pct": 10.5 }, { "label": "$200 to $300", "count": 17, "pct": 29.8 }, { "label": "$300 to $400", "count": 13, "pct": 22.8 }, { "label": "$400 to $600", "count": 21, "pct": 36.8 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 16, "median": 223, "median_sqft": 0.16 }, { "label": "1990s", "n": 17, "median": 399, "median_sqft": 0.28 }, { "label": "2000s", "n": 11, "median": 300, "median_sqft": 0.18 }, { "label": "2010s", "n": 4, "median": 535, "median_sqft": 0.36 }, { "label": "2020s", "n": 9, "median": 496, "median_sqft": 0.3 } ], "bands": [ { "label": "Under $250K", "n": 1, "median": 375, "median_pct_price": 2.5 }, { "label": "$250K to $500K", "n": 41, "median": 275, "median_pct_price": 0.82 }, { "label": "$500K to $1M", "n": 15, "median": 496, "median_pct_price": 1.04 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 28, "median": 311 }, "post2005": { "n": 15, "median": 496 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 44, "pct": 77.2 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 36, "pct": 63.2 }, { "key": "Pools", "label": "Pool", "count": 28, "pct": 49.1 }, { "key": "Trash", "label": "Trash", "count": 24, "pct": 42.1 }, { "key": "Security", "label": "Security", "count": 9, "pct": 15.8 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 9, "pct": 15.8 }, { "key": "Sewer", "label": "Sewer", "count": 9, "pct": 15.8 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 8, "pct": 14.0 }, { "key": "Roof", "label": "Roof", "count": 7, "pct": 12.3 }, { "key": "CableTv", "label": "Cable TV", "count": 7, "pct": 12.3 }, { "key": "Insurance", "label": "Building insurance", "count": 5, "pct": 8.8 }, { "key": "Internet", "label": "Internet", "count": 5, "pct": 8.8 }, { "key": "Water", "label": "Water", "count": 4, "pct": 7.0 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 4, "pct": 7.0 } ], "includes_n": 57, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 57 }, "developments": [ { "name": "Solterra", "master": null, "n": 9, "anecdotal": true, "median": 496, "median_sqft": 0.3, "year_built": 2026, "median_list_price": 571990, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 6 }, { "name": "Twin Fountains Replat", "master": "Fountains", "n": 6, "anecdotal": true, "median": 450, "median_sqft": 0.3, "year_built": 1990, "median_list_price": 403000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 1 } ], "masters": [ { "name": "Fountains", "n": 9, "median": 450, "enclaves": 3, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 354, "p25": 255, "p75": 450, "n": 57, "median_sqft": 0.23, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Sunrise townhouse or villa for sale carries a $354-a-month homeowners association fee, 18% above the South Florida median", "12.3% of Sunrise townhouses and villas on the market ask $500 or more a month in fees; 10.5% stay under $200", "Sunrise townhouses and villas built since 2005 carry fees 59% higher than communities from before 1995" ], "lede": "SUNRISE, Fla., September 7, 2026 - The median monthly homeowners association fee across the 57 townhouses and villas listed for sale in Sunrise is $354, with half of the listings between $255 and $450 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 18% above the five-county South Florida median of $300, and ranks Sunrise 13 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Sunrise carries a monthly homeowners association fee of $354, 18% above the five-county South Florida median of $300.\"", "\"12.3 percent of Sunrise townhouses and villas on the market ask $500 or more a month in fees; 10.5 percent stay under $200.\"", "\"In Sunrise, a townhouse or villa completed since 2005 carries a median fee of $496 a month, against $311 for one completed before 1995.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Sunrise permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-sunrise/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Sunrise against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Sunrise median $354 a month, South Florida median $300; Sunrise ranks 13 of 34 cities.", "title": "Sunrise HOA fees on townhouses and villas sit 18% above the South Florida median" }, { "caption": "Share of active Sunrise townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 10.5% (6 listings); $200 to $300 29.8% (17 listings); $300 to $400 22.8% (13 listings); $400 to $600 36.8% (21 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "title": "36.8% of Sunrise townhouses and villas for sale carry a fee of $400 to $600 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Sunrise townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1980s $223 (16 listings); 1990s $399 (17 listings); 2000s $300 (11 listings); 2010s too few (4 listings); 2020s too few (9 listings).", "title": "Sunrise townhouses and villas built since 2005 ask 59% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 61 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 61, "with_fee": 58, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 58, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 3, "n": 57, "retained_n": 57, "outliers_dropped": 1, "trim_applied": true, "cuts": { "active": 61, "cut_count": 27, "cut_pct": 44.3, "median_cut_pct": 2.5, "median_cut_dollars": 10001, "valid_price_count": 61, "missing_price_count": 0, "unchanged_count": 33, "raised_count": 1, "not_below_original_count": 34, "cut_pct_denominator": 61, "cut_sample_ok": true, "median_cut_n": 27 }, "trim_bounds": { "p1": 140.0, "p99": 599.75 }, "retained_small_sample": false, "retained_below_30": false, "median": 354, "p10": 192, "p25": 255, "p75": 450, "p90": 515, "min": 140, "max": 589, "median_sqft": 0.23, "n_sqft": 57, "median_pct_price": 0.86, "n_pct_price": 57, "median_list_price": 418000, "median_year_built": 1997, "median_sqft_area": 1499, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 50, "under_500_pct": 87.7, "hi_thr": 500, "lo_thr": 200, "over_hi": 7, "over_hi_pct": 12.3, "under_lo": 6, "under_lo_pct": 10.5, "types": { "Townhouse": { "count": 40, "pct": 70.2 }, "Villa": { "count": 17, "pct": 29.8 } }, "regime": { "HOA": { "count": 40, "pct": 70.2 }, "not_recorded": { "count": 17, "pct": 29.8 } }, "villa_median": 300, "townhouse_median": 364, "cadence": { "Monthly": { "count": 56, "pct": 98.2 }, "Quarterly": { "count": 1, "pct": 1.8 } }, "stacked": { "count": 3, "pct": 5.3, "median_total": 254, "median_master": 130 }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 6, "pct": 10.5 }, { "label": "$200 to $300", "count": 17, "pct": 29.8 }, { "label": "$300 to $400", "count": 13, "pct": 22.8 }, { "label": "$400 to $600", "count": 21, "pct": 36.8 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 16, "median": 223, "median_sqft": 0.16 }, { "label": "1990s", "n": 17, "median": 399, "median_sqft": 0.28 }, { "label": "2000s", "n": 11, "median": 300, "median_sqft": 0.18 }, { "label": "2010s", "n": 4, "median": 535, "median_sqft": 0.36 }, { "label": "2020s", "n": 9, "median": 496, "median_sqft": 0.3 } ], "bands": [ { "label": "Under $250K", "n": 1, "median": 375, "median_pct_price": 2.5 }, { "label": "$250K to $500K", "n": 41, "median": 275, "median_pct_price": 0.82 }, { "label": "$500K to $1M", "n": 15, "median": 496, "median_pct_price": 1.04 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 28, "median": 311 }, "post2005": { "n": 15, "median": 496 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 44, "pct": 77.2 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 36, "pct": 63.2 }, { "key": "Pools", "label": "Pool", "count": 28, "pct": 49.1 }, { "key": "Trash", "label": "Trash", "count": 24, "pct": 42.1 }, { "key": "Security", "label": "Security", "count": 9, "pct": 15.8 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 9, "pct": 15.8 }, { "key": "Sewer", "label": "Sewer", "count": 9, "pct": 15.8 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 8, "pct": 14.0 }, { "key": "Roof", "label": "Roof", "count": 7, "pct": 12.3 }, { "key": "CableTv", "label": "Cable TV", "count": 7, "pct": 12.3 }, { "key": "Insurance", "label": "Building insurance", "count": 5, "pct": 8.8 }, { "key": "Internet", "label": "Internet", "count": 5, "pct": 8.8 }, { "key": "Water", "label": "Water", "count": 4, "pct": 7.0 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 4, "pct": 7.0 } ], "includes_n": 57, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 57 }, "denominators": { "fee_percentages": 57, "fee_medians_percentiles": 57, "median_sqft": 57, "median_pct_price": 57, "includes_pct": 57, "flags_pct": 57, "cut_pct": 61 }, "developments": [ { "name": "Solterra", "master": null, "n": 9, "anecdotal": true, "median": 496, "median_sqft": 0.3, "year_built": 2026, "median_list_price": 571990, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": null, "villas": 6 }, { "name": "Twin Fountains", "master": "Fountains", "n": 7, "anecdotal": true, "median": 450, "median_sqft": 0.31, "year_built": 1990, "median_list_price": 405000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 1 } ], "masters": [ { "name": "Fountains", "n": 9, "median": 450, "enclaves": 2, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 354, "p25": 255, "p75": 450, "n": 57, "median_sqft": 0.23, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Sunrise townhouse or villa monthly homeowners association fees have a median of $354 in the retained usable-fee sample of 57 listings, 18% above the five-county median", "In Sunrise's retained usable-fee sample (57 listings after exclusions and percentile trimming), 12.3% have monthly-equivalent fees of $500 or more and 10.5% are below $200", "Sunrise townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=28), monthly median 59% higher. Small subgroups: both; read cautiously." ], "lede": "SUNRISE, Fla., September 7, 2026 - Among 57 active townhouse or villa listings in Sunrise retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $354, with the middle half between $255 and $450, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 61 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 18% above the separately trimmed five-county median of $300 and ranks 13th among 34 published city medians.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Sunrise's retained usable-fee sample (n=57), after exclusions and percentile trimming, is $354, compared with $300 in the separately trimmed five-county sample.\"", "\"Among Sunrise townhouses and villas in the retained usable-fee sample (n=57) after exclusions and percentile trimming, 12.3 percent have listed monthly-equivalent fees of $500 or more and 10.5 percent are below $200.\"", "\"Among the retained usable-fee listings in Sunrise with a recorded construction year, the median monthly-equivalent fee is $496 for a recorded year built of 2005 or later (15 listings) and $311 for those built before 1995 (28 listings). Small subgroup: 2005+ n=15; pre-1995 n=28; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Sunrise, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (58 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 57 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 61 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/sunrise/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-sunrise/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Sunrise and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Sunrise retained-sample median $354 a month (n=57); five-county median $300 (n=3,206, region-level trim).", "title": "Sunrise townhouses and villas, retained usable-fee sample (n=57): median $354/month, 18% above the five-county median of $300", "visible_labels": [ "$354", "57", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 57 active Sunrise townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 10.5% (6 listings); $200 to $300 29.8% (17 listings); $300 to $400 22.8% (13 listings); $400 to $600 36.8% (21 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "title": "36.8% of Sunrise's retained usable-fee sample (57 listings) falls in the $400 to $600 monthly band", "visible_labels": [ "0%", "0", "10.5%", "6", "29.8%", "17", "22.8%", "13", "36.8%", "21", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Sunrise townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=15; pre-1995 n=28. Small subgroup: 2005+ n=15; pre-1995 n=28; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1980s $223 (16 listings); 1990s $399 (17 listings); 2000s $300 (11 listings); 2010s count only (4 listings); 2020s count only (9 listings). Recorded year built 2005 or later $496 (15 listings); before 1995 $311 (28 listings). Small subgroup: 2005+ n=15; pre-1995 n=28; read cautiously.", "title": "Sunrise townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=28), monthly median 59% higher. Small subgroups: both; read cautiously.", "visible_labels": [ "$223", "16", "$399", "17", "$300", "11", "4", "9", "$496", "15", "$311", "28" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.developments[1].median_list_price", "before": 403000, "after": 405000, "before_present": true, "after_present": true }, { "field": "city.developments[1].median_sqft", "before": 0.3, "after": 0.31, "before_present": true, "after_present": true }, { "field": "city.developments[1].n", "before": 6, "after": 7, "before_present": true, "after_present": true }, { "field": "city.developments[1].name", "before": "Twin Fountains Replat", "after": "Twin Fountains", "before_present": true, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.masters[0].enclaves", "before": 3, "after": 2, "before_present": true, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 140.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 599.75, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Sunrise median $354 a month, South Florida median $300; Sunrise ranks 13 of 34 cities.", "after": "Dot strip chart in five county lanes. Sunrise retained-sample median $354 a month (n=57); five-county median $300 (n=3,206, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Sunrise against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Sunrise and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Sunrise HOA fees on townhouses and villas sit 18% above the South Florida median", "after": "Sunrise townhouses and villas, retained usable-fee sample (n=57): median $354/month, 18% above the five-county median of $300", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$354", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "57", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 10.5% (6 listings); $200 to $300 29.8% (17 listings); $300 to $400 22.8% (13 listings); $400 to $600 36.8% (21 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 10.5% (6 listings); $200 to $300 29.8% (17 listings); $300 to $400 22.8% (13 listings); $400 to $600 36.8% (21 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Sunrise townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 57 active Sunrise townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "36.8% of Sunrise townhouses and villas for sale carry a fee of $400 to $600 a month", "after": "36.8% of Sunrise's retained usable-fee sample (57 listings) falls in the $400 to $600 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "10.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "29.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "17", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "22.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "36.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1980s $223 (16 listings); 1990s $399 (17 listings); 2000s $300 (11 listings); 2010s too few (4 listings); 2020s too few (9 listings).", "after": "Column chart of median fee by recorded decade built: 1980s $223 (16 listings); 1990s $399 (17 listings); 2000s $300 (11 listings); 2010s count only (4 listings); 2020s count only (9 listings). Recorded year built 2005 or later $496 (15 listings); before 1995 $311 (28 listings). Small subgroup: 2005+ n=15; pre-1995 n=28; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Sunrise townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Sunrise townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=15; pre-1995 n=28. Small subgroup: 2005+ n=15; pre-1995 n=28; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Sunrise townhouses and villas built since 2005 ask 59% more in fees than those built before 1995", "after": "Sunrise townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=28), monthly median 59% higher. Small subgroups: both; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$223", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$311", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "28", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$399", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "17", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$496", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "15", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Sunrise townhouse or villa for sale carries a $354-a-month homeowners association fee, 18% above the South Florida median", "after": "Sunrise townhouse or villa monthly homeowners association fees have a median of $354 in the retained usable-fee sample of 57 listings, 18% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "12.3% of Sunrise townhouses and villas on the market ask $500 or more a month in fees; 10.5% stay under $200", "after": "In Sunrise's retained usable-fee sample (57 listings after exclusions and percentile trimming), 12.3% have monthly-equivalent fees of $500 or more and 10.5% are below $200", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Sunrise townhouses and villas built since 2005 carry fees 59% higher than communities from before 1995", "after": "Sunrise townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=28), monthly median 59% higher. Small subgroups: both; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "SUNRISE, Fla., September 7, 2026 - The median monthly homeowners association fee across the 57 townhouses and villas listed for sale in Sunrise is $354, with half of the listings between $255 and $450 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 18% above the five-county South Florida median of $300, and ranks Sunrise 13 of 34 cities.", "after": "SUNRISE, Fla., September 7, 2026 - Among 57 active townhouse or villa listings in Sunrise retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $354, with the middle half between $255 and $450, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 61 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 18% above the separately trimmed five-county median of $300 and ranks 13th among 34 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Sunrise permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-sunrise/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Sunrise, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (58 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 57 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 61 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/sunrise/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-sunrise/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Sunrise carries a monthly homeowners association fee of $354, 18% above the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Sunrise's retained usable-fee sample (n=57), after exclusions and percentile trimming, is $354, compared with $300 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"12.3 percent of Sunrise townhouses and villas on the market ask $500 or more a month in fees; 10.5 percent stay under $200.\"", "after": "\"Among Sunrise townhouses and villas in the retained usable-fee sample (n=57) after exclusions and percentile trimming, 12.3 percent have listed monthly-equivalent fees of $500 or more and 10.5 percent are below $200.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Sunrise, a townhouse or villa completed since 2005 carries a median fee of $496 a month, against $311 for one completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Sunrise with a recorded construction year, the median monthly-equivalent fee is $496 for a recorded year built of 2005 or later (15 listings) and $311 for those built before 1995 (28 listings). Small subgroup: 2005+ n=15; pre-1995 n=28; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "0c09dbbccd702767be2f7d1f2605067acd011194aad84ff07f4494602021c8ae", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nSunrise HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Sunrise townhouse or villa for sale carries a $354-a-month homeowners association fee, 18%\nabove the South Florida median\n12.3% of Sunrise townhouses and villas on the market ask $500 or more a month in fees; 10.5% stay under\n$200\nSunrise townhouses and villas built since 2005 carry fees 59% higher than communities from before 1995\nLEDE\nSUNRISE, Fla., September 7, 2026 - The median monthly homeowners association fee across the 57\ntownhouses and villas listed for sale in Sunrise is $354, with half of the listings between $255 and $450 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 18% above the five-\ncounty South Florida median of $300, and ranks Sunrise 13 of 34 cities.\nNUT GRAF\nPer square foot, the median Sunrise townhouse or villa fee is $0.23 a month on a median home of 1,499\nsquare feet; at the median asking price of $418K, a year of fees equals 0.86% of the price. 12.3% of listings ask\n$500 or more a month and 10.5% under $200. 5.3% of listings report two association layers (a master and a\nsub-association); 1.8% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 0% of listings, describe one as pending or payable by the buyer on 0%, and\nmention a mandatory club or membership on 0%. Communities completed since 2005 carry a median fee of\n$496 against $311 for those completed before 1995. 29.8% of the listings are entered as single-level villas, the\nrest as townhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Sunrise\n61 (57 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$354\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$255 to $450\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.23 (median home 1,499 sq ft)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nA year of fees as a share of the median asking price\n0.86% (asking $418K)\nSeptember 7, 2026\nListings asking $500 or more a month / under $200\n12.3% / 10.5%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n5.3% (3)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n1.8%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Sunrise ranks 13 of 34\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$496 (15 listings) / $311 (28 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Sunrise carries a monthly homeowners association fee of\n$354, 18% above the five-county South Florida median of $300.\"\n\"12.3 percent of Sunrise townhouses and villas on the market ask $500 or more a month in fees; 10.5\npercent stay under $200.\"\n\"In Sunrise, a townhouse or villa completed since 2005 carries a median fee of $496 a month, against $311\nfor one completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Sunrise against every South Florida city with 30 or more active townhouse or villa listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Sunrise townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Sunrise townhouses and villas by decade the home was completed,\nSeptember 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Sunrise permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and\nare reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are\nhomeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities\nneed 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate\nas the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable\nbut not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-sunrise/ . Attribution: PBP Real\nEstate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate\nactivity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "bc74c2136ab97eb5be13f36a4e5003d2bc3fbb965f3d7f831ae6d9e22e888456", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nSunrise HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/sunrise/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nSunrise townhouse or villa monthly homeowners association fees have a median of $354 in the retained\nusable-fee sample of 57 listings, 18% above the five-county median\nIn Sunrise's retained usable-fee sample (57 listings after exclusions and percentile trimming), 12.3% have\nmonthly-equivalent fees of $500 or more and 10.5% are below $200\nSunrise townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995\n(n=28), monthly median 59% higher. Small subgroups: both; read cautiously.\nLEDE\nSUNRISE, Fla., September 7, 2026 - Among 57 active townhouse or villa listings in Sunrise retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly homeowners association fee is $354, with the middle half between $255 and\n$450, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n61 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 18% above the separately trimmed five-county\nmedian of $300 and ranks 13th among 34 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Sunrise townhouse or villa fee is $0.23 a month (57\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n0.86% of the listing's current asking price across 57 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 12.3% of the retained sample have fees of $500 or more a\nmonth and 10.5% are below $200. 5.3% of the retained sample report two association layers (a master and a\nsub-association, summed here); 1.8% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable\nby the buyer on 0%, and mention a mandatory club or membership on 0%; 57 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. Among retained listings\nwith a recorded construction year, the median monthly-equivalent fee is $496 for a recorded year built of 2005\nor later (15 listings) and $311 for those built before 1995 (28 listings); construction year is a recorded field and\nthis comparison does not explain why fees differ. Small subgroup: 2005+ n=15; pre-1995 n=28; read\ncautiously. 29.8% of retained listings have the recorded MLS subtype Villa; the remainder have subtype\nTownhouse. The two subtypes are reported together after condominium classification.\nFACT BOX\nActive townhouse or villa listings, Sunrise\n(before exclusions and trimming)\n61\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n58 / 57 (1 trimmed; 0 fee without billing frequency\nexcluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$354\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$255 to $450\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.23 (57 retained listings with recorded living area\nof at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n0.86% (57 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n12.3% (7) / 10.5% (6) of 57\nSeptember 7, 2026\nTwo association layers reported (master +\nsub), retained sample\n5.3% (3)\nSeptember 7, 2026\nBilled quarterly (converted to monthly),\nretained sample\n1.8%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); Sunrise ranks 13th among 34\npublished city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or\nlater / before 1995 (retained sample)\n$496 (2005+ n=15) / $311 (pre-1995 n=28). Small\nsubgroup: 2005+ n=15; pre-1995 n=28; read\ncautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Sunrise's retained usable-fee sample\n(n=57), after exclusions and percentile trimming, is $354, compared with $300 in the separately trimmed\nfive-county sample.\"\n\"Among Sunrise townhouses and villas in the retained usable-fee sample (n=57) after exclusions and\npercentile trimming, 12.3 percent have listed monthly-equivalent fees of $500 or more and 10.5 percent\nare below $200.\"\n\"Among the retained usable-fee listings in Sunrise with a recorded construction year, the median monthly-\nequivalent fee is $496 for a recorded year built of 2005 or later (15 listings) and $311 for those built\nbefore 1995 (28 listings). Small subgroup: 2005+ n=15; pre-1995 n=28; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nSunrise and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-\ncounty reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a\nvalid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Sunrise retained-sample median $354 a month\n(n=57); five-county median $300 (n=3,206, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 57 active Sunrise townhouse or villa listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 0% (0\nlistings); $100 to $200 10.5% (6 listings); $200 to $300 29.8% (17 listings); $300 to $400 22.8% (13 listings);\n$400 to $600 36.8% (21 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Sunrise townhouses and villas in the\nretained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a\nrecorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded\nYearBuilt 2005+ n=15; pre-1995 n=28. Small subgroup: 2005+ n=15; pre-1995 n=28; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1980s $223 (16 listings); 1990s\n$399 (17 listings); 2000s $300 (11 listings); 2010s count only (4 listings); 2020s count only (9 listings).\nRecorded year built 2005 or later $496 (15 listings); before 1995 $311 (28 listings). Small subgroup: 2005+\nn=15; pre-1995 n=28; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Sunrise, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npublished when at least 30 listings have a valid fee before trimming (58 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 57 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 61 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after\ncondominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's\nfinances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the\nbrokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but\nnot guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/sunrise/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/hoa-fees-sunrise/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "9f133365ca733cbfea7d4fc019f4695e845d29d3172e3e9a0ae15223e92e81cb", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - SUNRISE HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Sunrise townhouse or villa monthly homeowners association fees have a median of $354 in the retained usable-fee sample of 57 listings, 18% above the five-county median\n2. In Sunrise's retained usable-fee sample (57 listings after exclusions and percentile trimming), 12.3% have monthly-equivalent fees of $500 or more and 10.5% are below $200\n3. Sunrise townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=15) vs pre-1995 (n=28), monthly median 59% higher. Small subgroups: both; read cautiously.\n\nLEDE\nSUNRISE, Fla., September 7, 2026 - Among 57 active townhouse or villa listings in Sunrise retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $354, with the middle half between $255 and $450, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 61 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 18% above the separately trimmed five-county median of $300 and ranks 13th among 34 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Sunrise townhouse or villa fee is $0.23 a month (57 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 0.86% of the listing's current asking price across 57 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 12.3% of the retained sample have fees of $500 or more a month and 10.5% are below $200. 5.3% of the retained sample report two association layers (a master and a sub-association, summed here); 1.8% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 57 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $496 for a recorded year built of 2005 or later (15 listings) and $311 for those built before 1995 (28 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=15; pre-1995 n=28; read cautiously. 29.8% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Sunrise (before exclusions and trimming): 61 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 58 / 57 (1 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $354 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $255 to $450 [September 7, 2026]\n- Median fee per square foot per month: $0.23 (57 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 0.86% (57 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 12.3% (7) / 10.5% (6) of 57 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 5.3% (3) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 1.8% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 0% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Sunrise ranks 13th among 34 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $496 (2005+ n=15) / $311 (pre-1995 n=28). Small subgroup: 2005+ n=15; pre-1995 n=28; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Sunrise's retained usable-fee sample (n=57), after exclusions and percentile trimming, is $354, compared with $300 in the separately trimmed five-county sample.\"\n- \"Among Sunrise townhouses and villas in the retained usable-fee sample (n=57) after exclusions and percentile trimming, 12.3 percent have listed monthly-equivalent fees of $500 or more and 10.5 percent are below $200.\"\n- \"Among the retained usable-fee listings in Sunrise with a recorded construction year, the median monthly-equivalent fee is $496 for a recorded year built of 2005 or later (15 listings) and $311 for those built before 1995 (28 listings). Small subgroup: 2005+ n=15; pre-1995 n=28; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- sunrise-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Sunrise and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Sunrise retained-sample median $354 a month (n=57); five-county median $300 (n=3,206, region-level trim).\n- sunrise-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 57 active Sunrise townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 10.5% (6 listings); $200 to $300 29.8% (17 listings); $300 to $400 22.8% (13 listings); $400 to $600 36.8% (21 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).\n- sunrise-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Sunrise townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=15; pre-1995 n=28. Small subgroup: 2005+ n=15; pre-1995 n=28; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1980s $223 (16 listings); 1990s $399 (17 listings); 2000s $300 (11 listings); 2010s count only (4 listings); 2020s count only (9 listings). Recorded year built 2005 or later $496 (15 listings); before 1995 $311 (28 listings). Small subgroup: 2005+ n=15; pre-1995 n=28; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Sunrise, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (58 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 57 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 61 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/sunrise/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-sunrise/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "surfside", "city": "Surfside", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "segments": { "houses": { "active": 15, "sample_ok": false, "small_sample": false, "pending": 5, "median_list_price": 2295000.0, "cut_count": 3, "cut_pct": 20.0, "raised_count": 2, "median_cut_pct": 14.8, "median_cut_dollars": 296000.0, "cut_last30": 1, "cut_last30_pct": 6.7, "cut_last7": 0, "median_dom": 56, "median_cdom": 56, "relisted_count": 1, "relisted_pct": 6.7, "over90": 6, "over90_pct": 40.0, "over180": 2, "fresh_held": 8, "fresh_held_pct": 53.3, "stale_uncut": 4, "stale_uncut_pct": 26.7, "dom_buckets": [ { "label": "0-30", "count": 5, "pct": 33.3 }, { "label": "31-60", "count": 3, "pct": 20.0 }, { "label": "61-90", "count": 1, "pct": 6.7 }, { "label": "91-180", "count": 4, "pct": 26.7 }, { "label": "181+", "count": 2, "pct": 13.3 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M to $2M", "active": 5, "cut": 2, "cut_pct": 40.0, "median_cdom": 174 }, { "label": "$2M to $5M", "active": 10, "cut": 1, "cut_pct": 10.0, "median_cdom": 31.5 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 0, "pending_cut_pct": 0.0, "pending_median_cut_pct": null, "pending_median_cdom": 80, "series": [] }, "condos": { "active": 72, "sample_ok": true, "small_sample": false, "pending": 14, "median_list_price": 889999.5, "cut_count": 28, "cut_pct": 38.9, "raised_count": 2, "median_cut_pct": 4.4, "median_cut_dollars": 40500.0, "cut_last30": 9, "cut_last30_pct": 12.5, "cut_last7": 1, "median_dom": 130.5, "median_cdom": 130.5, "relisted_count": 5, "relisted_pct": 6.9, "over90": 42, "over90_pct": 58.3, "over180": 28, "fresh_held": 20, "fresh_held_pct": 27.8, "stale_uncut": 22, "stale_uncut_pct": 30.6, "dom_buckets": [ { "label": "0-30", "count": 15, "pct": 20.8 }, { "label": "31-60", "count": 10, "pct": 13.9 }, { "label": "61-90", "count": 5, "pct": 6.9 }, { "label": "91-180", "count": 14, "pct": 19.4 }, { "label": "181+", "count": 28, "pct": 38.9 } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$250K to $500K", "active": 12, "cut": 7, "cut_pct": 58.3, "median_cdom": 99.5 }, { "label": "$500K to $1M", "active": 31, "cut": 13, "cut_pct": 41.9, "median_cdom": 149 }, { "label": "$1M and up", "active": 29, "cut": 8, "cut_pct": 27.6, "median_cdom": 177 } ], "pending_cut_count": 1, "pending_cut_pct": 7.1, "pending_median_cut_pct": 3.8, "pending_median_cdom": 95.5, "tier": "c4", "series": [ { "date": "2026-09-05", "active": 72, "cut_pct": 38.9, "median_cdom": 130.5, "median_list_price": 889999.5 }, { "date": "2026-09-06", "active": 72, "cut_pct": 38.9, "median_cdom": 130.5, "median_list_price": 889999.5 }, { "date": "2026-09-07", "active": 72, "cut_pct": 38.9, "median_cdom": 130.5, "median_list_price": 889999.5 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "38.9% of Surfside condominiums for sale have cut their asking price", "Surfside sellers blink faster than the rest of Miami-Dade County as 58.3% of condominiums pass 90 days on the market", "Buying in Surfside? Two in five condominiums have already come down once, by a median $40K" ], "lede": "SURFSIDE, Fla., September 7, 2026 - 38.9% of the 72 condominiums listed for sale in Surfside have reduced their asking price at least once, by a median 4.4% (about $40K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 15 for sale, too few to report percentages (floor 30).", "quotes": [ "\"38.9 percent of condominiums for sale in Surfside have reduced their asking price at least once, by a median $40K.\"", "\"Counting every relisting, the median Surfside condominium for sale has been waiting 130 days, not the 130 the current listing shows.\"", "\"Of the Surfside condominiums now under contract, 92.9 percent never reduced their asking price; the rest cut by a median 3.8 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Surfside and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 72 condominiums, 15 houses, 14 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-surfside/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Surfside versus Miami-Dade County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Surfside condominiums 38.9%, Miami-Dade County condominiums 37.4%. Houses: 15 for sale, too few to report.", "title": "Surfside condominiums are cutting 1.5 points more often than Miami-Dade County" }, { "caption": "Active Surfside listings by cumulative days on market, condominiums, September 7, 2026. 58.3% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 20.8%, 31-60 days 13.9%, 61-90 days 6.9%, 91-180 days 19.4%, 181+ days 38.9%.", "title": "58.3% of Surfside condominiums for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Surfside condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K too few to read of 0; $250K to $500K 58.3% of 12; $500K to $1M 41.9% of 31; $1M and up 27.6% of 29.", "title": "$500K to $1M Surfside condominiums have cut most often: 41.9% of 31" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 106 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 15, "sample_ok": false, "small_sample": false, "pending": 5, "median_list_price": 2295000.0, "cut_count": 3, "cut_pct": 20.0, "raised_count": 2, "valid_price_count": 15, "missing_price_count": 0, "unchanged_count": 10, "not_below_original_count": 12, "cut_sample_ok": false, "cut_small_sample": true, "median_cut_pct": 14.8, "median_cut_dollars": 296000.0, "cut_last30": 1, "cut_last30_pct": 6.7, "cut_last7": 0, "median_dom": 56, "median_cdom": 56, "dom_n": 15, "cdom_n": 15, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 15, "relisted_count": 1, "relisted_pct": 6.7, "over90": 6, "over90_pct": 40.0, "over180": 2, "fresh_held": 8, "fresh_held_pct": 53.3, "fresh_held_missing_cdom_count": 0, "stale_uncut": 4, "stale_uncut_pct": 26.7, "dom_buckets": [ { "label": "0-30", "count": 5, "pct": 33.3 }, { "label": "31-60", "count": 3, "pct": 20.0 }, { "label": "61-90", "count": 1, "pct": 6.7 }, { "label": "91-180", "count": 4, "pct": 26.7 }, { "label": "181+", "count": 2, "pct": 13.3 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M to $2M", "active": 5, "cut": 2, "cut_pct": 40.0, "median_cdom": 174, "cut_pct_denominator": 5, "cdom_n": 5, "valid_price_count": 5 }, { "label": "$2M to $5M", "active": 10, "cut": 1, "cut_pct": 10.0, "median_cdom": 31.5, "cut_pct_denominator": 10, "cdom_n": 10, "valid_price_count": 10 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 0, "pending_cut_pct": 0.0, "pending_valid_price_count": 5, "pending_missing_price_count": 0, "pending_unchanged_count": 4, "pending_raised_count": 1, "pending_not_below_original_count": 5, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 5, "pending_dom_n": 5, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": null, "pending_median_cdom": 80, "denominators": { "cut_pct": 15, "cut_last30_pct": 15, "relisted_pct": 15, "fresh_held_pct": 15, "stale_uncut_pct": 15, "over90_pct": 15, "dom_bucket_pct": 15, "pending_cut_pct": 5, "median_dom": 15, "median_cdom": 15, "median_cut_pct": 3, "median_cut_dollars": 3, "pending_median_cut_pct": 0, "pending_median_cdom": 5 }, "county_counts": { "Miami-Dade": 15 }, "series": [] }, "condos": { "active": 72, "sample_ok": true, "small_sample": false, "pending": 14, "median_list_price": 889999.5, "cut_count": 28, "cut_pct": 38.9, "raised_count": 2, "valid_price_count": 72, "missing_price_count": 0, "unchanged_count": 42, "not_below_original_count": 44, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 4.4, "median_cut_dollars": 40500.0, "cut_last30": 9, "cut_last30_pct": 12.5, "cut_last7": 1, "median_dom": 130.5, "median_cdom": 130.5, "dom_n": 72, "cdom_n": 72, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 72, "relisted_count": 5, "relisted_pct": 6.9, "over90": 42, "over90_pct": 58.3, "over180": 28, "fresh_held": 20, "fresh_held_pct": 27.8, "fresh_held_missing_cdom_count": 0, "stale_uncut": 22, "stale_uncut_pct": 30.6, "dom_buckets": [ { "label": "0-30", "count": 15, "pct": 20.8 }, { "label": "31-60", "count": 10, "pct": 13.9 }, { "label": "61-90", "count": 5, "pct": 6.9 }, { "label": "91-180", "count": 14, "pct": 19.4 }, { "label": "181+", "count": 28, "pct": 38.9 } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$250K to $500K", "active": 12, "cut": 7, "cut_pct": 58.3, "median_cdom": 99.5, "cut_pct_denominator": 12, "cdom_n": 12, "valid_price_count": 12 }, { "label": "$500K to $1M", "active": 31, "cut": 13, "cut_pct": 41.9, "median_cdom": 149, "cut_pct_denominator": 31, "cdom_n": 31, "valid_price_count": 31 }, { "label": "$1M and up", "active": 29, "cut": 8, "cut_pct": 27.6, "median_cdom": 177, "cut_pct_denominator": 29, "cdom_n": 29, "valid_price_count": 29 } ], "pending_cut_count": 1, "pending_cut_pct": 7.1, "pending_valid_price_count": 14, "pending_missing_price_count": 0, "pending_unchanged_count": 12, "pending_raised_count": 1, "pending_not_below_original_count": 13, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 14, "pending_dom_n": 14, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 3.8, "pending_median_cdom": 95.5, "denominators": { "cut_pct": 72, "cut_last30_pct": 72, "relisted_pct": 72, "fresh_held_pct": 72, "stale_uncut_pct": 72, "over90_pct": 72, "dom_bucket_pct": 72, "pending_cut_pct": 14, "median_dom": 72, "median_cdom": 72, "median_cut_pct": 28, "median_cut_dollars": 28, "pending_median_cut_pct": 1, "pending_median_cdom": 14 }, "county_counts": { "Miami-Dade": 72 }, "tier": "c4", "series": [ { "date": "2026-09-07", "active": 72, "cut_pct": 38.9, "median_cdom": 130.5, "median_list_price": 889999.5 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "38.9% of Surfside condominiums for sale are asking less than their original list price", "Seller Blink Rate™ in Surfside: 38.9% of condominiums list below original asking, against 37.4% across Miami-Dade County", "Buying in Surfside? 28 of the 72 condominiums for sale are asking below their original price, by a median $40K" ], "lede": "SURFSIDE, Fla., September 7, 2026 - 38.9% of the 72 condominiums listed for sale in Surfside (28 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 28 reduced listings, the median reduction is 4.4% (about $40K). Houses: 15 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"38.9 percent of condominiums for sale in Surfside have a current asking price below their original list price; among those 28 reduced listings the median reduction is $40K.\"", "\"Among active Surfside condominiums, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 130 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"14 Surfside condominiums are under contract in this snapshot, 1 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Surfside, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (42 unchanged, 2 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 72 condominiums, 15 houses, 14 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/surfside/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-surfside/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Surfside versus Miami-Dade County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Surfside condominiums 38.9%, Miami-Dade County condominiums 37.4%. Houses: 15 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 38.9% of Surfside condominiums for sale are asking below their original price, against 37.4% across Miami-Dade County", "visible_labels": [ "37.4%", "38.9%" ] }, { "caption": "Active Surfside condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 58.3% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 20.8%, 31-60 days 13.9%, 61-90 days 6.9%, 91-180 days 19.4%, 181+ days 38.9%.", "title": "58.3% of Surfside condominiums for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "20.8%", "13.9%", "6.9%", "19.4%", "38.9%", "58.3%" ] }, { "caption": "Share of active Surfside condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 0 listed, count only; $250K to $500K 58.3% (7 of 12); $500K to $1M 41.9% (13 of 31); $1M and up 27.6% (8 of 29).", "title": "$500K to $1M Surfside condominiums show the highest share asking below original: 41.9% of 31", "visible_labels": [ "27.6%", "8", "29", "41.9%", "13", "31", "58.3%", "7", "12", "0" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 106, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Miami-Dade", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Miami-Dade", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 15, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Surfside condominiums 38.9%, Miami-Dade County condominiums 37.4%. Houses: 15 for sale, too few to report.", "after": "Horizontal bar chart. Surfside condominiums 38.9%, Miami-Dade County condominiums 37.4%. Houses: 15 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Surfside versus Miami-Dade County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Surfside versus Miami-Dade County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Surfside condominiums are cutting 1.5 points more often than Miami-Dade County", "after": "Seller Blink Rate™: 38.9% of Surfside condominiums for sale are asking below their original price, against 37.4% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "37.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "38.9%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 20.8%, 31-60 days 13.9%, 61-90 days 6.9%, 91-180 days 19.4%, 181+ days 38.9%.", "after": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 20.8%, 31-60 days 13.9%, 61-90 days 6.9%, 91-180 days 19.4%, 181+ days 38.9%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Surfside listings by cumulative days on market, condominiums, September 7, 2026. 58.3% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Surfside condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 58.3% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "58.3% of Surfside condominiums for sale have waited more than 90 days, counting every relisting", "after": "58.3% of Surfside condominiums for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "20.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "13.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "6.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "19.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "38.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "58.3%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K too few to read of 0; $250K to $500K 58.3% of 12; $500K to $1M 41.9% of 31; $1M and up 27.6% of 29.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 0 listed, count only; $250K to $500K 58.3% (7 of 12); $500K to $1M 41.9% (13 of 31); $1M and up 27.6% (8 of 29).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Surfside condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Surfside condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Surfside condominiums have cut most often: 41.9% of 31", "after": "$500K to $1M Surfside condominiums show the highest share asking below original: 41.9% of 31", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "27.6%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "29", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "41.9%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "31", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "58.3%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "38.9% of Surfside condominiums for sale have cut their asking price", "after": "38.9% of Surfside condominiums for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Surfside sellers blink faster than the rest of Miami-Dade County as 58.3% of condominiums pass 90 days on the market", "after": "Seller Blink Rate™ in Surfside: 38.9% of condominiums list below original asking, against 37.4% across Miami-Dade County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Surfside? Two in five condominiums have already come down once, by a median $40K", "after": "Buying in Surfside? 28 of the 72 condominiums for sale are asking below their original price, by a median $40K", "before_present": true, "after_present": true }, { "field": "lede", "before": "SURFSIDE, Fla., September 7, 2026 - 38.9% of the 72 condominiums listed for sale in Surfside have reduced their asking price at least once, by a median 4.4% (about $40K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 15 for sale, too few to report percentages (floor 30).", "after": "SURFSIDE, Fla., September 7, 2026 - 38.9% of the 72 condominiums listed for sale in Surfside (28 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 28 reduced listings, the median reduction is 4.4% (about $40K). Houses: 15 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Surfside and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 72 condominiums, 15 houses, 14 condominiums under contract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-surfside/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Surfside, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (42 unchanged, 2 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 72 condominiums, 15 houses, 14 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/surfside/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-surfside/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"38.9 percent of condominiums for sale in Surfside have reduced their asking price at least once, by a median $40K.\"", "after": "\"38.9 percent of condominiums for sale in Surfside have a current asking price below their original list price; among those 28 reduced listings the median reduction is $40K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Surfside condominium for sale has been waiting 130 days, not the 130 the current listing shows.\"", "after": "\"Among active Surfside condominiums, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 130 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Surfside condominiums now under contract, 92.9 percent never reduced their asking price; the rest cut by a median 3.8 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"14 Surfside condominiums are under contract in this snapshot, 1 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "f595d4bd8c96e626dc460e8e7743bbaebf0fc8527233574eb8fc22d148441320", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nSurfside price cuts and true days on market\nHEADLINE OPTIONS\n38.9% of Surfside condominiums for sale have cut their asking price\nSurfside sellers blink faster than the rest of Miami-Dade County as 58.3% of condominiums pass 90 days on\nthe market\nBuying in Surfside? Two in five condominiums have already come down once, by a median $40K\nLEDE\nSURFSIDE, Fla., September 7, 2026 - 38.9% of the 72 condominiums listed for sale in Surfside have reduced\ntheir asking price at least once, by a median 4.4% (about $40K), according to a daily analysis of BeachesMLS\nlisting data by PBP Real Estate. Houses: 15 for sale, too few to report percentages (floor 30).\nNUT GRAF\nThe figures point to a market where 7.1% of condominiums reached a contract only after a price cut: of the 14\nSurfside condominiums now under contract, 7.1% reduced before going under contract, with a median cut of\n3.8% and a median 96 days to contract. Across Miami-Dade County the price-cut share is 37.4% for\ncondominiums and 37.6% for houses, so Surfside condominiums are cutting 1.5 points more often than the\ncounty. Counting every relisting, the median Surfside condominium for sale has been on the market 130 days,\nagainst 130 on its current listing; 6.9% of active condominiums have been withdrawn and relisted at least\nonce.\nFACT BOX\nActive\ncondominium\nlistings, Surfside\n72\nShare with at\nleast one price\nreduction,\ncondominiums\n38.9% (28 of 72)\nMedian\nreduction from\noriginal asking,\ncondominiums\n4.4% (about $40K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nActive single-\nfamily listings,\nSurfside\n15 (below the 30-listing floor; percentages not reported)\nMedian\ncumulative days\non market,\ncondominiums\n130 days (130 on current listing)\nCondominiums\non market more\nthan 90 days,\ncumulative\n58.3% (42 of 72)\nCondominiums\nunder contract\nthat reduced\nfirst\n7.1% of 14\nMiami-Dade\nCounty price-\ncut share,\ncondominiums /\nhouses\n37.4% / 37.6%\nConditions read\n(PBP rule,\ndisclosed in\nmethod)\nCondominiums: Cutting at peer pace\nPeer group,\ncondominiums\n(median asking\n$600K and up;\npeer cut share\n38.1%)\nCoral Gables, Riviera Beach, Hillsboro Beach, Sunny Isles Beach, Singer Island, Highland Beach, Bay Harbor Islands, P\nQUOTABLE DATA POINTS\n\"38.9 percent of condominiums for sale in Surfside have reduced their asking price at least once, by a\nmedian $40K.\"\n\"Counting every relisting, the median Surfside condominium for sale has been waiting 130 days, not the\n130 the current listing shows.\"\n\"Of the Surfside condominiums now under contract, 92.9 percent never reduced their asking price; the rest\ncut by a median 3.8 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nShare of active listings with at least one price reduction, Surfside versus Miami-Dade County, condominiums, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nActive Surfside listings by cumulative days on market, condominiums, September 7, 2026. 58.3% of condominiums have passed 90 days.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nShare of active Surfside condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Surfside and Miami-Dade County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 72 condominiums, 15 houses, 14 condominiums under\ncontract. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is\na count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-surfside/ .\nConditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price\nfalls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced\ncities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut.\nCutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four\ncities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets.\nA read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "00a0534e42260f68488ccbe94f1e33d0d78466fac9f9a3315f634a49211240ce", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nSurfside asking-price reductions and recorded days on\nmarket\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/surfside/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n38.9% of Surfside condominiums for sale are asking less than their original list price\nSeller Blink Rate™ in Surfside: 38.9% of condominiums list below original asking, against 37.4% across\nMiami-Dade County\nBuying in Surfside? 28 of the 72 condominiums for sale are asking below their original price, by a median\n$40K\nLEDE\nSURFSIDE, Fla., September 7, 2026 - 38.9% of the 72 condominiums listed for sale in Surfside (28 listings)\nhave a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 28 reduced listings, the median reduction is\n4.4% (about $40K). Houses: 15 for sale, below the 30-listing floor, so no percentages are reported for them.\nNUT GRAF\nFor active Surfside condominiums, the median recorded CumulativeDaysOnMarket and DaysOnMarket values\nare both 130 days (from 72 and 72 listings with a value in each field). Equal medians describe the recorded\nfields only; they do not establish anything about individual listing histories. 6.9% of all active condominiums\nhave both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does\nnot establish a relisting event. 14 Surfside condominiums are under contract (Pending or Active Under\nContract), 1 of them with a recorded asking price below original; fewer than 30, so no percentage is reported.\nThese asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nasking below original are 37.4% for condominiums and 37.6% for houses; Surfside condominiums are 1.5\npoints above the county share.\nFACT BOX\nActive condominium listings, Surfside\n72\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n38.9% (28 of 72)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\ncondominiums\n72 / 0; 42 / 2\nSeptember 7, 2026\nMedian reduction among the 28\nreduced condominiums\n4.4% (about $40K)\nSeptember 7, 2026\nActive single-family listings, Surfside\n15 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, condominiums\n130 / 130 days (from 72 / 72 recorded values)\nSeptember 7, 2026\nCondominiums with recorded\nCumulativeDaysOnMarket over 90 days\n58.3% (42 of 72 with a recorded value)\nSeptember 7, 2026\nCondominiums under contract (count\nonly; fewer than 30)\n14, 1 asking below original\nSeptember 7, 2026\nMiami-Dade County share asking below\noriginal, condominiums / houses\n37.4% / 37.6%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nCondominiums: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, condominiums (median\nasking $600K and up; peer share\n38.1%)\nCoral Gables, Riviera Beach, Hillsboro Beach, Sunny Isles\nBeach, Singer Island, Highland Beach, Bay Harbor Islands,\nPalm Beach, Lake Park, Key Biscayne, Juno Beach, Bal\nHarbour, Coconut Grove\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"38.9 percent of condominiums for sale in Surfside have a current asking price below their original list\nprice; among those 28 reduced listings the median reduction is $40K.\"\n\"Among active Surfside condominiums, the median recorded CumulativeDaysOnMarket and\nDaysOnMarket values are both 130 days. These are MLS-recorded fields, not an independently\nreconstructed listing history.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"14 Surfside condominiums are under contract in this snapshot, 1 of them with a recorded asking price\nbelow original; the group is too small to report a percentage. These asking-price fields do not disclose the\nagreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Surfside versus Miami-Dade\nCounty, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Surfside condominiums 38.9%, Miami-Dade County\ncondominiums 37.4%. Houses: 15 for sale, count only. Share of active listings asking below their original list\nprice, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive Surfside condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded\nvalue in that field; 58.3% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP\nReal Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Condominiums: 0-30 days\n20.8%, 31-60 days 13.9%, 61-90 days 6.9%, 91-180 days 19.4%, 181+ days 38.9%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Surfside condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with\n10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\ncondominiums: Under $250K 0 listed, count only; $250K to $500K 58.3% (7 of 12); $500K to $1M 41.9% (13\nof 31); $1M and up 27.6% (8 of 29).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Surfside, permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (42 unchanged, 2 above original, 0 without both prices among condominiums). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the\nfloor and appear as a count only. Sample sizes: 72 condominiums, 15 houses, 14 condominiums under contract. Geography is the\nMLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County.\nSeller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded\nasking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published\ncity shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a\nbelow-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/surfside/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-surfside/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "0b48e7f51744772a5a72c50fa1e81c48bcd06b9d686180da119f8b6db9db6f60", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - SURFSIDE PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 38.9% of Surfside condominiums for sale are asking less than their original list price\n2. Seller Blink Rate™ in Surfside: 38.9% of condominiums list below original asking, against 37.4% across Miami-Dade County\n3. Buying in Surfside? 28 of the 72 condominiums for sale are asking below their original price, by a median $40K\n\nLEDE\nSURFSIDE, Fla., September 7, 2026 - 38.9% of the 72 condominiums listed for sale in Surfside (28 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 28 reduced listings, the median reduction is 4.4% (about $40K). Houses: 15 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active Surfside condominiums, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 130 days (from 72 and 72 listings with a value in each field). Equal medians describe the recorded fields only; they do not establish anything about individual listing histories. 6.9% of all active condominiums have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 14 Surfside condominiums are under contract (Pending or Active Under Contract), 1 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 37.4% for condominiums and 37.6% for houses; Surfside condominiums are 1.5 points above the county share.\n\nFACT BOX (exact figures)\n- Active condominium listings, Surfside: 72 [September 7, 2026]\n- Share asking below original list price, condominiums: 38.9% (28 of 72) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, condominiums: 72 / 0; 42 / 2 [September 7, 2026]\n- Median reduction among the 28 reduced condominiums: 4.4% (about $40K) [September 7, 2026]\n- Active single-family listings, Surfside: 15 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, condominiums: 130 / 130 days (from 72 / 72 recorded values) [September 7, 2026]\n- Condominiums with recorded CumulativeDaysOnMarket over 90 days: 58.3% (42 of 72 with a recorded value) [September 7, 2026]\n- Condominiums under contract (count only; fewer than 30): 14, 1 asking below original [September 7, 2026]\n- Miami-Dade County share asking below original, condominiums / houses: 37.4% / 37.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, condominiums (median asking $600K and up; peer share 38.1%): Coral Gables, Riviera Beach, Hillsboro Beach, Sunny Isles Beach, Singer Island, Highland Beach, Bay Harbor Islands, Palm Beach, Lake Park, Key Biscayne, Juno Beach, Bal Harbour, Coconut Grove [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"38.9 percent of condominiums for sale in Surfside have a current asking price below their original list price; among those 28 reduced listings the median reduction is $40K.\"\n- \"Among active Surfside condominiums, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 130 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"14 Surfside condominiums are under contract in this snapshot, 1 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- surfside-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Surfside versus Miami-Dade County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Surfside condominiums 38.9%, Miami-Dade County condominiums 37.4%. Houses: 15 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- surfside-true-days-on-market-r1-2026-09-07.png\n Caption: Active Surfside condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 58.3% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Condominiums: 0-30 days 20.8%, 31-60 days 13.9%, 61-90 days 6.9%, 91-180 days 19.4%, 181+ days 38.9%.\n- surfside-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Surfside condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 0 listed, count only; $250K to $500K 58.3% (7 of 12); $500K to $1M 41.9% (13 of 31); $1M and up 27.6% (8 of 29).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Surfside, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (42 unchanged, 2 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Houses are below the floor and appear as a count only. Sample sizes: 72 condominiums, 15 houses, 14 condominiums under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/surfside/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-surfside/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-1245a0228a92103fe7c7" }, { "slug": "surfside", "city": "Surfside", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Miami-Dade", "active": 72, "with_fee": 72, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 72, "cut_count": 28, "cut_pct": 38.9, "median_cut_pct": 4.4, "median_cut_dollars": 40500 }, "outliers_dropped": 2, "n": 70, "median": 1488, "p10": 778, "p25": 998, "p75": 2437, "p90": 15091, "min": 591, "max": 27353, "median_sqft": 1.27, "n_sqft": 70, "median_pct_price": 1.77, "median_list_price": 890000, "median_year_built": 2000, "median_sqft_area": 1223, "over_1000": 51, "over_1000_pct": 72.9, "under_500": 0, "under_500_pct": 0.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 51, "over_hi_pct": 72.9, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Condominium": { "count": 70, "pct": 100.0 } }, "regime": { "COA": { "count": 62, "pct": 88.6 }, "HOA": { "count": 8, "pct": 11.4 } }, "villa_median": null, "townhouse_median": null, "cadence": { "Monthly": { "count": 65, "pct": 92.9 }, "Quarterly": { "count": 5, "pct": 7.1 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 0, "pct": 0.0 }, { "label": "$500 to $750", "count": 6, "pct": 8.6 }, { "label": "$750 to $1,000", "count": 13, "pct": 18.6 }, { "label": "$1,000 to $1,500", "count": 16, "pct": 22.9 }, { "label": "$1,500 to $2,000", "count": 12, "pct": 17.1 }, { "label": "$2,000 and up", "count": 23, "pct": 32.9 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 7, "median": 999, "median_sqft": 1.1 }, { "label": "1970s", "n": 9, "median": 1165, "median_sqft": 1.14 }, { "label": "1980s", "n": 5, "median": 1771, "median_sqft": 1.11 }, { "label": "1990s", "n": 11, "median": 1320, "median_sqft": 1.1 }, { "label": "2000s", "n": 21, "median": 1037, "median_sqft": 1.27 }, { "label": "2010s", "n": 6, "median": 12778, "median_sqft": 2.89 }, { "label": "2020s", "n": 11, "median": 12917, "median_sqft": 3.23 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 11, "median": 955, "median_pct_price": 2.57 }, { "label": "$500K to $1M", "n": 31, "median": 1220, "median_pct_price": 2.16 }, { "label": "$1M and up", "n": 28, "median": 3946, "median_pct_price": 1.25 } ], "pre1995": { "n": 26, "median": 1274 }, "post2005": { "n": 19, "median": 10858 }, "includes": [ { "key": "Trash", "label": "Trash", "count": 39, "pct": 63.9 }, { "key": "Water", "label": "Water", "count": 34, "pct": 55.7 }, { "key": "Security", "label": "Security", "count": 33, "pct": 54.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 30, "pct": 49.2 }, { "key": "Sewer", "label": "Sewer", "count": 30, "pct": 49.2 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 27, "pct": 44.3 }, { "key": "CommonAreas", "label": "Common areas", "count": 26, "pct": 42.6 }, { "key": "Pools", "label": "Pool", "count": 25, "pct": 41.0 }, { "key": "CableTv", "label": "Cable TV", "count": 24, "pct": 39.3 }, { "key": "Internet", "label": "Internet", "count": 19, "pct": 31.1 }, { "key": "Insurance", "label": "Building insurance", "count": 18, "pct": 29.5 }, { "key": "PestControl", "label": "Pest control", "count": 13, "pct": 21.3 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 11, "pct": 18.0 }, { "key": "HotWater", "label": "Hot water", "count": 8, "pct": 13.1 } ], "includes_n": 61, "flags": { "sa_mentioned": { "count": 5, "pct": 7.1 }, "sa_none_or_paid": { "count": 5, "pct": 7.1 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 1, "pct": 1.4 }, "reserves": { "count": 1, "pct": 1.4 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 70 }, "developments": [ { "name": "The Waverly at Surfside B", "master": "Surfside B", "n": 10, "anecdotal": false, "median": 980, "median_sqft": 1.09, "year_built": 2003, "median_list_price": 699000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Second Amd Plat of Normand", "master": null, "n": 7, "anecdotal": true, "median": 4125, "median_sqft": 1.88, "year_built": 2025, "median_list_price": 3595000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Manatee", "master": null, "n": 5, "anecdotal": true, "median": 1245, "median_sqft": 1.22, "year_built": 1974, "median_list_price": 640000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Solimar", "master": null, "n": 5, "anecdotal": true, "median": 1815, "median_sqft": 1.44, "year_built": 2002, "median_list_price": 895000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Surfside B", "n": 7, "median": 962, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 1488, "p25": 998, "p75": 2437, "n": 70, "median_sqft": 1.27, "sa_pending_pct": 0.0 }, { "date": "2026-09-07", "median": 1488, "p25": 998, "p75": 2437, "n": 70, "median_sqft": 1.27, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Surfside condo for sale carries a $1,488-a-month association fee, 86% above the South Florida median", "72.9% of Surfside condos on the market ask $1,000 or more a month in fees; 0% stay under $500", "Surfside condos built since 2005 carry fees 752% higher than buildings from before 1995" ], "lede": "SURFSIDE, Fla., September 7, 2026 - The median monthly association fee across the 70 condominiums listed for sale in Surfside is $1,488, with half of the listings between $998 and $2,437 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 86% above the five-county South Florida median of $800, and ranks Surfside 10 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Surfside carries a monthly association fee of $1,488, 86% above the five-county South Florida median of $800.\"", "\"72.9 percent of Surfside condos on the market ask $1,000 or more a month in association fees; only 0 percent stay under $500.\"", "\"In Surfside, a condo completed since 2005 carries a median fee of $10,858 a month, against $1,274 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Surfside permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-surfside/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Surfside against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Surfside median $1,488 a month, South Florida median $800; Surfside ranks 10 of 69 cities.", "title": "Surfside condo fees sit 86% above the South Florida median" }, { "caption": "Share of active Surfside condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 8.6% (6 listings); $750 to $1,000 18.6% (13 listings); $1,000 to $1,500 22.9% (16 listings); $1,500 to $2,000 17.1% (12 listings); $2,000 and up 32.9% (23 listings).", "title": "32.9% of Surfside condos for sale carry a fee of $2,000 and up a month" }, { "caption": "Median monthly-equivalent association fee for active Surfside condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s too few (7 listings); 1970s too few (9 listings); 1980s too few (5 listings); 1990s $1,320 (11 listings); 2000s $1,037 (21 listings); 2010s too few (6 listings); 2020s $12,917 (11 listings).", "title": "Surfside condos built since 2005 ask 752% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Miami-Dade", "county_basis": "published_city_config_presentation_only", "county_counts": { "Miami-Dade": 72 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Miami-Dade", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 72, "with_fee": 72, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 72, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 70, "retained_n": 70, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 72, "cut_count": 28, "cut_pct": 38.9, "median_cut_pct": 4.4, "median_cut_dollars": 40500, "valid_price_count": 72, "missing_price_count": 0, "unchanged_count": 42, "raised_count": 2, "not_below_original_count": 44, "cut_pct_denominator": 72, "cut_sample_ok": true, "median_cut_n": 28 }, "trim_bounds": { "p1": 565.19, "p99": 28655.100000000028 }, "retained_small_sample": false, "retained_below_30": false, "median": 1488, "p10": 778, "p25": 998, "p75": 2437, "p90": 15091, "min": 591, "max": 27353, "median_sqft": 1.27, "n_sqft": 70, "median_pct_price": 1.77, "n_pct_price": 70, "median_list_price": 890000, "median_year_built": 2000, "median_sqft_area": 1223, "over_1000": 51, "over_1000_pct": 72.9, "under_500": 0, "under_500_pct": 0.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 51, "over_hi_pct": 72.9, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Condominium": { "count": 70, "pct": 100.0 } }, "regime": { "COA": { "count": 62, "pct": 88.6 }, "HOA": { "count": 8, "pct": 11.4 } }, "villa_median": null, "townhouse_median": null, "cadence": { "Monthly": { "count": 65, "pct": 92.9 }, "Quarterly": { "count": 5, "pct": 7.1 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 0, "pct": 0.0 }, { "label": "$500 to $750", "count": 6, "pct": 8.6 }, { "label": "$750 to $1,000", "count": 13, "pct": 18.6 }, { "label": "$1,000 to $1,500", "count": 16, "pct": 22.9 }, { "label": "$1,500 to $2,000", "count": 12, "pct": 17.1 }, { "label": "$2,000 and up", "count": 23, "pct": 32.9 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 7, "median": 999, "median_sqft": 1.1 }, { "label": "1970s", "n": 9, "median": 1165, "median_sqft": 1.14 }, { "label": "1980s", "n": 5, "median": 1771, "median_sqft": 1.11 }, { "label": "1990s", "n": 11, "median": 1320, "median_sqft": 1.1 }, { "label": "2000s", "n": 21, "median": 1037, "median_sqft": 1.27 }, { "label": "2010s", "n": 6, "median": 12778, "median_sqft": 2.89 }, { "label": "2020s", "n": 11, "median": 12917, "median_sqft": 3.23 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 11, "median": 955, "median_pct_price": 2.57 }, { "label": "$500K to $1M", "n": 31, "median": 1220, "median_pct_price": 2.16 }, { "label": "$1M and up", "n": 28, "median": 3946, "median_pct_price": 1.25 } ], "pre1995": { "n": 26, "median": 1274 }, "post2005": { "n": 19, "median": 10858 }, "includes": [ { "key": "Trash", "label": "Trash", "count": 39, "pct": 63.9 }, { "key": "Water", "label": "Water", "count": 34, "pct": 55.7 }, { "key": "Security", "label": "Security", "count": 33, "pct": 54.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 30, "pct": 49.2 }, { "key": "Sewer", "label": "Sewer", "count": 30, "pct": 49.2 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 27, "pct": 44.3 }, { "key": "CommonAreas", "label": "Common areas", "count": 26, "pct": 42.6 }, { "key": "Pools", "label": "Pool", "count": 25, "pct": 41.0 }, { "key": "CableTv", "label": "Cable TV", "count": 24, "pct": 39.3 }, { "key": "Internet", "label": "Internet", "count": 19, "pct": 31.1 }, { "key": "Insurance", "label": "Building insurance", "count": 18, "pct": 29.5 }, { "key": "PestControl", "label": "Pest control", "count": 13, "pct": 21.3 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 11, "pct": 18.0 }, { "key": "HotWater", "label": "Hot water", "count": 8, "pct": 13.1 } ], "includes_n": 61, "flags": { "sa_mentioned": { "count": 5, "pct": 7.1 }, "sa_none_or_paid": { "count": 5, "pct": 7.1 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 1, "pct": 1.4 }, "reserves": { "count": 1, "pct": 1.4 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 70 }, "denominators": { "fee_percentages": 70, "fee_medians_percentiles": 70, "median_sqft": 70, "median_pct_price": 70, "includes_pct": 61, "flags_pct": 70, "cut_pct": 72 }, "developments": [ { "name": "The Waverly at Surfside B", "master": "Surfside B", "n": 10, "anecdotal": false, "median": 980, "median_sqft": 1.09, "year_built": 2003, "median_list_price": 699000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Second Amd Plat of Normand", "master": null, "n": 7, "anecdotal": true, "median": 4125, "median_sqft": 1.88, "year_built": 2025, "median_list_price": 3595000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Manatee", "master": null, "n": 5, "anecdotal": true, "median": 1245, "median_sqft": 1.22, "year_built": 1974, "median_list_price": 640000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Solimar", "master": null, "n": 5, "anecdotal": true, "median": 1815, "median_sqft": 1.44, "year_built": 2002, "median_list_price": 895000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Surfside B", "n": 7, "median": 962, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 1488, "p25": 998, "p75": 2437, "n": 70, "median_sqft": 1.27, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Surfside condo monthly association fees have a median of $1,488 in the retained usable-fee sample of 70 listings, 86% above the five-county median", "In Surfside's retained usable-fee sample (70 listings after exclusions and percentile trimming), 72.9% have monthly-equivalent fees of $1,000 or more and 0% are below $500", "Surfside condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=19) vs pre-1995 (n=26), monthly median 752% higher. Small subgroups: both; read cautiously." ], "lede": "SURFSIDE, Fla., September 7, 2026 - Among 70 active condominium listings in Surfside retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,488, with the middle half between $998 and $2,437, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 72 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 86% above the separately trimmed five-county median of $800 and ranks 10th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Surfside's retained usable-fee sample (n=70), after exclusions and percentile trimming, is $1,488, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Surfside condos in the retained usable-fee sample (n=70) after exclusions and percentile trimming, 72.9 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500.\"", "\"Among the retained usable-fee listings in Surfside with a recorded construction year, the median monthly-equivalent fee is $10,858 for a recorded year built of 2005 or later (19 listings) and $1,274 for those built before 1995 (26 listings). Small subgroup: 2005+ n=19; pre-1995 n=26; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Surfside, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (72 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 70 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 72 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/surfside/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-surfside/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Surfside and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Surfside retained-sample median $1,488 a month (n=70); five-county median $800 (n=22,695, region-level trim).", "title": "Surfside condos, retained usable-fee sample (n=70): median $1,488/month, 86% above the five-county median of $800", "visible_labels": [ "$1,488", "70", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 70 active Surfside condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 8.6% (6 listings); $750 to $1,000 18.6% (13 listings); $1,000 to $1,500 22.9% (16 listings); $1,500 to $2,000 17.1% (12 listings); $2,000 and up 32.9% (23 listings).", "title": "32.9% of Surfside's retained usable-fee sample (70 listings) falls in the $2,000 and up monthly band", "visible_labels": [ "0%", "0", "0%", "0", "8.6%", "6", "18.6%", "13", "22.9%", "16", "17.1%", "12", "32.9%", "23" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Surfside condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=19; pre-1995 n=26. Small subgroup: 2005+ n=19; pre-1995 n=26; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1960s count only (7 listings); 1970s count only (9 listings); 1980s count only (5 listings); 1990s $1,320 (11 listings); 2000s $1,037 (21 listings); 2010s count only (6 listings); 2020s $12,917 (11 listings). Recorded year built 2005 or later $10,858 (19 listings); before 1995 $1,274 (26 listings). Small subgroup: 2005+ n=19; pre-1995 n=26; read cautiously.", "title": "Surfside condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=19) vs pre-1995 (n=26), monthly median 752% higher. Small subgroups: both; read cautiously.", "visible_labels": [ "7", "9", "5", "$1,320", "11", "$1,037", "21", "6", "$12,917", "11", "$10,858", "19", "$1,274", "26" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Miami-Dade", "before_present": false, "after_present": true }, { "field": "city.county_counts.Miami-Dade", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 565.19, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 28655.100000000028, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Surfside median $1,488 a month, South Florida median $800; Surfside ranks 10 of 69 cities.", "after": "Dot strip chart in five county lanes. Surfside retained-sample median $1,488 a month (n=70); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Surfside against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Surfside and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Surfside condo fees sit 86% above the South Florida median", "after": "Surfside condos, retained usable-fee sample (n=70): median $1,488/month, 86% above the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$1,488", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "70", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 8.6% (6 listings); $750 to $1,000 18.6% (13 listings); $1,000 to $1,500 22.9% (16 listings); $1,500 to $2,000 17.1% (12 listings); $2,000 and up 32.9% (23 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 8.6% (6 listings); $750 to $1,000 18.6% (13 listings); $1,000 to $1,500 22.9% (16 listings); $1,500 to $2,000 17.1% (12 listings); $2,000 and up 32.9% (23 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Surfside condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 70 active Surfside condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "32.9% of Surfside condos for sale carry a fee of $2,000 and up a month", "after": "32.9% of Surfside's retained usable-fee sample (70 listings) falls in the $2,000 and up monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "17.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "32.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "23", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "8.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "18.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "22.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "16", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s too few (7 listings); 1970s too few (9 listings); 1980s too few (5 listings); 1990s $1,320 (11 listings); 2000s $1,037 (21 listings); 2010s too few (6 listings); 2020s $12,917 (11 listings).", "after": "Column chart of median fee by recorded decade built: 1960s count only (7 listings); 1970s count only (9 listings); 1980s count only (5 listings); 1990s $1,320 (11 listings); 2000s $1,037 (21 listings); 2010s count only (6 listings); 2020s $12,917 (11 listings). Recorded year built 2005 or later $10,858 (19 listings); before 1995 $1,274 (26 listings). Small subgroup: 2005+ n=19; pre-1995 n=26; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Surfside condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Surfside condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=19; pre-1995 n=26. Small subgroup: 2005+ n=19; pre-1995 n=26; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Surfside condos built since 2005 ask 752% more in fees than those built before 1995", "after": "Surfside condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=19) vs pre-1995 (n=26), monthly median 752% higher. Small subgroups: both; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$10,858", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "19", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "$1,274", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "26", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "$1,320", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "$1,037", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$12,917", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Surfside condo for sale carries a $1,488-a-month association fee, 86% above the South Florida median", "after": "Surfside condo monthly association fees have a median of $1,488 in the retained usable-fee sample of 70 listings, 86% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "72.9% of Surfside condos on the market ask $1,000 or more a month in fees; 0% stay under $500", "after": "In Surfside's retained usable-fee sample (70 listings after exclusions and percentile trimming), 72.9% have monthly-equivalent fees of $1,000 or more and 0% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Surfside condos built since 2005 carry fees 752% higher than buildings from before 1995", "after": "Surfside condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=19) vs pre-1995 (n=26), monthly median 752% higher. Small subgroups: both; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "SURFSIDE, Fla., September 7, 2026 - The median monthly association fee across the 70 condominiums listed for sale in Surfside is $1,488, with half of the listings between $998 and $2,437 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 86% above the five-county South Florida median of $800, and ranks Surfside 10 of 69 cities.", "after": "SURFSIDE, Fla., September 7, 2026 - Among 70 active condominium listings in Surfside retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,488, with the middle half between $998 and $2,437, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 72 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 86% above the separately trimmed five-county median of $800 and ranks 10th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Surfside permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-surfside/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Surfside, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (72 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 70 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 72 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/surfside/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-surfside/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Surfside carries a monthly association fee of $1,488, 86% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Surfside's retained usable-fee sample (n=70), after exclusions and percentile trimming, is $1,488, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"72.9 percent of Surfside condos on the market ask $1,000 or more a month in association fees; only 0 percent stay under $500.\"", "after": "\"Among Surfside condos in the retained usable-fee sample (n=70) after exclusions and percentile trimming, 72.9 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Surfside, a condo completed since 2005 carries a median fee of $10,858 a month, against $1,274 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Surfside with a recorded construction year, the median monthly-equivalent fee is $10,858 for a recorded year built of 2005 or later (19 listings) and $1,274 for those built before 1995 (26 listings). Small subgroup: 2005+ n=19; pre-1995 n=26; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "79d4d30aa9de502eba7d1d99d43fd3808ab7fb172f2e5b582b9c0d654d080fa4", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nSurfside condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Surfside condo for sale carries a $1,488-a-month association fee, 86% above the South Florida\nmedian\n72.9% of Surfside condos on the market ask $1,000 or more a month in fees; 0% stay under $500\nSurfside condos built since 2005 carry fees 752% higher than buildings from before 1995\nLEDE\nSURFSIDE, Fla., September 7, 2026 - The median monthly association fee across the 70 condominiums listed\nfor sale in Surfside is $1,488, with half of the listings between $998 and $2,437 a month, according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. That is 86% above the five-county South Florida\nmedian of $800, and ranks Surfside 10 of 69 cities.\nNUT GRAF\nPer square foot, the median Surfside condo fee is $1.27 a month on a median unit of 1,223 square feet; at the\nmedian asking price of $890K, a year of fees equals 1.77% of the price. 72.9% of listings ask $1,000 or more a\nmonth and 0% under $500. 0% of listings report two association layers (a master and a sub-association); 7.1%\nare billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 7.1% of listings, describe one as pending or payable by the buyer on 0%, and mention a\nmandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of $10,858 against\n$1,274 for those completed before 1995.\nFACT BOX\nActive condominium listings, Surfside\n72 (70 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$1,488\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$998 to $2,437\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.27 (median unit 1,223 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n1.77% (asking $890K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n72.9% / 0%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n7.1%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n7.1% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Surfside ranks 10 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$10,858 (19 listings) / $1,274 (26\nlistings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Surfside carries a monthly association fee of $1,488, 86%\nabove the five-county South Florida median of $800.\"\n\"72.9 percent of Surfside condos on the market ask $1,000 or more a month in association fees; only 0\npercent stay under $500.\"\n\"In Surfside, a condo completed since 2005 carries a median fee of $10,858 a month, against $1,274 for a\nbuilding completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Surfside against every South Florida city with 30 or more active condo listings, grouped\nby county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Surfside condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via\nPBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Surfside condominiums by decade the building was completed, September 7, 2026.\nDecades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Surfside permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-surfside/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "e260002ef177ebb50b8cccc441473f1ddb26222e90940c62926387a98974bf30", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nSurfside condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/surfside/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nSurfside condo monthly association fees have a median of $1,488 in the retained usable-fee sample of 70\nlistings, 86% above the five-county median\nIn Surfside's retained usable-fee sample (70 listings after exclusions and percentile trimming), 72.9% have\nmonthly-equivalent fees of $1,000 or more and 0% are below $500\nSurfside condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=19) vs pre-1995 (n=26), monthly\nmedian 752% higher. Small subgroups: both; read cautiously.\nLEDE\nSURFSIDE, Fla., September 7, 2026 - Among 70 active condominium listings in Surfside retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly association fee is $1,488, with the middle half between $998 and $2,437,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 72\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 86% above the separately trimmed five-county median\nof $800 and ranks 10th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Surfside condo fee is $1.27 a month (70 retained\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nlistings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.77% of\nthe listing's current asking price across 70 retained listings with a current asking price of at least $20,000; this\nis the median of per-listing ratios. 72.9% of the retained sample have fees of $1,000 or more a month and 0%\nare below $500. 0% of the retained sample report two association layers (a master and a sub-association,\nsummed here); 7.1% are billed quarterly and shown as monthly equivalents. Agent-written public remarks\nmention a special assessment on 7.1% of the retained sample, describe one as pending or payable by the buyer\non 0%, and mention a mandatory club or membership on 0%; 70 retained listings carry remarks. These are\nkeyword classifications of free text, not verified facts about any association. Among retained listings with a\nrecorded construction year, the median monthly-equivalent fee is $10,858 for a recorded year built of 2005 or\nlater (19 listings) and $1,274 for those built before 1995 (26 listings); construction year is a recorded field and\nthis comparison does not explain why fees differ. Small subgroup: 2005+ n=19; pre-1995 n=26; read\ncautiously.\nFACT BOX\nActive condominium listings, Surfside\n(before exclusions and trimming)\n72\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n72 / 70 (2 trimmed; 0 fee without billing frequency\nexcluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$1,488\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$998 to $2,437\nSeptember 7, 2026\nMedian fee per square foot per month\n$1.27 (70 retained listings with recorded living area of\nat least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n1.77% (70 retained listings with a current asking price\nof at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or\nmore a month / below $500\n72.9% (51) / 0% (0) of 70\nSeptember 7, 2026\nTwo association layers reported (master +\nsub), retained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly),\nretained sample\n7.1%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n7.1% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Surfside ranks 10th among 69\npublished city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or\nlater / before 1995 (retained sample)\n$10,858 (2005+ n=19) / $1,274 (pre-1995 n=26).\nSmall subgroup: 2005+ n=19; pre-1995 n=26; read\ncautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Surfside's retained usable-fee sample (n=70), after\nexclusions and percentile trimming, is $1,488, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Surfside condos in the retained usable-fee sample (n=70) after exclusions and percentile trimming,\n72.9 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500.\"\n\"Among the retained usable-fee listings in Surfside with a recorded construction year, the median monthly-\nequivalent fee is $10,858 for a recorded year built of 2005 or later (19 listings) and $1,274 for those built\nbefore 1995 (26 listings). Small subgroup: 2005+ n=19; pre-1995 n=26; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Surfside and the\npublished comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses\na separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Surfside retained-sample median $1,488 a month\n(n=70); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 70 active Surfside condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 0% (0 listings); $500 to $750 8.6% (6 listings); $750 to $1,000 18.6% (13 listings);\n$1,000 to $1,500 22.9% (16 listings); $1,500 to $2,000 17.1% (12 listings); $2,000 and up 32.9% (23 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Surfside condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=19;\npre-1995 n=26. Small subgroup: 2005+ n=19; pre-1995 n=26; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s count only (7 listings);\n1970s count only (9 listings); 1980s count only (5 listings); 1990s $1,320 (11 listings); 2000s $1,037 (21\nlistings); 2010s count only (6 listings); 2020s $12,917 (11 listings). Recorded year built 2005 or later $10,858\n(19 listings); before 1995 $1,274 (26 listings). Small subgroup: 2005+ n=19; pre-1995 n=26; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Surfside, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npublished when at least 30 listings have a valid fee before trimming (72 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 70 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 72 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/surfside/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-surfside/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "c656f070efdbfca2b7ad8f175b66694268a33124ba23bf29fa3a3766245ff41c", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - SURFSIDE CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Surfside condo monthly association fees have a median of $1,488 in the retained usable-fee sample of 70 listings, 86% above the five-county median\n2. In Surfside's retained usable-fee sample (70 listings after exclusions and percentile trimming), 72.9% have monthly-equivalent fees of $1,000 or more and 0% are below $500\n3. Surfside condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=19) vs pre-1995 (n=26), monthly median 752% higher. Small subgroups: both; read cautiously.\n\nLEDE\nSURFSIDE, Fla., September 7, 2026 - Among 70 active condominium listings in Surfside retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,488, with the middle half between $998 and $2,437, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 72 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 86% above the separately trimmed five-county median of $800 and ranks 10th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Surfside condo fee is $1.27 a month (70 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.77% of the listing's current asking price across 70 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 72.9% of the retained sample have fees of $1,000 or more a month and 0% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 7.1% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 7.1% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 70 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $10,858 for a recorded year built of 2005 or later (19 listings) and $1,274 for those built before 1995 (26 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=19; pre-1995 n=26; read cautiously.\n\nFACT BOX (exact figures)\n- Active condominium listings, Surfside (before exclusions and trimming): 72 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 72 / 70 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $1,488 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $998 to $2,437 [September 7, 2026]\n- Median fee per square foot per month: $1.27 (70 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 1.77% (70 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 72.9% (51) / 0% (0) of 70 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 7.1% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 7.1% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Surfside ranks 10th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $10,858 (2005+ n=19) / $1,274 (pre-1995 n=26). Small subgroup: 2005+ n=19; pre-1995 n=26; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Surfside's retained usable-fee sample (n=70), after exclusions and percentile trimming, is $1,488, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Surfside condos in the retained usable-fee sample (n=70) after exclusions and percentile trimming, 72.9 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500.\"\n- \"Among the retained usable-fee listings in Surfside with a recorded construction year, the median monthly-equivalent fee is $10,858 for a recorded year built of 2005 or later (19 listings) and $1,274 for those built before 1995 (26 listings). Small subgroup: 2005+ n=19; pre-1995 n=26; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- surfside-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Surfside and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Surfside retained-sample median $1,488 a month (n=70); five-county median $800 (n=22,695, region-level trim).\n- surfside-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 70 active Surfside condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 8.6% (6 listings); $750 to $1,000 18.6% (13 listings); $1,000 to $1,500 22.9% (16 listings); $1,500 to $2,000 17.1% (12 listings); $2,000 and up 32.9% (23 listings).\n- surfside-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Surfside condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=19; pre-1995 n=26. Small subgroup: 2005+ n=19; pre-1995 n=26; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1960s count only (7 listings); 1970s count only (9 listings); 1980s count only (5 listings); 1990s $1,320 (11 listings); 2000s $1,037 (21 listings); 2010s count only (6 listings); 2020s $12,917 (11 listings). Recorded year built 2005 or later $10,858 (19 listings); before 1995 $1,274 (26 listings). Small subgroup: 2005+ n=19; pre-1995 n=26; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Surfside, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (72 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 70 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 72 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/surfside/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-surfside/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "tamarac", "city": "Tamarac", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 159, "sample_ok": true, "small_sample": false, "pending": 65, "median_list_price": 370000.0, "cut_count": 69, "cut_pct": 43.4, "raised_count": 0, "median_cut_pct": 3.9, "median_cut_dollars": 16400.0, "cut_last30": 41, "cut_last30_pct": 25.8, "cut_last7": 16, "median_dom": 46, "median_cdom": 54, "relisted_count": 15, "relisted_pct": 9.4, "over90": 53, "over90_pct": 33.3, "over180": 32, "fresh_held": 62, "fresh_held_pct": 39.0, "stale_uncut": 19, "stale_uncut_pct": 11.9, "dom_buckets": [ { "label": "0-30", "count": 62, "pct": 39.0 }, { "label": "31-60", "count": 20, "pct": 12.6 }, { "label": "61-90", "count": 24, "pct": 15.1 }, { "label": "91-180", "count": 21, "pct": 13.2 }, { "label": "181+", "count": 32, "pct": 20.1 } ], "bands": [ { "label": "Under $500K", "active": 119, "cut": 51, "cut_pct": 42.9, "median_cdom": 57 }, { "label": "$500K to $1M", "active": 38, "cut": 18, "cut_pct": 47.4, "median_cdom": 49.5 }, { "label": "$1M to $2M", "active": 2, "cut": 0, "cut_pct": 0.0, "median_cdom": 176.5 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 31, "pending_cut_pct": 47.7, "pending_median_cut_pct": 6.8, "pending_median_cdom": 62, "tier": "h1", "series": [ { "date": "2026-09-05", "active": 159, "cut_pct": 44.0, "median_cdom": 54, "median_list_price": 370000.0 }, { "date": "2026-09-06", "active": 157, "cut_pct": 43.9, "median_cdom": 54, "median_list_price": 370000.0 }, { "date": "2026-09-07", "active": 159, "cut_pct": 43.4, "median_cdom": 54, "median_list_price": 370000.0 } ] }, "condos": { "active": 329, "sample_ok": true, "small_sample": false, "pending": 87, "median_list_price": 165000.0, "cut_count": 146, "cut_pct": 44.4, "raised_count": 6, "median_cut_pct": 7.7, "median_cut_dollars": 14350.0, "cut_last30": 63, "cut_last30_pct": 19.1, "cut_last7": 17, "median_dom": 90, "median_cdom": 97, "relisted_count": 26, "relisted_pct": 7.9, "over90": 174, "over90_pct": 52.9, "over180": 86, "fresh_held": 96, "fresh_held_pct": 29.2, "stale_uncut": 70, "stale_uncut_pct": 21.3, "dom_buckets": [ { "label": "0-30", "count": 88, "pct": 26.7 }, { "label": "31-60", "count": 33, "pct": 10.0 }, { "label": "61-90", "count": 34, "pct": 10.3 }, { "label": "91-180", "count": 88, "pct": 26.7 }, { "label": "181+", "count": 86, "pct": 26.1 } ], "bands": [ { "label": "Under $250K", "active": 285, "cut": 125, "cut_pct": 43.9, "median_cdom": 100 }, { "label": "$250K to $500K", "active": 44, "cut": 21, "cut_pct": 47.7, "median_cdom": 81.5 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 46, "pending_cut_pct": 52.9, "pending_median_cut_pct": 9.7, "pending_median_cdom": 73, "tier": "c1", "series": [ { "date": "2026-09-05", "active": 314, "cut_pct": 45.5, "median_cdom": 99.5, "median_list_price": 164450.0 }, { "date": "2026-09-06", "active": 313, "cut_pct": 45.0, "median_cdom": 100, "median_list_price": 164000.0 }, { "date": "2026-09-07", "active": 329, "cut_pct": 44.4, "median_cdom": 97, "median_list_price": 165000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "43.4% of Tamarac houses for sale have cut their asking price, 44.4% of condos", "Tamarac sellers track the rest of Broward County as 33.3% of houses pass 90 days on the market", "Buying in Tamarac? Two in five houses have already come down once, by a median $16K" ], "lede": "TAMARAC, Fla., September 7, 2026 - 43.4% of the 159 single-family homes listed for sale in Tamarac have reduced their asking price at least once, by a median 3.9% (about $16K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 329 condominium listings, 44.4% have cut, by a median 7.7%.", "quotes": [ "\"43.4 percent of single-family homes for sale in Tamarac have reduced their asking price at least once, by a median $16K.\"", "\"Counting every relisting, the median Tamarac house for sale has been waiting 54 days, not the 46 the current listing shows.\"", "\"Of the Tamarac houses now under contract, 52.3 percent never reduced their asking price; the rest cut by a median 6.8 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Tamarac and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 159 houses, 329 condominiums, 65 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-tamarac/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Tamarac versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Tamarac houses 43.4%, Broward County houses 43.3%; Tamarac condominiums 44.4%, Broward County condominiums 45.0%.", "title": "Tamarac houses are cutting at about the Broward County rate" }, { "caption": "Active Tamarac listings by cumulative days on market, houses and condominiums, September 7, 2026. 33.3% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 39.0%, 31-60 days 12.6%, 61-90 days 15.1%, 91-180 days 13.2%, 181+ days 20.1%. Condominiums: 0-30 days 26.7%, 31-60 days 10.0%, 61-90 days 10.3%, 91-180 days 26.7%, 181+ days 26.1%.", "title": "33.3% of Tamarac houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Tamarac houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 42.9% of 119; $500K to $1M 47.4% of 38; $1M to $2M too few to read of 2; $2M to $5M too few to read of 0; $5M and up too few to read of 0.", "title": "$500K to $1M Tamarac houses have cut most often: 47.4% of 38" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 640 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 159, "sample_ok": true, "small_sample": false, "pending": 65, "median_list_price": 370000.0, "cut_count": 69, "cut_pct": 43.4, "raised_count": 0, "valid_price_count": 159, "missing_price_count": 0, "unchanged_count": 90, "not_below_original_count": 90, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 3.9, "median_cut_dollars": 16400.0, "cut_last30": 41, "cut_last30_pct": 25.8, "cut_last7": 16, "median_dom": 46, "median_cdom": 54, "dom_n": 159, "cdom_n": 159, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 159, "relisted_count": 15, "relisted_pct": 9.4, "over90": 53, "over90_pct": 33.3, "over180": 32, "fresh_held": 62, "fresh_held_pct": 39.0, "fresh_held_missing_cdom_count": 0, "stale_uncut": 19, "stale_uncut_pct": 11.9, "dom_buckets": [ { "label": "0-30", "count": 62, "pct": 39.0 }, { "label": "31-60", "count": 20, "pct": 12.6 }, { "label": "61-90", "count": 24, "pct": 15.1 }, { "label": "91-180", "count": 21, "pct": 13.2 }, { "label": "181+", "count": 32, "pct": 20.1 } ], "bands": [ { "label": "Under $500K", "active": 119, "cut": 51, "cut_pct": 42.9, "median_cdom": 57, "cut_pct_denominator": 119, "cdom_n": 119, "valid_price_count": 119 }, { "label": "$500K to $1M", "active": 38, "cut": 18, "cut_pct": 47.4, "median_cdom": 49.5, "cut_pct_denominator": 38, "cdom_n": 38, "valid_price_count": 38 }, { "label": "$1M to $2M", "active": 2, "cut": 0, "cut_pct": 0.0, "median_cdom": 176.5, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 31, "pending_cut_pct": 47.7, "pending_valid_price_count": 65, "pending_missing_price_count": 0, "pending_unchanged_count": 33, "pending_raised_count": 1, "pending_not_below_original_count": 34, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 65, "pending_dom_n": 65, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 6.8, "pending_median_cdom": 62, "denominators": { "cut_pct": 159, "cut_last30_pct": 159, "relisted_pct": 159, "fresh_held_pct": 159, "stale_uncut_pct": 159, "over90_pct": 159, "dom_bucket_pct": 159, "pending_cut_pct": 65, "median_dom": 159, "median_cdom": 159, "median_cut_pct": 69, "median_cut_dollars": 69, "pending_median_cut_pct": 31, "pending_median_cdom": 65 }, "county_counts": { "Broward": 159 }, "tier": "h1", "series": [ { "date": "2026-09-07", "active": 159, "cut_pct": 43.4, "median_cdom": 54, "median_list_price": 370000.0 } ] }, "condos": { "active": 329, "sample_ok": true, "small_sample": false, "pending": 87, "median_list_price": 165000.0, "cut_count": 146, "cut_pct": 44.4, "raised_count": 6, "valid_price_count": 329, "missing_price_count": 0, "unchanged_count": 177, "not_below_original_count": 183, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 7.7, "median_cut_dollars": 14350.0, "cut_last30": 63, "cut_last30_pct": 19.1, "cut_last7": 17, "median_dom": 90, "median_cdom": 97, "dom_n": 329, "cdom_n": 329, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 329, "relisted_count": 26, "relisted_pct": 7.9, "over90": 174, "over90_pct": 52.9, "over180": 86, "fresh_held": 96, "fresh_held_pct": 29.2, "fresh_held_missing_cdom_count": 0, "stale_uncut": 70, "stale_uncut_pct": 21.3, "dom_buckets": [ { "label": "0-30", "count": 88, "pct": 26.7 }, { "label": "31-60", "count": 33, "pct": 10.0 }, { "label": "61-90", "count": 34, "pct": 10.3 }, { "label": "91-180", "count": 88, "pct": 26.7 }, { "label": "181+", "count": 86, "pct": 26.1 } ], "bands": [ { "label": "Under $250K", "active": 285, "cut": 125, "cut_pct": 43.9, "median_cdom": 100, "cut_pct_denominator": 285, "cdom_n": 285, "valid_price_count": 285 }, { "label": "$250K to $500K", "active": 44, "cut": 21, "cut_pct": 47.7, "median_cdom": 81.5, "cut_pct_denominator": 44, "cdom_n": 44, "valid_price_count": 44 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 46, "pending_cut_pct": 52.9, "pending_valid_price_count": 87, "pending_missing_price_count": 0, "pending_unchanged_count": 41, "pending_raised_count": 0, "pending_not_below_original_count": 41, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 87, "pending_dom_n": 87, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 9.7, "pending_median_cdom": 73, "denominators": { "cut_pct": 329, "cut_last30_pct": 329, "relisted_pct": 329, "fresh_held_pct": 329, "stale_uncut_pct": 329, "over90_pct": 329, "dom_bucket_pct": 329, "pending_cut_pct": 87, "median_dom": 329, "median_cdom": 329, "median_cut_pct": 146, "median_cut_dollars": 146, "pending_median_cut_pct": 46, "pending_median_cdom": 87 }, "county_counts": { "Broward": 329 }, "tier": "c1", "series": [ { "date": "2026-09-07", "active": 329, "cut_pct": 44.4, "median_cdom": 97, "median_list_price": 165000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "43.4% of Tamarac houses for sale are asking less than their original list price; 44.4% of condos", "Seller Blink Rate™ in Tamarac: 43.4% of houses list below original asking, against 43.3% across Broward County", "Buying in Tamarac? 69 of the 159 houses for sale are asking below their original price, by a median $16K" ], "lede": "TAMARAC, Fla., September 7, 2026 - 43.4% of the 159 single-family homes listed for sale in Tamarac (69 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 69 reduced listings, the median reduction is 3.9% (about $16K). Among the city's 329 condominium listings, 44.4% are asking below their original price, by a median 7.7%.", "quotes": [ "\"43.4 percent of single-family homes for sale in Tamarac have a current asking price below their original list price; among those 69 reduced listings the median reduction is $16K.\"", "\"Among active Tamarac houses, the median recorded CumulativeDaysOnMarket value is 54 days and the median recorded DaysOnMarket value is 46 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 47.7 percent of the 65 Tamarac houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6.8 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Tamarac, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (90 unchanged, 0 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 159 houses, 329 condominiums, 65 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/tamarac/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-tamarac/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Tamarac versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Tamarac houses 43.4%, Broward County houses 43.3%; Tamarac condominiums 44.4%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 43.4% of Tamarac houses for sale are asking below their original price, in line with 43.3% across Broward County", "visible_labels": [ "45%", "44.4%", "43.3%", "43.4%" ] }, { "caption": "Active Tamarac houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 33.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 39%, 31-60 days 12.6%, 61-90 days 15.1%, 91-180 days 13.2%, 181+ days 20.1%. Condominiums: 0-30 days 26.7%, 31-60 days 10%, 61-90 days 10.3%, 91-180 days 26.7%, 181+ days 26.1%.", "title": "33.3% of Tamarac houses for sale with a recorded cumulative-days value exceed 90 days; 52.9% of condos", "visible_labels": [ "39%", "26.7%", "12.6%", "10%", "15.1%", "10.3%", "13.2%", "26.7%", "20.1%", "26.1%", "33.3%" ] }, { "caption": "Share of active Tamarac houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 42.9% (51 of 119); $500K to $1M 47.4% (18 of 38); $1M to $2M 2 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.", "title": "$500K to $1M Tamarac houses show the highest share asking below original: 47.4% of 38", "visible_labels": [ "0", "0", "2", "47.4%", "18", "38", "42.9%", "51", "119" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 640, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 285, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 285, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 285, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 329, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 329, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 329, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 329, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 329, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 329, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 329, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 146, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 146, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 329, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 329, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 87, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 87, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 329, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 329, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 329, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 183, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 329, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 87, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 87, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 87, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 177, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 329, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 65, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 159, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Tamarac houses 43.4%, Broward County houses 43.3%; Tamarac condominiums 44.4%, Broward County condominiums 45.0%.", "after": "Horizontal bar chart. Tamarac houses 43.4%, Broward County houses 43.3%; Tamarac condominiums 44.4%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Tamarac versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Tamarac versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Tamarac houses are cutting at about the Broward County rate", "after": "Seller Blink Rate™: 43.4% of Tamarac houses for sale are asking below their original price, in line with 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "44.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "43.4%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 39.0%, 31-60 days 12.6%, 61-90 days 15.1%, 91-180 days 13.2%, 181+ days 20.1%. Condominiums: 0-30 days 26.7%, 31-60 days 10.0%, 61-90 days 10.3%, 91-180 days 26.7%, 181+ days 26.1%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 39%, 31-60 days 12.6%, 61-90 days 15.1%, 91-180 days 13.2%, 181+ days 20.1%. Condominiums: 0-30 days 26.7%, 31-60 days 10%, 61-90 days 10.3%, 91-180 days 26.7%, 181+ days 26.1%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Tamarac listings by cumulative days on market, houses and condominiums, September 7, 2026. 33.3% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Tamarac houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 33.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "33.3% of Tamarac houses for sale have waited more than 90 days, counting every relisting", "after": "33.3% of Tamarac houses for sale with a recorded cumulative-days value exceed 90 days; 52.9% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "39%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "33.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "26.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "12.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "10%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "15.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "10.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "13.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "26.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "20.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "26.1%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 42.9% of 119; $500K to $1M 47.4% of 38; $1M to $2M too few to read of 2; $2M to $5M too few to read of 0; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 42.9% (51 of 119); $500K to $1M 47.4% (18 of 38); $1M to $2M 2 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Tamarac houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Tamarac houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Tamarac houses have cut most often: 47.4% of 38", "after": "$500K to $1M Tamarac houses show the highest share asking below original: 47.4% of 38", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "47.4%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "18", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "38", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "42.9%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "51", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "119", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "43.4% of Tamarac houses for sale have cut their asking price, 44.4% of condos", "after": "43.4% of Tamarac houses for sale are asking less than their original list price; 44.4% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Tamarac sellers track the rest of Broward County as 33.3% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Tamarac: 43.4% of houses list below original asking, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Tamarac? Two in five houses have already come down once, by a median $16K", "after": "Buying in Tamarac? 69 of the 159 houses for sale are asking below their original price, by a median $16K", "before_present": true, "after_present": true }, { "field": "lede", "before": "TAMARAC, Fla., September 7, 2026 - 43.4% of the 159 single-family homes listed for sale in Tamarac have reduced their asking price at least once, by a median 3.9% (about $16K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 329 condominium listings, 44.4% have cut, by a median 7.7%.", "after": "TAMARAC, Fla., September 7, 2026 - 43.4% of the 159 single-family homes listed for sale in Tamarac (69 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 69 reduced listings, the median reduction is 3.9% (about $16K). Among the city's 329 condominium listings, 44.4% are asking below their original price, by a median 7.7%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Tamarac and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 159 houses, 329 condominiums, 65 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-tamarac/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Tamarac, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (90 unchanged, 0 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 159 houses, 329 condominiums, 65 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/tamarac/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-tamarac/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"43.4 percent of single-family homes for sale in Tamarac have reduced their asking price at least once, by a median $16K.\"", "after": "\"43.4 percent of single-family homes for sale in Tamarac have a current asking price below their original list price; among those 69 reduced listings the median reduction is $16K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Tamarac house for sale has been waiting 54 days, not the 46 the current listing shows.\"", "after": "\"Among active Tamarac houses, the median recorded CumulativeDaysOnMarket value is 54 days and the median recorded DaysOnMarket value is 46 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Tamarac houses now under contract, 52.3 percent never reduced their asking price; the rest cut by a median 6.8 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 47.7 percent of the 65 Tamarac houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6.8 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "46cf8504785e7825c8dd3d4a4c673da2b137b47a0034f2a873cd12a7af711d38", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nTamarac price cuts and true days on market\nHEADLINE OPTIONS\n43.4% of Tamarac houses for sale have cut their asking price, 44.4% of condos\nTamarac sellers track the rest of Broward County as 33.3% of houses pass 90 days on the market\nBuying in Tamarac? Two in five houses have already come down once, by a median $16K\nLEDE\nTAMARAC, Fla., September 7, 2026 - 43.4% of the 159 single-family homes listed for sale in Tamarac have\nreduced their asking price at least once, by a median 3.9% (about $16K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Among the city's 329 condominium listings, 44.4% have cut, by a\nmedian 7.7%.\nNUT GRAF\nThe figures point to a market where 47.7% of houses reached a contract only after a price cut: of the 65\nTamarac houses now under contract, 47.7% reduced before going under contract, with a median cut of 6.8%\nand a median 62 days to contract. Across Broward County the price-cut share is 43.3% for houses and 45.0%\nfor condominiums, in line with Tamarac. Counting every relisting, the median Tamarac house for sale has been\non the market 54 days, against 46 on its current listing; 9.4% of active houses have been withdrawn and\nrelisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nTamarac\n159\nShare with at\nleast one price\nreduction,\nhouses\n43.4% (69 of 159)\nMedian\nreduction\nfrom original\nasking, houses\n3.9% (about $16K)\nActive\ncondominium\n329\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nlistings,\nTamarac\nShare with at\nleast one price\nreduction,\ncondominiums\n44.4% (146 of 329)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n54 days (46 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n33.3% (53 of 159)\nHouses under\ncontract that\nreduced first\n47.7% of 65\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking under\n$600K; peer\ncut share\n40.7%)\nFort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City, We\nQUOTABLE DATA POINTS\n\"43.4 percent of single-family homes for sale in Tamarac have reduced their asking price at least once, by a\nmedian $16K.\"\n\"Counting every relisting, the median Tamarac house for sale has been waiting 54 days, not the 46 the\ncurrent listing shows.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Of the Tamarac houses now under contract, 52.3 percent never reduced their asking price; the rest cut by\na median 6.8 percent before a buyer committed. Contract prices are not known until the sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Tamarac versus Broward County, houses and condominiums, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Tamarac listings by cumulative days on market, houses and condominiums, September 7, 2026. 33.3% of houses have passed 90\ndays. Source: BeachesMLS via PBP Real Estate.\nShare of active Tamarac houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked;\nunder 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Tamarac and Broward County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 159 houses, 329 condominiums, 65 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-tamarac/ . Conditions read: How the read works: each city is compared with its peer group, the\nSouth Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "24f537f229b429b56500a0985b907892d57e4c649333d297eaf4f233d487daa4", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nTamarac asking-price reductions and recorded days on\nmarket\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/tamarac/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n43.4% of Tamarac houses for sale are asking less than their original list price; 44.4% of condos\nSeller Blink Rate™ in Tamarac: 43.4% of houses list below original asking, against 43.3% across Broward\nCounty\nBuying in Tamarac? 69 of the 159 houses for sale are asking below their original price, by a median $16K\nLEDE\nTAMARAC, Fla., September 7, 2026 - 43.4% of the 159 single-family homes listed for sale in Tamarac (69\nlistings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 69 reduced listings, the median reduction is\n3.9% (about $16K). Among the city's 329 condominium listings, 44.4% are asking below their original price, by\na median 7.7%.\nNUT GRAF\nFor active Tamarac houses, the median recorded CumulativeDaysOnMarket value is 54 days and the median\nrecorded DaysOnMarket value is 46 days, each calculated from non-missing values in that field (159 and 159\nlistings). 9.4% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 65 Tamarac houses under\ncontract (Pending or Active Under Contract), 31 (47.7%) have a recorded asking price below their original list\nprice; the median reduction among that group is 6.8%. The remainder are not recorded as below their original\nlist price, which is not a price history. These asking-price fields do not disclose the agreed contract price.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nAcross Broward County the shares asking below original are 43.3% for houses and 45% for condominiums;\nTamarac houses are in line with the county share.\nFACT BOX\nActive single-family listings,\nTamarac\n159\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n43.4% (69 of 159)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original, houses\n159 / 0; 90 / 0\nSeptember 7, 2026\nMedian reduction among the 69\nreduced houses\n3.9% (about $16K)\nSeptember 7, 2026\nActive condominium listings,\nTamarac\n329\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n44.4% (146 of 329)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n54 / 46 days (from 159 / 159 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90\ndays\n33.3% (53 of 159 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking below\noriginal list price\n47.7% (31 of 65)\nSeptember 7, 2026\nBroward County share asking below\noriginal, houses / condominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed\nin method)\nHouses: Between the comparison thresholds; Condominiums:\nBetween the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking\nunder $600K; peer share 40.7%)\nFort Pierce, Riviera Beach, Lauderdale Lakes, North\nLauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City,\nWest Park, Margate, Sunrise, Lake Worth Beach, Miami\nGardens, Deerfield Beach, Lantana, Coconut Creek, Boynton\nBeach, Oakland Park\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"43.4 percent of single-family homes for sale in Tamarac have a current asking price below their original list\nprice; among those 69 reduced listings the median reduction is $16K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\n\"Among active Tamarac houses, the median recorded CumulativeDaysOnMarket value is 54 days and the\nmedian recorded DaysOnMarket value is 46 days. These are MLS-recorded fields, not an independently\nreconstructed listing history.\"\n\"At the snapshot, 47.7 percent of the 65 Tamarac houses under contract had a recorded asking price below\ntheir original list price; the median reduction among that group was 6.8 percent. The remainder were not\nrecorded as below their original list price, which is not a price history. Agreed contract prices are not\ninferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Tamarac versus Broward County,\nhouses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Tamarac houses 43.4%, Broward County houses 43.3%; Tamarac\ncondominiums 44.4%, Broward County condominiums 45%. Share of active listings asking below their original\nlist price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Tamarac houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings\nwith a recorded value in that field; 33.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 39%, 31-60\ndays 12.6%, 61-90 days 15.1%, 91-180 days 13.2%, 181+ days 20.1%. Condominiums: 0-30 days 26.7%,\n31-60 days 10%, 61-90 days 10.3%, 91-180 days 26.7%, 181+ days 26.1%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Tamarac houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to\n29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 42.9% (51 of 119); $500K to $1M 47.4% (18 of 38); $1M to $2M 2 listed, count only;\n$2M to $5M 0 listed, count only; $5M and up 0 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Tamarac, permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (90 unchanged, 0 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 159 houses,\n329 condominiums, 65 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/tamarac/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-tamarac/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "ffd4cac556bf00f5f3f0540fa6c816730db41391a84aa386013e1dfce28d8edf", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - TAMARAC PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 43.4% of Tamarac houses for sale are asking less than their original list price; 44.4% of condos\n2. Seller Blink Rate™ in Tamarac: 43.4% of houses list below original asking, against 43.3% across Broward County\n3. Buying in Tamarac? 69 of the 159 houses for sale are asking below their original price, by a median $16K\n\nLEDE\nTAMARAC, Fla., September 7, 2026 - 43.4% of the 159 single-family homes listed for sale in Tamarac (69 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 69 reduced listings, the median reduction is 3.9% (about $16K). Among the city's 329 condominium listings, 44.4% are asking below their original price, by a median 7.7%.\n\nNUT GRAF\nFor active Tamarac houses, the median recorded CumulativeDaysOnMarket value is 54 days and the median recorded DaysOnMarket value is 46 days, each calculated from non-missing values in that field (159 and 159 listings). 9.4% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 65 Tamarac houses under contract (Pending or Active Under Contract), 31 (47.7%) have a recorded asking price below their original list price; the median reduction among that group is 6.8%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; Tamarac houses are in line with the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Tamarac: 159 [September 7, 2026]\n- Share asking below original list price, houses: 43.4% (69 of 159) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 159 / 0; 90 / 0 [September 7, 2026]\n- Median reduction among the 69 reduced houses: 3.9% (about $16K) [September 7, 2026]\n- Active condominium listings, Tamarac: 329 [September 7, 2026]\n- Share asking below original list price, condominiums: 44.4% (146 of 329) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 54 / 46 days (from 159 / 159 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 33.3% (53 of 159 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 47.7% (31 of 65) [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking under $600K; peer share 40.7%): Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City, West Park, Margate, Sunrise, Lake Worth Beach, Miami Gardens, Deerfield Beach, Lantana, Coconut Creek, Boynton Beach, Oakland Park [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"43.4 percent of single-family homes for sale in Tamarac have a current asking price below their original list price; among those 69 reduced listings the median reduction is $16K.\"\n- \"Among active Tamarac houses, the median recorded CumulativeDaysOnMarket value is 54 days and the median recorded DaysOnMarket value is 46 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 47.7 percent of the 65 Tamarac houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6.8 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- tamarac-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Tamarac versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Tamarac houses 43.4%, Broward County houses 43.3%; Tamarac condominiums 44.4%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.\n- tamarac-true-days-on-market-r1-2026-09-07.png\n Caption: Active Tamarac houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 33.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 39%, 31-60 days 12.6%, 61-90 days 15.1%, 91-180 days 13.2%, 181+ days 20.1%. Condominiums: 0-30 days 26.7%, 31-60 days 10%, 61-90 days 10.3%, 91-180 days 26.7%, 181+ days 26.1%.\n- tamarac-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Tamarac houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 42.9% (51 of 119); $500K to $1M 47.4% (18 of 38); $1M to $2M 2 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Tamarac, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (90 unchanged, 0 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 159 houses, 329 condominiums, 65 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/tamarac/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-tamarac/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "tamarac", "city": "Tamarac", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 329, "with_fee": 326, "no_cadence": 2, "sample_ok": true, "cuts": { "active": 329, "cut_count": 146, "cut_pct": 44.4, "median_cut_pct": 7.7, "median_cut_dollars": 14350 }, "outliers_dropped": 7, "n": 319, "median": 593, "p10": 419, "p25": 496, "p75": 708, "p90": 768, "min": 262, "max": 995, "median_sqft": 0.59, "n_sqft": 319, "median_pct_price": 4.46, "median_list_price": 165000, "median_year_built": 1981, "median_sqft_area": 1025, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 83, "under_500_pct": 26.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 83, "under_lo_pct": 26.0, "types": { "Condominium": { "count": 303, "pct": 95.0 }, "Townhouse": { "count": 10, "pct": 3.1 }, "Villa": { "count": 6, "pct": 1.9 } }, "regime": { "COA": { "count": 319, "pct": 100.0 } }, "villa_median": 446, "townhouse_median": 485, "cadence": { "Monthly": { "count": 314, "pct": 98.4 }, "Quarterly": { "count": 5, "pct": 1.6 } }, "stacked": { "count": 19, "pct": 6.0, "median_total": 708, "median_master": 192 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 83, "pct": 26.0 }, { "label": "$500 to $750", "count": 188, "pct": 58.9 }, { "label": "$750 to $1,000", "count": 48, "pct": 15.0 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 149, "median": 521, "median_sqft": 0.61 }, { "label": "1980s", "n": 106, "median": 654, "median_sqft": 0.59 }, { "label": "1990s", "n": 40, "median": 687, "median_sqft": 0.54 }, { "label": "2000s", "n": 23, "median": 610, "median_sqft": 0.53 }, { "label": "2010s", "n": 1, "median": 600, "median_sqft": 0.39 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 279, "median": 598, "median_pct_price": 4.63 }, { "label": "$250K to $500K", "n": 40, "median": 565, "median_pct_price": 2.19 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 278, "median": 585 }, "post2005": { "n": 10, "median": 517 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 226, "pct": 73.9 }, { "key": "Trash", "label": "Trash", "count": 211, "pct": 69.0 }, { "key": "Water", "label": "Water", "count": 211, "pct": 69.0 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 184, "pct": 60.1 }, { "key": "Sewer", "label": "Sewer", "count": 173, "pct": 56.5 }, { "key": "Pools", "label": "Pool", "count": 153, "pct": 50.0 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 140, "pct": 45.8 }, { "key": "Roof", "label": "Roof", "count": 140, "pct": 45.8 }, { "key": "CableTv", "label": "Cable TV", "count": 135, "pct": 44.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 128, "pct": 41.8 }, { "key": "Insurance", "label": "Building insurance", "count": 125, "pct": 40.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 87, "pct": 28.4 }, { "key": "Internet", "label": "Internet", "count": 73, "pct": 23.9 }, { "key": "Security", "label": "Security", "count": 73, "pct": 23.9 } ], "includes_n": 306, "flags": { "sa_mentioned": { "count": 32, "pct": 10.0 }, "sa_none_or_paid": { "count": 25, "pct": 7.8 }, "sa_pending": { "count": 4, "pct": 1.3 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 12, "pct": 3.8 }, "reserves": { "count": 3, "pct": 0.9 }, "land_lease": { "count": 1, "pct": 0.3 }, "remarks_n": 317 }, "developments": [ { "name": "Lakes of Carriage Hills", "master": null, "n": 20, "anecdotal": false, "median": 674, "median_sqft": 0.54, "year_built": 1986, "median_list_price": 151500, "sa_mentioned": 5, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Versailles Gardens", "master": null, "n": 16, "anecdotal": false, "median": 505, "median_sqft": 0.53, "year_built": 1975, "median_list_price": 164500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Greens Apts Phase Ii", "master": null, "n": 12, "anecdotal": false, "median": 485, "median_sqft": 0.66, "year_built": 1976, "median_list_price": 131950, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sands Point I", "master": null, "n": 10, "anecdotal": false, "median": 832, "median_sqft": 0.79, "year_built": 1977, "median_list_price": 169500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Fairways of Tamarac", "master": null, "n": 9, "anecdotal": true, "median": 585, "median_sqft": 0.55, "year_built": 1980, "median_list_price": 154900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Shaker Village", "master": null, "n": 9, "anecdotal": true, "median": 485, "median_sqft": 0.26, "year_built": 1974, "median_list_price": 275000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sabal Palm Village 2 Cond", "master": "Sabal Palm", "n": 7, "anecdotal": true, "median": 455, "median_sqft": 0.49, "year_built": 1974, "median_list_price": 125000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sun Vista Gardens", "master": null, "n": 7, "anecdotal": true, "median": 407, "median_sqft": 0.59, "year_built": 1988, "median_list_price": 159000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lime Bay", "master": null, "n": 6, "anecdotal": true, "median": 644, "median_sqft": 0.68, "year_built": 1974, "median_list_price": 99950, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "South Palm Place", "master": null, "n": 6, "anecdotal": true, "median": 517, "median_sqft": 0.54, "year_built": 1990, "median_list_price": 195000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Southampton", "master": null, "n": 6, "anecdotal": true, "median": 772, "median_sqft": 0.49, "year_built": 1999, "median_list_price": 222000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Belfort", "master": null, "n": 5, "anecdotal": true, "median": 708, "median_sqft": 0.68, "year_built": 1986, "median_list_price": 153000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Bermuda Club Four", "master": null, "n": 5, "anecdotal": true, "median": 405, "median_sqft": 0.59, "year_built": 1974, "median_list_price": 79000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bermuda Club One", "master": null, "n": 5, "anecdotal": true, "median": 520, "median_sqft": 0.59, "year_built": 1973, "median_list_price": 128000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bonaire Village at Woodmont", "master": "Woodmo", "n": 5, "anecdotal": true, "median": 730, "median_sqft": 0.55, "year_built": 1984, "median_list_price": 315000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bonaire at Woodmont B", "master": "Woodmont No 3", "n": 5, "anecdotal": true, "median": 995, "median_sqft": 0.67, "year_built": 1984, "median_list_price": 199900, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "El Ad Nob Hill", "master": null, "n": 5, "anecdotal": true, "median": 517, "median_sqft": 0.53, "year_built": 2005, "median_list_price": 229000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Gate Three", "master": null, "n": 5, "anecdotal": true, "median": 601, "median_sqft": 0.59, "year_built": 1979, "median_list_price": 170000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lime Bay 8", "master": null, "n": 5, "anecdotal": true, "median": 636, "median_sqft": 0.67, "year_built": 1974, "median_list_price": 100000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Sabal Palm", "n": 7, "median": 455, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Woodmont", "n": 6, "median": 566, "enclaves": 5, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 598, "p25": 506, "p75": 709, "n": 303, "median_sqft": 0.59, "sa_pending_pct": 1.3 }, { "date": "2026-09-07", "median": 593, "p25": 496, "p75": 708, "n": 319, "median_sqft": 0.59, "sa_pending_pct": 1.3 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Tamarac condo for sale carries a $593-a-month association fee, 26% below the South Florida median", "0% of Tamarac condos on the market ask $1,000 or more a month in fees; 26% stay under $500", "Tamarac condos built since 2005 carry fees -12% higher than buildings from before 1995" ], "lede": "TAMARAC, Fla., September 7, 2026 - The median monthly association fee across the 319 condominiums listed for sale in Tamarac is $593, with half of the listings between $496 and $708 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 26% below the five-county South Florida median of $800, and ranks Tamarac 51 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Tamarac carries a monthly association fee of $593, 26% below the five-county South Florida median of $800.\"", "\"0 percent of Tamarac condos on the market ask $1,000 or more a month in association fees; only 26 percent stay under $500.\"", "\"In Tamarac, a condo completed since 2005 carries a median fee of $517 a month, against $585 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Tamarac permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (2 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (7 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-tamarac/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Tamarac against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Tamarac median $593 a month, South Florida median $800; Tamarac ranks 51 of 69 cities.", "title": "Tamarac condo fees sit 26% below the South Florida median" }, { "caption": "Share of active Tamarac condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 26% (83 listings); $500 to $750 58.9% (188 listings); $750 to $1,000 15% (48 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "58.9% of Tamarac condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Tamarac condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s $521 (149 listings); 1980s $654 (106 listings); 1990s $687 (40 listings); 2000s $610 (23 listings); 2010s too few (1 listings).", "title": "Tamarac condos built since 2005 ask 12% less in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 329 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 329, "with_fee": 326, "no_cadence": 2, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 326, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 3, "n": 319, "retained_n": 319, "outliers_dropped": 7, "trim_applied": true, "cuts": { "active": 329, "cut_count": 146, "cut_pct": 44.4, "median_cut_pct": 7.7, "median_cut_dollars": 14350, "valid_price_count": 329, "missing_price_count": 0, "unchanged_count": 177, "raised_count": 6, "not_below_original_count": 183, "cut_pct_denominator": 329, "cut_sample_ok": true, "median_cut_n": 146 }, "trim_bounds": { "p1": 253.0, "p99": 995.0 }, "retained_small_sample": false, "retained_below_30": false, "median": 593, "p10": 419, "p25": 496, "p75": 708, "p90": 768, "min": 262, "max": 995, "median_sqft": 0.59, "n_sqft": 319, "median_pct_price": 4.46, "n_pct_price": 319, "median_list_price": 165000, "median_year_built": 1981, "median_sqft_area": 1025, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 83, "under_500_pct": 26.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 83, "under_lo_pct": 26.0, "types": { "Condominium": { "count": 303, "pct": 95.0 }, "Townhouse": { "count": 10, "pct": 3.1 }, "Villa": { "count": 6, "pct": 1.9 } }, "regime": { "COA": { "count": 319, "pct": 100.0 } }, "villa_median": 446, "townhouse_median": 485, "cadence": { "Monthly": { "count": 314, "pct": 98.4 }, "Quarterly": { "count": 5, "pct": 1.6 } }, "stacked": { "count": 19, "pct": 6.0, "median_total": 708, "median_master": 192 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 83, "pct": 26.0 }, { "label": "$500 to $750", "count": 188, "pct": 58.9 }, { "label": "$750 to $1,000", "count": 48, "pct": 15.0 }, { "label": "$1,000 to $1,500", "count": 0, "pct": 0.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 149, "median": 521, "median_sqft": 0.61 }, { "label": "1980s", "n": 106, "median": 654, "median_sqft": 0.59 }, { "label": "1990s", "n": 40, "median": 687, "median_sqft": 0.54 }, { "label": "2000s", "n": 23, "median": 610, "median_sqft": 0.53 }, { "label": "2010s", "n": 1, "median": 600, "median_sqft": 0.39 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 279, "median": 598, "median_pct_price": 4.63 }, { "label": "$250K to $500K", "n": 40, "median": 565, "median_pct_price": 2.19 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 278, "median": 585 }, "post2005": { "n": 10, "median": 517 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 226, "pct": 73.9 }, { "key": "Trash", "label": "Trash", "count": 211, "pct": 69.0 }, { "key": "Water", "label": "Water", "count": 211, "pct": 69.0 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 184, "pct": 60.1 }, { "key": "Sewer", "label": "Sewer", "count": 173, "pct": 56.5 }, { "key": "Pools", "label": "Pool", "count": 153, "pct": 50.0 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 140, "pct": 45.8 }, { "key": "Roof", "label": "Roof", "count": 140, "pct": 45.8 }, { "key": "CableTv", "label": "Cable TV", "count": 135, "pct": 44.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 128, "pct": 41.8 }, { "key": "Insurance", "label": "Building insurance", "count": 125, "pct": 40.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 87, "pct": 28.4 }, { "key": "Internet", "label": "Internet", "count": 73, "pct": 23.9 }, { "key": "Security", "label": "Security", "count": 73, "pct": 23.9 } ], "includes_n": 306, "flags": { "sa_mentioned": { "count": 32, "pct": 10.0 }, "sa_none_or_paid": { "count": 25, "pct": 7.8 }, "sa_pending": { "count": 4, "pct": 1.3 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 12, "pct": 3.8 }, "reserves": { "count": 3, "pct": 0.9 }, "land_lease": { "count": 1, "pct": 0.3 }, "remarks_n": 317 }, "denominators": { "fee_percentages": 319, "fee_medians_percentiles": 319, "median_sqft": 319, "median_pct_price": 319, "includes_pct": 306, "flags_pct": 319, "cut_pct": 329 }, "developments": [ { "name": "Lakes of Carriage Hills", "master": null, "n": 20, "anecdotal": false, "median": 674, "median_sqft": 0.54, "year_built": 1986, "median_list_price": 151500, "sa_mentioned": 5, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Versailles Gardens", "master": null, "n": 16, "anecdotal": false, "median": 505, "median_sqft": 0.53, "year_built": 1975, "median_list_price": 164500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Greens Apts Phase Ii", "master": null, "n": 12, "anecdotal": false, "median": 485, "median_sqft": 0.66, "year_built": 1976, "median_list_price": 131950, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sands Point I", "master": null, "n": 10, "anecdotal": false, "median": 832, "median_sqft": 0.79, "year_built": 1977, "median_list_price": 169500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Fairways of Tamarac", "master": null, "n": 9, "anecdotal": true, "median": 585, "median_sqft": 0.55, "year_built": 1980, "median_list_price": 154900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Shaker Village", "master": null, "n": 9, "anecdotal": true, "median": 485, "median_sqft": 0.26, "year_built": 1974, "median_list_price": 275000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sabal Palm Village 2 Cond", "master": "Sabal Palm", "n": 7, "anecdotal": true, "median": 455, "median_sqft": 0.49, "year_built": 1974, "median_list_price": 125000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Sun Vista Gardens", "master": null, "n": 7, "anecdotal": true, "median": 407, "median_sqft": 0.59, "year_built": 1988, "median_list_price": 159000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lime Bay", "master": null, "n": 6, "anecdotal": true, "median": 644, "median_sqft": 0.68, "year_built": 1974, "median_list_price": 99950, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "South Palm Place", "master": null, "n": 6, "anecdotal": true, "median": 517, "median_sqft": 0.54, "year_built": 1990, "median_list_price": 195000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Southampton", "master": null, "n": 6, "anecdotal": true, "median": 772, "median_sqft": 0.49, "year_built": 1999, "median_list_price": 222000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Belfort", "master": null, "n": 5, "anecdotal": true, "median": 708, "median_sqft": 0.68, "year_built": 1986, "median_list_price": 153000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Bermuda Club Four", "master": null, "n": 5, "anecdotal": true, "median": 405, "median_sqft": 0.59, "year_built": 1974, "median_list_price": 79000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bermuda Club One", "master": null, "n": 5, "anecdotal": true, "median": 520, "median_sqft": 0.59, "year_built": 1973, "median_list_price": 128000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bonaire Village at Woodmont", "master": "Woodmo", "n": 5, "anecdotal": true, "median": 730, "median_sqft": 0.55, "year_built": 1984, "median_list_price": 315000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Bonaire at Woodmont B", "master": "Woodmont No 3", "n": 5, "anecdotal": true, "median": 995, "median_sqft": 0.67, "year_built": 1984, "median_list_price": 199900, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "El Ad Nob Hill", "master": null, "n": 5, "anecdotal": true, "median": 517, "median_sqft": 0.53, "year_built": 2005, "median_list_price": 229000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Gate Three", "master": null, "n": 5, "anecdotal": true, "median": 601, "median_sqft": 0.59, "year_built": 1979, "median_list_price": 170000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lime Bay 8", "master": null, "n": 5, "anecdotal": true, "median": 636, "median_sqft": 0.67, "year_built": 1974, "median_list_price": 100000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Sabal Palm", "n": 7, "median": 455, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Woodmont", "n": 6, "median": 566, "enclaves": 5, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 593, "p25": 496, "p75": 708, "n": 319, "median_sqft": 0.59, "sa_pending_pct": 1.3 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Tamarac condo monthly association fees have a median of $593 in the retained usable-fee sample of 319 listings, 26% below the five-county median", "In Tamarac's retained usable-fee sample (319 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 26% are below $500", "Tamarac condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=10) vs pre-1995 (n=278), monthly median 12% lower. Small subgroup: 2005+; read cautiously." ], "lede": "TAMARAC, Fla., September 7, 2026 - Among 319 active condominium listings in Tamarac retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $593, with the middle half between $496 and $708, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 329 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 26% below the separately trimmed five-county median of $800 and ranks 51st among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Tamarac's retained usable-fee sample (n=319), after exclusions and percentile trimming, is $593, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Tamarac condos in the retained usable-fee sample (n=319) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 26 percent are below $500.\"", "\"Among the retained usable-fee listings in Tamarac with a recorded construction year, the median monthly-equivalent fee is $517 for a recorded year built of 2005 or later (10 listings) and $585 for those built before 1995 (278 listings). Small subgroup: 2005+ n=10; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Tamarac, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (2 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (326 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (7 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 319 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 329 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/tamarac/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-tamarac/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Tamarac and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Tamarac retained-sample median $593 a month (n=319); five-county median $800 (n=22,695, region-level trim).", "title": "Tamarac condos, retained usable-fee sample (n=319): median $593/month, 26% below the five-county median of $800", "visible_labels": [ "$593", "319", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 319 active Tamarac condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 26% (83 listings); $500 to $750 58.9% (188 listings); $750 to $1,000 15% (48 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "58.9% of Tamarac's retained usable-fee sample (319 listings) falls in the $500 to $750 monthly band", "visible_labels": [ "0%", "0", "26%", "83", "58.9%", "188", "15%", "48", "0%", "0", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Tamarac condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=10; pre-1995 n=278. Small subgroup: 2005+ n=10; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1970s $521 (149 listings); 1980s $654 (106 listings); 1990s $687 (40 listings); 2000s $610 (23 listings); 2010s count only (1 listings). Recorded year built 2005 or later $517 (10 listings); before 1995 $585 (278 listings). Small subgroup: 2005+ n=10; read cautiously.", "title": "Tamarac condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=10) vs pre-1995 (n=278), monthly median 12% lower. Small subgroup: 2005+; read cautiously.", "visible_labels": [ "$521", "149", "$654", "106", "$687", "40", "$610", "23", "1", "$517", "10", "$585", "278" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 329, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 329, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 146, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 183, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 177, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 329, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 329, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 319, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 319, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 319, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 306, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 319, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 319, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 326, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 319, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 319, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 253.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 995.0, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Tamarac median $593 a month, South Florida median $800; Tamarac ranks 51 of 69 cities.", "after": "Dot strip chart in five county lanes. Tamarac retained-sample median $593 a month (n=319); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Tamarac against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Tamarac and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Tamarac condo fees sit 26% below the South Florida median", "after": "Tamarac condos, retained usable-fee sample (n=319): median $593/month, 26% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$593", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "319", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 26% (83 listings); $500 to $750 58.9% (188 listings); $750 to $1,000 15% (48 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 26% (83 listings); $500 to $750 58.9% (188 listings); $750 to $1,000 15% (48 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Tamarac condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 319 active Tamarac condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "58.9% of Tamarac condos for sale carry a fee of $500 to $750 a month", "after": "58.9% of Tamarac's retained usable-fee sample (319 listings) falls in the $500 to $750 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "26%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "83", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "58.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "188", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "15%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "48", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s $521 (149 listings); 1980s $654 (106 listings); 1990s $687 (40 listings); 2000s $610 (23 listings); 2010s too few (1 listings).", "after": "Column chart of median fee by recorded decade built: 1970s $521 (149 listings); 1980s $654 (106 listings); 1990s $687 (40 listings); 2000s $610 (23 listings); 2010s count only (1 listings). Recorded year built 2005 or later $517 (10 listings); before 1995 $585 (278 listings). Small subgroup: 2005+ n=10; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Tamarac condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Tamarac condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=10; pre-1995 n=278. Small subgroup: 2005+ n=10; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Tamarac condos built since 2005 ask 12% less in fees than those built before 1995", "after": "Tamarac condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=10) vs pre-1995 (n=278), monthly median 12% lower. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$521", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "$585", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "278", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "149", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$654", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "106", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$687", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "40", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$610", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "23", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "$517", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Tamarac condo for sale carries a $593-a-month association fee, 26% below the South Florida median", "after": "Tamarac condo monthly association fees have a median of $593 in the retained usable-fee sample of 319 listings, 26% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "0% of Tamarac condos on the market ask $1,000 or more a month in fees; 26% stay under $500", "after": "In Tamarac's retained usable-fee sample (319 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 26% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Tamarac condos built since 2005 carry fees -12% higher than buildings from before 1995", "after": "Tamarac condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=10) vs pre-1995 (n=278), monthly median 12% lower. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "TAMARAC, Fla., September 7, 2026 - The median monthly association fee across the 319 condominiums listed for sale in Tamarac is $593, with half of the listings between $496 and $708 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 26% below the five-county South Florida median of $800, and ranks Tamarac 51 of 69 cities.", "after": "TAMARAC, Fla., September 7, 2026 - Among 319 active condominium listings in Tamarac retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $593, with the middle half between $496 and $708, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 329 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 26% below the separately trimmed five-county median of $800 and ranks 51st among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Tamarac permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (2 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (7 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-tamarac/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Tamarac, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (2 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (326 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (7 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 319 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 329 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/tamarac/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-tamarac/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Tamarac carries a monthly association fee of $593, 26% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Tamarac's retained usable-fee sample (n=319), after exclusions and percentile trimming, is $593, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"0 percent of Tamarac condos on the market ask $1,000 or more a month in association fees; only 26 percent stay under $500.\"", "after": "\"Among Tamarac condos in the retained usable-fee sample (n=319) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 26 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Tamarac, a condo completed since 2005 carries a median fee of $517 a month, against $585 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Tamarac with a recorded construction year, the median monthly-equivalent fee is $517 for a recorded year built of 2005 or later (10 listings) and $585 for those built before 1995 (278 listings). Small subgroup: 2005+ n=10; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "ed6cb6eb35d5c67f30c7770b9648efe720a23a5f40814bb92e7e525e8bad89ab", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nTamarac condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Tamarac condo for sale carries a $593-a-month association fee, 26% below the South Florida\nmedian\n0% of Tamarac condos on the market ask $1,000 or more a month in fees; 26% stay under $500\nTamarac condos built since 2005 carry fees -12% higher than buildings from before 1995\nLEDE\nTAMARAC, Fla., September 7, 2026 - The median monthly association fee across the 319 condominiums listed\nfor sale in Tamarac is $593, with half of the listings between $496 and $708 a month, according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. That is 26% below the five-county South Florida\nmedian of $800, and ranks Tamarac 51 of 69 cities.\nNUT GRAF\nPer square foot, the median Tamarac condo fee is $0.59 a month on a median unit of 1,025 square feet; at the\nmedian asking price of $165K, a year of fees equals 4.46% of the price. 0% of listings ask $1,000 or more a\nmonth and 26% under $500. 6% of listings report two association layers (a master and a sub-association); 1.6%\nare billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 10% of listings, describe one as pending or payable by the buyer on 1.3%, and mention a\nmandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of $517 against\n$585 for those completed before 1995.\nFACT BOX\nActive condominium listings, Tamarac\n329 (319 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$593\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$496 to $708\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.59 (median unit 1,025 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n4.46% (asking $165K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n0% / 26%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n6% (19)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n1.6%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n10% / 1.3%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Tamarac ranks 51 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$517 (10 listings) / $585 (278 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Tamarac carries a monthly association fee of $593, 26% below\nthe five-county South Florida median of $800.\"\n\"0 percent of Tamarac condos on the market ask $1,000 or more a month in association fees; only 26\npercent stay under $500.\"\n\"In Tamarac, a condo completed since 2005 carries a median fee of $517 a month, against $585 for a\nbuilding completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Tamarac against every South Florida city with 30 or more active condo listings, grouped\nby county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Tamarac condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via\nPBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Tamarac condominiums by decade the building was completed, September 7, 2026.\nDecades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Tamarac permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (2 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (7 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-tamarac/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "a62d450b0d3bb6a73a320e980b7a390e05ad98c72308d8d7407d950d4e8815f7", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nTamarac condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/tamarac/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nTamarac condo monthly association fees have a median of $593 in the retained usable-fee sample of 319\nlistings, 26% below the five-county median\nIn Tamarac's retained usable-fee sample (319 listings after exclusions and percentile trimming), 0% have\nmonthly-equivalent fees of $1,000 or more and 26% are below $500\nTamarac condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=10) vs pre-1995 (n=278),\nmonthly median 12% lower. Small subgroup: 2005+; read cautiously.\nLEDE\nTAMARAC, Fla., September 7, 2026 - Among 319 active condominium listings in Tamarac retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly association fee is $593, with the middle half between $496 and $708,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 329\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 26% below the separately trimmed five-county median\nof $800 and ranks 51st among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Tamarac condo fee is $0.59 a month (319 retained\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nlistings with recorded living area of at least 300 square feet). A year of reported fees equals a median 4.46% of\nthe listing's current asking price across 319 retained listings with a current asking price of at least $20,000; this\nis the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a month and 26% are\nbelow $500. 6% of the retained sample report two association layers (a master and a sub-association, summed\nhere); 1.6% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a\nspecial assessment on 10% of the retained sample, describe one as pending or payable by the buyer on 1.3%,\nand mention a mandatory club or membership on 0%; 317 retained listings carry remarks. These are keyword\nclassifications of free text, not verified facts about any association. Among retained listings with a recorded\nconstruction year, the median monthly-equivalent fee is $517 for a recorded year built of 2005 or later (10\nlistings) and $585 for those built before 1995 (278 listings); construction year is a recorded field and this\ncomparison does not explain why fees differ. Small subgroup: 2005+ n=10; read cautiously.\nFACT BOX\nActive condominium listings, Tamarac (before\nexclusions and trimming)\n329\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n326 / 319 (7 trimmed; 2 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$593\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$496 to $708\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.59 (319 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n4.46% (319 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n0% (0) / 26% (83) of 319\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n6% (19)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n1.6%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n10% / 1.3%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Tamarac ranks 51st among\n69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$517 (2005+ n=10) / $585 (pre-1995 n=278).\nSmall subgroup: 2005+ n=10; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Tamarac's retained usable-fee sample (n=319), after\nexclusions and percentile trimming, is $593, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Tamarac condos in the retained usable-fee sample (n=319) after exclusions and percentile\ntrimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 26 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Tamarac with a recorded construction year, the median monthly-\nequivalent fee is $517 for a recorded year built of 2005 or later (10 listings) and $585 for those built\nbefore 1995 (278 listings). Small subgroup: 2005+ n=10; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Tamarac and the\npublished comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses\na separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Tamarac retained-sample median $593 a month\n(n=319); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 319 active Tamarac condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 26% (83 listings); $500 to $750 58.9% (188 listings); $750 to $1,000 15% (48 listings);\n$1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Tamarac condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=10;\npre-1995 n=278. Small subgroup: 2005+ n=10; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s $521 (149 listings); 1980s\n$654 (106 listings); 1990s $687 (40 listings); 2000s $610 (23 listings); 2010s count only (1 listings). Recorded\nyear built 2005 or later $517 (10 listings); before 1995 $585 (278 listings). Small subgroup: 2005+ n=10; read\ncautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Tamarac, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (2 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npublished when at least 30 listings have a valid fee before trimming (326 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (7 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 319 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 329 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/tamarac/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-tamarac/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "3b6292848a341c1222231f2ebf8cfa33c3e114b81dbd5f414805b82daa50ef19", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - TAMARAC CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Tamarac condo monthly association fees have a median of $593 in the retained usable-fee sample of 319 listings, 26% below the five-county median\n2. In Tamarac's retained usable-fee sample (319 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 26% are below $500\n3. Tamarac condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=10) vs pre-1995 (n=278), monthly median 12% lower. Small subgroup: 2005+; read cautiously.\n\nLEDE\nTAMARAC, Fla., September 7, 2026 - Among 319 active condominium listings in Tamarac retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $593, with the middle half between $496 and $708, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 329 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 26% below the separately trimmed five-county median of $800 and ranks 51st among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Tamarac condo fee is $0.59 a month (319 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 4.46% of the listing's current asking price across 319 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $1,000 or more a month and 26% are below $500. 6% of the retained sample report two association layers (a master and a sub-association, summed here); 1.6% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 10% of the retained sample, describe one as pending or payable by the buyer on 1.3%, and mention a mandatory club or membership on 0%; 317 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $517 for a recorded year built of 2005 or later (10 listings) and $585 for those built before 1995 (278 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=10; read cautiously.\n\nFACT BOX (exact figures)\n- Active condominium listings, Tamarac (before exclusions and trimming): 329 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 326 / 319 (7 trimmed; 2 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $593 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $496 to $708 [September 7, 2026]\n- Median fee per square foot per month: $0.59 (319 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 4.46% (319 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 0% (0) / 26% (83) of 319 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 6% (19) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 1.6% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 10% / 1.3% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Tamarac ranks 51st among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $517 (2005+ n=10) / $585 (pre-1995 n=278). Small subgroup: 2005+ n=10; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Tamarac's retained usable-fee sample (n=319), after exclusions and percentile trimming, is $593, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Tamarac condos in the retained usable-fee sample (n=319) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $1,000 or more and 26 percent are below $500.\"\n- \"Among the retained usable-fee listings in Tamarac with a recorded construction year, the median monthly-equivalent fee is $517 for a recorded year built of 2005 or later (10 listings) and $585 for those built before 1995 (278 listings). Small subgroup: 2005+ n=10; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- tamarac-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Tamarac and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Tamarac retained-sample median $593 a month (n=319); five-county median $800 (n=22,695, region-level trim).\n- tamarac-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 319 active Tamarac condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 26% (83 listings); $500 to $750 58.9% (188 listings); $750 to $1,000 15% (48 listings); $1,000 to $1,500 0% (0 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\n- tamarac-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Tamarac condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=10; pre-1995 n=278. Small subgroup: 2005+ n=10; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1970s $521 (149 listings); 1980s $654 (106 listings); 1990s $687 (40 listings); 2000s $610 (23 listings); 2010s count only (1 listings). Recorded year built 2005 or later $517 (10 listings); before 1995 $585 (278 listings). Small subgroup: 2005+ n=10; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Tamarac, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (2 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (326 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (7 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 319 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 329 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/tamarac/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-tamarac/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "tamarac", "city": "Tamarac", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 43, "with_fee": 42, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 43, "cut_count": 18, "cut_pct": 41.9, "median_cut_pct": 4.1, "median_cut_dollars": 15500 }, "outliers_dropped": 1, "n": 41, "median": 310, "p10": 142, "p25": 172, "p75": 434, "p90": 493, "min": 135, "max": 743, "median_sqft": 0.23, "n_sqft": 41, "median_pct_price": 1.0, "median_list_price": 380000, "median_year_built": 1995, "median_sqft_area": 1404, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 37, "under_500_pct": 90.2, "hi_thr": 500, "lo_thr": 200, "over_hi": 4, "over_hi_pct": 9.8, "under_lo": 13, "under_lo_pct": 31.7, "types": { "Townhouse": { "count": 26, "pct": 63.4 }, "Villa": { "count": 15, "pct": 36.6 } }, "regime": { "HOA": { "count": 29, "pct": 70.7 }, "not_recorded": { "count": 12, "pct": 29.3 } }, "villa_median": 341, "townhouse_median": 305, "cadence": { "Monthly": { "count": 41, "pct": 100.0 } }, "stacked": { "count": 2, "pct": 4.9, "median_total": 742, "median_master": 199 }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 13, "pct": 31.7 }, { "label": "$200 to $300", "count": 4, "pct": 9.8 }, { "label": "$300 to $400", "count": 13, "pct": 31.7 }, { "label": "$400 to $600", "count": 8, "pct": 19.5 }, { "label": "$600 to $1,000", "count": 3, "pct": 7.3 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 13, "median": 310, "median_sqft": 0.26 }, { "label": "1990s", "n": 14, "median": 341, "median_sqft": 0.23 }, { "label": "2000s", "n": 13, "median": 300, "median_sqft": 0.21 }, { "label": "2010s", "n": 1, "median": 154, "median_sqft": 0.11 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 41, "median": 310, "median_pct_price": 1.0 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 20, "median": 302 }, "post2005": { "n": 7, "median": 300 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 25, "pct": 64.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 20, "pct": 51.3 }, { "key": "Pools", "label": "Pool", "count": 18, "pct": 46.2 }, { "key": "Roof", "label": "Roof", "count": 15, "pct": 38.5 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 11, "pct": 28.2 }, { "key": "Trash", "label": "Trash", "count": 11, "pct": 28.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 9, "pct": 23.1 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 8, "pct": 20.5 }, { "key": "CableTv", "label": "Cable TV", "count": 6, "pct": 15.4 }, { "key": "Insurance", "label": "Building insurance", "count": 6, "pct": 15.4 }, { "key": "Internet", "label": "Internet", "count": 5, "pct": 12.8 }, { "key": "Security", "label": "Security", "count": 5, "pct": 12.8 }, { "key": "Sewer", "label": "Sewer", "count": 4, "pct": 10.3 }, { "key": "PestControl", "label": "Pest control", "count": 4, "pct": 10.3 } ], "includes_n": 39, "flags": { "sa_mentioned": { "count": 1, "pct": 2.4 }, "sa_none_or_paid": { "count": 1, "pct": 2.4 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 40 }, "developments": [], "masters": [], "series": [ { "date": "2026-09-07", "median": 310, "p25": 172, "p75": 434, "n": 41, "median_sqft": 0.23, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Tamarac townhouse or villa for sale carries a $310-a-month homeowners association fee, 3% above the South Florida median", "9.8% of Tamarac townhouses and villas on the market ask $500 or more a month in fees; 31.7% stay under $200", "Tamarac HOA fees on townhouses and villas run $172 to $434 a month for the middle half of listings" ], "lede": "TAMARAC, Fla., September 7, 2026 - The median monthly homeowners association fee across the 41 townhouses and villas listed for sale in Tamarac is $310, with half of the listings between $172 and $434 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 3% above the five-county South Florida median of $300, and ranks Tamarac 19 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Tamarac carries a monthly homeowners association fee of $310, 3% above the five-county South Florida median of $300.\"", "\"9.8 percent of Tamarac townhouses and villas on the market ask $500 or more a month in fees; 31.7 percent stay under $200.\"", "\"On the median Tamarac townhouse or villa, a year of homeowners association fees equals 1 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Tamarac permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-tamarac/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Tamarac against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Tamarac median $310 a month, South Florida median $300; Tamarac ranks 19 of 34 cities.", "title": "Tamarac HOA fees on townhouses and villas sit 3% above the South Florida median" }, { "caption": "Share of active Tamarac townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 31.7% (13 listings); $200 to $300 9.8% (4 listings); $300 to $400 31.7% (13 listings); $400 to $600 19.5% (8 listings); $600 to $1,000 7.3% (3 listings); $1,000 and up 0% (0 listings).", "title": "31.7% of Tamarac townhouses and villas for sale carry a fee of $100 to $200 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Tamarac townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1980s $310 (13 listings); 1990s $341 (14 listings); 2000s $300 (13 listings); 2010s too few (1 listings).", "title": "Tamarac HOA fees on townhouses and villas by decade the home was completed" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 43 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 43, "with_fee": 42, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 42, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 1, "n": 41, "retained_n": 41, "outliers_dropped": 1, "trim_applied": true, "cuts": { "active": 43, "cut_count": 18, "cut_pct": 41.9, "median_cut_pct": 4.1, "median_cut_dollars": 15500, "valid_price_count": 43, "missing_price_count": 0, "unchanged_count": 25, "raised_count": 0, "not_below_original_count": 25, "cut_pct_denominator": 43, "cut_sample_ok": true, "median_cut_n": 18 }, "trim_bounds": { "p1": 135.0, "p99": 806.1300000000003 }, "retained_small_sample": false, "retained_below_30": false, "median": 310, "p10": 142, "p25": 172, "p75": 434, "p90": 493, "min": 135, "max": 743, "median_sqft": 0.23, "n_sqft": 41, "median_pct_price": 1.0, "n_pct_price": 41, "median_list_price": 380000, "median_year_built": 1995, "median_sqft_area": 1404, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 37, "under_500_pct": 90.2, "hi_thr": 500, "lo_thr": 200, "over_hi": 4, "over_hi_pct": 9.8, "under_lo": 13, "under_lo_pct": 31.7, "types": { "Townhouse": { "count": 26, "pct": 63.4 }, "Villa": { "count": 15, "pct": 36.6 } }, "regime": { "HOA": { "count": 29, "pct": 70.7 }, "not_recorded": { "count": 12, "pct": 29.3 } }, "villa_median": 341, "townhouse_median": 305, "cadence": { "Monthly": { "count": 41, "pct": 100.0 } }, "stacked": { "count": 2, "pct": 4.9, "median_total": 742, "median_master": 199 }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 13, "pct": 31.7 }, { "label": "$200 to $300", "count": 4, "pct": 9.8 }, { "label": "$300 to $400", "count": 13, "pct": 31.7 }, { "label": "$400 to $600", "count": 8, "pct": 19.5 }, { "label": "$600 to $1,000", "count": 3, "pct": 7.3 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 13, "median": 310, "median_sqft": 0.26 }, { "label": "1990s", "n": 14, "median": 341, "median_sqft": 0.23 }, { "label": "2000s", "n": 13, "median": 300, "median_sqft": 0.21 }, { "label": "2010s", "n": 1, "median": 154, "median_sqft": 0.11 }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 41, "median": 310, "median_pct_price": 1.0 }, { "label": "$500K to $1M", "n": 0, "median": null, "median_pct_price": null }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 20, "median": 302 }, "post2005": { "n": 7, "median": 300 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 25, "pct": 64.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 20, "pct": 51.3 }, { "key": "Pools", "label": "Pool", "count": 18, "pct": 46.2 }, { "key": "Roof", "label": "Roof", "count": 15, "pct": 38.5 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 11, "pct": 28.2 }, { "key": "Trash", "label": "Trash", "count": 11, "pct": 28.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 9, "pct": 23.1 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 8, "pct": 20.5 }, { "key": "CableTv", "label": "Cable TV", "count": 6, "pct": 15.4 }, { "key": "Insurance", "label": "Building insurance", "count": 6, "pct": 15.4 }, { "key": "Internet", "label": "Internet", "count": 5, "pct": 12.8 }, { "key": "Security", "label": "Security", "count": 5, "pct": 12.8 }, { "key": "Sewer", "label": "Sewer", "count": 4, "pct": 10.3 }, { "key": "PestControl", "label": "Pest control", "count": 4, "pct": 10.3 } ], "includes_n": 39, "flags": { "sa_mentioned": { "count": 1, "pct": 2.4 }, "sa_none_or_paid": { "count": 1, "pct": 2.4 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 40 }, "denominators": { "fee_percentages": 41, "fee_medians_percentiles": 41, "median_sqft": 41, "median_pct_price": 41, "includes_pct": 39, "flags_pct": 41, "cut_pct": 43 }, "developments": [], "masters": [], "series": [ { "date": "2026-09-07", "median": 310, "p25": 172, "p75": 434, "n": 41, "median_sqft": 0.23, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Tamarac townhouse or villa monthly homeowners association fees have a median of $310 in the retained usable-fee sample of 41 listings, 3% above the five-county median", "In Tamarac's retained usable-fee sample (41 listings after exclusions and percentile trimming), 9.8% have monthly-equivalent fees of $500 or more and 31.7% are below $200", "Tamarac's retained usable-fee sample (n=41): reported monthly-equivalent homeowners association fees range from $172 to $434 at the 25th to 75th percentiles" ], "lede": "TAMARAC, Fla., September 7, 2026 - Among 41 active townhouse or villa listings in Tamarac retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $310, with the middle half between $172 and $434, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 43 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 3% above the separately trimmed five-county median of $300 and ranks 19th among 34 published city medians.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Tamarac's retained usable-fee sample (n=41), after exclusions and percentile trimming, is $310, compared with $300 in the separately trimmed five-county sample.\"", "\"Among Tamarac townhouses and villas in the retained usable-fee sample (n=41) after exclusions and percentile trimming, 9.8 percent have listed monthly-equivalent fees of $500 or more and 31.7 percent are below $200.\"", "\"Among 41 retained listings with a current asking price of at least $20,000 in Tamarac's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 1 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Tamarac, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (42 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 41 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 43 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/tamarac/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-tamarac/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Tamarac and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Tamarac retained-sample median $310 a month (n=41); five-county median $300 (n=3,206, region-level trim).", "title": "Tamarac townhouses and villas, retained usable-fee sample (n=41): median $310/month, 3% above the five-county median of $300", "visible_labels": [ "$310", "41", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 41 active Tamarac townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 31.7% (13 listings); $200 to $300 9.8% (4 listings); $300 to $400 31.7% (13 listings); $400 to $600 19.5% (8 listings); $600 to $1,000 7.3% (3 listings); $1,000 and up 0% (0 listings).", "title": "31.7% of Tamarac's retained usable-fee sample (41 listings) falls in each of the $100 to $200 and $300 to $400 monthly bands, a tie at the reported precision", "visible_labels": [ "0%", "0", "31.7%", "13", "9.8%", "4", "31.7%", "13", "19.5%", "8", "7.3%", "3", "0%", "0" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Tamarac townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1980s $310 (13 listings); 1990s $341 (14 listings); 2000s $300 (13 listings); 2010s count only (1 listings).", "title": "Tamarac HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=41)", "visible_labels": [ "$310", "13", "$341", "14", "$300", "13", "1" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 42, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 135.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 806.1300000000003, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Tamarac median $310 a month, South Florida median $300; Tamarac ranks 19 of 34 cities.", "after": "Dot strip chart in five county lanes. Tamarac retained-sample median $310 a month (n=41); five-county median $300 (n=3,206, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Tamarac against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Tamarac and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Tamarac HOA fees on townhouses and villas sit 3% above the South Florida median", "after": "Tamarac townhouses and villas, retained usable-fee sample (n=41): median $310/month, 3% above the five-county median of $300", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$310", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "41", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 31.7% (13 listings); $200 to $300 9.8% (4 listings); $300 to $400 31.7% (13 listings); $400 to $600 19.5% (8 listings); $600 to $1,000 7.3% (3 listings); $1,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 31.7% (13 listings); $200 to $300 9.8% (4 listings); $300 to $400 31.7% (13 listings); $400 to $600 19.5% (8 listings); $600 to $1,000 7.3% (3 listings); $1,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Tamarac townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 41 active Tamarac townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "31.7% of Tamarac townhouses and villas for sale carry a fee of $100 to $200 a month", "after": "31.7% of Tamarac's retained usable-fee sample (41 listings) falls in each of the $100 to $200 and $300 to $400 monthly bands, a tie at the reported precision", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "7.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "31.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "9.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "31.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "19.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1980s $310 (13 listings); 1990s $341 (14 listings); 2000s $300 (13 listings); 2010s too few (1 listings).", "after": "Column chart of median fee by recorded decade built: 1980s $310 (13 listings); 1990s $341 (14 listings); 2000s $300 (13 listings); 2010s count only (1 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Tamarac townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Tamarac townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Tamarac HOA fees on townhouses and villas by decade the home was completed", "after": "Tamarac HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=41)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$310", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$341", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Tamarac townhouse or villa for sale carries a $310-a-month homeowners association fee, 3% above the South Florida median", "after": "Tamarac townhouse or villa monthly homeowners association fees have a median of $310 in the retained usable-fee sample of 41 listings, 3% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "9.8% of Tamarac townhouses and villas on the market ask $500 or more a month in fees; 31.7% stay under $200", "after": "In Tamarac's retained usable-fee sample (41 listings after exclusions and percentile trimming), 9.8% have monthly-equivalent fees of $500 or more and 31.7% are below $200", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Tamarac HOA fees on townhouses and villas run $172 to $434 a month for the middle half of listings", "after": "Tamarac's retained usable-fee sample (n=41): reported monthly-equivalent homeowners association fees range from $172 to $434 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "TAMARAC, Fla., September 7, 2026 - The median monthly homeowners association fee across the 41 townhouses and villas listed for sale in Tamarac is $310, with half of the listings between $172 and $434 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 3% above the five-county South Florida median of $300, and ranks Tamarac 19 of 34 cities.", "after": "TAMARAC, Fla., September 7, 2026 - Among 41 active townhouse or villa listings in Tamarac retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $310, with the middle half between $172 and $434, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 43 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 3% above the separately trimmed five-county median of $300 and ranks 19th among 34 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Tamarac permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-tamarac/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Tamarac, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (42 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 41 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 43 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/tamarac/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-tamarac/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Tamarac carries a monthly homeowners association fee of $310, 3% above the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Tamarac's retained usable-fee sample (n=41), after exclusions and percentile trimming, is $310, compared with $300 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"9.8 percent of Tamarac townhouses and villas on the market ask $500 or more a month in fees; 31.7 percent stay under $200.\"", "after": "\"Among Tamarac townhouses and villas in the retained usable-fee sample (n=41) after exclusions and percentile trimming, 9.8 percent have listed monthly-equivalent fees of $500 or more and 31.7 percent are below $200.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Tamarac townhouse or villa, a year of homeowners association fees equals 1 percent of the asking price.\"", "after": "\"Among 41 retained listings with a current asking price of at least $20,000 in Tamarac's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 1 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "8b4e9895a9ac2b67542e397b34c98a65f35dd4a114df976abb5d628babfeabc6", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nTamarac HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Tamarac townhouse or villa for sale carries a $310-a-month homeowners association fee, 3%\nabove the South Florida median\n9.8% of Tamarac townhouses and villas on the market ask $500 or more a month in fees; 31.7% stay under\n$200\nTamarac HOA fees on townhouses and villas run $172 to $434 a month for the middle half of listings\nLEDE\nTAMARAC, Fla., September 7, 2026 - The median monthly homeowners association fee across the 41\ntownhouses and villas listed for sale in Tamarac is $310, with half of the listings between $172 and $434 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 3% above the five-\ncounty South Florida median of $300, and ranks Tamarac 19 of 34 cities.\nNUT GRAF\nPer square foot, the median Tamarac townhouse or villa fee is $0.23 a month on a median home of 1,404\nsquare feet; at the median asking price of $380K, a year of fees equals 1% of the price. 9.8% of listings ask\n$500 or more a month and 31.7% under $200. 4.9% of listings report two association layers (a master and a\nsub-association); 0% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 2.4% of listings, describe one as pending or payable by the buyer on 0%, and\nmention a mandatory club or membership on 0%. 36.6% of the listings are entered as single-level villas, the\nrest as townhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Tamarac\n43 (41 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$310\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$172 to $434\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.23 (median home 1,404 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n1% (asking $380K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $500 or more a month / under $200\n9.8% / 31.7%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n4.9% (2)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n2.4% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Tamarac ranks 19 of 34\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Tamarac carries a monthly homeowners association fee of\n$310, 3% above the five-county South Florida median of $300.\"\n\"9.8 percent of Tamarac townhouses and villas on the market ask $500 or more a month in fees; 31.7\npercent stay under $200.\"\n\"On the median Tamarac townhouse or villa, a year of homeowners association fees equals 1 percent of\nthe asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Tamarac against every South Florida city with 30 or more active townhouse or villa listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Tamarac townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Tamarac townhouses and villas by decade the home was completed,\nSeptember 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Tamarac permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-tamarac/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "f196b362e0be009d0acd5587414dd8eb82db5476c76d45fbf1e4aef6b43bed2a", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nTamarac HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/tamarac/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nTamarac townhouse or villa monthly homeowners association fees have a median of $310 in the retained\nusable-fee sample of 41 listings, 3% above the five-county median\nIn Tamarac's retained usable-fee sample (41 listings after exclusions and percentile trimming), 9.8% have\nmonthly-equivalent fees of $500 or more and 31.7% are below $200\nTamarac's retained usable-fee sample (n=41): reported monthly-equivalent homeowners association fees\nrange from $172 to $434 at the 25th to 75th percentiles\nLEDE\nTAMARAC, Fla., September 7, 2026 - Among 41 active townhouse or villa listings in Tamarac retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly homeowners association fee is $310, with the middle half between $172 and\n$434, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n43 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 3% above the separately trimmed five-county\nmedian of $300 and ranks 19th among 34 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Tamarac townhouse or villa fee is $0.23 a month (41\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n1% of the listing's current asking price across 41 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 9.8% of the retained sample have fees of $500 or more a\nmonth and 31.7% are below $200. 4.9% of the retained sample report two association layers (a master and a\nsub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 2.4% of the retained sample, describe one as pending or\npayable by the buyer on 0%, and mention a mandatory club or membership on 0%; 40 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. 36.6% of\nretained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two\nsubtypes are reported together after condominium classification.\nFACT BOX\nActive townhouse or villa listings, Tamarac (before\nexclusions and trimming)\n43\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n42 / 41 (1 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$310\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$172 to $434\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.23 (41 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current asking\nprice (median of per-listing ratios)\n1% (41 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n9.8% (4) / 31.7% (13) of 41\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n4.9% (2)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid, retained sample\n2.4% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership,\nretained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$300 (3,206 listings); Tamarac ranks 19th\namong 34 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Tamarac's retained usable-fee sample\n(n=41), after exclusions and percentile trimming, is $310, compared with $300 in the separately trimmed\nfive-county sample.\"\n\"Among Tamarac townhouses and villas in the retained usable-fee sample (n=41) after exclusions and\npercentile trimming, 9.8 percent have listed monthly-equivalent fees of $500 or more and 31.7 percent are\nbelow $200.\"\n\"Among 41 retained listings with a current asking price of at least $20,000 in Tamarac's usable-fee sample\nafter exclusions and percentile trimming, a year of reported homeowners association fees equals a median\n1 percent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nTamarac and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-\ncounty reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a\nvalid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Tamarac retained-sample median $310 a month\n(n=41); five-county median $300 (n=3,206, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 41 active Tamarac townhouse or villa listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 0% (0\nlistings); $100 to $200 31.7% (13 listings); $200 to $300 9.8% (4 listings); $300 to $400 31.7% (13 listings);\n$400 to $600 19.5% (8 listings); $600 to $1,000 7.3% (3 listings); $1,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Tamarac townhouses and villas in the\nretained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a\nrecorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1980s $310 (13 listings); 1990s\n$341 (14 listings); 2000s $300 (13 listings); 2010s count only (1 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Tamarac, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (42 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 41 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 43 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after\ncondominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's\nfinances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the\nbrokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but\nnot guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/tamarac/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/hoa-fees-tamarac/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "846172abf1520b5795882bc4d4398304a768c1d89d98270312087847937b236e", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - TAMARAC HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Tamarac townhouse or villa monthly homeowners association fees have a median of $310 in the retained usable-fee sample of 41 listings, 3% above the five-county median\n2. In Tamarac's retained usable-fee sample (41 listings after exclusions and percentile trimming), 9.8% have monthly-equivalent fees of $500 or more and 31.7% are below $200\n3. Tamarac's retained usable-fee sample (n=41): reported monthly-equivalent homeowners association fees range from $172 to $434 at the 25th to 75th percentiles\n\nLEDE\nTAMARAC, Fla., September 7, 2026 - Among 41 active townhouse or villa listings in Tamarac retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $310, with the middle half between $172 and $434, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 43 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 3% above the separately trimmed five-county median of $300 and ranks 19th among 34 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Tamarac townhouse or villa fee is $0.23 a month (41 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1% of the listing's current asking price across 41 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 9.8% of the retained sample have fees of $500 or more a month and 31.7% are below $200. 4.9% of the retained sample report two association layers (a master and a sub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 2.4% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 40 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. 36.6% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Tamarac (before exclusions and trimming): 43 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 42 / 41 (1 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $310 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $172 to $434 [September 7, 2026]\n- Median fee per square foot per month: $0.23 (41 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 1% (41 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 9.8% (4) / 31.7% (13) of 41 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 4.9% (2) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 0% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 2.4% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Tamarac ranks 19th among 34 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Tamarac's retained usable-fee sample (n=41), after exclusions and percentile trimming, is $310, compared with $300 in the separately trimmed five-county sample.\"\n- \"Among Tamarac townhouses and villas in the retained usable-fee sample (n=41) after exclusions and percentile trimming, 9.8 percent have listed monthly-equivalent fees of $500 or more and 31.7 percent are below $200.\"\n- \"Among 41 retained listings with a current asking price of at least $20,000 in Tamarac's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 1 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- tamarac-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Tamarac and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Tamarac retained-sample median $310 a month (n=41); five-county median $300 (n=3,206, region-level trim).\n- tamarac-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 41 active Tamarac townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 31.7% (13 listings); $200 to $300 9.8% (4 listings); $300 to $400 31.7% (13 listings); $400 to $600 19.5% (8 listings); $600 to $1,000 7.3% (3 listings); $1,000 and up 0% (0 listings).\n- tamarac-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Tamarac townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1980s $310 (13 listings); 1990s $341 (14 listings); 2000s $300 (13 listings); 2010s count only (1 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Tamarac, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (42 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 41 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 43 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/tamarac/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-tamarac/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "tequesta", "city": "Tequesta", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "segments": { "houses": { "active": 16, "sample_ok": false, "small_sample": false, "pending": 14, "median_list_price": 1172500.0, "cut_count": 5, "cut_pct": 31.2, "raised_count": 0, "median_cut_pct": 6.2, "median_cut_dollars": 70000.0, "cut_last30": 3, "cut_last30_pct": 18.8, "cut_last7": 0, "median_dom": 16.0, "median_cdom": 16.0, "relisted_count": 0, "relisted_pct": 0.0, "over90": 3, "over90_pct": 18.8, "over180": 2, "fresh_held": 10, "fresh_held_pct": 62.5, "stale_uncut": 1, "stale_uncut_pct": 6.2, "dom_buckets": [ { "label": "0-30", "count": 10, "pct": 62.5 }, { "label": "31-60", "count": 3, "pct": 18.8 }, { "label": "61-90", "count": 0, "pct": 0.0 }, { "label": "91-180", "count": 1, "pct": 6.2 }, { "label": "181+", "count": 2, "pct": 12.5 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 7, "cut": 2, "cut_pct": 28.6, "median_cdom": 11 }, { "label": "$1M to $2M", "active": 4, "cut": 1, "cut_pct": 25.0, "median_cdom": 13.5 }, { "label": "$2M to $5M", "active": 2, "cut": 2, "cut_pct": 100.0, "median_cdom": 516.5 }, { "label": "$5M and up", "active": 3, "cut": 0, "cut_pct": 0.0, "median_cdom": 50 } ], "pending_cut_count": 3, "pending_cut_pct": 21.4, "pending_median_cut_pct": 6.7, "pending_median_cdom": 16.0, "series": [] }, "condos": { "active": 34, "sample_ok": true, "small_sample": true, "pending": 7, "median_list_price": 402500.0, "cut_count": 10, "cut_pct": 29.4, "raised_count": 0, "median_cut_pct": 4.6, "median_cut_dollars": 25000.0, "cut_last30": 3, "cut_last30_pct": 8.8, "cut_last7": 1, "median_dom": 8.5, "median_cdom": 18.0, "relisted_count": 8, "relisted_pct": 23.5, "over90": 14, "over90_pct": 41.2, "over180": 8, "fresh_held": 18, "fresh_held_pct": 52.9, "stale_uncut": 5, "stale_uncut_pct": 14.7, "dom_buckets": [ { "label": "0-30", "count": 18, "pct": 52.9 }, { "label": "31-60", "count": 1, "pct": 2.9 }, { "label": "61-90", "count": 1, "pct": 2.9 }, { "label": "91-180", "count": 6, "pct": 17.6 }, { "label": "181+", "count": 8, "pct": 23.5 } ], "bands": [ { "label": "Under $250K", "active": 10, "cut": 3, "cut_pct": 30.0, "median_cdom": 72.0 }, { "label": "$250K to $500K", "active": 10, "cut": 2, "cut_pct": 20.0, "median_cdom": 4.5 }, { "label": "$500K to $1M", "active": 7, "cut": 4, "cut_pct": 57.1, "median_cdom": 176 }, { "label": "$1M and up", "active": 7, "cut": 1, "cut_pct": 14.3, "median_cdom": 4 } ], "pending_cut_count": 2, "pending_cut_pct": 28.6, "pending_median_cut_pct": 9.2, "pending_median_cdom": 105, "tier": "c3", "series": [ { "date": "2026-09-06", "active": 33, "cut_pct": 30.3, "median_cdom": 18, "median_list_price": 380000.0 }, { "date": "2026-09-07", "active": 34, "cut_pct": 29.4, "median_cdom": 18.0, "median_list_price": 402500.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "29.4% of Tequesta condominiums for sale have cut their asking price", "Tequesta sellers hold firmer than the rest of Palm Beach County as 41.2% of condominiums pass 90 days on the market", "Buying in Tequesta? One in three condominiums have already come down once, by a median $25K" ], "lede": "TEQUESTA, Fla., September 7, 2026 - 29.4% of the 34 condominiums listed for sale in Tequesta have reduced their asking price at least once, by a median 4.6% (about $25K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 16 for sale, too few to report percentages (floor 30).", "quotes": [ "\"29.4 percent of condominiums for sale in Tequesta have reduced their asking price at least once, by a median $25K.\"", "\"Counting every relisting, the median Tequesta condominium for sale has been waiting 18 days, not the 8 the current listing shows.\"", "\"Of the Tequesta condominiums now under contract, 71.4 percent never reduced their asking price; the rest cut by a median 9.2 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Tequesta and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 34 condominiums, 16 houses, 7 condominiums under contract. Small sample: 34 condominiums for sale in Tequesta, between 30 and 39, so one listing moves the share by roughly 2.9 points. Read the percentages as a direction, not a decimal. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-tequesta/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Tequesta versus Palm Beach County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Tequesta condominiums 29.4%, Palm Beach County condominiums 44.6%. Houses: 16 for sale, too few to report.", "title": "Tequesta condominiums are cutting 15.2 points less often than Palm Beach County" }, { "caption": "Active Tequesta listings by cumulative days on market, condominiums, September 7, 2026. 41.2% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 52.9%, 31-60 days 2.9%, 61-90 days 2.9%, 91-180 days 17.6%, 181+ days 23.5%.", "title": "41.2% of Tequesta condominiums for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Tequesta condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K 30.0% of 10; $250K to $500K 20.0% of 10; $500K to $1M too few to read of 7; $1M and up too few to read of 7.", "title": "Price cuts by price band, Tequesta condominiums" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Martin": 12, "Palm Beach": 59 }, "county_missing_count": 0, "multi_county": true, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 16, "sample_ok": false, "small_sample": false, "pending": 14, "median_list_price": 1172500.0, "cut_count": 5, "cut_pct": 31.2, "raised_count": 0, "valid_price_count": 16, "missing_price_count": 0, "unchanged_count": 11, "not_below_original_count": 11, "cut_sample_ok": false, "cut_small_sample": true, "median_cut_pct": 6.2, "median_cut_dollars": 70000.0, "cut_last30": 3, "cut_last30_pct": 18.8, "cut_last7": 0, "median_dom": 16.0, "median_cdom": 16.0, "dom_n": 16, "cdom_n": 16, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 16, "relisted_count": 0, "relisted_pct": 0.0, "over90": 3, "over90_pct": 18.8, "over180": 2, "fresh_held": 10, "fresh_held_pct": 62.5, "fresh_held_missing_cdom_count": 0, "stale_uncut": 1, "stale_uncut_pct": 6.2, "dom_buckets": [ { "label": "0-30", "count": 10, "pct": 62.5 }, { "label": "31-60", "count": 3, "pct": 18.8 }, { "label": "61-90", "count": 0, "pct": 0.0 }, { "label": "91-180", "count": 1, "pct": 6.2 }, { "label": "181+", "count": 2, "pct": 12.5 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 7, "cut": 2, "cut_pct": 28.6, "median_cdom": 11, "cut_pct_denominator": 7, "cdom_n": 7, "valid_price_count": 7 }, { "label": "$1M to $2M", "active": 4, "cut": 1, "cut_pct": 25.0, "median_cdom": 13.5, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 }, { "label": "$2M to $5M", "active": 2, "cut": 2, "cut_pct": 100.0, "median_cdom": 516.5, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 }, { "label": "$5M and up", "active": 3, "cut": 0, "cut_pct": 0.0, "median_cdom": 50, "cut_pct_denominator": 3, "cdom_n": 3, "valid_price_count": 3 } ], "pending_cut_count": 3, "pending_cut_pct": 21.4, "pending_valid_price_count": 14, "pending_missing_price_count": 0, "pending_unchanged_count": 10, "pending_raised_count": 1, "pending_not_below_original_count": 11, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 14, "pending_dom_n": 14, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 6.7, "pending_median_cdom": 16.0, "denominators": { "cut_pct": 16, "cut_last30_pct": 16, "relisted_pct": 16, "fresh_held_pct": 16, "stale_uncut_pct": 16, "over90_pct": 16, "dom_bucket_pct": 16, "pending_cut_pct": 14, "median_dom": 16, "median_cdom": 16, "median_cut_pct": 5, "median_cut_dollars": 5, "pending_median_cut_pct": 3, "pending_median_cdom": 14 }, "county_counts": { "Martin": 4, "Palm Beach": 12 }, "series": [] }, "condos": { "active": 34, "sample_ok": true, "small_sample": true, "pending": 7, "median_list_price": 402500.0, "cut_count": 10, "cut_pct": 29.4, "raised_count": 0, "valid_price_count": 34, "missing_price_count": 0, "unchanged_count": 24, "not_below_original_count": 24, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 4.6, "median_cut_dollars": 25000.0, "cut_last30": 3, "cut_last30_pct": 8.8, "cut_last7": 1, "median_dom": 8.5, "median_cdom": 18.0, "dom_n": 34, "cdom_n": 34, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 34, "relisted_count": 8, "relisted_pct": 23.5, "over90": 14, "over90_pct": 41.2, "over180": 8, "fresh_held": 18, "fresh_held_pct": 52.9, "fresh_held_missing_cdom_count": 0, "stale_uncut": 5, "stale_uncut_pct": 14.7, "dom_buckets": [ { "label": "0-30", "count": 18, "pct": 52.9 }, { "label": "31-60", "count": 1, "pct": 2.9 }, { "label": "61-90", "count": 1, "pct": 2.9 }, { "label": "91-180", "count": 6, "pct": 17.6 }, { "label": "181+", "count": 8, "pct": 23.5 } ], "bands": [ { "label": "Under $250K", "active": 10, "cut": 3, "cut_pct": 30.0, "median_cdom": 72.0, "cut_pct_denominator": 10, "cdom_n": 10, "valid_price_count": 10 }, { "label": "$250K to $500K", "active": 10, "cut": 2, "cut_pct": 20.0, "median_cdom": 4.5, "cut_pct_denominator": 10, "cdom_n": 10, "valid_price_count": 10 }, { "label": "$500K to $1M", "active": 7, "cut": 4, "cut_pct": 57.1, "median_cdom": 176, "cut_pct_denominator": 7, "cdom_n": 7, "valid_price_count": 7 }, { "label": "$1M and up", "active": 7, "cut": 1, "cut_pct": 14.3, "median_cdom": 4, "cut_pct_denominator": 7, "cdom_n": 7, "valid_price_count": 7 } ], "pending_cut_count": 2, "pending_cut_pct": 28.6, "pending_valid_price_count": 7, "pending_missing_price_count": 0, "pending_unchanged_count": 5, "pending_raised_count": 0, "pending_not_below_original_count": 5, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 7, "pending_dom_n": 7, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 9.2, "pending_median_cdom": 105, "denominators": { "cut_pct": 34, "cut_last30_pct": 34, "relisted_pct": 34, "fresh_held_pct": 34, "stale_uncut_pct": 34, "over90_pct": 34, "dom_bucket_pct": 34, "pending_cut_pct": 7, "median_dom": 34, "median_cdom": 34, "median_cut_pct": 10, "median_cut_dollars": 10, "pending_median_cut_pct": 2, "pending_median_cdom": 7 }, "county_counts": { "Martin": 2, "Palm Beach": 32 }, "tier": "c3", "series": [ { "date": "2026-09-07", "active": 34, "cut_pct": 29.4, "median_cdom": 18.0, "median_list_price": 402500.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "29.4% of Tequesta condominiums for sale are asking less than their original list price. Small sample: 34 condominiums; read cautiously.", "Seller Blink Rate™ in Tequesta: 29.4% of condominiums list below original asking, against 44.6% across Palm Beach County. Small sample: 34 condominiums; read cautiously.", "Buying in Tequesta? 10 of the 34 condominiums for sale are asking below their original price, by a median $25K. Small sample: 34 condominiums; read cautiously." ], "lede": "TEQUESTA, Fla., September 7, 2026 - 29.4% of the 34 condominiums listed for sale in Tequesta (10 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 10 reduced listings, the median reduction is 4.6% (about $25K). Houses: 16 for sale, below the 30-listing floor, so no percentages are reported for them. Small sample: 34 condominiums; read cautiously.", "quotes": [ "\"29.4 percent of condominiums for sale in Tequesta have a current asking price below their original list price; among those 10 reduced listings the median reduction is $25K. Small sample: 34 condominiums; read cautiously.\"", "\"Among active Tequesta condominiums, the median recorded CumulativeDaysOnMarket value is 18 days and the median recorded DaysOnMarket value is 8 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 34 condominiums; read cautiously.\"", "\"7 Tequesta condominiums are under contract in this snapshot, 2 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Tequesta, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (24 unchanged, 0 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 34 condominiums for sale in Tequesta, between 30 and 39, so one listing moves the share by roughly 2.9 points. Read the percentages as a direction, not a decimal. Houses are below the floor and appear as a count only. Sample sizes: 34 condominiums, 16 houses, 7 condominiums under contract. Geography is the MLS City field, not a municipal boundary; 12 of 71 Tequesta listings carry a different county in the MLS record. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/tequesta/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-tequesta/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Tequesta versus Palm Beach County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 34 condominiums; read cautiously.", "alt": "Horizontal bar chart. Tequesta condominiums 29.4%, Palm Beach County condominiums 44.6%. Houses: 16 for sale, count only. Share of active listings asking below their original list price, September 7, 2026. Small sample: 34 condominiums; read cautiously.", "title": "Seller Blink Rate™: 29.4% of Tequesta condominiums for sale are asking below their original price, against 44.6% across Palm Beach County. Small sample: 34 condominiums; read cautiously.", "visible_labels": [ "44.6%", "29.4%" ] }, { "caption": "Active Tequesta condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 41.2% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 34 condominiums; read cautiously.", "alt": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 52.9%, 31-60 days 2.9%, 61-90 days 2.9%, 91-180 days 17.6%, 181+ days 23.5%. Small sample: 34 condominiums; read cautiously.", "title": "41.2% of Tequesta condominiums for sale with a recorded cumulative-days value exceed 90 days. Small sample: 34 condominiums; read cautiously.", "visible_labels": [ "52.9%", "2.9%", "2.9%", "17.6%", "23.5%", "41.2%" ] }, { "caption": "Share of active Tequesta condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 34 condominiums; read cautiously.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 30% (3 of 10); $250K to $500K 20% (2 of 10); $500K to $1M 7 listed, count only; $1M and up 7 listed, count only. Small sample: 34 condominiums; read cautiously.", "title": "Share asking below original by current asking-price band, Tequesta condominiums. Small sample: 34 condominiums; read cautiously.", "visible_labels": [ "7", "7", "20%", "2", "10", "30%", "3", "10" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Martin", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Martin", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Palm Beach", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Martin", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Palm Beach", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 16, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Tequesta condominiums 29.4%, Palm Beach County condominiums 44.6%. Houses: 16 for sale, too few to report.", "after": "Horizontal bar chart. Tequesta condominiums 29.4%, Palm Beach County condominiums 44.6%. Houses: 16 for sale, count only. Share of active listings asking below their original list price, September 7, 2026. Small sample: 34 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Tequesta versus Palm Beach County, condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Tequesta versus Palm Beach County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 34 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Tequesta condominiums are cutting 15.2 points less often than Palm Beach County", "after": "Seller Blink Rate™: 29.4% of Tequesta condominiums for sale are asking below their original price, against 44.6% across Palm Beach County. Small sample: 34 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "44.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "29.4%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Condominiums: 0-30 days 52.9%, 31-60 days 2.9%, 61-90 days 2.9%, 91-180 days 17.6%, 181+ days 23.5%.", "after": "Column chart of recorded cumulative days on market. Condominiums: 0-30 days 52.9%, 31-60 days 2.9%, 61-90 days 2.9%, 91-180 days 17.6%, 181+ days 23.5%. Small sample: 34 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Tequesta listings by cumulative days on market, condominiums, September 7, 2026. 41.2% of condominiums have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Tequesta condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 41.2% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 34 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "41.2% of Tequesta condominiums for sale have waited more than 90 days, counting every relisting", "after": "41.2% of Tequesta condominiums for sale with a recorded cumulative-days value exceed 90 days. Small sample: 34 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "52.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "2.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "2.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "17.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "23.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "41.2%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, condominiums: Under $250K 30.0% of 10; $250K to $500K 20.0% of 10; $500K to $1M too few to read of 7; $1M and up too few to read of 7.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 30% (3 of 10); $250K to $500K 20% (2 of 10); $500K to $1M 7 listed, count only; $1M and up 7 listed, count only. Small sample: 34 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Tequesta condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Tequesta condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 34 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Price cuts by price band, Tequesta condominiums", "after": "Share asking below original by current asking-price band, Tequesta condominiums. Small sample: 34 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "20%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "30%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "29.4% of Tequesta condominiums for sale have cut their asking price", "after": "29.4% of Tequesta condominiums for sale are asking less than their original list price. Small sample: 34 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Tequesta sellers hold firmer than the rest of Palm Beach County as 41.2% of condominiums pass 90 days on the market", "after": "Seller Blink Rate™ in Tequesta: 29.4% of condominiums list below original asking, against 44.6% across Palm Beach County. Small sample: 34 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Tequesta? One in three condominiums have already come down once, by a median $25K", "after": "Buying in Tequesta? 10 of the 34 condominiums for sale are asking below their original price, by a median $25K. Small sample: 34 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "TEQUESTA, Fla., September 7, 2026 - 29.4% of the 34 condominiums listed for sale in Tequesta have reduced their asking price at least once, by a median 4.6% (about $25K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Houses: 16 for sale, too few to report percentages (floor 30).", "after": "TEQUESTA, Fla., September 7, 2026 - 29.4% of the 34 condominiums listed for sale in Tequesta (10 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 10 reduced listings, the median reduction is 4.6% (about $25K). Houses: 16 for sale, below the 30-listing floor, so no percentages are reported for them. Small sample: 34 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Tequesta and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 34 condominiums, 16 houses, 7 condominiums under contract. Small sample: 34 condominiums for sale in Tequesta, between 30 and 39, so one listing moves the share by roughly 2.9 points. Read the percentages as a direction, not a decimal. Houses are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-tequesta/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Tequesta, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (24 unchanged, 0 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 34 condominiums for sale in Tequesta, between 30 and 39, so one listing moves the share by roughly 2.9 points. Read the percentages as a direction, not a decimal. Houses are below the floor and appear as a count only. Sample sizes: 34 condominiums, 16 houses, 7 condominiums under contract. Geography is the MLS City field, not a municipal boundary; 12 of 71 Tequesta listings carry a different county in the MLS record. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/tequesta/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-tequesta/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"29.4 percent of condominiums for sale in Tequesta have reduced their asking price at least once, by a median $25K.\"", "after": "\"29.4 percent of condominiums for sale in Tequesta have a current asking price below their original list price; among those 10 reduced listings the median reduction is $25K. Small sample: 34 condominiums; read cautiously.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Tequesta condominium for sale has been waiting 18 days, not the 8 the current listing shows.\"", "after": "\"Among active Tequesta condominiums, the median recorded CumulativeDaysOnMarket value is 18 days and the median recorded DaysOnMarket value is 8 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 34 condominiums; read cautiously.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Tequesta condominiums now under contract, 71.4 percent never reduced their asking price; the rest cut by a median 9.2 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"7 Tequesta condominiums are under contract in this snapshot, 2 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "bb8fb31cd6c1ef258f096c2129657675d80c447ebc0d39c841f1cafb88aa639a", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nTequesta price cuts and true days on market\nHEADLINE OPTIONS\n29.4% of Tequesta condominiums for sale have cut their asking price\nTequesta sellers hold firmer than the rest of Palm Beach County as 41.2% of condominiums pass 90 days on\nthe market\nBuying in Tequesta? One in three condominiums have already come down once, by a median $25K\nLEDE\nTEQUESTA, Fla., September 7, 2026 - 29.4% of the 34 condominiums listed for sale in Tequesta have reduced\ntheir asking price at least once, by a median 4.6% (about $25K), according to a daily analysis of BeachesMLS\nlisting data by PBP Real Estate. Houses: 16 for sale, too few to report percentages (floor 30).\nNUT GRAF\nThe figures point to a market where 28.6% of condominiums reached a contract only after a price cut: of the 7\nTequesta condominiums now under contract, 28.6% reduced before going under contract, with a median cut of\n9.2% and a median 105 days to contract. Across Palm Beach County the price-cut share is 44.6% for\ncondominiums and 43.4% for houses, so Tequesta condominiums are cutting 15.2 points less often than the\ncounty. Counting every relisting, the median Tequesta condominium for sale has been on the market 18 days,\nagainst 8 on its current listing; 23.5% of active condominiums have been withdrawn and relisted at least once.\nFACT BOX\nActive\ncondominium\nlistings,\nTequesta\n34\nShare with at\nleast one price\nreduction,\ncondominiums\n29.4% (10 of 34)\nMedian\nreduction from\noriginal asking,\ncondominiums\n4.6% (about $25K)\n16 (below the 30-listing floor; percentages not reported)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nActive single-\nfamily listings,\nTequesta\nMedian\ncumulative days\non market,\ncondominiums\n18 days (8 on current listing)\nCondominiums\non market more\nthan 90 days,\ncumulative\n41.2% (14 of 34)\nCondominiums\nunder contract\nthat reduced\nfirst\n28.6% of 7\nPalm Beach\nCounty price-\ncut share,\ncondominiums /\nhouses\n44.6% / 43.4%\nConditions read\n(PBP rule,\ndisclosed in\nmethod)\nCondominiums: Cutting at peer pace\nPeer group,\ncondominiums\n(median asking\n$350K to\n$600K; peer\ncut share\n41.0%)\nNorth Miami Beach, Hollywood, North Palm Beach, South Palm Beach, Jensen Beach, North Bay Village, Doral, Well\nQUOTABLE DATA POINTS\n\"29.4 percent of condominiums for sale in Tequesta have reduced their asking price at least once, by a\nmedian $25K.\"\n\"Counting every relisting, the median Tequesta condominium for sale has been waiting 18 days, not the 8\nthe current listing shows.\"\n\"Of the Tequesta condominiums now under contract, 71.4 percent never reduced their asking price; the\nrest cut by a median 9.2 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nShare of active listings with at least one price reduction, Tequesta versus Palm Beach County, condominiums, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nActive Tequesta listings by cumulative days on market, condominiums, September 7, 2026. 41.2% of condominiums have passed 90 days.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nShare of active Tequesta condominiums with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Tequesta and Palm Beach County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 34 condominiums, 16 houses, 7 condominiums under\ncontract. Small sample: 34 condominiums for sale in Tequesta, between 30 and 39, so one listing moves the share by roughly 2.9\npoints. Read the percentages as a direction, not a decimal. Houses are below the 30-listing reporting floor and appear as a count\nonly. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-tequesta/ . Conditions read: How the read works: each city is compared with its peer group, the\nSouth Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "9dbdaacc3a07ced5df4f43439176ee11ce55fbc1655206792f4a9ae2d42a1ce5", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nTequesta asking-price reductions and recorded days on\nmarket\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/tequesta/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n29.4% of Tequesta condominiums for sale are asking less than their original list price. Small sample: 34\ncondominiums; read cautiously.\nSeller Blink Rate™ in Tequesta: 29.4% of condominiums list below original asking, against 44.6% across Palm\nBeach County. Small sample: 34 condominiums; read cautiously.\nBuying in Tequesta? 10 of the 34 condominiums for sale are asking below their original price, by a median\n$25K. Small sample: 34 condominiums; read cautiously.\nLEDE\nTEQUESTA, Fla., September 7, 2026 - 29.4% of the 34 condominiums listed for sale in Tequesta (10 listings)\nhave a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 10 reduced listings, the median reduction is\n4.6% (about $25K). Houses: 16 for sale, below the 30-listing floor, so no percentages are reported for them.\nSmall sample: 34 condominiums; read cautiously.\nNUT GRAF\nFor active Tequesta condominiums, the median recorded CumulativeDaysOnMarket value is 18 days and the\nmedian recorded DaysOnMarket value is 8 days, each calculated from non-missing values in that field (34 and\n34 listings). 23.5% of all active condominiums have both fields recorded and a cumulative value greater than\ntheir DaysOnMarket value; this comparison does not establish a relisting event. Small sample: 34\ncondominiums; read cautiously. 7 Tequesta condominiums are under contract (Pending or Active Under\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nContract), 2 of them with a recorded asking price below original; fewer than 30, so no percentage is reported.\nThese asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares\nasking below original are 44.6% for condominiums and 43.4% for houses; Tequesta condominiums are 15.2\npoints below the county share.\nFACT BOX\nActive condominium listings, Tequesta\n34\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n29.4% (10 of 34)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\ncondominiums\n34 / 0; 24 / 0\nSeptember 7, 2026\nMedian reduction among the 10\nreduced condominiums\n4.6% (about $25K)\nSeptember 7, 2026\nActive single-family listings, Tequesta\n16 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, condominiums\n18 / 8 days (from 34 / 34 recorded values)\nSeptember 7, 2026\nCondominiums with recorded\nCumulativeDaysOnMarket over 90\ndays\n41.2% (14 of 34 with a recorded value)\nSeptember 7, 2026\nCondominiums under contract (count\nonly; fewer than 30)\n7, 2 asking below original\nSeptember 7, 2026\nPalm Beach County share asking\nbelow original, condominiums /\nhouses\n44.6% / 43.4%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nCondominiums: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, condominiums (median\nasking $350K to $600K; peer share\n41%)\nNorth Miami Beach, Hollywood, North Palm Beach, South\nPalm Beach, Jensen Beach, North Bay Village, Doral,\nWellington, Aventura, Fort Lauderdale, Miami, Lauderdale\nBy The Sea, Hutchinson Island, Miami Beach, Jupiter\nSeptember 7, 2026\nSmall active sample — interpretation\ncaution\nSmall sample: 34 condominiums; read cautiously.\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"29.4 percent of condominiums for sale in Tequesta have a current asking price below their original list\nprice; among those 10 reduced listings the median reduction is $25K. Small sample: 34 condominiums;\nread cautiously.\"\n\"Among active Tequesta condominiums, the median recorded CumulativeDaysOnMarket value is 18 days\nand the median recorded DaysOnMarket value is 8 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history. Small sample: 34 condominiums; read cautiously.\"\n\"7 Tequesta condominiums are under contract in this snapshot, 2 of them with a recorded asking price\nbelow original; the group is too small to report a percentage. These asking-price fields do not disclose the\nagreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Tequesta versus Palm Beach\nCounty, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 34\ncondominiums; read cautiously.\nChart data (aggregate): Horizontal bar chart. Tequesta condominiums 29.4%, Palm Beach County\ncondominiums 44.6%. Houses: 16 for sale, count only. Share of active listings asking below their original list\nprice, September 7, 2026. Small sample: 34 condominiums; read cautiously.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Tequesta condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a\nrecorded value in that field; 41.2% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate. Small sample: 34 condominiums; read cautiously.\nChart data (aggregate): Column chart of recorded cumulative days on market. Condominiums: 0-30 days\n52.9%, 31-60 days 2.9%, 61-90 days 2.9%, 91-180 days 17.6%, 181+ days 23.5%. Small sample: 34\ncondominiums; read cautiously.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Tequesta condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands\nwith 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 34\ncondominiums; read cautiously.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\ncondominiums: Under $250K 30% (3 of 10); $250K to $500K 20% (2 of 10); $500K to $1M 7 listed, count\nonly; $1M and up 7 listed, count only. Small sample: 34 condominiums; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Tequesta,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (24 unchanged, 0 above original, 0 without both prices among condominiums). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 34\ncondominiums for sale in Tequesta, between 30 and 39, so one listing moves the share by roughly 2.9 points. Read the percentages\nas a direction, not a decimal. Houses are below the floor and appear as a count only. Sample sizes: 34 condominiums, 16 houses, 7\ncondominiums under contract. Geography is the MLS City field, not a municipal boundary; 12 of 71 Tequesta listings carry a\ndifferent county in the MLS record. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™\nis PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not\nseller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the\nsame current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share\nat least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That\ncomplement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or\nmore points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the\nbaseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or\na forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-\nlevel MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS\npull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a\nretained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/tequesta/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-tequesta/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "888011a56b77705747568e05d56677ec0410c1547737ef592a45e7770e107475", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - TEQUESTA PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 29.4% of Tequesta condominiums for sale are asking less than their original list price. Small sample: 34 condominiums; read cautiously.\n2. Seller Blink Rate™ in Tequesta: 29.4% of condominiums list below original asking, against 44.6% across Palm Beach County. Small sample: 34 condominiums; read cautiously.\n3. Buying in Tequesta? 10 of the 34 condominiums for sale are asking below their original price, by a median $25K. Small sample: 34 condominiums; read cautiously.\n\nLEDE\nTEQUESTA, Fla., September 7, 2026 - 29.4% of the 34 condominiums listed for sale in Tequesta (10 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 10 reduced listings, the median reduction is 4.6% (about $25K). Houses: 16 for sale, below the 30-listing floor, so no percentages are reported for them. Small sample: 34 condominiums; read cautiously.\n\nNUT GRAF\nFor active Tequesta condominiums, the median recorded CumulativeDaysOnMarket value is 18 days and the median recorded DaysOnMarket value is 8 days, each calculated from non-missing values in that field (34 and 34 listings). 23.5% of all active condominiums have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Small sample: 34 condominiums; read cautiously. 7 Tequesta condominiums are under contract (Pending or Active Under Contract), 2 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares asking below original are 44.6% for condominiums and 43.4% for houses; Tequesta condominiums are 15.2 points below the county share.\n\nFACT BOX (exact figures)\n- Active condominium listings, Tequesta: 34 [September 7, 2026]\n- Share asking below original list price, condominiums: 29.4% (10 of 34) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, condominiums: 34 / 0; 24 / 0 [September 7, 2026]\n- Median reduction among the 10 reduced condominiums: 4.6% (about $25K) [September 7, 2026]\n- Active single-family listings, Tequesta: 16 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, condominiums: 18 / 8 days (from 34 / 34 recorded values) [September 7, 2026]\n- Condominiums with recorded CumulativeDaysOnMarket over 90 days: 41.2% (14 of 34 with a recorded value) [September 7, 2026]\n- Condominiums under contract (count only; fewer than 30): 7, 2 asking below original [September 7, 2026]\n- Palm Beach County share asking below original, condominiums / houses: 44.6% / 43.4% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, condominiums (median asking $350K to $600K; peer share 41%): North Miami Beach, Hollywood, North Palm Beach, South Palm Beach, Jensen Beach, North Bay Village, Doral, Wellington, Aventura, Fort Lauderdale, Miami, Lauderdale By The Sea, Hutchinson Island, Miami Beach, Jupiter [September 7, 2026]\n- Small active sample — interpretation caution: Small sample: 34 condominiums; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"29.4 percent of condominiums for sale in Tequesta have a current asking price below their original list price; among those 10 reduced listings the median reduction is $25K. Small sample: 34 condominiums; read cautiously.\"\n- \"Among active Tequesta condominiums, the median recorded CumulativeDaysOnMarket value is 18 days and the median recorded DaysOnMarket value is 8 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 34 condominiums; read cautiously.\"\n- \"7 Tequesta condominiums are under contract in this snapshot, 2 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- tequesta-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Tequesta versus Palm Beach County, condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 34 condominiums; read cautiously.\n Alt text: Horizontal bar chart. Tequesta condominiums 29.4%, Palm Beach County condominiums 44.6%. Houses: 16 for sale, count only. Share of active listings asking below their original list price, September 7, 2026. Small sample: 34 condominiums; read cautiously.\n- tequesta-true-days-on-market-r1-2026-09-07.png\n Caption: Active Tequesta condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 41.2% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 34 condominiums; read cautiously.\n Alt text: Column chart of recorded cumulative days on market. Condominiums: 0-30 days 52.9%, 31-60 days 2.9%, 61-90 days 2.9%, 91-180 days 17.6%, 181+ days 23.5%. Small sample: 34 condominiums; read cautiously.\n- tequesta-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Tequesta condominiums asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 34 condominiums; read cautiously.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 30% (3 of 10); $250K to $500K 20% (2 of 10); $500K to $1M 7 listed, count only; $1M and up 7 listed, count only. Small sample: 34 condominiums; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Tequesta, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (24 unchanged, 0 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 34 condominiums for sale in Tequesta, between 30 and 39, so one listing moves the share by roughly 2.9 points. Read the percentages as a direction, not a decimal. Houses are below the floor and appear as a count only. Sample sizes: 34 condominiums, 16 houses, 7 condominiums under contract. Geography is the MLS City field, not a municipal boundary; 12 of 71 Tequesta listings carry a different county in the MLS record. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/tequesta/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-tequesta/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-920dee18f01c41a46783" }, { "slug": "tequesta", "city": "Tequesta", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 34, "with_fee": 33, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 34, "cut_count": 10, "cut_pct": 29.4, "median_cut_pct": 4.6, "median_cut_dollars": 25000 }, "outliers_dropped": 1, "n": 32, "median": 723, "p10": 505, "p25": 548, "p75": 1540, "p90": 1997, "min": 504, "max": 2447, "median_sqft": 0.7, "n_sqft": 32, "median_pct_price": 2.24, "median_list_price": 432000, "median_year_built": 1972, "median_sqft_area": 1170, "over_1000": 14, "over_1000_pct": 43.8, "under_500": 0, "under_500_pct": 0.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 14, "over_hi_pct": 43.8, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Condominium": { "count": 31, "pct": 96.9 }, "Townhouse": { "count": 1, "pct": 3.1 } }, "regime": { "COA": { "count": 32, "pct": 100.0 } }, "villa_median": null, "townhouse_median": 731, "cadence": { "Monthly": { "count": 25, "pct": 78.1 }, "Quarterly": { "count": 7, "pct": 21.9 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 0, "pct": 0.0 }, { "label": "$500 to $750", "count": 17, "pct": 53.1 }, { "label": "$750 to $1,000", "count": 1, "pct": 3.1 }, { "label": "$1,000 to $1,500", "count": 4, "pct": 12.5 }, { "label": "$1,500 to $2,000", "count": 6, "pct": 18.8 }, { "label": "$2,000 and up", "count": 4, "pct": 12.5 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 4, "median": 662, "median_sqft": 0.87 }, { "label": "1970s", "n": 14, "median": 784, "median_sqft": 0.76 }, { "label": "1980s", "n": 6, "median": 1824, "median_sqft": 1.1 }, { "label": "1990s", "n": 5, "median": 633, "median_sqft": 0.64 }, { "label": "2000s", "n": 3, "median": 678, "median_sqft": 0.5 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 10, "median": 510, "median_pct_price": 2.76 }, { "label": "$250K to $500K", "n": 8, "median": 678, "median_pct_price": 2.16 }, { "label": "$500K to $1M", "n": 7, "median": 1288, "median_pct_price": 2.1 }, { "label": "$1M and up", "n": 7, "median": 2000, "median_pct_price": 1.55 } ], "pre1995": { "n": 25, "median": 1090 }, "post2005": { "n": 0, "median": null }, "includes": [ { "key": "MaintenanceGrounds", "label": "Grounds", "count": 28, "pct": 87.5 }, { "key": "CommonAreas", "label": "Common areas", "count": 26, "pct": 81.2 }, { "key": "Water", "label": "Water", "count": 21, "pct": 65.6 }, { "key": "Insurance", "label": "Building insurance", "count": 21, "pct": 65.6 }, { "key": "Sewer", "label": "Sewer", "count": 21, "pct": 65.6 }, { "key": "Trash", "label": "Trash", "count": 20, "pct": 62.5 }, { "key": "CableTv", "label": "Cable TV", "count": 19, "pct": 59.4 }, { "key": "Pools", "label": "Pool", "count": 16, "pct": 50.0 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 10, "pct": 31.2 }, { "key": "Roof", "label": "Roof", "count": 10, "pct": 31.2 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 10, "pct": 31.2 }, { "key": "PestControl", "label": "Pest control", "count": 9, "pct": 28.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 9, "pct": 28.1 }, { "key": "Internet", "label": "Internet", "count": 5, "pct": 15.6 } ], "includes_n": 32, "flags": { "sa_mentioned": { "count": 3, "pct": 9.4 }, "sa_none_or_paid": { "count": 2, "pct": 6.2 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 1, "pct": 3.1 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 31 }, "developments": [], "masters": [], "series": [ { "date": "2026-09-06", "median": 715, "p25": 546, "p75": 1547, "n": 31, "median_sqft": 0.71, "sa_pending_pct": 0.0 }, { "date": "2026-09-07", "median": 723, "p25": 548, "p75": 1540, "n": 32, "median_sqft": 0.7, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Tequesta condo for sale carries a $723-a-month association fee, 10% below the South Florida median", "43.8% of Tequesta condos on the market ask $1,000 or more a month in fees; 0% stay under $500", "Tequesta condo fees run $548 to $1,540 a month for the middle half of listings" ], "lede": "TEQUESTA, Fla., September 7, 2026 - The median monthly association fee across the 32 condominiums listed for sale in Tequesta is $723, with half of the listings between $548 and $1,540 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 10% below the five-county South Florida median of $800, and ranks Tequesta 35 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Tequesta carries a monthly association fee of $723, 10% below the five-county South Florida median of $800.\"", "\"43.8 percent of Tequesta condos on the market ask $1,000 or more a month in association fees; only 0 percent stay under $500.\"", "\"On the median Tequesta condo, a year of association fees equals 2.24 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Tequesta permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-tequesta/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Tequesta against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Tequesta median $723 a month, South Florida median $800; Tequesta ranks 35 of 69 cities.", "title": "Tequesta condo fees sit 10% below the South Florida median" }, { "caption": "Share of active Tequesta condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 53.1% (17 listings); $750 to $1,000 3.1% (1 listings); $1,000 to $1,500 12.5% (4 listings); $1,500 to $2,000 18.8% (6 listings); $2,000 and up 12.5% (4 listings).", "title": "53.1% of Tequesta condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Tequesta condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s too few (4 listings); 1970s $784 (14 listings); 1980s too few (6 listings); 1990s too few (5 listings); 2000s too few (3 listings).", "title": "Tequesta condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Martin": 2, "Palm Beach": 32 }, "county_missing_count": 0, "multi_county": true, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 34, "with_fee": 33, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 33, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 1, "n": 32, "retained_n": 32, "outliers_dropped": 1, "trim_applied": true, "cuts": { "active": 34, "cut_count": 10, "cut_pct": 29.4, "median_cut_pct": 4.6, "median_cut_dollars": 25000, "valid_price_count": 34, "missing_price_count": 0, "unchanged_count": 24, "raised_count": 0, "not_below_original_count": 24, "cut_pct_denominator": 34, "cut_sample_ok": true, "median_cut_n": 10 }, "trim_bounds": { "p1": 501.28, "p99": 2447.0 }, "retained_small_sample": true, "retained_below_30": false, "median": 723, "p10": 505, "p25": 548, "p75": 1540, "p90": 1997, "min": 504, "max": 2447, "median_sqft": 0.7, "n_sqft": 32, "median_pct_price": 2.24, "n_pct_price": 32, "median_list_price": 432000, "median_year_built": 1972, "median_sqft_area": 1170, "over_1000": 14, "over_1000_pct": 43.8, "under_500": 0, "under_500_pct": 0.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 14, "over_hi_pct": 43.8, "under_lo": 0, "under_lo_pct": 0.0, "types": { "Condominium": { "count": 31, "pct": 96.9 }, "Townhouse": { "count": 1, "pct": 3.1 } }, "regime": { "COA": { "count": 32, "pct": 100.0 } }, "villa_median": null, "townhouse_median": 731, "cadence": { "Monthly": { "count": 25, "pct": 78.1 }, "Quarterly": { "count": 7, "pct": 21.9 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 0, "pct": 0.0 }, { "label": "$500 to $750", "count": 17, "pct": 53.1 }, { "label": "$750 to $1,000", "count": 1, "pct": 3.1 }, { "label": "$1,000 to $1,500", "count": 4, "pct": 12.5 }, { "label": "$1,500 to $2,000", "count": 6, "pct": 18.8 }, { "label": "$2,000 and up", "count": 4, "pct": 12.5 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 4, "median": 662, "median_sqft": 0.87 }, { "label": "1970s", "n": 14, "median": 784, "median_sqft": 0.76 }, { "label": "1980s", "n": 6, "median": 1824, "median_sqft": 1.1 }, { "label": "1990s", "n": 5, "median": 633, "median_sqft": 0.64 }, { "label": "2000s", "n": 3, "median": 678, "median_sqft": 0.5 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 10, "median": 510, "median_pct_price": 2.76 }, { "label": "$250K to $500K", "n": 8, "median": 678, "median_pct_price": 2.16 }, { "label": "$500K to $1M", "n": 7, "median": 1288, "median_pct_price": 2.1 }, { "label": "$1M and up", "n": 7, "median": 2000, "median_pct_price": 1.55 } ], "pre1995": { "n": 25, "median": 1090 }, "post2005": { "n": 0, "median": null }, "includes": [ { "key": "MaintenanceGrounds", "label": "Grounds", "count": 28, "pct": 87.5 }, { "key": "CommonAreas", "label": "Common areas", "count": 26, "pct": 81.2 }, { "key": "Water", "label": "Water", "count": 21, "pct": 65.6 }, { "key": "Insurance", "label": "Building insurance", "count": 21, "pct": 65.6 }, { "key": "Sewer", "label": "Sewer", "count": 21, "pct": 65.6 }, { "key": "Trash", "label": "Trash", "count": 20, "pct": 62.5 }, { "key": "CableTv", "label": "Cable TV", "count": 19, "pct": 59.4 }, { "key": "Pools", "label": "Pool", "count": 16, "pct": 50.0 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 10, "pct": 31.2 }, { "key": "Roof", "label": "Roof", "count": 10, "pct": 31.2 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 10, "pct": 31.2 }, { "key": "PestControl", "label": "Pest control", "count": 9, "pct": 28.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 9, "pct": 28.1 }, { "key": "Internet", "label": "Internet", "count": 5, "pct": 15.6 } ], "includes_n": 32, "flags": { "sa_mentioned": { "count": 3, "pct": 9.4 }, "sa_none_or_paid": { "count": 2, "pct": 6.2 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 1, "pct": 3.1 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 31 }, "denominators": { "fee_percentages": 32, "fee_medians_percentiles": 32, "median_sqft": 32, "median_pct_price": 32, "includes_pct": 32, "flags_pct": 32, "cut_pct": 34 }, "developments": [], "masters": [], "series": [ { "date": "2026-09-07", "median": 723, "p25": 548, "p75": 1540, "n": 32, "median_sqft": 0.7, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Tequesta condo monthly association fees have a median of $723 in the retained usable-fee sample of 32 listings, 10% below the five-county median. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.", "In Tequesta's retained usable-fee sample (32 listings after exclusions and percentile trimming), 43.8% have monthly-equivalent fees of $1,000 or more and 0% are below $500. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.", "Tequesta's retained usable-fee sample (n=32): reported monthly-equivalent association fees range from $548 to $1,540 at the 25th to 75th percentiles. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures." ], "lede": "TEQUESTA, Fla., September 7, 2026 - Among 32 active condominium listings in Tequesta retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $723, with the middle half between $548 and $1,540, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 34 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 10% below the separately trimmed five-county median of $800 and ranks 35th among 69 published city medians. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.", "quotes": [ "\"The median monthly-equivalent association fee in Tequesta's retained usable-fee sample (n=32), after exclusions and percentile trimming, is $723, compared with $800 in the separately trimmed five-county sample. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.\"", "\"Among Tequesta condos in the retained usable-fee sample (n=32) after exclusions and percentile trimming, 43.8 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.\"", "\"Among 32 retained listings with a current asking price of at least $20,000 in Tequesta's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.24 percent of the current asking price (median of per-listing ratios). Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Tequesta, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (33 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 32 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 34 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a municipal boundary; 2 of 34 Tequesta listings carry a different county in the MLS record. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/tequesta/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-tequesta/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Tequesta and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.", "alt": "Dot strip chart in five county lanes. Tequesta retained-sample median $723 a month (n=32); five-county median $800 (n=22,695, region-level trim). Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.", "title": "Tequesta condos, retained usable-fee sample (n=32): median $723/month, 10% below the five-county median of $800. Small sample: 33 valid before trim; 32 retained.", "visible_labels": [ "$723", "32", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 32 active Tequesta condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 53.1% (17 listings); $750 to $1,000 3.1% (1 listings); $1,000 to $1,500 12.5% (4 listings); $1,500 to $2,000 18.8% (6 listings); $2,000 and up 12.5% (4 listings). Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.", "title": "53.1% of Tequesta's retained usable-fee sample (32 listings) falls in the $500 to $750 monthly band. Small sample: 33 valid before trim; 32 retained.", "visible_labels": [ "0%", "0", "0%", "0", "53.1%", "17", "3.1%", "1", "12.5%", "4", "18.8%", "6", "12.5%", "4" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Tequesta condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.", "alt": "Column chart of median fee by recorded decade built: 1960s count only (4 listings); 1970s $784 (14 listings); 1980s count only (6 listings); 1990s count only (5 listings); 2000s count only (3 listings). Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.", "title": "Tequesta condo fees by recorded decade built, retained usable-fee sample (n=32). Small sample: 33 valid before trim; 32 retained.", "visible_labels": [ "4", "$784", "14", "6", "5", "3" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Martin", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 501.28, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 2447.0, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Tequesta median $723 a month, South Florida median $800; Tequesta ranks 35 of 69 cities.", "after": "Dot strip chart in five county lanes. Tequesta retained-sample median $723 a month (n=32); five-county median $800 (n=22,695, region-level trim). Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Tequesta against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Tequesta and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Tequesta condo fees sit 10% below the South Florida median", "after": "Tequesta condos, retained usable-fee sample (n=32): median $723/month, 10% below the five-county median of $800. Small sample: 33 valid before trim; 32 retained.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$723", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "32", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 53.1% (17 listings); $750 to $1,000 3.1% (1 listings); $1,000 to $1,500 12.5% (4 listings); $1,500 to $2,000 18.8% (6 listings); $2,000 and up 12.5% (4 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 53.1% (17 listings); $750 to $1,000 3.1% (1 listings); $1,000 to $1,500 12.5% (4 listings); $1,500 to $2,000 18.8% (6 listings); $2,000 and up 12.5% (4 listings). Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Tequesta condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 32 active Tequesta condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "53.1% of Tequesta condos for sale carry a fee of $500 to $750 a month", "after": "53.1% of Tequesta's retained usable-fee sample (32 listings) falls in the $500 to $750 monthly band. Small sample: 33 valid before trim; 32 retained.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "18.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "12.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "53.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "17", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "3.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "12.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s too few (4 listings); 1970s $784 (14 listings); 1980s too few (6 listings); 1990s too few (5 listings); 2000s too few (3 listings).", "after": "Column chart of median fee by recorded decade built: 1960s count only (4 listings); 1970s $784 (14 listings); 1980s count only (6 listings); 1990s count only (5 listings); 2000s count only (3 listings). Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Tequesta condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Tequesta condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Tequesta condo fees by decade the building was completed", "after": "Tequesta condo fees by recorded decade built, retained usable-fee sample (n=32). Small sample: 33 valid before trim; 32 retained.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$784", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "14", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Tequesta condo for sale carries a $723-a-month association fee, 10% below the South Florida median", "after": "Tequesta condo monthly association fees have a median of $723 in the retained usable-fee sample of 32 listings, 10% below the five-county median. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "43.8% of Tequesta condos on the market ask $1,000 or more a month in fees; 0% stay under $500", "after": "In Tequesta's retained usable-fee sample (32 listings after exclusions and percentile trimming), 43.8% have monthly-equivalent fees of $1,000 or more and 0% are below $500. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Tequesta condo fees run $548 to $1,540 a month for the middle half of listings", "after": "Tequesta's retained usable-fee sample (n=32): reported monthly-equivalent association fees range from $548 to $1,540 at the 25th to 75th percentiles. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "lede", "before": "TEQUESTA, Fla., September 7, 2026 - The median monthly association fee across the 32 condominiums listed for sale in Tequesta is $723, with half of the listings between $548 and $1,540 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 10% below the five-county South Florida median of $800, and ranks Tequesta 35 of 69 cities.", "after": "TEQUESTA, Fla., September 7, 2026 - Among 32 active condominium listings in Tequesta retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $723, with the middle half between $548 and $1,540, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 34 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 10% below the separately trimmed five-county median of $800 and ranks 35th among 69 published city medians. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Tequesta permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-tequesta/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Tequesta, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (33 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 32 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 34 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a municipal boundary; 2 of 34 Tequesta listings carry a different county in the MLS record. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/tequesta/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-tequesta/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Tequesta carries a monthly association fee of $723, 10% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Tequesta's retained usable-fee sample (n=32), after exclusions and percentile trimming, is $723, compared with $800 in the separately trimmed five-county sample. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"43.8 percent of Tequesta condos on the market ask $1,000 or more a month in association fees; only 0 percent stay under $500.\"", "after": "\"Among Tequesta condos in the retained usable-fee sample (n=32) after exclusions and percentile trimming, 43.8 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Tequesta condo, a year of association fees equals 2.24 percent of the asking price.\"", "after": "\"Among 32 retained listings with a current asking price of at least $20,000 in Tequesta's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.24 percent of the current asking price (median of per-listing ratios). Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "87f68cf5981ac9e912bb1df3bece9efd02a20eb86c130f1bd61ccd80cb239435", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nTequesta condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Tequesta condo for sale carries a $723-a-month association fee, 10% below the South Florida\nmedian\n43.8% of Tequesta condos on the market ask $1,000 or more a month in fees; 0% stay under $500\nTequesta condo fees run $548 to $1,540 a month for the middle half of listings\nLEDE\nTEQUESTA, Fla., September 7, 2026 - The median monthly association fee across the 32 condominiums listed\nfor sale in Tequesta is $723, with half of the listings between $548 and $1,540 a month, according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. That is 10% below the five-county South Florida\nmedian of $800, and ranks Tequesta 35 of 69 cities.\nNUT GRAF\nPer square foot, the median Tequesta condo fee is $0.70 a month on a median unit of 1,170 square feet; at the\nmedian asking price of $432K, a year of fees equals 2.24% of the price. 43.8% of listings ask $1,000 or more a\nmonth and 0% under $500. 0% of listings report two association layers (a master and a sub-association); 21.9%\nare billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 9.4% of listings, describe one as pending or payable by the buyer on 0%, and mention a\nmandatory club or membership on 0%.\nFACT BOX\nActive condominium listings, Tequesta\n34 (32 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$723\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$548 to $1,540\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.70 (median unit 1,170 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n2.24% (asking $432K)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n43.8% / 0%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n21.9%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n9.4% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Tequesta ranks 35 of 69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Tequesta carries a monthly association fee of $723, 10% below\nthe five-county South Florida median of $800.\"\n\"43.8 percent of Tequesta condos on the market ask $1,000 or more a month in association fees; only 0\npercent stay under $500.\"\n\"On the median Tequesta condo, a year of association fees equals 2.24 percent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Tequesta against every South Florida city with 30 or more active condo listings, grouped\nby county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Tequesta condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via\nPBP Real Estate.\nMedian monthly-equivalent association fee for active Tequesta condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Tequesta permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-tequesta/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "939dc740c11d20381a96b85a184ca8909213bc42a67404acadf1b7ff76248549", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nTequesta condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/tequesta/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nTequesta condo monthly association fees have a median of $723 in the retained usable-fee sample of 32\nlistings, 10% below the five-county median. Small sample: 33 valid before trimming; 32 retained. A few\nlistings can materially change these figures.\nIn Tequesta's retained usable-fee sample (32 listings after exclusions and percentile trimming), 43.8% have\nmonthly-equivalent fees of $1,000 or more and 0% are below $500. Small sample: 33 valid before trimming;\n32 retained. A few listings can materially change these figures.\nTequesta's retained usable-fee sample (n=32): reported monthly-equivalent association fees range from\n$548 to $1,540 at the 25th to 75th percentiles. Small sample: 33 valid before trimming; 32 retained. A few\nlistings can materially change these figures.\nLEDE\nTEQUESTA, Fla., September 7, 2026 - Among 32 active condominium listings in Tequesta retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly association fee is $723, with the middle half between $548 and $1,540,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 34\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 10% below the separately trimmed five-county median\nof $800 and ranks 35th among 69 published city medians. Small sample: 33 valid before trimming; 32 retained.\nA few listings can materially change these figures.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Tequesta condo fee is $0.70 a month (32 retained\nlistings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.24% of\nthe listing's current asking price across 32 retained listings with a current asking price of at least $20,000; this\nis the median of per-listing ratios. 43.8% of the retained sample have fees of $1,000 or more a month and 0%\nare below $500. 0% of the retained sample report two association layers (a master and a sub-association,\nsummed here); 21.9% are billed quarterly and shown as monthly equivalents. Agent-written public remarks\nmention a special assessment on 9.4% of the retained sample, describe one as pending or payable by the buyer\non 0%, and mention a mandatory club or membership on 0%; 31 retained listings carry remarks. These are\nkeyword classifications of free text, not verified facts about any association. Small sample: 33 valid before\ntrimming; 32 retained. A few listings can materially change these figures.\nFACT BOX\nActive condominium listings, Tequesta (before\nexclusions and trimming)\n34\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n33 / 32 (1 trimmed; 0 fee without billing frequency\nexcluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$723\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$548 to $1,540\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.70 (32 retained listings with recorded living area\nof at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n2.24% (32 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more\na month / below $500\n43.8% (14) / 0% (0) of 32\nSeptember 7, 2026\nTwo association layers reported (master +\nsub), retained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly),\nretained sample\n21.9%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n9.4% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Tequesta ranks 35th among\n69 published city medians\nSeptember 7, 2026\nSmall retained fee sample — interpretation\ncaution\nSmall sample: 33 valid before trimming; 32 retained.\nA few listings can materially change these figures.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Tequesta's retained usable-fee sample (n=32), after\nexclusions and percentile trimming, is $723, compared with $800 in the separately trimmed five-county\nsample. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these\nfigures.\"\n\"Among Tequesta condos in the retained usable-fee sample (n=32) after exclusions and percentile\ntrimming, 43.8 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below\n$500. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these\nfigures.\"\n\"Among 32 retained listings with a current asking price of at least $20,000 in Tequesta's usable-fee sample\nafter exclusions and percentile trimming, a year of reported association fees equals a median 2.24 percent\nof the current asking price (median of per-listing ratios). Small sample: 33 valid before trimming; 32\nretained. A few listings can materially change these figures.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Tequesta and the\npublished comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses\na separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 33 valid\nbefore trimming; 32 retained. A few listings can materially change these figures.\nChart data (aggregate): Dot strip chart in five county lanes. Tequesta retained-sample median $723 a month\n(n=32); five-county median $800 (n=22,695, region-level trim). Small sample: 33 valid before trimming; 32\nretained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 32 active Tequesta condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 0% (0 listings); $500 to $750 53.1% (17 listings); $750 to $1,000 3.1% (1 listings);\n$1,000 to $1,500 12.5% (4 listings); $1,500 to $2,000 18.8% (6 listings); $2,000 and up 12.5% (4 listings).\nSmall sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Tequesta condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 33 valid before\ntrimming; 32 retained. A few listings can materially change these figures.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s count only (4 listings);\n1970s $784 (14 listings); 1980s count only (6 listings); 1990s count only (5 listings); 2000s count only (3\nlistings). Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Tequesta, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (33 here). Fees below the 1st or above the 99th percentile are\nexcluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 32 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nnot all 34 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a municipal\nboundary; 2 of 34 Tequesta listings carry a different county in the MLS record. The fees displayed are only as accurate as the\nbrokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but\nnot guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/tequesta/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/condo-fees-tequesta/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "8d452eea3602625b8f28ba908a285d72c70a734f68ebc188eda9d7d3aad252fb", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - TEQUESTA CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Tequesta condo monthly association fees have a median of $723 in the retained usable-fee sample of 32 listings, 10% below the five-county median. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.\n2. In Tequesta's retained usable-fee sample (32 listings after exclusions and percentile trimming), 43.8% have monthly-equivalent fees of $1,000 or more and 0% are below $500. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.\n3. Tequesta's retained usable-fee sample (n=32): reported monthly-equivalent association fees range from $548 to $1,540 at the 25th to 75th percentiles. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.\n\nLEDE\nTEQUESTA, Fla., September 7, 2026 - Among 32 active condominium listings in Tequesta retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $723, with the middle half between $548 and $1,540, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 34 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 10% below the separately trimmed five-county median of $800 and ranks 35th among 69 published city medians. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Tequesta condo fee is $0.70 a month (32 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.24% of the listing's current asking price across 32 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 43.8% of the retained sample have fees of $1,000 or more a month and 0% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 21.9% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 9.4% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 31 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.\n\nFACT BOX (exact figures)\n- Active condominium listings, Tequesta (before exclusions and trimming): 34 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 33 / 32 (1 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $723 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $548 to $1,540 [September 7, 2026]\n- Median fee per square foot per month: $0.70 (32 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 2.24% (32 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 43.8% (14) / 0% (0) of 32 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 21.9% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 9.4% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Tequesta ranks 35th among 69 published city medians [September 7, 2026]\n- Small retained fee sample — interpretation caution: Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Tequesta's retained usable-fee sample (n=32), after exclusions and percentile trimming, is $723, compared with $800 in the separately trimmed five-county sample. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.\"\n- \"Among Tequesta condos in the retained usable-fee sample (n=32) after exclusions and percentile trimming, 43.8 percent have listed monthly-equivalent fees of $1,000 or more and 0 percent are below $500. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.\"\n- \"Among 32 retained listings with a current asking price of at least $20,000 in Tequesta's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 2.24 percent of the current asking price (median of per-listing ratios). Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- tequesta-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Tequesta and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.\n Alt text: Dot strip chart in five county lanes. Tequesta retained-sample median $723 a month (n=32); five-county median $800 (n=22,695, region-level trim). Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.\n- tequesta-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 32 active Tequesta condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 53.1% (17 listings); $750 to $1,000 3.1% (1 listings); $1,000 to $1,500 12.5% (4 listings); $1,500 to $2,000 18.8% (6 listings); $2,000 and up 12.5% (4 listings). Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.\n- tequesta-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Tequesta condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.\n Alt text: Column chart of median fee by recorded decade built: 1960s count only (4 listings); 1970s $784 (14 listings); 1980s count only (6 listings); 1990s count only (5 listings); 2000s count only (3 listings). Small sample: 33 valid before trimming; 32 retained. A few listings can materially change these figures.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Tequesta, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (33 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 32 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 34 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a municipal boundary; 2 of 34 Tequesta listings carry a different county in the MLS record. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/tequesta/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-tequesta/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "the-acreage", "city": "The Acreage", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "segments": { "houses": { "active": 89, "sample_ok": true, "small_sample": false, "pending": 16, "median_list_price": 735000.0, "cut_count": 51, "cut_pct": 57.3, "raised_count": 0, "median_cut_pct": 5.2, "median_cut_dollars": 40000.0, "cut_last30": 30, "cut_last30_pct": 33.7, "cut_last7": 6, "median_dom": 48, "median_cdom": 67, "relisted_count": 11, "relisted_pct": 12.4, "over90": 38, "over90_pct": 42.7, "over180": 18, "fresh_held": 25, "fresh_held_pct": 28.1, "stale_uncut": 11, "stale_uncut_pct": 12.4, "dom_buckets": [ { "label": "0-30", "count": 25, "pct": 28.1 }, { "label": "31-60", "count": 16, "pct": 18.0 }, { "label": "61-90", "count": 10, "pct": 11.2 }, { "label": "91-180", "count": 20, "pct": 22.5 }, { "label": "181+", "count": 18, "pct": 20.2 } ], "bands": [ { "label": "Under $500K", "active": 1, "cut": 1, "cut_pct": 100.0, "median_cdom": 65 }, { "label": "$500K to $1M", "active": 75, "cut": 41, "cut_pct": 54.7, "median_cdom": 67 }, { "label": "$1M to $2M", "active": 13, "cut": 9, "cut_pct": 69.2, "median_cdom": 77 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 4, "pending_cut_pct": 25.0, "pending_median_cut_pct": 8.1, "pending_median_cdom": 32.0, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 87, "cut_pct": 57.5, "median_cdom": 67, "median_list_price": 735000.0 }, { "date": "2026-09-06", "active": 88, "cut_pct": 56.8, "median_cdom": 67.0, "median_list_price": 737500.0 }, { "date": "2026-09-07", "active": 89, "cut_pct": 57.3, "median_cdom": 67, "median_list_price": 735000.0 } ] }, "condos": { "active": 0, "sample_ok": false, "small_sample": false, "pending": 0, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "57.3% of The Acreage houses for sale have cut their asking price", "The Acreage sellers blink faster than the rest of Palm Beach County as 42.7% of houses pass 90 days on the market", "Buying in The Acreage? Three in five houses have already come down once, by a median $40K" ], "lede": "THE ACREAGE, Fla., September 7, 2026 - 57.3% of the 89 single-family homes listed for sale in The Acreage have reduced their asking price at least once, by a median 5.2% (about $40K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 0 for sale, too few to report percentages (floor 30).", "quotes": [ "\"57.3 percent of single-family homes for sale in The Acreage have reduced their asking price at least once, by a median $40K.\"", "\"Counting every relisting, the median The Acreage house for sale has been waiting 67 days, not the 48 the current listing shows.\"", "\"Of the The Acreage houses now under contract, 75.0 percent never reduced their asking price; the rest cut by a median 8.1 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in The Acreage and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 89 houses, 0 condominiums, 16 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-the-acreage/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, The Acreage versus Palm Beach County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. The Acreage houses 57.3%, Palm Beach County houses 43.4%. Condominiums: 0 for sale, too few to report.", "title": "The Acreage houses are cutting 13.9 points more often than Palm Beach County" }, { "caption": "Active The Acreage listings by cumulative days on market, houses, September 7, 2026. 42.7% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 28.1%, 31-60 days 18.0%, 61-90 days 11.2%, 91-180 days 22.5%, 181+ days 20.2%.", "title": "42.7% of The Acreage houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active The Acreage houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 1; $500K to $1M 54.7% of 75; $1M to $2M 69.2% of 13; $2M to $5M too few to read of 0; $5M and up too few to read of 0.", "title": "$500K to $1M The Acreage houses have cut most often: 54.7% of 75" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 106 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 90, "sample_ok": true, "small_sample": false, "pending": 16, "median_list_price": 735000.0, "cut_count": 51, "cut_pct": 56.7, "raised_count": 0, "valid_price_count": 90, "missing_price_count": 0, "unchanged_count": 39, "not_below_original_count": 39, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 5.2, "median_cut_dollars": 40000.0, "cut_last30": 30, "cut_last30_pct": 33.3, "cut_last7": 6, "median_dom": 48.0, "median_cdom": 66.0, "dom_n": 90, "cdom_n": 90, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 90, "relisted_count": 11, "relisted_pct": 12.2, "over90": 38, "over90_pct": 42.2, "over180": 18, "fresh_held": 26, "fresh_held_pct": 28.9, "fresh_held_missing_cdom_count": 0, "stale_uncut": 11, "stale_uncut_pct": 12.2, "dom_buckets": [ { "label": "0-30", "count": 26, "pct": 28.9 }, { "label": "31-60", "count": 16, "pct": 17.8 }, { "label": "61-90", "count": 10, "pct": 11.1 }, { "label": "91-180", "count": 20, "pct": 22.2 }, { "label": "181+", "count": 18, "pct": 20.0 } ], "bands": [ { "label": "Under $500K", "active": 1, "cut": 1, "cut_pct": 100.0, "median_cdom": 65, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$500K to $1M", "active": 76, "cut": 41, "cut_pct": 53.9, "median_cdom": 64.5, "cut_pct_denominator": 76, "cdom_n": 76, "valid_price_count": 76 }, { "label": "$1M to $2M", "active": 13, "cut": 9, "cut_pct": 69.2, "median_cdom": 77, "cut_pct_denominator": 13, "cdom_n": 13, "valid_price_count": 13 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 4, "pending_cut_pct": 25.0, "pending_valid_price_count": 16, "pending_missing_price_count": 0, "pending_unchanged_count": 11, "pending_raised_count": 1, "pending_not_below_original_count": 12, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 16, "pending_dom_n": 16, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 8.1, "pending_median_cdom": 32.0, "denominators": { "cut_pct": 90, "cut_last30_pct": 90, "relisted_pct": 90, "fresh_held_pct": 90, "stale_uncut_pct": 90, "over90_pct": 90, "dom_bucket_pct": 90, "pending_cut_pct": 16, "median_dom": 90, "median_cdom": 90, "median_cut_pct": 51, "median_cut_dollars": 51, "pending_median_cut_pct": 4, "pending_median_cdom": 16 }, "county_counts": { "Palm Beach": 90 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 90, "cut_pct": 56.7, "median_cdom": 66.0, "median_list_price": 735000.0 } ] }, "condos": { "active": 0, "sample_ok": false, "small_sample": false, "pending": 0, "median_list_price": null, "cut_count": 0, "cut_pct": null, "raised_count": 0, "valid_price_count": 0, "missing_price_count": 0, "unchanged_count": 0, "not_below_original_count": 0, "cut_sample_ok": false, "cut_small_sample": false, "median_cut_pct": null, "median_cut_dollars": null, "cut_last30": 0, "cut_last30_pct": null, "cut_last7": 0, "median_dom": null, "median_cdom": null, "dom_n": 0, "cdom_n": 0, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 0, "relisted_count": 0, "relisted_pct": null, "over90": 0, "over90_pct": null, "over180": 0, "fresh_held": 0, "fresh_held_pct": null, "fresh_held_missing_cdom_count": 0, "stale_uncut": 0, "stale_uncut_pct": null, "dom_buckets": [ { "label": "0-30", "count": 0, "pct": null }, { "label": "31-60", "count": 0, "pct": null }, { "label": "61-90", "count": 0, "pct": null }, { "label": "91-180", "count": 0, "pct": null }, { "label": "181+", "count": 0, "pct": null } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$250K to $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 0, "pending_cut_pct": null, "pending_valid_price_count": 0, "pending_missing_price_count": 0, "pending_unchanged_count": 0, "pending_raised_count": 0, "pending_not_below_original_count": 0, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 0, "pending_dom_n": 0, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": null, "pending_median_cdom": null, "denominators": { "cut_pct": 0, "cut_last30_pct": 0, "relisted_pct": 0, "fresh_held_pct": 0, "stale_uncut_pct": 0, "over90_pct": 0, "dom_bucket_pct": 0, "pending_cut_pct": 0, "median_dom": 0, "median_cdom": 0, "median_cut_pct": 0, "median_cut_dollars": 0, "pending_median_cut_pct": 0, "pending_median_cdom": 0 }, "county_counts": {}, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "56.7% of The Acreage houses for sale are asking less than their original list price", "Seller Blink Rate™ in The Acreage: 56.7% of houses list below original asking, against 43.4% across Palm Beach County", "Buying in The Acreage? 51 of the 90 houses for sale are asking below their original price, by a median $40K" ], "lede": "THE ACREAGE, Fla., September 7, 2026 - 56.7% of the 90 single-family homes listed for sale in The Acreage (51 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 51 reduced listings, the median reduction is 5.2% (about $40K). Condominiums: 0 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"56.7 percent of single-family homes for sale in The Acreage have a current asking price below their original list price; among those 51 reduced listings the median reduction is $40K.\"", "\"Among active The Acreage houses, the median recorded CumulativeDaysOnMarket value is 66 days and the median recorded DaysOnMarket value is 48 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"16 The Acreage houses are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is The Acreage, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (39 unchanged, 0 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 90 houses, 0 condominiums, 16 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/the-acreage/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-the-acreage/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, The Acreage versus Palm Beach County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. The Acreage houses 56.7%, Palm Beach County houses 43.4%. Condominiums: 0 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 56.7% of The Acreage houses for sale are asking below their original price, against 43.4% across Palm Beach County", "visible_labels": [ "43.4%", "56.7%" ] }, { "caption": "Active The Acreage houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 42.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 28.9%, 31-60 days 17.8%, 61-90 days 11.1%, 91-180 days 22.2%, 181+ days 20%.", "title": "42.2% of The Acreage houses for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "28.9%", "17.8%", "11.1%", "22.2%", "20%", "42.2%" ] }, { "caption": "Share of active The Acreage houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 1 listed, count only; $500K to $1M 53.9% (41 of 76); $1M to $2M 69.2% (9 of 13); $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.", "title": "$500K to $1M The Acreage houses show the highest share asking below original: 53.9% of 76", "visible_labels": [ "0", "0", "69.2%", "9", "13", "53.9%", "41", "76", "1" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 106, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].active", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].label", "before": null, "after": "Under $250K", "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].active", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].label", "before": null, "after": "$250K to $500K", "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].active", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].label", "before": null, "after": "$500K to $1M", "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].active", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].label", "before": null, "after": "$1M and up", "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_last30", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_last30_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_last7", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].label", "before": null, "after": "0-30", "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[1].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[1].label", "before": null, "after": "31-60", "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[1].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[2].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[2].label", "before": null, "after": "61-90", "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[2].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[3].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[3].label", "before": null, "after": "91-180", "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[3].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[4].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[4].label", "before": null, "after": "181+", "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[4].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_cut_dollars", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_dom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_list_price", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.over180", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.over90", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.over90_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_median_cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.relisted_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.relisted_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.stale_uncut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.stale_uncut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.active", "before": 89, "after": 90, "before_present": true, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].active", "before": 75, "after": 76, "before_present": true, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 76, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct", "before": 54.7, "after": 53.9, "before_present": true, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 76, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].median_cdom", "before": 67, "after": 64.5, "before_present": true, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 76, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Palm Beach", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_last30_pct", "before": 33.7, "after": 33.3, "before_present": true, "after_present": true }, { "field": "city.segments.houses.cut_pct", "before": 57.3, "after": 56.7, "before_present": true, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_buckets[0].count", "before": 25, "after": 26, "before_present": true, "after_present": true }, { "field": "city.segments.houses.dom_buckets[0].pct", "before": 28.1, "after": 28.9, "before_present": true, "after_present": true }, { "field": "city.segments.houses.dom_buckets[1].pct", "before": 18.0, "after": 17.8, "before_present": true, "after_present": true }, { "field": "city.segments.houses.dom_buckets[2].pct", "before": 11.2, "after": 11.1, "before_present": true, "after_present": true }, { "field": "city.segments.houses.dom_buckets[3].pct", "before": 22.5, "after": 22.2, "before_present": true, "after_present": true }, { "field": "city.segments.houses.dom_buckets[4].pct", "before": 20.2, "after": 20.0, "before_present": true, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held", "before": 25, "after": 26, "before_present": true, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_pct", "before": 28.1, "after": 28.9, "before_present": true, "after_present": true }, { "field": "city.segments.houses.median_cdom", "before": 67, "after": 66.0, "before_present": true, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.over90_pct", "before": 42.7, "after": 42.2, "before_present": true, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.houses.relisted_pct", "before": 12.4, "after": 12.2, "before_present": true, "after_present": true }, { "field": "city.segments.houses.stale_uncut_pct", "before": 12.4, "after": 12.2, "before_present": true, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 90, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. The Acreage houses 57.3%, Palm Beach County houses 43.4%. Condominiums: 0 for sale, too few to report.", "after": "Horizontal bar chart. The Acreage houses 56.7%, Palm Beach County houses 43.4%. Condominiums: 0 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, The Acreage versus Palm Beach County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, The Acreage versus Palm Beach County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "The Acreage houses are cutting 13.9 points more often than Palm Beach County", "after": "Seller Blink Rate™: 56.7% of The Acreage houses for sale are asking below their original price, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "43.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "56.7%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 28.1%, 31-60 days 18.0%, 61-90 days 11.2%, 91-180 days 22.5%, 181+ days 20.2%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 28.9%, 31-60 days 17.8%, 61-90 days 11.1%, 91-180 days 22.2%, 181+ days 20%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active The Acreage listings by cumulative days on market, houses, September 7, 2026. 42.7% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active The Acreage houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 42.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "42.7% of The Acreage houses for sale have waited more than 90 days, counting every relisting", "after": "42.2% of The Acreage houses for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "28.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "17.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "11.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "22.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "20%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "42.2%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 1; $500K to $1M 54.7% of 75; $1M to $2M 69.2% of 13; $2M to $5M too few to read of 0; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 1 listed, count only; $500K to $1M 53.9% (41 of 76); $1M to $2M 69.2% (9 of 13); $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active The Acreage houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active The Acreage houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M The Acreage houses have cut most often: 54.7% of 75", "after": "$500K to $1M The Acreage houses show the highest share asking below original: 53.9% of 76", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "69.2%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "9", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "53.9%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "41", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "76", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "57.3% of The Acreage houses for sale have cut their asking price", "after": "56.7% of The Acreage houses for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "The Acreage sellers blink faster than the rest of Palm Beach County as 42.7% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in The Acreage: 56.7% of houses list below original asking, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in The Acreage? Three in five houses have already come down once, by a median $40K", "after": "Buying in The Acreage? 51 of the 90 houses for sale are asking below their original price, by a median $40K", "before_present": true, "after_present": true }, { "field": "lede", "before": "THE ACREAGE, Fla., September 7, 2026 - 57.3% of the 89 single-family homes listed for sale in The Acreage have reduced their asking price at least once, by a median 5.2% (about $40K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 0 for sale, too few to report percentages (floor 30).", "after": "THE ACREAGE, Fla., September 7, 2026 - 56.7% of the 90 single-family homes listed for sale in The Acreage (51 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 51 reduced listings, the median reduction is 5.2% (about $40K). Condominiums: 0 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in The Acreage and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 89 houses, 0 condominiums, 16 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-the-acreage/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is The Acreage, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (39 unchanged, 0 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 90 houses, 0 condominiums, 16 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/the-acreage/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-the-acreage/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"57.3 percent of single-family homes for sale in The Acreage have reduced their asking price at least once, by a median $40K.\"", "after": "\"56.7 percent of single-family homes for sale in The Acreage have a current asking price below their original list price; among those 51 reduced listings the median reduction is $40K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median The Acreage house for sale has been waiting 67 days, not the 48 the current listing shows.\"", "after": "\"Among active The Acreage houses, the median recorded CumulativeDaysOnMarket value is 66 days and the median recorded DaysOnMarket value is 48 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the The Acreage houses now under contract, 75.0 percent never reduced their asking price; the rest cut by a median 8.1 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"16 The Acreage houses are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "f1c662db5e72c8609e0208cd19432a4812a62516ec0245581cffc6e2390a6e47", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nThe Acreage price cuts and true days on market\nHEADLINE OPTIONS\n57.3% of The Acreage houses for sale have cut their asking price\nThe Acreage sellers blink faster than the rest of Palm Beach County as 42.7% of houses pass 90 days on the\nmarket\nBuying in The Acreage? Three in five houses have already come down once, by a median $40K\nLEDE\nTHE ACREAGE, Fla., September 7, 2026 - 57.3% of the 89 single-family homes listed for sale in The Acreage\nhave reduced their asking price at least once, by a median 5.2% (about $40K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Condominiums: 0 for sale, too few to report percentages (floor\n30).\nNUT GRAF\nThe figures point to a market where 25.0% of houses reached a contract only after a price cut: of the 16 The\nAcreage houses now under contract, 25.0% reduced before going under contract, with a median cut of 8.1%\nand a median 32 days to contract. Across Palm Beach County the price-cut share is 43.4% for houses and\n44.6% for condominiums, so The Acreage houses are cutting 13.9 points more often than the county. Counting\nevery relisting, the median The Acreage house for sale has been on the market 67 days, against 48 on its\ncurrent listing; 12.4% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nThe Acreage\n89\nShare with at\nleast one price\nreduction,\nhouses\n57.3% (51 of 89)\nMedian\nreduction\nfrom original\nasking, houses\n5.2% (about $40K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nActive\ncondominium\nlistings, The\nAcreage\n0 (below the 30-listing floor; percentages not reported)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n67 days (48 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n42.7% (38 of 89)\nHouses under\ncontract that\nreduced first\n25.0% of 16\nPalm Beach\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.4% / 44.6%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting faster than similar-priced cities\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Bea\nQUOTABLE DATA POINTS\n\"57.3 percent of single-family homes for sale in The Acreage have reduced their asking price at least once,\nby a median $40K.\"\n\"Counting every relisting, the median The Acreage house for sale has been waiting 67 days, not the 48 the\ncurrent listing shows.\"\n\"Of the The Acreage houses now under contract, 75.0 percent never reduced their asking price; the rest\ncut by a median 8.1 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, The Acreage versus Palm Beach County, houses, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nActive The Acreage listings by cumulative days on market, houses, September 7, 2026. 42.7% of houses have passed 90 days. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nShare of active The Acreage houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in The Acreage and Palm Beach County permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings\nas of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market\ncounts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums\nexclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price\nbands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 89 houses, 0 condominiums, 16 houses\nunder contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied;\nevery figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-the-\nacreage/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median\nasking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than\nsimilar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10)\nnever cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer\nthan four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these\nmarkets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "6566f2f4134841dbe4f264590ae3f3484d6988537321c196f149e51160906f1d", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nThe Acreage asking-price reductions and recorded days\non market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/the-acreage/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n56.7% of The Acreage houses for sale are asking less than their original list price\nSeller Blink Rate™ in The Acreage: 56.7% of houses list below original asking, against 43.4% across Palm\nBeach County\nBuying in The Acreage? 51 of the 90 houses for sale are asking below their original price, by a median $40K\nLEDE\nTHE ACREAGE, Fla., September 7, 2026 - 56.7% of the 90 single-family homes listed for sale in The Acreage\n(51 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 51 reduced listings, the median reduction is\n5.2% (about $40K). Condominiums: 0 for sale, below the 30-listing floor, so no percentages are reported for\nthem.\nNUT GRAF\nFor active The Acreage houses, the median recorded CumulativeDaysOnMarket value is 66 days and the\nmedian recorded DaysOnMarket value is 48 days, each calculated from non-missing values in that field (90 and\n90 listings). 12.2% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. 16 The Acreage houses are under\ncontract (Pending or Active Under Contract), 4 of them with a recorded asking price below original; fewer than\n30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nPalm Beach County the shares asking below original are 43.4% for houses and 44.6% for condominiums; The\nAcreage houses are 13.3 points above the county share.\nFACT BOX\nActive single-family listings, The\nAcreage\n90\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n56.7% (51 of 90)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n90 / 0; 39 / 0\nSeptember 7, 2026\nMedian reduction among the 51\nreduced houses\n5.2% (about $40K)\nSeptember 7, 2026\nActive condominium listings, The\nAcreage\n0 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n66 / 48 days (from 90 / 90 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90\ndays\n42.2% (38 of 90 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count\nonly; fewer than 30)\n16, 4 asking below original\nSeptember 7, 2026\nPalm Beach County share asking\nbelow original, houses /\ncondominiums\n43.4% / 44.6%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Higher below-original share than peers\nSeptember 7, 2026\nPeer group, houses (median asking\n$600K to $1M; peer share 44.3%)\nRoyal Palm Beach, Homestead, Jensen Beach, Hallandale\nBeach, Hollywood, Pompano Beach, Dania Beach, Hialeah,\nNorth Miami Beach, West Palm Beach, Pembroke Pines, Cutler\nBay, Miramar, Coral Springs, North Miami, Hobe Sound, Stuart,\nPlantation, Westlake, Loxahatchee, Miami, Cooper City, Palm\nCity, Wilton Manors, Fort Lauderdale\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"56.7 percent of single-family homes for sale in The Acreage have a current asking price below their\noriginal list price; among those 51 reduced listings the median reduction is $40K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"Among active The Acreage houses, the median recorded CumulativeDaysOnMarket value is 66 days and\nthe median recorded DaysOnMarket value is 48 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"16 The Acreage houses are under contract in this snapshot, 4 of them with a recorded asking price below\noriginal; the group is too small to report a percentage. These asking-price fields do not disclose the agreed\ncontract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, The Acreage versus Palm Beach\nCounty, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nChart data (aggregate): Horizontal bar chart. The Acreage houses 56.7%, Palm Beach County houses 43.4%.\nCondominiums: 0 for sale, count only. Share of active listings asking below their original list price, September 7,\n2026.\nActive The Acreage houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded\nvalue in that field; 42.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real\nEstate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 28.9%, 31-60\ndays 17.8%, 61-90 days 11.1%, 91-180 days 22.2%, 181+ days 20%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active The Acreage houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10\nto 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 1 listed, count only; $500K to $1M 53.9% (41 of 76); $1M to $2M 69.2% (9 of 13); $2M\nto $5M 0 listed, count only; $5M and up 0 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is The Acreage,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (39 unchanged, 0 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below\nthe floor and appear as a count only. Sample sizes: 90 houses, 0 condominiums, 16 houses under contract. Geography is the MLS\nCity field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller\nBlink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded\nasking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published\ncity shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a\nbelow-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/the-acreage/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-the-acreage/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "9f2bef099dc01c407650ee4ae6cebb86a9e96ec5b2a2f1c8ffee6d76fb204757", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - THE ACREAGE PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 56.7% of The Acreage houses for sale are asking less than their original list price\n2. Seller Blink Rate™ in The Acreage: 56.7% of houses list below original asking, against 43.4% across Palm Beach County\n3. Buying in The Acreage? 51 of the 90 houses for sale are asking below their original price, by a median $40K\n\nLEDE\nTHE ACREAGE, Fla., September 7, 2026 - 56.7% of the 90 single-family homes listed for sale in The Acreage (51 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 51 reduced listings, the median reduction is 5.2% (about $40K). Condominiums: 0 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active The Acreage houses, the median recorded CumulativeDaysOnMarket value is 66 days and the median recorded DaysOnMarket value is 48 days, each calculated from non-missing values in that field (90 and 90 listings). 12.2% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 16 The Acreage houses are under contract (Pending or Active Under Contract), 4 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for condominiums; The Acreage houses are 13.3 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, The Acreage: 90 [September 7, 2026]\n- Share asking below original list price, houses: 56.7% (51 of 90) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 90 / 0; 39 / 0 [September 7, 2026]\n- Median reduction among the 51 reduced houses: 5.2% (about $40K) [September 7, 2026]\n- Active condominium listings, The Acreage: 0 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 66 / 48 days (from 90 / 90 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 42.2% (38 of 90 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 16, 4 asking below original [September 7, 2026]\n- Palm Beach County share asking below original, houses / condominiums: 43.4% / 44.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Higher below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, North Miami Beach, West Palm Beach, Pembroke Pines, Cutler Bay, Miramar, Coral Springs, North Miami, Hobe Sound, Stuart, Plantation, Westlake, Loxahatchee, Miami, Cooper City, Palm City, Wilton Manors, Fort Lauderdale [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"56.7 percent of single-family homes for sale in The Acreage have a current asking price below their original list price; among those 51 reduced listings the median reduction is $40K.\"\n- \"Among active The Acreage houses, the median recorded CumulativeDaysOnMarket value is 66 days and the median recorded DaysOnMarket value is 48 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"16 The Acreage houses are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- the-acreage-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, The Acreage versus Palm Beach County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. The Acreage houses 56.7%, Palm Beach County houses 43.4%. Condominiums: 0 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- the-acreage-true-days-on-market-r1-2026-09-07.png\n Caption: Active The Acreage houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 42.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 28.9%, 31-60 days 17.8%, 61-90 days 11.1%, 91-180 days 22.2%, 181+ days 20%.\n- the-acreage-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active The Acreage houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 1 listed, count only; $500K to $1M 53.9% (41 of 76); $1M to $2M 69.2% (9 of 13); $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is The Acreage, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (39 unchanged, 0 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 90 houses, 0 condominiums, 16 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/the-acreage/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-the-acreage/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-920dee18f01c41a46783" }, { "slug": "wellington", "city": "Wellington", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "segments": { "houses": { "active": 209, "sample_ok": true, "small_sample": false, "pending": 62, "median_list_price": 1149000.0, "cut_count": 102, "cut_pct": 48.8, "raised_count": 8, "median_cut_pct": 4.6, "median_cut_dollars": 50000.0, "cut_last30": 58, "cut_last30_pct": 27.8, "cut_last7": 20, "median_dom": 71, "median_cdom": 73, "relisted_count": 17, "relisted_pct": 8.1, "over90": 96, "over90_pct": 45.9, "over180": 57, "fresh_held": 60, "fresh_held_pct": 28.7, "stale_uncut": 40, "stale_uncut_pct": 19.1, "dom_buckets": [ { "label": "0-30", "count": 60, "pct": 28.7 }, { "label": "31-60", "count": 30, "pct": 14.4 }, { "label": "61-90", "count": 23, "pct": 11.0 }, { "label": "91-180", "count": 39, "pct": 18.7 }, { "label": "181+", "count": 57, "pct": 27.3 } ], "bands": [ { "label": "Under $500K", "active": 6, "cut": 3, "cut_pct": 50.0, "median_cdom": 36.5 }, { "label": "$500K to $1M", "active": 88, "cut": 48, "cut_pct": 54.5, "median_cdom": 46.5 }, { "label": "$1M to $2M", "active": 57, "cut": 30, "cut_pct": 52.6, "median_cdom": 94 }, { "label": "$2M to $5M", "active": 35, "cut": 17, "cut_pct": 48.6, "median_cdom": 150 }, { "label": "$5M and up", "active": 23, "cut": 4, "cut_pct": 17.4, "median_cdom": 174 } ], "pending_cut_count": 29, "pending_cut_pct": 46.8, "pending_median_cut_pct": 5.3, "pending_median_cdom": 34.0, "tier": "h3", "series": [ { "date": "2026-09-05", "active": 206, "cut_pct": 48.5, "median_cdom": 72.5, "median_list_price": 1150000.0 }, { "date": "2026-09-06", "active": 207, "cut_pct": 49.3, "median_cdom": 73, "median_list_price": 1150000.0 }, { "date": "2026-09-07", "active": 209, "cut_pct": 48.8, "median_cdom": 73, "median_list_price": 1149000.0 } ] }, "condos": { "active": 37, "sample_ok": true, "small_sample": true, "pending": 6, "median_list_price": 449000.0, "cut_count": 16, "cut_pct": 43.2, "raised_count": 1, "median_cut_pct": 7.8, "median_cut_dollars": 50000.0, "cut_last30": 6, "cut_last30_pct": 16.2, "cut_last7": 1, "median_dom": 76, "median_cdom": 82, "relisted_count": 4, "relisted_pct": 10.8, "over90": 18, "over90_pct": 48.6, "over180": 10, "fresh_held": 11, "fresh_held_pct": 29.7, "stale_uncut": 7, "stale_uncut_pct": 18.9, "dom_buckets": [ { "label": "0-30", "count": 10, "pct": 27.0 }, { "label": "31-60", "count": 5, "pct": 13.5 }, { "label": "61-90", "count": 4, "pct": 10.8 }, { "label": "91-180", "count": 8, "pct": 21.6 }, { "label": "181+", "count": 10, "pct": 27.0 } ], "bands": [ { "label": "Under $250K", "active": 1, "cut": 1, "cut_pct": 100.0, "median_cdom": 268 }, { "label": "$250K to $500K", "active": 20, "cut": 7, "cut_pct": 35.0, "median_cdom": 92.5 }, { "label": "$500K to $1M", "active": 10, "cut": 4, "cut_pct": 40.0, "median_cdom": 33.5 }, { "label": "$1M and up", "active": 6, "cut": 4, "cut_pct": 66.7, "median_cdom": 239.0 } ], "pending_cut_count": 4, "pending_cut_pct": 66.7, "pending_median_cut_pct": 18.8, "pending_median_cdom": 104.5, "tier": "c3", "series": [ { "date": "2026-09-06", "active": 33, "cut_pct": 42.4, "median_cdom": 77, "median_list_price": 474000.0 }, { "date": "2026-09-07", "active": 37, "cut_pct": 43.2, "median_cdom": 82, "median_list_price": 449000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "48.8% of Wellington houses for sale have cut their asking price, 43.2% of condos", "Wellington sellers blink faster than the rest of Palm Beach County as 45.9% of houses pass 90 days on the market", "Buying in Wellington? Half houses have already come down once, by a median $50K" ], "lede": "WELLINGTON, Fla., September 7, 2026 - 48.8% of the 209 single-family homes listed for sale in Wellington have reduced their asking price at least once, by a median 4.6% (about $50K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 37 condominium listings, 43.2% have cut, by a median 7.8%.", "quotes": [ "\"48.8 percent of single-family homes for sale in Wellington have reduced their asking price at least once, by a median $50K.\"", "\"Counting every relisting, the median Wellington house for sale has been waiting 73 days, not the 71 the current listing shows.\"", "\"Of the Wellington houses now under contract, 53.2 percent never reduced their asking price; the rest cut by a median 5.3 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Wellington and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 209 houses, 37 condominiums, 62 houses under contract. Small sample: 37 condominiums for sale in Wellington, between 30 and 39, so one listing moves the share by roughly 2.7 points. Read the percentages as a direction, not a decimal. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-wellington/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Wellington versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Wellington houses 48.8%, Palm Beach County houses 43.4%; Wellington condominiums 43.2%, Palm Beach County condominiums 44.6%.", "title": "Wellington houses are cutting 5.4 points more often than Palm Beach County" }, { "caption": "Active Wellington listings by cumulative days on market, houses and condominiums, September 7, 2026. 45.9% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 28.7%, 31-60 days 14.4%, 61-90 days 11.0%, 91-180 days 18.7%, 181+ days 27.3%. Condominiums: 0-30 days 27.0%, 31-60 days 13.5%, 61-90 days 10.8%, 91-180 days 21.6%, 181+ days 27.0%.", "title": "45.9% of Wellington houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Wellington houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 6; $500K to $1M 54.5% of 88; $1M to $2M 52.6% of 57; $2M to $5M 48.6% of 35; $5M and up 17.4% of 23.", "title": "$500K to $1M Wellington houses have cut most often: 54.5% of 88" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 314 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 209, "sample_ok": true, "small_sample": false, "pending": 62, "median_list_price": 1149000.0, "cut_count": 102, "cut_pct": 48.8, "raised_count": 8, "valid_price_count": 209, "missing_price_count": 0, "unchanged_count": 99, "not_below_original_count": 107, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.6, "median_cut_dollars": 50000.0, "cut_last30": 58, "cut_last30_pct": 27.8, "cut_last7": 20, "median_dom": 71, "median_cdom": 73, "dom_n": 209, "cdom_n": 209, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 209, "relisted_count": 17, "relisted_pct": 8.1, "over90": 96, "over90_pct": 45.9, "over180": 57, "fresh_held": 60, "fresh_held_pct": 28.7, "fresh_held_missing_cdom_count": 0, "stale_uncut": 40, "stale_uncut_pct": 19.1, "dom_buckets": [ { "label": "0-30", "count": 60, "pct": 28.7 }, { "label": "31-60", "count": 30, "pct": 14.4 }, { "label": "61-90", "count": 23, "pct": 11.0 }, { "label": "91-180", "count": 39, "pct": 18.7 }, { "label": "181+", "count": 57, "pct": 27.3 } ], "bands": [ { "label": "Under $500K", "active": 6, "cut": 3, "cut_pct": 50.0, "median_cdom": 36.5, "cut_pct_denominator": 6, "cdom_n": 6, "valid_price_count": 6 }, { "label": "$500K to $1M", "active": 88, "cut": 48, "cut_pct": 54.5, "median_cdom": 46.5, "cut_pct_denominator": 88, "cdom_n": 88, "valid_price_count": 88 }, { "label": "$1M to $2M", "active": 57, "cut": 30, "cut_pct": 52.6, "median_cdom": 94, "cut_pct_denominator": 57, "cdom_n": 57, "valid_price_count": 57 }, { "label": "$2M to $5M", "active": 35, "cut": 17, "cut_pct": 48.6, "median_cdom": 150, "cut_pct_denominator": 35, "cdom_n": 35, "valid_price_count": 35 }, { "label": "$5M and up", "active": 23, "cut": 4, "cut_pct": 17.4, "median_cdom": 174, "cut_pct_denominator": 23, "cdom_n": 23, "valid_price_count": 23 } ], "pending_cut_count": 29, "pending_cut_pct": 46.8, "pending_valid_price_count": 62, "pending_missing_price_count": 0, "pending_unchanged_count": 31, "pending_raised_count": 2, "pending_not_below_original_count": 33, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 62, "pending_dom_n": 62, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 5.3, "pending_median_cdom": 34.0, "denominators": { "cut_pct": 209, "cut_last30_pct": 209, "relisted_pct": 209, "fresh_held_pct": 209, "stale_uncut_pct": 209, "over90_pct": 209, "dom_bucket_pct": 209, "pending_cut_pct": 62, "median_dom": 209, "median_cdom": 209, "median_cut_pct": 102, "median_cut_dollars": 102, "pending_median_cut_pct": 29, "pending_median_cdom": 62 }, "county_counts": { "Palm Beach": 209 }, "tier": "h3", "series": [ { "date": "2026-09-07", "active": 209, "cut_pct": 48.8, "median_cdom": 73, "median_list_price": 1149000.0 } ] }, "condos": { "active": 37, "sample_ok": true, "small_sample": true, "pending": 6, "median_list_price": 449000.0, "cut_count": 16, "cut_pct": 43.2, "raised_count": 1, "valid_price_count": 37, "missing_price_count": 0, "unchanged_count": 20, "not_below_original_count": 21, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 7.8, "median_cut_dollars": 50000.0, "cut_last30": 6, "cut_last30_pct": 16.2, "cut_last7": 1, "median_dom": 76, "median_cdom": 82, "dom_n": 37, "cdom_n": 37, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 37, "relisted_count": 4, "relisted_pct": 10.8, "over90": 18, "over90_pct": 48.6, "over180": 10, "fresh_held": 11, "fresh_held_pct": 29.7, "fresh_held_missing_cdom_count": 0, "stale_uncut": 7, "stale_uncut_pct": 18.9, "dom_buckets": [ { "label": "0-30", "count": 10, "pct": 27.0 }, { "label": "31-60", "count": 5, "pct": 13.5 }, { "label": "61-90", "count": 4, "pct": 10.8 }, { "label": "91-180", "count": 8, "pct": 21.6 }, { "label": "181+", "count": 10, "pct": 27.0 } ], "bands": [ { "label": "Under $250K", "active": 1, "cut": 1, "cut_pct": 100.0, "median_cdom": 268, "cut_pct_denominator": 1, "cdom_n": 1, "valid_price_count": 1 }, { "label": "$250K to $500K", "active": 20, "cut": 7, "cut_pct": 35.0, "median_cdom": 92.5, "cut_pct_denominator": 20, "cdom_n": 20, "valid_price_count": 20 }, { "label": "$500K to $1M", "active": 10, "cut": 4, "cut_pct": 40.0, "median_cdom": 33.5, "cut_pct_denominator": 10, "cdom_n": 10, "valid_price_count": 10 }, { "label": "$1M and up", "active": 6, "cut": 4, "cut_pct": 66.7, "median_cdom": 239.0, "cut_pct_denominator": 6, "cdom_n": 6, "valid_price_count": 6 } ], "pending_cut_count": 4, "pending_cut_pct": 66.7, "pending_valid_price_count": 6, "pending_missing_price_count": 0, "pending_unchanged_count": 2, "pending_raised_count": 0, "pending_not_below_original_count": 2, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 6, "pending_dom_n": 6, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 18.8, "pending_median_cdom": 104.5, "denominators": { "cut_pct": 37, "cut_last30_pct": 37, "relisted_pct": 37, "fresh_held_pct": 37, "stale_uncut_pct": 37, "over90_pct": 37, "dom_bucket_pct": 37, "pending_cut_pct": 6, "median_dom": 37, "median_cdom": 37, "median_cut_pct": 16, "median_cut_dollars": 16, "pending_median_cut_pct": 4, "pending_median_cdom": 6 }, "county_counts": { "Palm Beach": 37 }, "tier": "c3", "series": [ { "date": "2026-09-07", "active": 37, "cut_pct": 43.2, "median_cdom": 82, "median_list_price": 449000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "48.8% of Wellington houses for sale are asking less than their original list price; 43.2% of condos. Small sample: 37 condominiums; read cautiously.", "Seller Blink Rate™ in Wellington: 48.8% of houses list below original asking, against 43.4% across Palm Beach County", "Buying in Wellington? 102 of the 209 houses for sale are asking below their original price, by a median $50K" ], "lede": "WELLINGTON, Fla., September 7, 2026 - 48.8% of the 209 single-family homes listed for sale in Wellington (102 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 102 reduced listings, the median reduction is 4.6% (about $50K). Among the city's 37 condominium listings, 43.2% are asking below their original price, by a median 7.8%. Small sample: 37 condominiums; read cautiously.", "quotes": [ "\"48.8 percent of single-family homes for sale in Wellington have a current asking price below their original list price; among those 102 reduced listings the median reduction is $50K.\"", "\"Among active Wellington houses, the median recorded CumulativeDaysOnMarket value is 73 days and the median recorded DaysOnMarket value is 71 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 46.8 percent of the 62 Wellington houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.3 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Wellington, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (99 unchanged, 8 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 37 condominiums for sale in Wellington, between 30 and 39, so one listing moves the share by roughly 2.7 points. Read the percentages as a direction, not a decimal. Sample sizes: 209 houses, 37 condominiums, 62 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/wellington/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-wellington/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Wellington versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 37 condominiums; read cautiously.", "alt": "Horizontal bar chart. Wellington houses 48.8%, Palm Beach County houses 43.4%; Wellington condominiums 43.2%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026. Small sample: 37 condominiums; read cautiously.", "title": "Seller Blink Rate™: 48.8% of Wellington houses for sale are asking below their original price, against 43.4% across Palm Beach County. Small sample: 37 condominiums; read cautiously.", "visible_labels": [ "44.6%", "43.2%", "43.4%", "48.8%" ] }, { "caption": "Active Wellington houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 45.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 37 condominiums; read cautiously.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 28.7%, 31-60 days 14.4%, 61-90 days 11%, 91-180 days 18.7%, 181+ days 27.3%. Condominiums: 0-30 days 27%, 31-60 days 13.5%, 61-90 days 10.8%, 91-180 days 21.6%, 181+ days 27%. Small sample: 37 condominiums; read cautiously.", "title": "45.9% of Wellington houses for sale with a recorded cumulative-days value exceed 90 days; 48.6% of condos. Small sample: 37 condominiums; read cautiously.", "visible_labels": [ "28.7%", "27%", "14.4%", "13.5%", "11%", "10.8%", "18.7%", "21.6%", "27.3%", "27%", "45.9%" ] }, { "caption": "Share of active Wellington houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 6 listed, count only; $500K to $1M 54.5% (48 of 88); $1M to $2M 52.6% (30 of 57); $2M to $5M 48.6% (17 of 35); $5M and up 17.4% (4 of 23).", "title": "$500K to $1M Wellington houses show the highest share asking below original: 54.5% of 88", "visible_labels": [ "17.4%", "4", "23", "48.6%", "17", "35", "52.6%", "30", "57", "54.5%", "48", "88", "6" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 314, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Palm Beach", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 88, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 88, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 88, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Palm Beach", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 102, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 102, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 107, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 209, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 209, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Wellington houses 48.8%, Palm Beach County houses 43.4%; Wellington condominiums 43.2%, Palm Beach County condominiums 44.6%.", "after": "Horizontal bar chart. Wellington houses 48.8%, Palm Beach County houses 43.4%; Wellington condominiums 43.2%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026. Small sample: 37 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Wellington versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Wellington versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 37 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Wellington houses are cutting 5.4 points more often than Palm Beach County", "after": "Seller Blink Rate™: 48.8% of Wellington houses for sale are asking below their original price, against 43.4% across Palm Beach County. Small sample: 37 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "44.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "43.2%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "48.8%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 28.7%, 31-60 days 14.4%, 61-90 days 11.0%, 91-180 days 18.7%, 181+ days 27.3%. Condominiums: 0-30 days 27.0%, 31-60 days 13.5%, 61-90 days 10.8%, 91-180 days 21.6%, 181+ days 27.0%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 28.7%, 31-60 days 14.4%, 61-90 days 11%, 91-180 days 18.7%, 181+ days 27.3%. Condominiums: 0-30 days 27%, 31-60 days 13.5%, 61-90 days 10.8%, 91-180 days 21.6%, 181+ days 27%. Small sample: 37 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Wellington listings by cumulative days on market, houses and condominiums, September 7, 2026. 45.9% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Wellington houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 45.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 37 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "45.9% of Wellington houses for sale have waited more than 90 days, counting every relisting", "after": "45.9% of Wellington houses for sale with a recorded cumulative-days value exceed 90 days; 48.6% of condos. Small sample: 37 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "28.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "45.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "27%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "14.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "13.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "11%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "10.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "18.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "21.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "27.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "27%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 6; $500K to $1M 54.5% of 88; $1M to $2M 52.6% of 57; $2M to $5M 48.6% of 35; $5M and up 17.4% of 23.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 6 listed, count only; $500K to $1M 54.5% (48 of 88); $1M to $2M 52.6% (30 of 57); $2M to $5M 48.6% (17 of 35); $5M and up 17.4% (4 of 23).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Wellington houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Wellington houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Wellington houses have cut most often: 54.5% of 88", "after": "$500K to $1M Wellington houses show the highest share asking below original: 54.5% of 88", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "17.4%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "48", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "88", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "23", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "48.6%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "17", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "35", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "52.6%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "30", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "57", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "54.5%", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "48.8% of Wellington houses for sale have cut their asking price, 43.2% of condos", "after": "48.8% of Wellington houses for sale are asking less than their original list price; 43.2% of condos. Small sample: 37 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Wellington sellers blink faster than the rest of Palm Beach County as 45.9% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Wellington: 48.8% of houses list below original asking, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Wellington? Half houses have already come down once, by a median $50K", "after": "Buying in Wellington? 102 of the 209 houses for sale are asking below their original price, by a median $50K", "before_present": true, "after_present": true }, { "field": "lede", "before": "WELLINGTON, Fla., September 7, 2026 - 48.8% of the 209 single-family homes listed for sale in Wellington have reduced their asking price at least once, by a median 4.6% (about $50K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 37 condominium listings, 43.2% have cut, by a median 7.8%.", "after": "WELLINGTON, Fla., September 7, 2026 - 48.8% of the 209 single-family homes listed for sale in Wellington (102 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 102 reduced listings, the median reduction is 4.6% (about $50K). Among the city's 37 condominium listings, 43.2% are asking below their original price, by a median 7.8%. Small sample: 37 condominiums; read cautiously.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Wellington and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 209 houses, 37 condominiums, 62 houses under contract. Small sample: 37 condominiums for sale in Wellington, between 30 and 39, so one listing moves the share by roughly 2.7 points. Read the percentages as a direction, not a decimal. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-wellington/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Wellington, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (99 unchanged, 8 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 37 condominiums for sale in Wellington, between 30 and 39, so one listing moves the share by roughly 2.7 points. Read the percentages as a direction, not a decimal. Sample sizes: 209 houses, 37 condominiums, 62 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/wellington/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-wellington/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"48.8 percent of single-family homes for sale in Wellington have reduced their asking price at least once, by a median $50K.\"", "after": "\"48.8 percent of single-family homes for sale in Wellington have a current asking price below their original list price; among those 102 reduced listings the median reduction is $50K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Wellington house for sale has been waiting 73 days, not the 71 the current listing shows.\"", "after": "\"Among active Wellington houses, the median recorded CumulativeDaysOnMarket value is 73 days and the median recorded DaysOnMarket value is 71 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Wellington houses now under contract, 53.2 percent never reduced their asking price; the rest cut by a median 5.3 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 46.8 percent of the 62 Wellington houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.3 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "08820f6a9cb393740a0b4454ac6ce3dd4cd8dacb8a6e3230841e534d9f6af0fa", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nWellington price cuts and true days on market\nHEADLINE OPTIONS\n48.8% of Wellington houses for sale have cut their asking price, 43.2% of condos\nWellington sellers blink faster than the rest of Palm Beach County as 45.9% of houses pass 90 days on the\nmarket\nBuying in Wellington? Half houses have already come down once, by a median $50K\nLEDE\nWELLINGTON, Fla., September 7, 2026 - 48.8% of the 209 single-family homes listed for sale in Wellington\nhave reduced their asking price at least once, by a median 4.6% (about $50K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Among the city's 37 condominium listings, 43.2% have cut, by a\nmedian 7.8%.\nNUT GRAF\nThe figures point to a market where 46.8% of houses reached a contract only after a price cut: of the 62\nWellington houses now under contract, 46.8% reduced before going under contract, with a median cut of 5.3%\nand a median 34 days to contract. Across Palm Beach County the price-cut share is 43.4% for houses and\n44.6% for condominiums, so Wellington houses are cutting 5.4 points more often than the county. Counting\nevery relisting, the median Wellington house for sale has been on the market 73 days, against 71 on its current\nlisting; 8.1% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nWellington\n209\nShare with at\nleast one price\nreduction,\nhouses\n48.8% (102 of 209)\nMedian\nreduction\nfrom original\nasking, houses\n4.6% (about $50K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings,\nWellington\n37\nShare with at\nleast one price\nreduction,\ncondominiums\n43.2% (16 of 37)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n73 days (71 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n45.9% (96 of 209)\nHouses under\ncontract that\nreduced first\n46.8% of 62\nPalm Beach\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.4% / 44.6%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting faster than similar-priced cities; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking $1M to\n$2M; peer cut\nshare 44.0%)\nWeston, Davie, Doral, Parkland, Miami Lakes, Delray Beach, Palm Beach Gardens, Palmetto Bay, Jupiter, Boca Raton\nQUOTABLE DATA POINTS\n\"48.8 percent of single-family homes for sale in Wellington have reduced their asking price at least once,\nby a median $50K.\"\n\"Counting every relisting, the median Wellington house for sale has been waiting 73 days, not the 71 the\ncurrent listing shows.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Of the Wellington houses now under contract, 53.2 percent never reduced their asking price; the rest cut\nby a median 5.3 percent before a buyer committed. Contract prices are not known until the sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Wellington versus Palm Beach County, houses and condominiums, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Wellington listings by cumulative days on market, houses and condominiums, September 7, 2026. 45.9% of houses have passed\n90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Wellington houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Wellington and Palm Beach County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 209 houses, 37 condominiums, 62 houses under\ncontract. Small sample: 37 condominiums for sale in Wellington, between 30 and 39, so one listing moves the share by roughly 2.7\npoints. Read the percentages as a direction, not a decimal. No estimate or model is applied; every figure is a count or a median of\nMLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-wellington/ . Conditions read: How the read\nworks: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses\nand condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least\n3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced\ncities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and\nthe label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a\nforecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and\nmay not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "393e62b45341d9dc7fe90bc955d60d95dc400e9c199edecdab09c53ad9b473fd", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nWellington asking-price reductions and recorded days\non market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/wellington/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n48.8% of Wellington houses for sale are asking less than their original list price; 43.2% of condos. Small\nsample: 37 condominiums; read cautiously.\nSeller Blink Rate™ in Wellington: 48.8% of houses list below original asking, against 43.4% across Palm\nBeach County\nBuying in Wellington? 102 of the 209 houses for sale are asking below their original price, by a median\n$50K\nLEDE\nWELLINGTON, Fla., September 7, 2026 - 48.8% of the 209 single-family homes listed for sale in Wellington\n(102 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis\nof BeachesMLS listing data as of September 7, 2026. Among those 102 reduced listings, the median reduction\nis 4.6% (about $50K). Among the city's 37 condominium listings, 43.2% are asking below their original price, by\na median 7.8%. Small sample: 37 condominiums; read cautiously.\nNUT GRAF\nFor active Wellington houses, the median recorded CumulativeDaysOnMarket value is 73 days and the median\nrecorded DaysOnMarket value is 71 days, each calculated from non-missing values in that field (209 and 209\nlistings). 8.1% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 62 Wellington houses under\ncontract (Pending or Active Under Contract), 29 (46.8%) have a recorded asking price below their original list\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nprice; the median reduction among that group is 5.3%. The remainder are not recorded as below their original\nlist price, which is not a price history. These asking-price fields do not disclose the agreed contract price.\nAcross Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for\ncondominiums; Wellington houses are 5.4 points above the county share.\nFACT BOX\nActive single-family listings, Wellington\n209\nSeptember 7, 2026\nShare asking below original list price, houses\n48.8% (102 of 209)\nSeptember 7, 2026\nPrice pairs recorded / missing; unchanged /\nabove original, houses\n209 / 0; 99 / 8\nSeptember 7, 2026\nMedian reduction among the 102 reduced\nhouses\n4.6% (about $50K)\nSeptember 7, 2026\nActive condominium listings, Wellington\n37\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n43.2% (16 of 37)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket / DaysOnMarket,\nhouses\n73 / 71 days (from 209 / 209 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90 days\n45.9% (96 of 209 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking below original\nlist price\n46.8% (29 of 62)\nSeptember 7, 2026\nPalm Beach County share asking below\noriginal, houses / condominiums\n43.4% / 44.6%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nHouses: Higher below-original share than peers;\nCondominiums: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking $1M to\n$2M; peer share 44%)\nWeston, Davie, Doral, Parkland, Miami Lakes, Delray\nBeach, Palm Beach Gardens, Palmetto Bay, Jupiter,\nBoca Raton\nSeptember 7, 2026\nSmall active sample — interpretation caution Small sample: 37 condominiums; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"48.8 percent of single-family homes for sale in Wellington have a current asking price below their original\nlist price; among those 102 reduced listings the median reduction is $50K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\n\"Among active Wellington houses, the median recorded CumulativeDaysOnMarket value is 73 days and\nthe median recorded DaysOnMarket value is 71 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"At the snapshot, 46.8 percent of the 62 Wellington houses under contract had a recorded asking price\nbelow their original list price; the median reduction among that group was 5.3 percent. The remainder\nwere not recorded as below their original list price, which is not a price history. Agreed contract prices are\nnot inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Wellington versus Palm Beach\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 37\ncondominiums; read cautiously.\nChart data (aggregate): Horizontal bar chart. Wellington houses 48.8%, Palm Beach County houses 43.4%;\nWellington condominiums 43.2%, Palm Beach County condominiums 44.6%. Share of active listings asking\nbelow their original list price, September 7, 2026. Small sample: 37 condominiums; read cautiously.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Wellington houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings\nwith a recorded value in that field; 45.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate. Small sample: 37 condominiums; read cautiously.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 28.7%, 31-60\ndays 14.4%, 61-90 days 11%, 91-180 days 18.7%, 181+ days 27.3%. Condominiums: 0-30 days 27%, 31-60\ndays 13.5%, 61-90 days 10.8%, 91-180 days 21.6%, 181+ days 27%. Small sample: 37 condominiums; read\ncautiously.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Wellington houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10\nto 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 6 listed, count only; $500K to $1M 54.5% (48 of 88); $1M to $2M 52.6% (30 of 57);\n$2M to $5M 48.6% (17 of 35); $5M and up 17.4% (4 of 23).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Wellington,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (99 unchanged, 8 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 37\ncondominiums for sale in Wellington, between 30 and 39, so one listing moves the share by roughly 2.7 points. Read the\npercentages as a direction, not a decimal. Sample sizes: 209 houses, 37 condominiums, 62 houses under contract. Geography is the\nMLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller\nBlink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded\nasking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published\ncity shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a\nbelow-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/wellington/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-wellington/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "d0e4e415836bbebce5c06276e55159e0f532f33d323ed59845af5b22fb220146", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - WELLINGTON PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 48.8% of Wellington houses for sale are asking less than their original list price; 43.2% of condos. Small sample: 37 condominiums; read cautiously.\n2. Seller Blink Rate™ in Wellington: 48.8% of houses list below original asking, against 43.4% across Palm Beach County\n3. Buying in Wellington? 102 of the 209 houses for sale are asking below their original price, by a median $50K\n\nLEDE\nWELLINGTON, Fla., September 7, 2026 - 48.8% of the 209 single-family homes listed for sale in Wellington (102 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 102 reduced listings, the median reduction is 4.6% (about $50K). Among the city's 37 condominium listings, 43.2% are asking below their original price, by a median 7.8%. Small sample: 37 condominiums; read cautiously.\n\nNUT GRAF\nFor active Wellington houses, the median recorded CumulativeDaysOnMarket value is 73 days and the median recorded DaysOnMarket value is 71 days, each calculated from non-missing values in that field (209 and 209 listings). 8.1% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 62 Wellington houses under contract (Pending or Active Under Contract), 29 (46.8%) have a recorded asking price below their original list price; the median reduction among that group is 5.3%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for condominiums; Wellington houses are 5.4 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Wellington: 209 [September 7, 2026]\n- Share asking below original list price, houses: 48.8% (102 of 209) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 209 / 0; 99 / 8 [September 7, 2026]\n- Median reduction among the 102 reduced houses: 4.6% (about $50K) [September 7, 2026]\n- Active condominium listings, Wellington: 37 [September 7, 2026]\n- Share asking below original list price, condominiums: 43.2% (16 of 37) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 73 / 71 days (from 209 / 209 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 45.9% (96 of 209 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 46.8% (29 of 62) [September 7, 2026]\n- Palm Beach County share asking below original, houses / condominiums: 43.4% / 44.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Higher below-original share than peers; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking $1M to $2M; peer share 44%): Weston, Davie, Doral, Parkland, Miami Lakes, Delray Beach, Palm Beach Gardens, Palmetto Bay, Jupiter, Boca Raton [September 7, 2026]\n- Small active sample — interpretation caution: Small sample: 37 condominiums; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"48.8 percent of single-family homes for sale in Wellington have a current asking price below their original list price; among those 102 reduced listings the median reduction is $50K.\"\n- \"Among active Wellington houses, the median recorded CumulativeDaysOnMarket value is 73 days and the median recorded DaysOnMarket value is 71 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 46.8 percent of the 62 Wellington houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.3 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- wellington-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Wellington versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 37 condominiums; read cautiously.\n Alt text: Horizontal bar chart. Wellington houses 48.8%, Palm Beach County houses 43.4%; Wellington condominiums 43.2%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026. Small sample: 37 condominiums; read cautiously.\n- wellington-true-days-on-market-r1-2026-09-07.png\n Caption: Active Wellington houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 45.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 37 condominiums; read cautiously.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 28.7%, 31-60 days 14.4%, 61-90 days 11%, 91-180 days 18.7%, 181+ days 27.3%. Condominiums: 0-30 days 27%, 31-60 days 13.5%, 61-90 days 10.8%, 91-180 days 21.6%, 181+ days 27%. Small sample: 37 condominiums; read cautiously.\n- wellington-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Wellington houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 6 listed, count only; $500K to $1M 54.5% (48 of 88); $1M to $2M 52.6% (30 of 57); $2M to $5M 48.6% (17 of 35); $5M and up 17.4% (4 of 23).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Wellington, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (99 unchanged, 8 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 37 condominiums for sale in Wellington, between 30 and 39, so one listing moves the share by roughly 2.7 points. Read the percentages as a direction, not a decimal. Sample sizes: 209 houses, 37 condominiums, 62 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/wellington/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-wellington/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-920dee18f01c41a46783" }, { "slug": "wellington", "city": "Wellington", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 37, "with_fee": 37, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 37, "cut_count": 16, "cut_pct": 43.2, "median_cut_pct": 7.8, "median_cut_dollars": 50000 }, "outliers_dropped": 2, "n": 35, "median": 890, "p10": 450, "p25": 620, "p75": 1083, "p90": 1262, "min": 287, "max": 1335, "median_sqft": 0.56, "n_sqft": 35, "median_pct_price": 1.79, "median_list_price": 449000, "median_year_built": 1984, "median_sqft_area": 1479, "over_1000": 10, "over_1000_pct": 28.6, "under_500": 6, "under_500_pct": 17.1, "hi_thr": 1000, "lo_thr": 500, "over_hi": 10, "over_hi_pct": 28.6, "under_lo": 6, "under_lo_pct": 17.1, "types": { "Condominium": { "count": 33, "pct": 94.3 }, "Townhouse": { "count": 2, "pct": 5.7 } }, "regime": { "COA": { "count": 34, "pct": 97.1 }, "HOA": { "count": 1, "pct": 2.9 } }, "villa_median": null, "townhouse_median": 606, "cadence": { "Monthly": { "count": 32, "pct": 91.4 }, "Quarterly": { "count": 3, "pct": 8.6 } }, "stacked": { "count": 1, "pct": 2.9, "median_total": 1276, "median_master": 413 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 6, "pct": 17.1 }, { "label": "$500 to $750", "count": 7, "pct": 20.0 }, { "label": "$750 to $1,000", "count": 12, "pct": 34.3 }, { "label": "$1,000 to $1,500", "count": 10, "pct": 28.6 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 5, "median": 943, "median_sqft": 0.67 }, { "label": "1980s", "n": 18, "median": 942, "median_sqft": 0.57 }, { "label": "1990s", "n": 1, "median": 287, "median_sqft": 0.29 }, { "label": "2000s", "n": 11, "median": 633, "median_sqft": 0.51 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 1, "median": 963, "median_pct_price": 4.64 }, { "label": "$250K to $500K", "n": 19, "median": 633, "median_pct_price": 1.9 }, { "label": "$500K to $1M", "n": 10, "median": 998, "median_pct_price": 1.83 }, { "label": "$1M and up", "n": 5, "median": 1240, "median_pct_price": 1.01 } ], "pre1995": { "n": 23, "median": 943 }, "post2005": { "n": 2, "median": 607 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 27, "pct": 87.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 21, "pct": 67.7 }, { "key": "Insurance", "label": "Building insurance", "count": 19, "pct": 61.3 }, { "key": "Security", "label": "Security", "count": 15, "pct": 48.4 }, { "key": "Trash", "label": "Trash", "count": 11, "pct": 35.5 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 10, "pct": 32.3 }, { "key": "Pools", "label": "Pool", "count": 10, "pct": 32.3 }, { "key": "Water", "label": "Water", "count": 9, "pct": 29.0 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 8, "pct": 25.8 }, { "key": "Roof", "label": "Roof", "count": 8, "pct": 25.8 }, { "key": "PestControl", "label": "Pest control", "count": 7, "pct": 22.6 }, { "key": "Sewer", "label": "Sewer", "count": 5, "pct": 16.1 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 3, "pct": 9.7 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 3, "pct": 9.7 } ], "includes_n": 31, "flags": { "sa_mentioned": { "count": 1, "pct": 2.9 }, "sa_none_or_paid": { "count": 1, "pct": 2.9 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 34 }, "developments": [ { "name": "St Andrews at Polo Club C", "master": "Polo Club", "n": 9, "anecdotal": true, "median": 759, "median_sqft": 0.54, "year_built": 2001, "median_list_price": 415000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Polo Club", "n": 9, "median": 759, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Wellington Condo", "n": 5, "median": 450, "enclaves": 3, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 890, "p25": 633, "p75": 1083, "n": 31, "median_sqft": 0.56, "sa_pending_pct": 0.0 }, { "date": "2026-09-07", "median": 890, "p25": 620, "p75": 1083, "n": 35, "median_sqft": 0.56, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Wellington condo for sale carries a $890-a-month association fee, 11% above the South Florida median", "28.6% of Wellington condos on the market ask $1,000 or more a month in fees; 17.1% stay under $500", "Wellington condo fees run $620 to $1,083 a month for the middle half of listings" ], "lede": "WELLINGTON, Fla., September 7, 2026 - The median monthly association fee across the 35 condominiums listed for sale in Wellington is $890, with half of the listings between $620 and $1,083 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 11% above the five-county South Florida median of $800, and ranks Wellington 26 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Wellington carries a monthly association fee of $890, 11% above the five-county South Florida median of $800.\"", "\"28.6 percent of Wellington condos on the market ask $1,000 or more a month in association fees; only 17.1 percent stay under $500.\"", "\"On the median Wellington condo, a year of association fees equals 1.79 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Wellington permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-wellington/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Wellington against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Wellington median $890 a month, South Florida median $800; Wellington ranks 26 of 69 cities.", "title": "Wellington condo fees sit 11% above the South Florida median" }, { "caption": "Share of active Wellington condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 17.1% (6 listings); $500 to $750 20% (7 listings); $750 to $1,000 34.3% (12 listings); $1,000 to $1,500 28.6% (10 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "34.3% of Wellington condos for sale carry a fee of $750 to $1,000 a month" }, { "caption": "Median monthly-equivalent association fee for active Wellington condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s too few (5 listings); 1980s $942 (18 listings); 1990s too few (1 listings); 2000s $633 (11 listings).", "title": "Wellington condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 37 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 37, "with_fee": 37, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 37, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 35, "retained_n": 35, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 37, "cut_count": 16, "cut_pct": 43.2, "median_cut_pct": 7.8, "median_cut_dollars": 50000, "valid_price_count": 37, "missing_price_count": 0, "unchanged_count": 20, "raised_count": 1, "not_below_original_count": 21, "cut_pct_denominator": 37, "cut_sample_ok": true, "median_cut_n": 16 }, "trim_bounds": { "p1": 183.32, "p99": 1415.3178666666665 }, "retained_small_sample": true, "retained_below_30": false, "median": 890, "p10": 450, "p25": 620, "p75": 1083, "p90": 1262, "min": 287, "max": 1335, "median_sqft": 0.56, "n_sqft": 35, "median_pct_price": 1.79, "n_pct_price": 35, "median_list_price": 449000, "median_year_built": 1984, "median_sqft_area": 1479, "over_1000": 10, "over_1000_pct": 28.6, "under_500": 6, "under_500_pct": 17.1, "hi_thr": 1000, "lo_thr": 500, "over_hi": 10, "over_hi_pct": 28.6, "under_lo": 6, "under_lo_pct": 17.1, "types": { "Condominium": { "count": 33, "pct": 94.3 }, "Townhouse": { "count": 2, "pct": 5.7 } }, "regime": { "COA": { "count": 34, "pct": 97.1 }, "HOA": { "count": 1, "pct": 2.9 } }, "villa_median": null, "townhouse_median": 606, "cadence": { "Monthly": { "count": 32, "pct": 91.4 }, "Quarterly": { "count": 3, "pct": 8.6 } }, "stacked": { "count": 1, "pct": 2.9, "median_total": 1276, "median_master": 413 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 6, "pct": 17.1 }, { "label": "$500 to $750", "count": 7, "pct": 20.0 }, { "label": "$750 to $1,000", "count": 12, "pct": 34.3 }, { "label": "$1,000 to $1,500", "count": 10, "pct": 28.6 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 5, "median": 943, "median_sqft": 0.67 }, { "label": "1980s", "n": 18, "median": 942, "median_sqft": 0.57 }, { "label": "1990s", "n": 1, "median": 287, "median_sqft": 0.29 }, { "label": "2000s", "n": 11, "median": 633, "median_sqft": 0.51 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 1, "median": 963, "median_pct_price": 4.64 }, { "label": "$250K to $500K", "n": 19, "median": 633, "median_pct_price": 1.9 }, { "label": "$500K to $1M", "n": 10, "median": 998, "median_pct_price": 1.83 }, { "label": "$1M and up", "n": 5, "median": 1240, "median_pct_price": 1.01 } ], "pre1995": { "n": 23, "median": 943 }, "post2005": { "n": 2, "median": 607 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 27, "pct": 87.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 21, "pct": 67.7 }, { "key": "Insurance", "label": "Building insurance", "count": 19, "pct": 61.3 }, { "key": "Security", "label": "Security", "count": 15, "pct": 48.4 }, { "key": "Trash", "label": "Trash", "count": 11, "pct": 35.5 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 10, "pct": 32.3 }, { "key": "Pools", "label": "Pool", "count": 10, "pct": 32.3 }, { "key": "Water", "label": "Water", "count": 9, "pct": 29.0 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 8, "pct": 25.8 }, { "key": "Roof", "label": "Roof", "count": 8, "pct": 25.8 }, { "key": "PestControl", "label": "Pest control", "count": 7, "pct": 22.6 }, { "key": "Sewer", "label": "Sewer", "count": 5, "pct": 16.1 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 3, "pct": 9.7 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 3, "pct": 9.7 } ], "includes_n": 31, "flags": { "sa_mentioned": { "count": 1, "pct": 2.9 }, "sa_none_or_paid": { "count": 1, "pct": 2.9 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 34 }, "denominators": { "fee_percentages": 35, "fee_medians_percentiles": 35, "median_sqft": 35, "median_pct_price": 35, "includes_pct": 31, "flags_pct": 35, "cut_pct": 37 }, "developments": [ { "name": "St Andrews at Polo Club C", "master": "Polo Club", "n": 9, "anecdotal": true, "median": 759, "median_sqft": 0.54, "year_built": 2001, "median_list_price": 415000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Polo Club", "n": 9, "median": 759, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Wellington Condo", "n": 5, "median": 450, "enclaves": 3, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 890, "p25": 620, "p75": 1083, "n": 35, "median_sqft": 0.56, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Wellington condo monthly association fees have a median of $890 in the retained usable-fee sample of 35 listings, 11% above the five-county median. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.", "In Wellington's retained usable-fee sample (35 listings after exclusions and percentile trimming), 28.6% have monthly-equivalent fees of $1,000 or more and 17.1% are below $500. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.", "Wellington's retained usable-fee sample (n=35): reported monthly-equivalent association fees range from $620 to $1,083 at the 25th to 75th percentiles. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures." ], "lede": "WELLINGTON, Fla., September 7, 2026 - Among 35 active condominium listings in Wellington retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $890, with the middle half between $620 and $1,083, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 37 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 11% above the separately trimmed five-county median of $800 and ranks tied 25th among 69 published city medians. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.", "quotes": [ "\"The median monthly-equivalent association fee in Wellington's retained usable-fee sample (n=35), after exclusions and percentile trimming, is $890, compared with $800 in the separately trimmed five-county sample. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.\"", "\"Among Wellington condos in the retained usable-fee sample (n=35) after exclusions and percentile trimming, 28.6 percent have listed monthly-equivalent fees of $1,000 or more and 17.1 percent are below $500. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.\"", "\"Among 35 retained listings with a current asking price of at least $20,000 in Wellington's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 1.79 percent of the current asking price (median of per-listing ratios). Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Wellington, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (37 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 35 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 37 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/wellington/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-wellington/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Wellington and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.", "alt": "Dot strip chart in five county lanes. Wellington retained-sample median $890 a month (n=35); five-county median $800 (n=22,695, region-level trim). Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.", "title": "Wellington condos, retained usable-fee sample (n=35): median $890/month, 11% above the five-county median of $800. Small sample: 37 valid before trim; 35 retained.", "visible_labels": [ "$890", "35", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 35 active Wellington condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 17.1% (6 listings); $500 to $750 20% (7 listings); $750 to $1,000 34.3% (12 listings); $1,000 to $1,500 28.6% (10 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings). Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.", "title": "34.3% of Wellington's retained usable-fee sample (35 listings) falls in the $750 to $1,000 monthly band. Small sample: 37 valid before trim; 35 retained.", "visible_labels": [ "0%", "0", "17.1%", "6", "20%", "7", "34.3%", "12", "28.6%", "10", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Wellington condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.", "alt": "Column chart of median fee by recorded decade built: 1970s count only (5 listings); 1980s $942 (18 listings); 1990s count only (1 listings); 2000s $633 (11 listings). Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.", "title": "Wellington condo fees by recorded decade built, retained usable-fee sample (n=35). Small sample: 37 valid before trim; 35 retained.", "visible_labels": [ "5", "$942", "18", "1", "$633", "11" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 183.32, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1415.3178666666665, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Wellington median $890 a month, South Florida median $800; Wellington ranks 26 of 69 cities.", "after": "Dot strip chart in five county lanes. Wellington retained-sample median $890 a month (n=35); five-county median $800 (n=22,695, region-level trim). Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Wellington against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Wellington and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Wellington condo fees sit 11% above the South Florida median", "after": "Wellington condos, retained usable-fee sample (n=35): median $890/month, 11% above the five-county median of $800. Small sample: 37 valid before trim; 35 retained.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$890", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "35", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 17.1% (6 listings); $500 to $750 20% (7 listings); $750 to $1,000 34.3% (12 listings); $1,000 to $1,500 28.6% (10 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 17.1% (6 listings); $500 to $750 20% (7 listings); $750 to $1,000 34.3% (12 listings); $1,000 to $1,500 28.6% (10 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings). Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Wellington condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 35 active Wellington condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "34.3% of Wellington condos for sale carry a fee of $750 to $1,000 a month", "after": "34.3% of Wellington's retained usable-fee sample (35 listings) falls in the $750 to $1,000 monthly band. Small sample: 37 valid before trim; 35 retained.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "17.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "20%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "34.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "28.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "10", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s too few (5 listings); 1980s $942 (18 listings); 1990s too few (1 listings); 2000s $633 (11 listings).", "after": "Column chart of median fee by recorded decade built: 1970s count only (5 listings); 1980s $942 (18 listings); 1990s count only (1 listings); 2000s $633 (11 listings). Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Wellington condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Wellington condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Wellington condo fees by decade the building was completed", "after": "Wellington condo fees by recorded decade built, retained usable-fee sample (n=35). Small sample: 37 valid before trim; 35 retained.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$942", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "18", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$633", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Wellington condo for sale carries a $890-a-month association fee, 11% above the South Florida median", "after": "Wellington condo monthly association fees have a median of $890 in the retained usable-fee sample of 35 listings, 11% above the five-county median. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "28.6% of Wellington condos on the market ask $1,000 or more a month in fees; 17.1% stay under $500", "after": "In Wellington's retained usable-fee sample (35 listings after exclusions and percentile trimming), 28.6% have monthly-equivalent fees of $1,000 or more and 17.1% are below $500. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Wellington condo fees run $620 to $1,083 a month for the middle half of listings", "after": "Wellington's retained usable-fee sample (n=35): reported monthly-equivalent association fees range from $620 to $1,083 at the 25th to 75th percentiles. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "lede", "before": "WELLINGTON, Fla., September 7, 2026 - The median monthly association fee across the 35 condominiums listed for sale in Wellington is $890, with half of the listings between $620 and $1,083 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 11% above the five-county South Florida median of $800, and ranks Wellington 26 of 69 cities.", "after": "WELLINGTON, Fla., September 7, 2026 - Among 35 active condominium listings in Wellington retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $890, with the middle half between $620 and $1,083, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 37 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 11% above the separately trimmed five-county median of $800 and ranks tied 25th among 69 published city medians. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Wellington permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-wellington/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Wellington, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (37 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 35 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 37 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/wellington/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-wellington/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Wellington carries a monthly association fee of $890, 11% above the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Wellington's retained usable-fee sample (n=35), after exclusions and percentile trimming, is $890, compared with $800 in the separately trimmed five-county sample. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"28.6 percent of Wellington condos on the market ask $1,000 or more a month in association fees; only 17.1 percent stay under $500.\"", "after": "\"Among Wellington condos in the retained usable-fee sample (n=35) after exclusions and percentile trimming, 28.6 percent have listed monthly-equivalent fees of $1,000 or more and 17.1 percent are below $500. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Wellington condo, a year of association fees equals 1.79 percent of the asking price.\"", "after": "\"Among 35 retained listings with a current asking price of at least $20,000 in Wellington's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 1.79 percent of the current asking price (median of per-listing ratios). Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "6df3aa9aa6dab8bcc849ae150fec4cad704e1f78fabc98d541c93a12499b94e8", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nWellington condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Wellington condo for sale carries a $890-a-month association fee, 11% above the South Florida\nmedian\n28.6% of Wellington condos on the market ask $1,000 or more a month in fees; 17.1% stay under $500\nWellington condo fees run $620 to $1,083 a month for the middle half of listings\nLEDE\nWELLINGTON, Fla., September 7, 2026 - The median monthly association fee across the 35 condominiums\nlisted for sale in Wellington is $890, with half of the listings between $620 and $1,083 a month, according to a\ndaily analysis of BeachesMLS listing data by PBP Real Estate. That is 11% above the five-county South Florida\nmedian of $800, and ranks Wellington 26 of 69 cities.\nNUT GRAF\nPer square foot, the median Wellington condo fee is $0.56 a month on a median unit of 1,479 square feet; at\nthe median asking price of $449K, a year of fees equals 1.79% of the price. 28.6% of listings ask $1,000 or\nmore a month and 17.1% under $500. 2.9% of listings report two association layers (a master and a sub-\nassociation); 8.6% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention\na special assessment on 2.9% of listings, describe one as pending or payable by the buyer on 0%, and mention\na mandatory club or membership on 0%.\nFACT BOX\nActive condominium listings, Wellington\n37 (35 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$890\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$620 to $1,083\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.56 (median unit 1,479 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n1.79% (asking $449K)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n28.6% / 17.1%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n2.9% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n8.6%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n2.9% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Wellington ranks 26 of 69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Wellington carries a monthly association fee of $890, 11%\nabove the five-county South Florida median of $800.\"\n\"28.6 percent of Wellington condos on the market ask $1,000 or more a month in association fees; only\n17.1 percent stay under $500.\"\n\"On the median Wellington condo, a year of association fees equals 1.79 percent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Wellington against every South Florida city with 30 or more active condo listings, grouped\nby county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Wellington condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS\nvia PBP Real Estate.\nMedian monthly-equivalent association fee for active Wellington condominiums by decade the building was completed, September 7,\n2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Wellington permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-wellington/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "337f9d85afae772839ad6243e50f83555a4b27b68b179f67808de7cb1e2e4dd4", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nWellington condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/wellington/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nWellington condo monthly association fees have a median of $890 in the retained usable-fee sample of 35\nlistings, 11% above the five-county median. Small sample: 37 valid before trimming; 35 retained. A few\nlistings can materially change these figures.\nIn Wellington's retained usable-fee sample (35 listings after exclusions and percentile trimming), 28.6% have\nmonthly-equivalent fees of $1,000 or more and 17.1% are below $500. Small sample: 37 valid before\ntrimming; 35 retained. A few listings can materially change these figures.\nWellington's retained usable-fee sample (n=35): reported monthly-equivalent association fees range from\n$620 to $1,083 at the 25th to 75th percentiles. Small sample: 37 valid before trimming; 35 retained. A few\nlistings can materially change these figures.\nLEDE\nWELLINGTON, Fla., September 7, 2026 - Among 35 active condominium listings in Wellington retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly association fee is $890, with the middle half between $620 and $1,083,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 37\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 11% above the separately trimmed five-county median\nof $800 and ranks tied 25th among 69 published city medians. Small sample: 37 valid before trimming; 35\nretained. A few listings can materially change these figures.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Wellington condo fee is $0.56 a month (35 retained\nlistings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.79% of\nthe listing's current asking price across 35 retained listings with a current asking price of at least $20,000; this\nis the median of per-listing ratios. 28.6% of the retained sample have fees of $1,000 or more a month and\n17.1% are below $500. 2.9% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 8.6% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 2.9% of the retained sample, describe one as pending or payable by\nthe buyer on 0%, and mention a mandatory club or membership on 0%; 34 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. Small sample: 37 valid\nbefore trimming; 35 retained. A few listings can materially change these figures.\nFACT BOX\nActive condominium listings, Wellington\n(before exclusions and trimming)\n37\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n37 / 35 (2 trimmed; 0 fee without billing frequency\nexcluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$890\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$620 to $1,083\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.56 (35 retained listings with recorded living area\nof at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n1.79% (35 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more\na month / below $500\n28.6% (10) / 17.1% (6) of 35\nSeptember 7, 2026\nTwo association layers reported (master +\nsub), retained sample\n2.9% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly),\nretained sample\n8.6%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n2.9% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Wellington ranks tied 25th\namong 69 published city medians\nSeptember 7, 2026\nSmall retained fee sample — interpretation\ncaution\nSmall sample: 37 valid before trimming; 35 retained.\nA few listings can materially change these figures.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Wellington's retained usable-fee sample (n=35), after\nexclusions and percentile trimming, is $890, compared with $800 in the separately trimmed five-county\nsample. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these\nfigures.\"\n\"Among Wellington condos in the retained usable-fee sample (n=35) after exclusions and percentile\ntrimming, 28.6 percent have listed monthly-equivalent fees of $1,000 or more and 17.1 percent are below\n$500. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these\nfigures.\"\n\"Among 35 retained listings with a current asking price of at least $20,000 in Wellington's usable-fee\nsample after exclusions and percentile trimming, a year of reported association fees equals a median 1.79\npercent of the current asking price (median of per-listing ratios). Small sample: 37 valid before trimming; 35\nretained. A few listings can materially change these figures.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Wellington and\nthe published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference\nuses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 37 valid\nbefore trimming; 35 retained. A few listings can materially change these figures.\nChart data (aggregate): Dot strip chart in five county lanes. Wellington retained-sample median $890 a month\n(n=35); five-county median $800 (n=22,695, region-level trim). Small sample: 37 valid before trimming; 35\nretained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 35 active Wellington condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 17.1% (6 listings); $500 to $750 20% (7 listings); $750 to $1,000 34.3% (12 listings);\n$1,000 to $1,500 28.6% (10 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings). Small\nsample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Wellington condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 37 valid before\ntrimming; 35 retained. A few listings can materially change these figures.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s count only (5 listings);\n1980s $942 (18 listings); 1990s count only (1 listings); 2000s $633 (11 listings). Small sample: 37 valid before\ntrimming; 35 retained. A few listings can materially change these figures.\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Wellington, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (37 here). Fees below the 1st or above the 99th percentile are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nexcluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 35 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 37 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/wellington/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-wellington/; where published, it\nuses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data\nis not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "cf5a99dd9db99eb92c5f813193b4daf628cbf2ee301ac8fc899a8ba66bc754c3", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - WELLINGTON CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Wellington condo monthly association fees have a median of $890 in the retained usable-fee sample of 35 listings, 11% above the five-county median. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.\n2. In Wellington's retained usable-fee sample (35 listings after exclusions and percentile trimming), 28.6% have monthly-equivalent fees of $1,000 or more and 17.1% are below $500. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.\n3. Wellington's retained usable-fee sample (n=35): reported monthly-equivalent association fees range from $620 to $1,083 at the 25th to 75th percentiles. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.\n\nLEDE\nWELLINGTON, Fla., September 7, 2026 - Among 35 active condominium listings in Wellington retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $890, with the middle half between $620 and $1,083, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 37 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 11% above the separately trimmed five-county median of $800 and ranks tied 25th among 69 published city medians. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Wellington condo fee is $0.56 a month (35 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.79% of the listing's current asking price across 35 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 28.6% of the retained sample have fees of $1,000 or more a month and 17.1% are below $500. 2.9% of the retained sample report two association layers (a master and a sub-association, summed here); 8.6% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 2.9% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 34 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.\n\nFACT BOX (exact figures)\n- Active condominium listings, Wellington (before exclusions and trimming): 37 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 37 / 35 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $890 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $620 to $1,083 [September 7, 2026]\n- Median fee per square foot per month: $0.56 (35 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 1.79% (35 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 28.6% (10) / 17.1% (6) of 35 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 2.9% (1) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 8.6% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 2.9% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Wellington ranks tied 25th among 69 published city medians [September 7, 2026]\n- Small retained fee sample — interpretation caution: Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Wellington's retained usable-fee sample (n=35), after exclusions and percentile trimming, is $890, compared with $800 in the separately trimmed five-county sample. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.\"\n- \"Among Wellington condos in the retained usable-fee sample (n=35) after exclusions and percentile trimming, 28.6 percent have listed monthly-equivalent fees of $1,000 or more and 17.1 percent are below $500. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.\"\n- \"Among 35 retained listings with a current asking price of at least $20,000 in Wellington's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 1.79 percent of the current asking price (median of per-listing ratios). Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- wellington-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Wellington and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.\n Alt text: Dot strip chart in five county lanes. Wellington retained-sample median $890 a month (n=35); five-county median $800 (n=22,695, region-level trim). Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.\n- wellington-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 35 active Wellington condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 17.1% (6 listings); $500 to $750 20% (7 listings); $750 to $1,000 34.3% (12 listings); $1,000 to $1,500 28.6% (10 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings). Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.\n- wellington-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Wellington condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.\n Alt text: Column chart of median fee by recorded decade built: 1970s count only (5 listings); 1980s $942 (18 listings); 1990s count only (1 listings); 2000s $633 (11 listings). Small sample: 37 valid before trimming; 35 retained. A few listings can materially change these figures.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Wellington, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (37 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 35 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 37 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/wellington/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-wellington/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "wellington", "city": "Wellington", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 48, "with_fee": 44, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 48, "cut_count": 20, "cut_pct": 41.7, "median_cut_pct": 7.1, "median_cut_dollars": 39628 }, "outliers_dropped": 1, "n": 43, "median": 525, "p10": 177, "p25": 337, "p75": 566, "p90": 1262, "min": 125, "max": 1667, "median_sqft": 0.27, "n_sqft": 43, "median_pct_price": 0.93, "median_list_price": 500000, "median_year_built": 1997, "median_sqft_area": 1739, "over_1000": 6, "over_1000_pct": 14.0, "under_500": 21, "under_500_pct": 48.8, "hi_thr": 500, "lo_thr": 200, "over_hi": 22, "over_hi_pct": 51.2, "under_lo": 7, "under_lo_pct": 16.3, "types": { "Townhouse": { "count": 30, "pct": 69.8 }, "Villa": { "count": 13, "pct": 30.2 } }, "regime": { "HOA": { "count": 42, "pct": 97.7 }, "not_recorded": { "count": 1, "pct": 2.3 } }, "villa_median": 540, "townhouse_median": 458, "cadence": { "Monthly": { "count": 37, "pct": 86.0 }, "Quarterly": { "count": 6, "pct": 14.0 } }, "stacked": { "count": 1, "pct": 2.3, "median_total": 710, "median_master": 445 }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 7, "pct": 16.3 }, { "label": "$200 to $300", "count": 2, "pct": 4.7 }, { "label": "$300 to $400", "count": 4, "pct": 9.3 }, { "label": "$400 to $600", "count": 21, "pct": 48.8 }, { "label": "$600 to $1,000", "count": 3, "pct": 7.0 }, { "label": "$1,000 and up", "count": 6, "pct": 14.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 3, "median": 125, "median_sqft": 0.09 }, { "label": "1980s", "n": 17, "median": 566, "median_sqft": 0.34 }, { "label": "1990s", "n": 3, "median": 534, "median_sqft": 0.27 }, { "label": "2000s", "n": 11, "median": 540, "median_sqft": 0.35 }, { "label": "2010s", "n": 4, "median": 352, "median_sqft": 0.16 }, { "label": "2020s", "n": 5, "median": 456, "median_sqft": 0.25 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 21, "median": 338, "median_pct_price": 1.35 }, { "label": "$500K to $1M", "n": 14, "median": 505, "median_pct_price": 0.92 }, { "label": "$1M and up", "n": 8, "median": 1288, "median_pct_price": 0.78 } ], "pre1995": { "n": 20, "median": 536 }, "post2005": { "n": 11, "median": 456 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 34, "pct": 89.5 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 24, "pct": 63.2 }, { "key": "Security", "label": "Security", "count": 14, "pct": 36.8 }, { "key": "Insurance", "label": "Building insurance", "count": 12, "pct": 31.6 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 9, "pct": 23.7 }, { "key": "Trash", "label": "Trash", "count": 7, "pct": 18.4 }, { "key": "Pools", "label": "Pool", "count": 7, "pct": 18.4 }, { "key": "CableTv", "label": "Cable TV", "count": 7, "pct": 18.4 }, { "key": "PestControl", "label": "Pest control", "count": 6, "pct": 15.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 5, "pct": 13.2 }, { "key": "Roof", "label": "Roof", "count": 5, "pct": 13.2 }, { "key": "Internet", "label": "Internet", "count": 5, "pct": 13.2 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 5, "pct": 13.2 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 5, "pct": 13.2 } ], "includes_n": 38, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 42 }, "developments": [ { "name": "Lotis Wellington", "master": null, "n": 5, "anecdotal": true, "median": 456, "median_sqft": 0.25, "year_built": 2026, "median_list_price": 642611, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 525, "p25": 337, "p75": 566, "n": 43, "median_sqft": 0.27, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Wellington townhouse or villa for sale carries a $525-a-month homeowners association fee, 75% above the South Florida median", "51.2% of Wellington townhouses and villas on the market ask $500 or more a month in fees; 16.3% stay under $200", "Wellington townhouses and villas built since 2005 carry fees 15% lower than communities from before 1995" ], "lede": "WELLINGTON, Fla., September 7, 2026 - The median monthly homeowners association fee across the 43 townhouses and villas listed for sale in Wellington is $525, with half of the listings between $337 and $566 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 75% above the five-county South Florida median of $300, and ranks Wellington 2 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Wellington carries a monthly homeowners association fee of $525, 75% above the five-county South Florida median of $300.\"", "\"51.2 percent of Wellington townhouses and villas on the market ask $500 or more a month in fees; 16.3 percent stay under $200.\"", "\"In Wellington, a townhouse or villa completed since 2005 carries a median fee of $456 a month, against $536 for one completed before 1995.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Wellington permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-wellington/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Wellington against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Wellington median $525 a month, South Florida median $300; Wellington ranks 2 of 34 cities.", "title": "Wellington HOA fees on townhouses and villas sit 75% above the South Florida median" }, { "caption": "Share of active Wellington townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 16.3% (7 listings); $200 to $300 4.7% (2 listings); $300 to $400 9.3% (4 listings); $400 to $600 48.8% (21 listings); $600 to $1,000 7% (3 listings); $1,000 and up 14% (6 listings).", "title": "48.8% of Wellington townhouses and villas for sale carry a fee of $400 to $600 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Wellington townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s too few (3 listings); 1980s $566 (17 listings); 1990s too few (3 listings); 2000s $540 (11 listings); 2010s too few (4 listings); 2020s too few (5 listings).", "title": "Wellington townhouses and villas built since 2005 ask 15% less in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 48 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 48, "with_fee": 44, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 44, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 4, "n": 43, "retained_n": 43, "outliers_dropped": 1, "trim_applied": true, "cuts": { "active": 48, "cut_count": 20, "cut_pct": 41.7, "median_cut_pct": 7.1, "median_cut_dollars": 39628, "valid_price_count": 48, "missing_price_count": 0, "unchanged_count": 27, "raised_count": 1, "not_below_original_count": 28, "cut_pct_denominator": 48, "cut_sample_ok": true, "median_cut_n": 20 }, "trim_bounds": { "p1": 121.01, "p99": 1666.6666666666665 }, "retained_small_sample": false, "retained_below_30": false, "median": 525, "p10": 177, "p25": 337, "p75": 566, "p90": 1262, "min": 125, "max": 1667, "median_sqft": 0.27, "n_sqft": 43, "median_pct_price": 0.93, "n_pct_price": 43, "median_list_price": 500000, "median_year_built": 1997, "median_sqft_area": 1739, "over_1000": 6, "over_1000_pct": 14.0, "under_500": 21, "under_500_pct": 48.8, "hi_thr": 500, "lo_thr": 200, "over_hi": 22, "over_hi_pct": 51.2, "under_lo": 7, "under_lo_pct": 16.3, "types": { "Townhouse": { "count": 30, "pct": 69.8 }, "Villa": { "count": 13, "pct": 30.2 } }, "regime": { "HOA": { "count": 42, "pct": 97.7 }, "not_recorded": { "count": 1, "pct": 2.3 } }, "villa_median": 540, "townhouse_median": 458, "cadence": { "Monthly": { "count": 37, "pct": 86.0 }, "Quarterly": { "count": 6, "pct": 14.0 } }, "stacked": { "count": 1, "pct": 2.3, "median_total": 710, "median_master": 445 }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 7, "pct": 16.3 }, { "label": "$200 to $300", "count": 2, "pct": 4.7 }, { "label": "$300 to $400", "count": 4, "pct": 9.3 }, { "label": "$400 to $600", "count": 21, "pct": 48.8 }, { "label": "$600 to $1,000", "count": 3, "pct": 7.0 }, { "label": "$1,000 and up", "count": 6, "pct": 14.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 3, "median": 125, "median_sqft": 0.09 }, { "label": "1980s", "n": 17, "median": 566, "median_sqft": 0.34 }, { "label": "1990s", "n": 3, "median": 534, "median_sqft": 0.27 }, { "label": "2000s", "n": 11, "median": 540, "median_sqft": 0.35 }, { "label": "2010s", "n": 4, "median": 352, "median_sqft": 0.16 }, { "label": "2020s", "n": 5, "median": 456, "median_sqft": 0.25 } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 21, "median": 338, "median_pct_price": 1.35 }, { "label": "$500K to $1M", "n": 14, "median": 505, "median_pct_price": 0.92 }, { "label": "$1M and up", "n": 8, "median": 1288, "median_pct_price": 0.78 } ], "pre1995": { "n": 20, "median": 536 }, "post2005": { "n": 11, "median": 456 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 34, "pct": 89.5 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 24, "pct": 63.2 }, { "key": "Security", "label": "Security", "count": 14, "pct": 36.8 }, { "key": "Insurance", "label": "Building insurance", "count": 12, "pct": 31.6 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 9, "pct": 23.7 }, { "key": "Trash", "label": "Trash", "count": 7, "pct": 18.4 }, { "key": "Pools", "label": "Pool", "count": 7, "pct": 18.4 }, { "key": "CableTv", "label": "Cable TV", "count": 7, "pct": 18.4 }, { "key": "PestControl", "label": "Pest control", "count": 6, "pct": 15.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 5, "pct": 13.2 }, { "key": "Roof", "label": "Roof", "count": 5, "pct": 13.2 }, { "key": "Internet", "label": "Internet", "count": 5, "pct": 13.2 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 5, "pct": 13.2 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 5, "pct": 13.2 } ], "includes_n": 38, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 42 }, "denominators": { "fee_percentages": 43, "fee_medians_percentiles": 43, "median_sqft": 43, "median_pct_price": 43, "includes_pct": 38, "flags_pct": 43, "cut_pct": 48 }, "developments": [ { "name": "Lotis Wellington", "master": null, "n": 5, "anecdotal": true, "median": 456, "median_sqft": 0.25, "year_built": 2026, "median_list_price": 642611, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 525, "p25": 337, "p75": 566, "n": 43, "median_sqft": 0.27, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Wellington townhouse or villa monthly homeowners association fees have a median of $525 in the retained usable-fee sample of 43 listings, 75% above the five-county median", "In Wellington's retained usable-fee sample (43 listings after exclusions and percentile trimming), 51.2% have monthly-equivalent fees of $500 or more and 16.3% are below $200", "Wellington townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=11) vs pre-1995 (n=20), monthly median 15% lower. Small subgroups: both; read cautiously." ], "lede": "WELLINGTON, Fla., September 7, 2026 - Among 43 active townhouse or villa listings in Wellington retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $525, with the middle half between $337 and $566, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 48 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 75% above the separately trimmed five-county median of $300 and ranks 2nd among 34 published city medians.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Wellington's retained usable-fee sample (n=43), after exclusions and percentile trimming, is $525, compared with $300 in the separately trimmed five-county sample.\"", "\"Among Wellington townhouses and villas in the retained usable-fee sample (n=43) after exclusions and percentile trimming, 51.2 percent have listed monthly-equivalent fees of $500 or more and 16.3 percent are below $200.\"", "\"Among the retained usable-fee listings in Wellington with a recorded construction year, the median monthly-equivalent fee is $456 for a recorded year built of 2005 or later (11 listings) and $536 for those built before 1995 (20 listings). Small subgroup: 2005+ n=11; pre-1995 n=20; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Wellington, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (44 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 43 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 48 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/wellington/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-wellington/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Wellington and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Wellington retained-sample median $525 a month (n=43); five-county median $300 (n=3,206, region-level trim).", "title": "Wellington townhouses and villas, retained usable-fee sample (n=43): median $525/month, 75% above the five-county median of $300", "visible_labels": [ "$525", "43", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 43 active Wellington townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 16.3% (7 listings); $200 to $300 4.7% (2 listings); $300 to $400 9.3% (4 listings); $400 to $600 48.8% (21 listings); $600 to $1,000 7% (3 listings); $1,000 and up 14% (6 listings).", "title": "48.8% of Wellington's retained usable-fee sample (43 listings) falls in the $400 to $600 monthly band", "visible_labels": [ "0%", "0", "16.3%", "7", "4.7%", "2", "9.3%", "4", "48.8%", "21", "7%", "3", "14%", "6" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Wellington townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=11; pre-1995 n=20. Small subgroup: 2005+ n=11; pre-1995 n=20; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1970s count only (3 listings); 1980s $566 (17 listings); 1990s count only (3 listings); 2000s $540 (11 listings); 2010s count only (4 listings); 2020s count only (5 listings). Recorded year built 2005 or later $456 (11 listings); before 1995 $536 (20 listings). Small subgroup: 2005+ n=11; pre-1995 n=20; read cautiously.", "title": "Wellington townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=11) vs pre-1995 (n=20), monthly median 15% lower. Small subgroups: both; read cautiously.", "visible_labels": [ "3", "$566", "17", "3", "$540", "11", "4", "5", "$456", "11", "$536", "20" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 121.01, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1666.6666666666665, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Wellington median $525 a month, South Florida median $300; Wellington ranks 2 of 34 cities.", "after": "Dot strip chart in five county lanes. Wellington retained-sample median $525 a month (n=43); five-county median $300 (n=3,206, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Wellington against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Wellington and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Wellington HOA fees on townhouses and villas sit 75% above the South Florida median", "after": "Wellington townhouses and villas, retained usable-fee sample (n=43): median $525/month, 75% above the five-county median of $300", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$525", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "43", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 16.3% (7 listings); $200 to $300 4.7% (2 listings); $300 to $400 9.3% (4 listings); $400 to $600 48.8% (21 listings); $600 to $1,000 7% (3 listings); $1,000 and up 14% (6 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 16.3% (7 listings); $200 to $300 4.7% (2 listings); $300 to $400 9.3% (4 listings); $400 to $600 48.8% (21 listings); $600 to $1,000 7% (3 listings); $1,000 and up 14% (6 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Wellington townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 43 active Wellington townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "48.8% of Wellington townhouses and villas for sale carry a fee of $400 to $600 a month", "after": "48.8% of Wellington's retained usable-fee sample (43 listings) falls in the $400 to $600 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "14%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "16.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "4.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "9.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "48.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s too few (3 listings); 1980s $566 (17 listings); 1990s too few (3 listings); 2000s $540 (11 listings); 2010s too few (4 listings); 2020s too few (5 listings).", "after": "Column chart of median fee by recorded decade built: 1970s count only (3 listings); 1980s $566 (17 listings); 1990s count only (3 listings); 2000s $540 (11 listings); 2010s count only (4 listings); 2020s count only (5 listings). Recorded year built 2005 or later $456 (11 listings); before 1995 $536 (20 listings). Small subgroup: 2005+ n=11; pre-1995 n=20; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Wellington townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Wellington townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=11; pre-1995 n=20. Small subgroup: 2005+ n=11; pre-1995 n=20; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Wellington townhouses and villas built since 2005 ask 15% less in fees than those built before 1995", "after": "Wellington townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=11) vs pre-1995 (n=20), monthly median 15% lower. Small subgroups: both; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$536", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "20", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$566", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "17", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$540", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$456", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Wellington townhouse or villa for sale carries a $525-a-month homeowners association fee, 75% above the South Florida median", "after": "Wellington townhouse or villa monthly homeowners association fees have a median of $525 in the retained usable-fee sample of 43 listings, 75% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "51.2% of Wellington townhouses and villas on the market ask $500 or more a month in fees; 16.3% stay under $200", "after": "In Wellington's retained usable-fee sample (43 listings after exclusions and percentile trimming), 51.2% have monthly-equivalent fees of $500 or more and 16.3% are below $200", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Wellington townhouses and villas built since 2005 carry fees 15% lower than communities from before 1995", "after": "Wellington townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=11) vs pre-1995 (n=20), monthly median 15% lower. Small subgroups: both; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "WELLINGTON, Fla., September 7, 2026 - The median monthly homeowners association fee across the 43 townhouses and villas listed for sale in Wellington is $525, with half of the listings between $337 and $566 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 75% above the five-county South Florida median of $300, and ranks Wellington 2 of 34 cities.", "after": "WELLINGTON, Fla., September 7, 2026 - Among 43 active townhouse or villa listings in Wellington retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $525, with the middle half between $337 and $566, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 48 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 75% above the separately trimmed five-county median of $300 and ranks 2nd among 34 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Wellington permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-wellington/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Wellington, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (44 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 43 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 48 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/wellington/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-wellington/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Wellington carries a monthly homeowners association fee of $525, 75% above the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Wellington's retained usable-fee sample (n=43), after exclusions and percentile trimming, is $525, compared with $300 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"51.2 percent of Wellington townhouses and villas on the market ask $500 or more a month in fees; 16.3 percent stay under $200.\"", "after": "\"Among Wellington townhouses and villas in the retained usable-fee sample (n=43) after exclusions and percentile trimming, 51.2 percent have listed monthly-equivalent fees of $500 or more and 16.3 percent are below $200.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Wellington, a townhouse or villa completed since 2005 carries a median fee of $456 a month, against $536 for one completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Wellington with a recorded construction year, the median monthly-equivalent fee is $456 for a recorded year built of 2005 or later (11 listings) and $536 for those built before 1995 (20 listings). Small subgroup: 2005+ n=11; pre-1995 n=20; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "8a11e8f36587de5d1461777046b75d673740a43b69e1474b92cb8654d0dc18bc", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nWellington HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Wellington townhouse or villa for sale carries a $525-a-month homeowners association fee,\n75% above the South Florida median\n51.2% of Wellington townhouses and villas on the market ask $500 or more a month in fees; 16.3% stay\nunder $200\nWellington townhouses and villas built since 2005 carry fees 15% lower than communities from before\n1995\nLEDE\nWELLINGTON, Fla., September 7, 2026 - The median monthly homeowners association fee across the 43\ntownhouses and villas listed for sale in Wellington is $525, with half of the listings between $337 and $566 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 75% above the five-\ncounty South Florida median of $300, and ranks Wellington 2 of 34 cities.\nNUT GRAF\nPer square foot, the median Wellington townhouse or villa fee is $0.27 a month on a median home of 1,739\nsquare feet; at the median asking price of $500K, a year of fees equals 0.93% of the price. 51.2% of listings ask\n$500 or more a month and 16.3% under $200. 2.3% of listings report two association layers (a master and a\nsub-association); 14% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 0% of listings, describe one as pending or payable by the buyer on 0%, and\nmention a mandatory club or membership on 0%. Communities completed since 2005 carry a median fee of\n$456 against $536 for those completed before 1995. 30.2% of the listings are entered as single-level villas, the\nrest as townhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Wellington\n48 (43 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$525\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$337 to $566\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nMedian fee per square foot per month\n$0.27 (median home 1,739 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n0.93% (asking $500K)\nSeptember 7, 2026\nListings asking $500 or more a month / under $200\n51.2% / 16.3%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n2.3% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n14%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Wellington ranks 2 of 34\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$456 (11 listings) / $536 (20 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Wellington carries a monthly homeowners association fee\nof $525, 75% above the five-county South Florida median of $300.\"\n\"51.2 percent of Wellington townhouses and villas on the market ask $500 or more a month in fees; 16.3\npercent stay under $200.\"\n\"In Wellington, a townhouse or villa completed since 2005 carries a median fee of $456 a month, against\n$536 for one completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Wellington against every South Florida city with 30 or more active townhouse or villa\nlistings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Wellington townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Wellington townhouses and villas by decade the home was\ncompleted, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Wellington permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (1 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-wellington/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "22b73dd7e8a0d8cd77bdd7e019b0652d4998cef531a31e61661080183656732a", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nWellington HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/wellington/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nWellington townhouse or villa monthly homeowners association fees have a median of $525 in the retained\nusable-fee sample of 43 listings, 75% above the five-county median\nIn Wellington's retained usable-fee sample (43 listings after exclusions and percentile trimming), 51.2% have\nmonthly-equivalent fees of $500 or more and 16.3% are below $200\nWellington townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=11) vs\npre-1995 (n=20), monthly median 15% lower. Small subgroups: both; read cautiously.\nLEDE\nWELLINGTON, Fla., September 7, 2026 - Among 43 active townhouse or villa listings in Wellington retained\nafter excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its\n99th percentile, the median monthly homeowners association fee is $525, with the middle half between $337\nand $566, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There\nare 48 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 75% above the separately trimmed five-county\nmedian of $300 and ranks 2nd among 34 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Wellington townhouse or villa fee is $0.27 a month\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\n(43 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a\nmedian 0.93% of the listing's current asking price across 43 retained listings with a current asking price of at\nleast $20,000; this is the median of per-listing ratios. 51.2% of the retained sample have fees of $500 or more\na month and 16.3% are below $200. 2.3% of the retained sample report two association layers (a master and a\nsub-association, summed here); 14% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable\nby the buyer on 0%, and mention a mandatory club or membership on 0%; 42 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. Among retained listings\nwith a recorded construction year, the median monthly-equivalent fee is $456 for a recorded year built of 2005\nor later (11 listings) and $536 for those built before 1995 (20 listings); construction year is a recorded field and\nthis comparison does not explain why fees differ. Small subgroup: 2005+ n=11; pre-1995 n=20; read\ncautiously. 30.2% of retained listings have the recorded MLS subtype Villa; the remainder have subtype\nTownhouse. The two subtypes are reported together after condominium classification.\nFACT BOX\nActive townhouse or villa listings, Wellington\n(before exclusions and trimming)\n48\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n44 / 43 (1 trimmed; 0 fee without billing frequency\nexcluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$525\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$337 to $566\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.27 (43 retained listings with recorded living area\nof at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n0.93% (43 retained listings with a current asking price\nof at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n51.2% (22) / 16.3% (7) of 43\nSeptember 7, 2026\nTwo association layers reported (master +\nsub), retained sample\n2.3% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly),\nretained sample\n14%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); Wellington ranks 2nd among 34\npublished city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or\nlater / before 1995 (retained sample)\n$456 (2005+ n=11) / $536 (pre-1995 n=20). Small\nsubgroup: 2005+ n=11; pre-1995 n=20; read\ncautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Wellington's retained usable-fee sample\n(n=43), after exclusions and percentile trimming, is $525, compared with $300 in the separately trimmed\nfive-county sample.\"\n\"Among Wellington townhouses and villas in the retained usable-fee sample (n=43) after exclusions and\npercentile trimming, 51.2 percent have listed monthly-equivalent fees of $500 or more and 16.3 percent\nare below $200.\"\n\"Among the retained usable-fee listings in Wellington with a recorded construction year, the median\nmonthly-equivalent fee is $456 for a recorded year built of 2005 or later (11 listings) and $536 for those\nbuilt before 1995 (20 listings). Small subgroup: 2005+ n=11; pre-1995 n=20; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nWellington and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-\ncounty reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a\nvalid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Wellington retained-sample median $525 a month\n(n=43); five-county median $300 (n=3,206, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 43 active Wellington townhouse or villa listings retained after unusable-\nfee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active\nlistings. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 0% (0\nlistings); $100 to $200 16.3% (7 listings); $200 to $300 4.7% (2 listings); $300 to $400 9.3% (4 listings); $400\nto $600 48.8% (21 listings); $600 to $1,000 7% (3 listings); $1,000 and up 14% (6 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Wellington townhouses and villas in the\nretained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a\nrecorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded\nYearBuilt 2005+ n=11; pre-1995 n=20. Small subgroup: 2005+ n=11; pre-1995 n=20; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s count only (3 listings);\n1980s $566 (17 listings); 1990s count only (3 listings); 2000s $540 (11 listings); 2010s count only (4 listings);\n2020s count only (5 listings). Recorded year built 2005 or later $456 (11 listings); before 1995 $536 (20\nlistings). Small subgroup: 2005+ n=11; pre-1995 n=20; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Wellington, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (44 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 43 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 48 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes\ntogether after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific\nassociation's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as\nthe brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable\nbut not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/wellington/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/hoa-fees-wellington/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "7ec7c55e15d8598085177aff2c36e0eab5aa45ec74a2820df21cf27167213e1d", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - WELLINGTON HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Wellington townhouse or villa monthly homeowners association fees have a median of $525 in the retained usable-fee sample of 43 listings, 75% above the five-county median\n2. In Wellington's retained usable-fee sample (43 listings after exclusions and percentile trimming), 51.2% have monthly-equivalent fees of $500 or more and 16.3% are below $200\n3. Wellington townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=11) vs pre-1995 (n=20), monthly median 15% lower. Small subgroups: both; read cautiously.\n\nLEDE\nWELLINGTON, Fla., September 7, 2026 - Among 43 active townhouse or villa listings in Wellington retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $525, with the middle half between $337 and $566, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 48 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 75% above the separately trimmed five-county median of $300 and ranks 2nd among 34 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Wellington townhouse or villa fee is $0.27 a month (43 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 0.93% of the listing's current asking price across 43 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 51.2% of the retained sample have fees of $500 or more a month and 16.3% are below $200. 2.3% of the retained sample report two association layers (a master and a sub-association, summed here); 14% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 42 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $456 for a recorded year built of 2005 or later (11 listings) and $536 for those built before 1995 (20 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=11; pre-1995 n=20; read cautiously. 30.2% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Wellington (before exclusions and trimming): 48 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 44 / 43 (1 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $525 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $337 to $566 [September 7, 2026]\n- Median fee per square foot per month: $0.27 (43 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 0.93% (43 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 51.2% (22) / 16.3% (7) of 43 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 2.3% (1) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 14% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 0% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Wellington ranks 2nd among 34 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $456 (2005+ n=11) / $536 (pre-1995 n=20). Small subgroup: 2005+ n=11; pre-1995 n=20; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Wellington's retained usable-fee sample (n=43), after exclusions and percentile trimming, is $525, compared with $300 in the separately trimmed five-county sample.\"\n- \"Among Wellington townhouses and villas in the retained usable-fee sample (n=43) after exclusions and percentile trimming, 51.2 percent have listed monthly-equivalent fees of $500 or more and 16.3 percent are below $200.\"\n- \"Among the retained usable-fee listings in Wellington with a recorded construction year, the median monthly-equivalent fee is $456 for a recorded year built of 2005 or later (11 listings) and $536 for those built before 1995 (20 listings). Small subgroup: 2005+ n=11; pre-1995 n=20; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- wellington-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Wellington and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Wellington retained-sample median $525 a month (n=43); five-county median $300 (n=3,206, region-level trim).\n- wellington-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 43 active Wellington townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 16.3% (7 listings); $200 to $300 4.7% (2 listings); $300 to $400 9.3% (4 listings); $400 to $600 48.8% (21 listings); $600 to $1,000 7% (3 listings); $1,000 and up 14% (6 listings).\n- wellington-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Wellington townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=11; pre-1995 n=20. Small subgroup: 2005+ n=11; pre-1995 n=20; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1970s count only (3 listings); 1980s $566 (17 listings); 1990s count only (3 listings); 2000s $540 (11 listings); 2010s count only (4 listings); 2020s count only (5 listings). Recorded year built 2005 or later $456 (11 listings); before 1995 $536 (20 listings). Small subgroup: 2005+ n=11; pre-1995 n=20; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Wellington, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (44 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (1 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 43 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 48 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/wellington/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-wellington/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "west-palm-beach", "city": "West Palm Beach", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "segments": { "houses": { "active": 433, "sample_ok": true, "small_sample": false, "pending": 186, "median_list_price": 695000.0, "cut_count": 177, "cut_pct": 40.9, "raised_count": 12, "median_cut_pct": 4.9, "median_cut_dollars": 30000.0, "cut_last30": 92, "cut_last30_pct": 21.2, "cut_last7": 33, "median_dom": 57, "median_cdom": 67, "relisted_count": 41, "relisted_pct": 9.5, "over90": 176, "over90_pct": 40.6, "over180": 79, "fresh_held": 155, "fresh_held_pct": 35.8, "stale_uncut": 83, "stale_uncut_pct": 19.2, "dom_buckets": [ { "label": "0-30", "count": 140, "pct": 32.3 }, { "label": "31-60", "count": 64, "pct": 14.8 }, { "label": "61-90", "count": 53, "pct": 12.2 }, { "label": "91-180", "count": 97, "pct": 22.4 }, { "label": "181+", "count": 79, "pct": 18.2 } ], "bands": [ { "label": "Under $500K", "active": 99, "cut": 53, "cut_pct": 53.5, "median_cdom": 51 }, { "label": "$500K to $1M", "active": 189, "cut": 76, "cut_pct": 40.2, "median_cdom": 57 }, { "label": "$1M to $2M", "active": 61, "cut": 25, "cut_pct": 41.0, "median_cdom": 79 }, { "label": "$2M to $5M", "active": 50, "cut": 18, "cut_pct": 36.0, "median_cdom": 93.0 }, { "label": "$5M and up", "active": 34, "cut": 5, "cut_pct": 14.7, "median_cdom": 113.5 } ], "pending_cut_count": 74, "pending_cut_pct": 39.8, "pending_median_cut_pct": 6.5, "pending_median_cdom": 55.0, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 432, "cut_pct": 41.4, "median_cdom": 65.5, "median_list_price": 695000.0 }, { "date": "2026-09-06", "active": 433, "cut_pct": 40.9, "median_cdom": 67, "median_list_price": 695000.0 }, { "date": "2026-09-07", "active": 433, "cut_pct": 40.9, "median_cdom": 67, "median_list_price": 695000.0 } ] }, "condos": { "active": 764, "sample_ok": true, "small_sample": false, "pending": 186, "median_list_price": 198444.0, "cut_count": 334, "cut_pct": 43.7, "raised_count": 27, "median_cut_pct": 6.8, "median_cut_dollars": 12000.0, "cut_last30": 141, "cut_last30_pct": 18.5, "cut_last7": 26, "median_dom": 69.5, "median_cdom": 83.5, "relisted_count": 81, "relisted_pct": 10.6, "over90": 372, "over90_pct": 48.7, "over180": 203, "fresh_held": 239, "fresh_held_pct": 31.3, "stale_uncut": 149, "stale_uncut_pct": 19.5, "dom_buckets": [ { "label": "0-30", "count": 208, "pct": 27.2 }, { "label": "31-60", "count": 109, "pct": 14.3 }, { "label": "61-90", "count": 75, "pct": 9.8 }, { "label": "91-180", "count": 169, "pct": 22.1 }, { "label": "181+", "count": 203, "pct": 26.6 } ], "bands": [ { "label": "Under $250K", "active": 524, "cut": 255, "cut_pct": 48.7, "median_cdom": 76.0 }, { "label": "$250K to $500K", "active": 114, "cut": 46, "cut_pct": 40.4, "median_cdom": 94.5 }, { "label": "$500K to $1M", "active": 43, "cut": 14, "cut_pct": 32.6, "median_cdom": 90 }, { "label": "$1M and up", "active": 83, "cut": 19, "cut_pct": 22.9, "median_cdom": 101 } ], "pending_cut_count": 54, "pending_cut_pct": 29.0, "pending_median_cut_pct": 10.8, "pending_median_cdom": 79.5, "tier": "c1", "series": [ { "date": "2026-09-05", "active": 677, "cut_pct": 43.1, "median_cdom": 90, "median_list_price": 195000.0 }, { "date": "2026-09-06", "active": 677, "cut_pct": 43.3, "median_cdom": 90, "median_list_price": 195000.0 }, { "date": "2026-09-07", "active": 764, "cut_pct": 43.7, "median_cdom": 83.5, "median_list_price": 198444.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "40.9% of West Palm Beach houses for sale have cut their asking price, 43.7% of condos", "West Palm Beach sellers hold firmer than the rest of Palm Beach County as 40.6% of houses pass 90 days on the market", "Buying in West Palm Beach? Two in five houses have already come down once, by a median $30K" ], "lede": "WEST PALM BEACH, Fla., September 7, 2026 - 40.9% of the 433 single-family homes listed for sale in West Palm Beach have reduced their asking price at least once, by a median 4.9% (about $30K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 764 condominium listings, 43.7% have cut, by a median 6.8%.", "quotes": [ "\"40.9 percent of single-family homes for sale in West Palm Beach have reduced their asking price at least once, by a median $30K.\"", "\"Counting every relisting, the median West Palm Beach house for sale has been waiting 67 days, not the 57 the current listing shows.\"", "\"Of the West Palm Beach houses now under contract, 60.2 percent never reduced their asking price; the rest cut by a median 6.5 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in West Palm Beach and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 433 houses, 764 condominiums, 186 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-west-palm-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, West Palm Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. West Palm Beach houses 40.9%, Palm Beach County houses 43.4%; West Palm Beach condominiums 43.7%, Palm Beach County condominiums 44.6%.", "title": "West Palm Beach houses are cutting 2.5 points less often than Palm Beach County" }, { "caption": "Active West Palm Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 40.6% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 32.3%, 31-60 days 14.8%, 61-90 days 12.2%, 91-180 days 22.4%, 181+ days 18.2%. Condominiums: 0-30 days 27.2%, 31-60 days 14.3%, 61-90 days 9.8%, 91-180 days 22.1%, 181+ days 26.6%.", "title": "40.6% of West Palm Beach houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active West Palm Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 53.5% of 99; $500K to $1M 40.2% of 189; $1M to $2M 41.0% of 61; $2M to $5M 36.0% of 50; $5M and up 14.7% of 34.", "title": "Under $500K West Palm Beach houses have cut most often: 53.5% of 99" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 1569 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 433, "sample_ok": true, "small_sample": false, "pending": 186, "median_list_price": 695000.0, "cut_count": 177, "cut_pct": 40.9, "raised_count": 12, "valid_price_count": 433, "missing_price_count": 0, "unchanged_count": 244, "not_below_original_count": 256, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.9, "median_cut_dollars": 30000.0, "cut_last30": 92, "cut_last30_pct": 21.2, "cut_last7": 33, "median_dom": 57, "median_cdom": 67, "dom_n": 433, "cdom_n": 433, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 433, "relisted_count": 41, "relisted_pct": 9.5, "over90": 176, "over90_pct": 40.6, "over180": 79, "fresh_held": 155, "fresh_held_pct": 35.8, "fresh_held_missing_cdom_count": 0, "stale_uncut": 83, "stale_uncut_pct": 19.2, "dom_buckets": [ { "label": "0-30", "count": 140, "pct": 32.3 }, { "label": "31-60", "count": 64, "pct": 14.8 }, { "label": "61-90", "count": 53, "pct": 12.2 }, { "label": "91-180", "count": 97, "pct": 22.4 }, { "label": "181+", "count": 79, "pct": 18.2 } ], "bands": [ { "label": "Under $500K", "active": 99, "cut": 53, "cut_pct": 53.5, "median_cdom": 51, "cut_pct_denominator": 99, "cdom_n": 99, "valid_price_count": 99 }, { "label": "$500K to $1M", "active": 189, "cut": 76, "cut_pct": 40.2, "median_cdom": 57, "cut_pct_denominator": 189, "cdom_n": 189, "valid_price_count": 189 }, { "label": "$1M to $2M", "active": 61, "cut": 25, "cut_pct": 41.0, "median_cdom": 79, "cut_pct_denominator": 61, "cdom_n": 61, "valid_price_count": 61 }, { "label": "$2M to $5M", "active": 50, "cut": 18, "cut_pct": 36.0, "median_cdom": 93.0, "cut_pct_denominator": 50, "cdom_n": 50, "valid_price_count": 50 }, { "label": "$5M and up", "active": 34, "cut": 5, "cut_pct": 14.7, "median_cdom": 113.5, "cut_pct_denominator": 34, "cdom_n": 34, "valid_price_count": 34 } ], "pending_cut_count": 74, "pending_cut_pct": 39.8, "pending_valid_price_count": 186, "pending_missing_price_count": 0, "pending_unchanged_count": 106, "pending_raised_count": 6, "pending_not_below_original_count": 112, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 186, "pending_dom_n": 186, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 6.5, "pending_median_cdom": 55.0, "denominators": { "cut_pct": 433, "cut_last30_pct": 433, "relisted_pct": 433, "fresh_held_pct": 433, "stale_uncut_pct": 433, "over90_pct": 433, "dom_bucket_pct": 433, "pending_cut_pct": 186, "median_dom": 433, "median_cdom": 433, "median_cut_pct": 177, "median_cut_dollars": 177, "pending_median_cut_pct": 74, "pending_median_cdom": 186 }, "county_counts": { "Palm Beach": 433 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 433, "cut_pct": 40.9, "median_cdom": 67, "median_list_price": 695000.0 } ] }, "condos": { "active": 764, "sample_ok": true, "small_sample": false, "pending": 186, "median_list_price": 198444.0, "cut_count": 335, "cut_pct": 43.8, "raised_count": 27, "valid_price_count": 764, "missing_price_count": 0, "unchanged_count": 402, "not_below_original_count": 429, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.7, "median_cut_dollars": 12000.0, "cut_last30": 142, "cut_last30_pct": 18.6, "cut_last7": 27, "median_dom": 69.5, "median_cdom": 83.5, "dom_n": 764, "cdom_n": 764, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 764, "relisted_count": 81, "relisted_pct": 10.6, "over90": 372, "over90_pct": 48.7, "over180": 203, "fresh_held": 238, "fresh_held_pct": 31.2, "fresh_held_missing_cdom_count": 0, "stale_uncut": 149, "stale_uncut_pct": 19.5, "dom_buckets": [ { "label": "0-30", "count": 207, "pct": 27.1 }, { "label": "31-60", "count": 110, "pct": 14.4 }, { "label": "61-90", "count": 75, "pct": 9.8 }, { "label": "91-180", "count": 169, "pct": 22.1 }, { "label": "181+", "count": 203, "pct": 26.6 } ], "bands": [ { "label": "Under $250K", "active": 524, "cut": 256, "cut_pct": 48.9, "median_cdom": 76.0, "cut_pct_denominator": 524, "cdom_n": 524, "valid_price_count": 524 }, { "label": "$250K to $500K", "active": 114, "cut": 46, "cut_pct": 40.4, "median_cdom": 94.5, "cut_pct_denominator": 114, "cdom_n": 114, "valid_price_count": 114 }, { "label": "$500K to $1M", "active": 43, "cut": 14, "cut_pct": 32.6, "median_cdom": 90, "cut_pct_denominator": 43, "cdom_n": 43, "valid_price_count": 43 }, { "label": "$1M and up", "active": 83, "cut": 19, "cut_pct": 22.9, "median_cdom": 101, "cut_pct_denominator": 83, "cdom_n": 83, "valid_price_count": 83 } ], "pending_cut_count": 54, "pending_cut_pct": 29.0, "pending_valid_price_count": 186, "pending_missing_price_count": 0, "pending_unchanged_count": 119, "pending_raised_count": 13, "pending_not_below_original_count": 132, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 186, "pending_dom_n": 186, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 10.8, "pending_median_cdom": 79.5, "denominators": { "cut_pct": 764, "cut_last30_pct": 764, "relisted_pct": 764, "fresh_held_pct": 764, "stale_uncut_pct": 764, "over90_pct": 764, "dom_bucket_pct": 764, "pending_cut_pct": 186, "median_dom": 764, "median_cdom": 764, "median_cut_pct": 335, "median_cut_dollars": 335, "pending_median_cut_pct": 54, "pending_median_cdom": 186 }, "county_counts": { "Palm Beach": 764 }, "tier": "c1", "series": [ { "date": "2026-09-07", "active": 764, "cut_pct": 43.8, "median_cdom": 83.5, "median_list_price": 198444.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "40.9% of West Palm Beach houses for sale are asking less than their original list price; 43.8% of condos", "Seller Blink Rate™ in West Palm Beach: 40.9% of houses list below original asking, against 43.4% across Palm Beach County", "Buying in West Palm Beach? 177 of the 433 houses for sale are asking below their original price, by a median $30K" ], "lede": "WEST PALM BEACH, Fla., September 7, 2026 - 40.9% of the 433 single-family homes listed for sale in West Palm Beach (177 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 177 reduced listings, the median reduction is 4.9% (about $30K). Among the city's 764 condominium listings, 43.8% are asking below their original price, by a median 6.7%.", "quotes": [ "\"40.9 percent of single-family homes for sale in West Palm Beach have a current asking price below their original list price; among those 177 reduced listings the median reduction is $30K.\"", "\"Among active West Palm Beach houses, the median recorded CumulativeDaysOnMarket value is 67 days and the median recorded DaysOnMarket value is 57 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 39.8 percent of the 186 West Palm Beach houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6.5 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is West Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (244 unchanged, 12 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 433 houses, 764 condominiums, 186 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/west-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-west-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, West Palm Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. West Palm Beach houses 40.9%, Palm Beach County houses 43.4%; West Palm Beach condominiums 43.8%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 40.9% of West Palm Beach houses for sale are asking below their original price, against 43.4% across Palm Beach County", "visible_labels": [ "44.6%", "43.8%", "43.4%", "40.9%" ] }, { "caption": "Active West Palm Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 40.6% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 32.3%, 31-60 days 14.8%, 61-90 days 12.2%, 91-180 days 22.4%, 181+ days 18.2%. Condominiums: 0-30 days 27.1%, 31-60 days 14.4%, 61-90 days 9.8%, 91-180 days 22.1%, 181+ days 26.6%.", "title": "40.6% of West Palm Beach houses for sale with a recorded cumulative-days value exceed 90 days; 48.7% of condos", "visible_labels": [ "32.3%", "27.1%", "14.8%", "14.4%", "12.2%", "9.8%", "22.4%", "22.1%", "18.2%", "26.6%", "40.6%" ] }, { "caption": "Share of active West Palm Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 53.5% (53 of 99); $500K to $1M 40.2% (76 of 189); $1M to $2M 41% (25 of 61); $2M to $5M 36% (18 of 50); $5M and up 14.7% (5 of 34).", "title": "Under $500K West Palm Beach houses show the highest share asking below original: 53.5% of 99", "visible_labels": [ "14.7%", "5", "34", "36%", "18", "50", "41%", "25", "61", "40.2%", "76", "189", "53.5%", "53", "99" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 1569, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 524, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut", "before": 255, "after": 256, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct", "before": 48.7, "after": 48.9, "before_present": true, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 524, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 524, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 114, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 114, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 114, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 83, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 83, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 83, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 764, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Palm Beach", "before": null, "after": 764, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_count", "before": 334, "after": 335, "before_present": true, "after_present": true }, { "field": "city.segments.condos.cut_last30", "before": 141, "after": 142, "before_present": true, "after_present": true }, { "field": "city.segments.condos.cut_last30_pct", "before": 18.5, "after": 18.6, "before_present": true, "after_present": true }, { "field": "city.segments.condos.cut_last7", "before": 26, "after": 27, "before_present": true, "after_present": true }, { "field": "city.segments.condos.cut_pct", "before": 43.7, "after": 43.8, "before_present": true, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 764, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 764, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 764, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 764, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 764, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 335, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 335, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 764, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 764, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 186, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 186, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 764, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 764, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].count", "before": 208, "after": 207, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].pct", "before": 27.2, "after": 27.1, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[1].count", "before": 109, "after": 110, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_buckets[1].pct", "before": 14.3, "after": 14.4, "before_present": true, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 764, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held", "before": 239, "after": 238, "before_present": true, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_pct", "before": 31.3, "after": 31.2, "before_present": true, "after_present": true }, { "field": "city.segments.condos.median_cut_pct", "before": 6.8, "after": 6.7, "before_present": true, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 429, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 764, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 186, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 186, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 186, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 402, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 764, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 189, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 189, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 189, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 433, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Palm Beach", "before": null, "after": 433, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 433, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 433, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 433, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 433, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 433, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 177, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 177, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 433, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 433, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 186, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 186, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 74, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 433, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 433, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 433, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 256, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 433, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 186, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 186, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 112, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 106, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 186, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 244, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 433, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. West Palm Beach houses 40.9%, Palm Beach County houses 43.4%; West Palm Beach condominiums 43.7%, Palm Beach County condominiums 44.6%.", "after": "Horizontal bar chart. West Palm Beach houses 40.9%, Palm Beach County houses 43.4%; West Palm Beach condominiums 43.8%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, West Palm Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, West Palm Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "West Palm Beach houses are cutting 2.5 points less often than Palm Beach County", "after": "Seller Blink Rate™: 40.9% of West Palm Beach houses for sale are asking below their original price, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "44.6%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "43.8%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "40.9%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 32.3%, 31-60 days 14.8%, 61-90 days 12.2%, 91-180 days 22.4%, 181+ days 18.2%. Condominiums: 0-30 days 27.2%, 31-60 days 14.3%, 61-90 days 9.8%, 91-180 days 22.1%, 181+ days 26.6%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 32.3%, 31-60 days 14.8%, 61-90 days 12.2%, 91-180 days 22.4%, 181+ days 18.2%. Condominiums: 0-30 days 27.1%, 31-60 days 14.4%, 61-90 days 9.8%, 91-180 days 22.1%, 181+ days 26.6%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active West Palm Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 40.6% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active West Palm Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 40.6% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "40.6% of West Palm Beach houses for sale have waited more than 90 days, counting every relisting", "after": "40.6% of West Palm Beach houses for sale with a recorded cumulative-days value exceed 90 days; 48.7% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "32.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "40.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "27.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "14.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "14.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "12.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "9.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "22.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "22.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "18.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "26.6%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 53.5% of 99; $500K to $1M 40.2% of 189; $1M to $2M 41.0% of 61; $2M to $5M 36.0% of 50; $5M and up 14.7% of 34.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 53.5% (53 of 99); $500K to $1M 40.2% (76 of 189); $1M to $2M 41% (25 of 61); $2M to $5M 36% (18 of 50); $5M and up 14.7% (5 of 34).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active West Palm Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active West Palm Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Under $500K West Palm Beach houses have cut most often: 53.5% of 99", "after": "Under $500K West Palm Beach houses show the highest share asking below original: 53.5% of 99", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "14.7%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "76", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "189", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "53.5%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "53", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "99", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "34", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "36%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "18", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "50", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "41%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "25", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "61", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "40.2%", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "40.9% of West Palm Beach houses for sale have cut their asking price, 43.7% of condos", "after": "40.9% of West Palm Beach houses for sale are asking less than their original list price; 43.8% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "West Palm Beach sellers hold firmer than the rest of Palm Beach County as 40.6% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in West Palm Beach: 40.9% of houses list below original asking, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in West Palm Beach? Two in five houses have already come down once, by a median $30K", "after": "Buying in West Palm Beach? 177 of the 433 houses for sale are asking below their original price, by a median $30K", "before_present": true, "after_present": true }, { "field": "lede", "before": "WEST PALM BEACH, Fla., September 7, 2026 - 40.9% of the 433 single-family homes listed for sale in West Palm Beach have reduced their asking price at least once, by a median 4.9% (about $30K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 764 condominium listings, 43.7% have cut, by a median 6.8%.", "after": "WEST PALM BEACH, Fla., September 7, 2026 - 40.9% of the 433 single-family homes listed for sale in West Palm Beach (177 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 177 reduced listings, the median reduction is 4.9% (about $30K). Among the city's 764 condominium listings, 43.8% are asking below their original price, by a median 6.7%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in West Palm Beach and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 433 houses, 764 condominiums, 186 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-west-palm-beach/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is West Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (244 unchanged, 12 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 433 houses, 764 condominiums, 186 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/west-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-west-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"40.9 percent of single-family homes for sale in West Palm Beach have reduced their asking price at least once, by a median $30K.\"", "after": "\"40.9 percent of single-family homes for sale in West Palm Beach have a current asking price below their original list price; among those 177 reduced listings the median reduction is $30K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median West Palm Beach house for sale has been waiting 67 days, not the 57 the current listing shows.\"", "after": "\"Among active West Palm Beach houses, the median recorded CumulativeDaysOnMarket value is 67 days and the median recorded DaysOnMarket value is 57 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the West Palm Beach houses now under contract, 60.2 percent never reduced their asking price; the rest cut by a median 6.5 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 39.8 percent of the 186 West Palm Beach houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6.5 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "c6146efc7bb1812d8b2ed08c3306b7b55c8bbeaa4f0a1f883094809341e54a7e", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nWest Palm Beach price cuts and true days on market\nHEADLINE OPTIONS\n40.9% of West Palm Beach houses for sale have cut their asking price, 43.7% of condos\nWest Palm Beach sellers hold firmer than the rest of Palm Beach County as 40.6% of houses pass 90 days\non the market\nBuying in West Palm Beach? Two in five houses have already come down once, by a median $30K\nLEDE\nWEST PALM BEACH, Fla., September 7, 2026 - 40.9% of the 433 single-family homes listed for sale in West\nPalm Beach have reduced their asking price at least once, by a median 4.9% (about $30K), according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. Among the city's 764 condominium listings, 43.7%\nhave cut, by a median 6.8%.\nNUT GRAF\nThe figures point to a market where 39.8% of houses reached a contract only after a price cut: of the 186 West\nPalm Beach houses now under contract, 39.8% reduced before going under contract, with a median cut of\n6.5% and a median 55 days to contract. Across Palm Beach County the price-cut share is 43.4% for houses and\n44.6% for condominiums, so West Palm Beach houses are cutting 2.5 points less often than the county.\nCounting every relisting, the median West Palm Beach house for sale has been on the market 67 days, against\n57 on its current listing; 9.5% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nWest Palm\nBeach\n433\nShare with at\nleast one price\nreduction,\nhouses\n40.9% (177 of 433)\nMedian\nreduction\nfrom original\nasking, houses\n4.9% (about $30K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings, West\nPalm Beach\n764\nShare with at\nleast one price\nreduction,\ncondominiums\n43.7% (334 of 764)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n67 days (57 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n40.6% (176 of 433)\nHouses under\ncontract that\nreduced first\n39.8% of 186\nPalm Beach\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.4% / 44.6%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Bea\nQUOTABLE DATA POINTS\n\"40.9 percent of single-family homes for sale in West Palm Beach have reduced their asking price at least\nonce, by a median $30K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median West Palm Beach house for sale has been waiting 67 days, not the\n57 the current listing shows.\"\n\"Of the West Palm Beach houses now under contract, 60.2 percent never reduced their asking price; the\nrest cut by a median 6.5 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, West Palm Beach versus Palm Beach County, houses and condominiums,\nSeptember 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive West Palm Beach listings by cumulative days on market, houses and condominiums, September 7, 2026. 40.6% of houses have\npassed 90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active West Palm Beach houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in West Palm Beach and Palm Beach County\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit\nreflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days\non market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences;\ncondominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under\nContract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 433 houses, 764\ncondominiums, 186 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields.\nFigures refresh every morning at https://www.pbprealestate.com/price-cuts-west-palm-beach/ . Conditions read: How the read\nworks: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses\nand condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least\n3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced\ncities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and\nthe label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a\nforecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and\nmay not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "599a4e993cdc3189d594ab2a19ca4af48032f33ce1ff058418886c91fdfdf24d", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nWest Palm Beach asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/west-palm-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n40.9% of West Palm Beach houses for sale are asking less than their original list price; 43.8% of condos\nSeller Blink Rate™ in West Palm Beach: 40.9% of houses list below original asking, against 43.4% across\nPalm Beach County\nBuying in West Palm Beach? 177 of the 433 houses for sale are asking below their original price, by a\nmedian $30K\nLEDE\nWEST PALM BEACH, Fla., September 7, 2026 - 40.9% of the 433 single-family homes listed for sale in West\nPalm Beach (177 listings) have a current asking price below their original list price, according to PBP Real\nEstate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 177 reduced listings, the\nmedian reduction is 4.9% (about $30K). Among the city's 764 condominium listings, 43.8% are asking below\ntheir original price, by a median 6.7%.\nNUT GRAF\nFor active West Palm Beach houses, the median recorded CumulativeDaysOnMarket value is 67 days and the\nmedian recorded DaysOnMarket value is 57 days, each calculated from non-missing values in that field (433\nand 433 listings). 9.5% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 186 West Palm Beach\nhouses under contract (Pending or Active Under Contract), 74 (39.8%) have a recorded asking price below their\noriginal list price; the median reduction among that group is 6.5%. The remainder are not recorded as below\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\ntheir original list price, which is not a price history. These asking-price fields do not disclose the agreed contract\nprice. Across Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for\ncondominiums; West Palm Beach houses are 2.5 points below the county share.\nFACT BOX\nActive single-family listings, West\nPalm Beach\n433\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n40.9% (177 of 433)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n433 / 0; 244 / 12\nSeptember 7, 2026\nMedian reduction among the 177\nreduced houses\n4.9% (about $30K)\nSeptember 7, 2026\nActive condominium listings, West\nPalm Beach\n764\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n43.8% (335 of 764)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n67 / 57 days (from 433 / 433 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over\n90 days\n40.6% (176 of 433 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking\nbelow original list price\n39.8% (74 of 186)\nSeptember 7, 2026\nPalm Beach County share asking\nbelow original, houses /\ncondominiums\n43.4% / 44.6%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Between the comparison thresholds; Condominiums:\nBetween the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking\n$600K to $1M; peer share 44.3%)\nRoyal Palm Beach, Homestead, Jensen Beach, Hallandale\nBeach, Hollywood, Pompano Beach, Dania Beach, Hialeah,\nNorth Miami Beach, Pembroke Pines, Cutler Bay, Miramar, The\nAcreage, Coral Springs, North Miami, Hobe Sound, Stuart,\nPlantation, Westlake, Loxahatchee, Miami, Cooper City, Palm\nCity, Wilton Manors, Fort Lauderdale\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"40.9 percent of single-family homes for sale in West Palm Beach have a current asking price below their\noriginal list price; among those 177 reduced listings the median reduction is $30K.\"\n\"Among active West Palm Beach houses, the median recorded CumulativeDaysOnMarket value is 67 days\nand the median recorded DaysOnMarket value is 57 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"At the snapshot, 39.8 percent of the 186 West Palm Beach houses under contract had a recorded asking\nprice below their original list price; the median reduction among that group was 6.5 percent. The\nremainder were not recorded as below their original list price, which is not a price history. Agreed contract\nprices are not inferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, West Palm Beach versus Palm\nBeach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. West Palm Beach houses 40.9%, Palm Beach County houses\n43.4%; West Palm Beach condominiums 43.8%, Palm Beach County condominiums 44.6%. Share of active\nlistings asking below their original list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive West Palm Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 40.6% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 32.3%, 31-60\ndays 14.8%, 61-90 days 12.2%, 91-180 days 22.4%, 181+ days 18.2%. Condominiums: 0-30 days 27.1%,\n31-60 days 14.4%, 61-90 days 9.8%, 91-180 days 22.1%, 181+ days 26.6%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active West Palm Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands\nwith 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 53.5% (53 of 99); $500K to $1M 40.2% (76 of 189); $1M to $2M 41% (25 of 61); $2M\nto $5M 36% (18 of 50); $5M and up 14.7% (5 of 34).\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is West Palm Beach,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (244 unchanged, 12 above original, 0 without both prices among houses). The median reduction is the middle\nvalue among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on\nmarket: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings\nwith a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket\nvalue. These fields are not an independently reconstructed property history, do not verify whether or how often a property was\nrelisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a\nband are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a\ntie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 433 houses,\n764 condominiums, 186 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/west-palm-beach/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-west-palm-beach/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "fe8fe0c707f33aaa089ed5541a9e1e9f7b77ff3aff40a77087b42bbae4f0a25f", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - WEST PALM BEACH PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 40.9% of West Palm Beach houses for sale are asking less than their original list price; 43.8% of condos\n2. Seller Blink Rate™ in West Palm Beach: 40.9% of houses list below original asking, against 43.4% across Palm Beach County\n3. Buying in West Palm Beach? 177 of the 433 houses for sale are asking below their original price, by a median $30K\n\nLEDE\nWEST PALM BEACH, Fla., September 7, 2026 - 40.9% of the 433 single-family homes listed for sale in West Palm Beach (177 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 177 reduced listings, the median reduction is 4.9% (about $30K). Among the city's 764 condominium listings, 43.8% are asking below their original price, by a median 6.7%.\n\nNUT GRAF\nFor active West Palm Beach houses, the median recorded CumulativeDaysOnMarket value is 67 days and the median recorded DaysOnMarket value is 57 days, each calculated from non-missing values in that field (433 and 433 listings). 9.5% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 186 West Palm Beach houses under contract (Pending or Active Under Contract), 74 (39.8%) have a recorded asking price below their original list price; the median reduction among that group is 6.5%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for condominiums; West Palm Beach houses are 2.5 points below the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, West Palm Beach: 433 [September 7, 2026]\n- Share asking below original list price, houses: 40.9% (177 of 433) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 433 / 0; 244 / 12 [September 7, 2026]\n- Median reduction among the 177 reduced houses: 4.9% (about $30K) [September 7, 2026]\n- Active condominium listings, West Palm Beach: 764 [September 7, 2026]\n- Share asking below original list price, condominiums: 43.8% (335 of 764) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 67 / 57 days (from 433 / 433 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 40.6% (176 of 433 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 39.8% (74 of 186) [September 7, 2026]\n- Palm Beach County share asking below original, houses / condominiums: 43.4% / 44.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, North Miami Beach, Pembroke Pines, Cutler Bay, Miramar, The Acreage, Coral Springs, North Miami, Hobe Sound, Stuart, Plantation, Westlake, Loxahatchee, Miami, Cooper City, Palm City, Wilton Manors, Fort Lauderdale [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"40.9 percent of single-family homes for sale in West Palm Beach have a current asking price below their original list price; among those 177 reduced listings the median reduction is $30K.\"\n- \"Among active West Palm Beach houses, the median recorded CumulativeDaysOnMarket value is 67 days and the median recorded DaysOnMarket value is 57 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 39.8 percent of the 186 West Palm Beach houses under contract had a recorded asking price below their original list price; the median reduction among that group was 6.5 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- west-palm-beach-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, West Palm Beach versus Palm Beach County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. West Palm Beach houses 40.9%, Palm Beach County houses 43.4%; West Palm Beach condominiums 43.8%, Palm Beach County condominiums 44.6%. Share of active listings asking below their original list price, September 7, 2026.\n- west-palm-beach-true-days-on-market-r1-2026-09-07.png\n Caption: Active West Palm Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 40.6% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 32.3%, 31-60 days 14.8%, 61-90 days 12.2%, 91-180 days 22.4%, 181+ days 18.2%. Condominiums: 0-30 days 27.1%, 31-60 days 14.4%, 61-90 days 9.8%, 91-180 days 22.1%, 181+ days 26.6%.\n- west-palm-beach-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active West Palm Beach houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 53.5% (53 of 99); $500K to $1M 40.2% (76 of 189); $1M to $2M 41% (25 of 61); $2M to $5M 36% (18 of 50); $5M and up 14.7% (5 of 34).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is West Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (244 unchanged, 12 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 433 houses, 764 condominiums, 186 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/west-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-west-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-920dee18f01c41a46783" }, { "slug": "west-palm-beach", "city": "West Palm Beach", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 764, "with_fee": 756, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 764, "cut_count": 334, "cut_pct": 43.7, "median_cut_pct": 6.8, "median_cut_dollars": 12000 }, "outliers_dropped": 16, "n": 740, "median": 589, "p10": 403, "p25": 482, "p75": 846, "p90": 1531, "min": 309, "max": 12133, "median_sqft": 0.67, "n_sqft": 738, "median_pct_price": 3.69, "median_list_price": 195000, "median_year_built": 1980, "median_sqft_area": 990, "over_1000": 144, "over_1000_pct": 19.5, "under_500": 212, "under_500_pct": 28.6, "hi_thr": 1000, "lo_thr": 500, "over_hi": 144, "over_hi_pct": 19.5, "under_lo": 212, "under_lo_pct": 28.6, "types": { "Condominium": { "count": 657, "pct": 88.8 }, "Villa": { "count": 60, "pct": 8.1 }, "Townhouse": { "count": 22, "pct": 3.0 }, "Quadruplex": { "count": 1, "pct": 0.1 } }, "regime": { "COA": { "count": 682, "pct": 92.2 }, "HOA": { "count": 38, "pct": 5.1 }, "not_recorded": { "count": 20, "pct": 2.7 } }, "villa_median": 506, "townhouse_median": 612, "cadence": { "Monthly": { "count": 723, "pct": 97.7 }, "Quarterly": { "count": 17, "pct": 2.3 } }, "stacked": { "count": 25, "pct": 3.4, "median_total": 742, "median_master": 185 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 212, "pct": 28.6 }, { "label": "$500 to $750", "count": 288, "pct": 38.9 }, { "label": "$750 to $1,000", "count": 96, "pct": 13.0 }, { "label": "$1,000 to $1,500", "count": 66, "pct": 8.9 }, { "label": "$1,500 to $2,000", "count": 21, "pct": 2.8 }, { "label": "$2,000 and up", "count": 57, "pct": 7.7 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 36, "median": 500, "median_sqft": 0.75 }, { "label": "1970s", "n": 307, "median": 537, "median_sqft": 0.71 }, { "label": "1980s", "n": 185, "median": 613, "median_sqft": 0.58 }, { "label": "1990s", "n": 30, "median": 648, "median_sqft": 0.63 }, { "label": "2000s", "n": 137, "median": 792, "median_sqft": 0.6 }, { "label": "2010s", "n": 2, "median": 9843, "median_sqft": 2.1 }, { "label": "2020s", "n": 43, "median": 5093, "median_sqft": 1.97 } ], "bands": [ { "label": "Under $250K", "n": 514, "median": 534, "median_pct_price": 4.36 }, { "label": "$250K to $500K", "n": 113, "median": 807, "median_pct_price": 2.78 }, { "label": "$500K to $1M", "n": 43, "median": 1198, "median_pct_price": 2.01 }, { "label": "$1M and up", "n": 70, "median": 3557, "median_pct_price": 1.05 } ], "pre1995": { "n": 557, "median": 551 }, "post2005": { "n": 119, "median": 1299 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 536, "pct": 76.9 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 471, "pct": 67.6 }, { "key": "Trash", "label": "Trash", "count": 435, "pct": 62.4 }, { "key": "CableTv", "label": "Cable TV", "count": 402, "pct": 57.7 }, { "key": "Water", "label": "Water", "count": 401, "pct": 57.5 }, { "key": "Insurance", "label": "Building insurance", "count": 376, "pct": 53.9 }, { "key": "Security", "label": "Security", "count": 347, "pct": 49.8 }, { "key": "Sewer", "label": "Sewer", "count": 327, "pct": 46.9 }, { "key": "PestControl", "label": "Pest control", "count": 226, "pct": 32.4 }, { "key": "Pools", "label": "Pool", "count": 221, "pct": 31.7 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 208, "pct": 29.8 }, { "key": "Roof", "label": "Roof", "count": 205, "pct": 29.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 166, "pct": 23.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 160, "pct": 23.0 } ], "includes_n": 697, "flags": { "sa_mentioned": { "count": 46, "pct": 6.2 }, "sa_none_or_paid": { "count": 36, "pct": 4.9 }, "sa_pending": { "count": 4, "pct": 0.5 }, "capital_contribution": { "count": 3, "pct": 0.4 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 5, "pct": 0.7 }, "reserves": { "count": 3, "pct": 0.4 }, "land_lease": { "count": 6, "pct": 0.8 }, "remarks_n": 721 }, "developments": [ { "name": "Century Village", "master": "Century Village", "n": 22, "anecdotal": false, "median": 579, "median_sqft": 0.75, "year_built": 1971, "median_list_price": 135000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 }, { "name": "Golden Lakes Village 1 Thru 13 A", "master": "Golden Lakes", "n": 21, "anecdotal": false, "median": 567, "median_sqft": 0.62, "year_built": 1979, "median_list_price": 156900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 5 }, { "name": "Palm Club Village Ii Cond", "master": null, "n": 19, "anecdotal": false, "median": 624, "median_sqft": 0.56, "year_built": 1984, "median_list_price": 212000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cresthaven Townhomes Sec", "master": null, "n": 15, "anecdotal": false, "median": 543, "median_sqft": 0.48, "year_built": 1980, "median_list_price": 199500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 9 }, { "name": "Whitehall Village", "master": "Whitehall", "n": 15, "anecdotal": false, "median": 855, "median_sqft": 0.59, "year_built": 1987, "median_list_price": 209000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Breakwaters of the Palm Beaches", "master": null, "n": 14, "anecdotal": false, "median": 676, "median_sqft": 0.79, "year_built": 1979, "median_list_price": 136925, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Grand Isles", "master": null, "n": 14, "anecdotal": false, "median": 565, "median_sqft": 0.55, "year_built": 2000, "median_list_price": 205000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Emerald Isle at Laguna Lakes", "master": "Laguna Lakes Condo", "n": 11, "anecdotal": false, "median": 698, "median_sqft": 0.54, "year_built": 2002, "median_list_price": 218000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Milano", "master": null, "n": 11, "anecdotal": false, "median": 680, "median_sqft": 0.73, "year_built": 1994, "median_list_price": 215000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Palm Beach House", "master": null, "n": 11, "anecdotal": false, "median": 1355, "median_sqft": 1.16, "year_built": 1978, "median_list_price": 375000, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Windsor", "master": null, "n": 11, "anecdotal": false, "median": 500, "median_sqft": 0.79, "year_built": 1972, "median_list_price": 70900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Presidential Golfview Cond Decl Filed 5 16 81", "master": null, "n": 10, "anecdotal": false, "median": 425, "median_sqft": 0.53, "year_built": 1981, "median_list_price": 167000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Camden", "master": null, "n": 8, "anecdotal": true, "median": 528, "median_sqft": 0.83, "year_built": 1972, "median_list_price": 66950, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cityplace South Tower Con", "master": null, "n": 8, "anecdotal": true, "median": 1230, "median_sqft": 1.13, "year_built": 2008, "median_list_price": 824000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cross Creek", "master": null, "n": 8, "anecdotal": true, "median": 606, "median_sqft": 0.65, "year_built": 1980, "median_list_price": 176500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Eden Place", "master": null, "n": 8, "anecdotal": true, "median": 502, "median_sqft": 0.8, "year_built": 1984, "median_list_price": 165000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Forest Hill Gardens", "master": null, "n": 8, "anecdotal": true, "median": 439, "median_sqft": 0.68, "year_built": 1980, "median_list_price": 142000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Northampton", "master": null, "n": 8, "anecdotal": true, "median": 459, "median_sqft": 0.67, "year_built": 1972, "median_list_price": 88500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "One City Plaza", "master": null, "n": 8, "anecdotal": true, "median": 1500, "median_sqft": 1.07, "year_built": 2006, "median_list_price": 1297500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Palm Lake", "master": null, "n": 8, "anecdotal": true, "median": 607, "median_sqft": 0.6, "year_built": 1991, "median_list_price": 211000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cresthaven Villas 24", "master": null, "n": 7, "anecdotal": true, "median": 411, "median_sqft": 0.55, "year_built": 1972, "median_list_price": 134000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 4 }, { "name": "Kent", "master": null, "n": 7, "anecdotal": true, "median": 538, "median_sqft": 0.76, "year_built": 1973, "median_list_price": 85000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Lands of the President 3", "master": null, "n": 7, "anecdotal": true, "median": 1373, "median_sqft": 1.13, "year_built": 1972, "median_list_price": 249000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lands of the President Cond 7", "master": null, "n": 7, "anecdotal": true, "median": 911, "median_sqft": 0.88, "year_built": 1975, "median_list_price": 199000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Southampton", "master": null, "n": 7, "anecdotal": true, "median": 547, "median_sqft": 0.78, "year_built": 1974, "median_list_price": 115000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Wellington", "master": null, "n": 7, "anecdotal": true, "median": 560, "median_sqft": 0.53, "year_built": 1971, "median_list_price": 185000, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Arbours of the Palm Beaches", "master": null, "n": 6, "anecdotal": true, "median": 532, "median_sqft": 0.45, "year_built": 1988, "median_list_price": 255000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 5 }, { "name": "Belvedere Isles", "master": null, "n": 6, "anecdotal": true, "median": 503, "median_sqft": 0.5, "year_built": 2006, "median_list_price": 195000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Courtyards In Cityplace", "master": null, "n": 6, "anecdotal": true, "median": 832, "median_sqft": 0.74, "year_built": 2001, "median_list_price": 472000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coventry", "master": null, "n": 6, "anecdotal": true, "median": 526, "median_sqft": 0.82, "year_built": 1969, "median_list_price": 98950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Forest", "master": null, "n": 6, "anecdotal": true, "median": 457, "median_sqft": 0.54, "year_built": 1977, "median_list_price": 205500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Jefferson Park", "master": null, "n": 6, "anecdotal": true, "median": 10589, "median_sqft": 2.21, "year_built": 2027, "median_list_price": 13320000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Mezzano", "master": null, "n": 6, "anecdotal": true, "median": 464, "median_sqft": 0.38, "year_built": 2004, "median_list_price": 297250, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pine Ridge at Haverhill", "master": "Pine Ridge", "n": 6, "anecdotal": true, "median": 397, "median_sqft": 0.36, "year_built": 1983, "median_list_price": 232172, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Plaza of the Palm Beaches", "master": null, "n": 6, "anecdotal": true, "median": 4956, "median_sqft": 1.55, "year_built": 1986, "median_list_price": 3745000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Quail Hollow", "master": null, "n": 6, "anecdotal": true, "median": 570, "median_sqft": 0.58, "year_built": 1976, "median_list_price": 194500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Berkeley", "master": null, "n": 6, "anecdotal": true, "median": 4604, "median_sqft": 1.55, "year_built": 2028, "median_list_price": 5300000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Whitehall of the Lands of the President", "master": "Whitehall", "n": 6, "anecdotal": true, "median": 620, "median_sqft": 0.43, "year_built": 1984, "median_list_price": 238750, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Andover", "master": null, "n": 5, "anecdotal": true, "median": 470, "median_sqft": 0.84, "year_built": 1971, "median_list_price": 110000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Canterbury", "master": null, "n": 5, "anecdotal": true, "median": 537, "median_sqft": 0.94, "year_built": 1973, "median_list_price": 97220, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Central Park", "master": null, "n": 5, "anecdotal": true, "median": 8041, "median_sqft": 1.82, "year_built": 2028, "median_list_price": 8749000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Chatham", "master": null, "n": 5, "anecdotal": true, "median": 541, "median_sqft": 0.79, "year_built": 1973, "median_list_price": 120000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Cityside", "master": null, "n": 5, "anecdotal": true, "median": 900, "median_sqft": 0.41, "year_built": 2005, "median_list_price": 399000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cove at Briar Bay", "master": "Briar Bay Condo", "n": 5, "anecdotal": true, "median": 361, "median_sqft": 0.42, "year_built": 2003, "median_list_price": 225000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Cresthaven Villas 30 Cond", "master": null, "n": 5, "anecdotal": true, "median": 431, "median_sqft": 0.54, "year_built": 1973, "median_list_price": 103000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 2 }, { "name": "Golden Lakes Village B C D", "master": "Golden Lakes", "n": 5, "anecdotal": true, "median": 705, "median_sqft": 0.7, "year_built": 1980, "median_list_price": 145000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Golden Lakes Village E", "master": "Golden Lakes", "n": 5, "anecdotal": true, "median": 742, "median_sqft": 0.92, "year_built": 1981, "median_list_price": 99500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Metropolitan", "master": null, "n": 5, "anecdotal": true, "median": 1696, "median_sqft": 1.46, "year_built": 2006, "median_list_price": 649000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Model Land Co", "master": null, "n": 5, "anecdotal": true, "median": 3527, "median_sqft": 2.15, "year_built": 2029, "median_list_price": 2970000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Norwich", "master": null, "n": 5, "anecdotal": true, "median": 596, "median_sqft": 0.83, "year_built": 1970, "median_list_price": 75000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Two City Plaza", "master": null, "n": 5, "anecdotal": true, "median": 1706, "median_sqft": 1.05, "year_built": 2008, "median_list_price": 1490000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Villas at Emerald Dunes C", "master": "Emerald Dunes Condo", "n": 5, "anecdotal": true, "median": 573, "median_sqft": 0.41, "year_built": 2006, "median_list_price": 314900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Waterside Luxury Townhomes", "master": null, "n": 5, "anecdotal": true, "median": 696, "median_sqft": 0.53, "year_built": 1986, "median_list_price": 252000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Century Village", "n": 61, "median": 532, "enclaves": 24, "stacked_pct": 8.2 }, { "name": "Golden Lakes", "n": 52, "median": 644, "enclaves": 14, "stacked_pct": 3.8 }, { "name": "Whitehall", "n": 23, "median": 847, "enclaves": 3, "stacked_pct": 4.3 }, { "name": "Emerald Dunes Condo", "n": 7, "median": 460, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Pine Ridge", "n": 6, "median": 397, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Laguna Lakes Condo", "n": 5, "median": 698, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Briar Bay Condo", "n": 5, "median": 361, "enclaves": 1, "stacked_pct": 20.0 } ], "series": [ { "date": "2026-09-06", "median": 606, "p25": 487, "p75": 880, "n": 656, "median_sqft": 0.7, "sa_pending_pct": 0.6 }, { "date": "2026-09-07", "median": 589, "p25": 482, "p75": 846, "n": 740, "median_sqft": 0.67, "sa_pending_pct": 0.5 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical West Palm Beach condo for sale carries a $589-a-month association fee, 26% below the South Florida median", "19.5% of West Palm Beach condos on the market ask $1,000 or more a month in fees; 28.6% stay under $500", "West Palm Beach condos built since 2005 carry fees 136% higher than buildings from before 1995" ], "lede": "WEST PALM BEACH, Fla., September 7, 2026 - The median monthly association fee across the 740 condominiums listed for sale in West Palm Beach is $589, with half of the listings between $482 and $846 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 26% below the five-county South Florida median of $800, and ranks West Palm Beach 54 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in West Palm Beach carries a monthly association fee of $589, 26% below the five-county South Florida median of $800.\"", "\"19.5 percent of West Palm Beach condos on the market ask $1,000 or more a month in association fees; only 28.6 percent stay under $500.\"", "\"In West Palm Beach, a condo completed since 2005 carries a median fee of $1,299 a month, against $551 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in West Palm Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (16 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-west-palm-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, West Palm Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. West Palm Beach median $589 a month, South Florida median $800; West Palm Beach ranks 54 of 69 cities.", "title": "West Palm Beach condo fees sit 26% below the South Florida median" }, { "caption": "Share of active West Palm Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 28.6% (212 listings); $500 to $750 38.9% (288 listings); $750 to $1,000 13% (96 listings); $1,000 to $1,500 8.9% (66 listings); $1,500 to $2,000 2.8% (21 listings); $2,000 and up 7.7% (57 listings).", "title": "38.9% of West Palm Beach condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active West Palm Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1960s $500 (36 listings); 1970s $537 (307 listings); 1980s $613 (185 listings); 1990s $648 (30 listings); 2000s $792 (137 listings); 2010s too few (2 listings); 2020s $5,093 (43 listings).", "title": "West Palm Beach condos built since 2005 ask 136% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 764 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 764, "with_fee": 756, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 756, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 8, "n": 740, "retained_n": 740, "outliers_dropped": 16, "trim_applied": true, "cuts": { "active": 764, "cut_count": 335, "cut_pct": 43.8, "median_cut_pct": 6.7, "median_cut_dollars": 12000, "valid_price_count": 764, "missing_price_count": 0, "unchanged_count": 402, "raised_count": 27, "not_below_original_count": 429, "cut_pct_denominator": 764, "cut_sample_ok": true, "median_cut_n": 335 }, "trim_bounds": { "p1": 307.50600000000003, "p99": 12135.2655 }, "retained_small_sample": false, "retained_below_30": false, "median": 589, "p10": 403, "p25": 482, "p75": 846, "p90": 1531, "min": 309, "max": 12133, "median_sqft": 0.67, "n_sqft": 738, "median_pct_price": 3.69, "n_pct_price": 740, "median_list_price": 195000, "median_year_built": 1980, "median_sqft_area": 990, "over_1000": 144, "over_1000_pct": 19.5, "under_500": 212, "under_500_pct": 28.6, "hi_thr": 1000, "lo_thr": 500, "over_hi": 144, "over_hi_pct": 19.5, "under_lo": 212, "under_lo_pct": 28.6, "types": { "Condominium": { "count": 657, "pct": 88.8 }, "Villa": { "count": 60, "pct": 8.1 }, "Townhouse": { "count": 22, "pct": 3.0 }, "Quadruplex": { "count": 1, "pct": 0.1 } }, "regime": { "COA": { "count": 682, "pct": 92.2 }, "HOA": { "count": 38, "pct": 5.1 }, "not_recorded": { "count": 20, "pct": 2.7 } }, "villa_median": 506, "townhouse_median": 612, "cadence": { "Monthly": { "count": 723, "pct": 97.7 }, "Quarterly": { "count": 17, "pct": 2.3 } }, "stacked": { "count": 25, "pct": 3.4, "median_total": 742, "median_master": 185 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 212, "pct": 28.6 }, { "label": "$500 to $750", "count": 288, "pct": 38.9 }, { "label": "$750 to $1,000", "count": 96, "pct": 13.0 }, { "label": "$1,000 to $1,500", "count": 66, "pct": 8.9 }, { "label": "$1,500 to $2,000", "count": 21, "pct": 2.8 }, { "label": "$2,000 and up", "count": 57, "pct": 7.7 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 36, "median": 500, "median_sqft": 0.75 }, { "label": "1970s", "n": 307, "median": 537, "median_sqft": 0.71 }, { "label": "1980s", "n": 185, "median": 613, "median_sqft": 0.58 }, { "label": "1990s", "n": 30, "median": 648, "median_sqft": 0.63 }, { "label": "2000s", "n": 137, "median": 792, "median_sqft": 0.6 }, { "label": "2010s", "n": 2, "median": 9843, "median_sqft": 2.1 }, { "label": "2020s", "n": 43, "median": 5093, "median_sqft": 1.97 } ], "bands": [ { "label": "Under $250K", "n": 514, "median": 534, "median_pct_price": 4.36 }, { "label": "$250K to $500K", "n": 113, "median": 807, "median_pct_price": 2.78 }, { "label": "$500K to $1M", "n": 43, "median": 1198, "median_pct_price": 2.01 }, { "label": "$1M and up", "n": 70, "median": 3557, "median_pct_price": 1.05 } ], "pre1995": { "n": 557, "median": 551 }, "post2005": { "n": 119, "median": 1299 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 536, "pct": 76.9 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 471, "pct": 67.6 }, { "key": "Trash", "label": "Trash", "count": 435, "pct": 62.4 }, { "key": "CableTv", "label": "Cable TV", "count": 402, "pct": 57.7 }, { "key": "Water", "label": "Water", "count": 401, "pct": 57.5 }, { "key": "Insurance", "label": "Building insurance", "count": 376, "pct": 53.9 }, { "key": "Security", "label": "Security", "count": 347, "pct": 49.8 }, { "key": "Sewer", "label": "Sewer", "count": 327, "pct": 46.9 }, { "key": "PestControl", "label": "Pest control", "count": 226, "pct": 32.4 }, { "key": "Pools", "label": "Pool", "count": 221, "pct": 31.7 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 208, "pct": 29.8 }, { "key": "Roof", "label": "Roof", "count": 205, "pct": 29.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 166, "pct": 23.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 160, "pct": 23.0 } ], "includes_n": 697, "flags": { "sa_mentioned": { "count": 46, "pct": 6.2 }, "sa_none_or_paid": { "count": 36, "pct": 4.9 }, "sa_pending": { "count": 4, "pct": 0.5 }, "capital_contribution": { "count": 3, "pct": 0.4 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 5, "pct": 0.7 }, "reserves": { "count": 3, "pct": 0.4 }, "land_lease": { "count": 6, "pct": 0.8 }, "remarks_n": 721 }, "denominators": { "fee_percentages": 740, "fee_medians_percentiles": 740, "median_sqft": 738, "median_pct_price": 740, "includes_pct": 697, "flags_pct": 740, "cut_pct": 764 }, "developments": [ { "name": "Century Village", "master": "Century Village", "n": 22, "anecdotal": false, "median": 579, "median_sqft": 0.75, "year_built": 1971, "median_list_price": 135000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 2, "regime": "COA", "villas": 0 }, { "name": "Golden Lakes Village 1 Thru 13 A", "master": "Golden Lakes", "n": 21, "anecdotal": false, "median": 567, "median_sqft": 0.62, "year_built": 1979, "median_list_price": 156900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 5 }, { "name": "Palm Club Village Ii Cond", "master": null, "n": 19, "anecdotal": false, "median": 624, "median_sqft": 0.56, "year_built": 1984, "median_list_price": 212000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cresthaven Townhomes Sec", "master": null, "n": 15, "anecdotal": false, "median": 543, "median_sqft": 0.48, "year_built": 1980, "median_list_price": 199500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 9 }, { "name": "Whitehall Village", "master": "Whitehall", "n": 15, "anecdotal": false, "median": 855, "median_sqft": 0.59, "year_built": 1987, "median_list_price": 209000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Breakwaters of the Palm Beaches", "master": null, "n": 14, "anecdotal": false, "median": 676, "median_sqft": 0.79, "year_built": 1979, "median_list_price": 136925, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Grand Isles", "master": null, "n": 14, "anecdotal": false, "median": 565, "median_sqft": 0.55, "year_built": 2000, "median_list_price": 205000, "sa_mentioned": 2, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Emerald Isle at Laguna Lakes", "master": "Laguna Lakes Condo", "n": 11, "anecdotal": false, "median": 698, "median_sqft": 0.54, "year_built": 2002, "median_list_price": 218000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Milano", "master": null, "n": 11, "anecdotal": false, "median": 680, "median_sqft": 0.73, "year_built": 1994, "median_list_price": 215000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Palm Beach House", "master": null, "n": 11, "anecdotal": false, "median": 1355, "median_sqft": 1.16, "year_built": 1978, "median_list_price": 375000, "sa_mentioned": 4, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Windsor", "master": null, "n": 11, "anecdotal": false, "median": 500, "median_sqft": 0.79, "year_built": 1972, "median_list_price": 70900, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Presidential Golfview Cond Decl Filed 5 16 81", "master": null, "n": 10, "anecdotal": false, "median": 425, "median_sqft": 0.53, "year_built": 1981, "median_list_price": 167000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Camden", "master": null, "n": 8, "anecdotal": true, "median": 528, "median_sqft": 0.83, "year_built": 1972, "median_list_price": 66950, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cityplace South Tower Con", "master": null, "n": 8, "anecdotal": true, "median": 1230, "median_sqft": 1.13, "year_built": 2008, "median_list_price": 824000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cross Creek", "master": null, "n": 8, "anecdotal": true, "median": 606, "median_sqft": 0.65, "year_built": 1980, "median_list_price": 176500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Eden Place", "master": null, "n": 8, "anecdotal": true, "median": 502, "median_sqft": 0.8, "year_built": 1984, "median_list_price": 165000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Forest Hill Gardens", "master": null, "n": 8, "anecdotal": true, "median": 439, "median_sqft": 0.68, "year_built": 1980, "median_list_price": 142000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Northampton", "master": null, "n": 8, "anecdotal": true, "median": 459, "median_sqft": 0.67, "year_built": 1972, "median_list_price": 88500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "One City Plaza", "master": null, "n": 8, "anecdotal": true, "median": 1500, "median_sqft": 1.07, "year_built": 2006, "median_list_price": 1297500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Palm Lake", "master": null, "n": 8, "anecdotal": true, "median": 607, "median_sqft": 0.6, "year_built": 1991, "median_list_price": 211000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cresthaven Villas 24", "master": null, "n": 7, "anecdotal": true, "median": 411, "median_sqft": 0.55, "year_built": 1972, "median_list_price": 134000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 4 }, { "name": "Kent", "master": null, "n": 7, "anecdotal": true, "median": 538, "median_sqft": 0.76, "year_built": 1973, "median_list_price": 85000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Lands of the President 3", "master": null, "n": 7, "anecdotal": true, "median": 1373, "median_sqft": 1.13, "year_built": 1972, "median_list_price": 249000, "sa_mentioned": 2, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Lands of the President Cond 7", "master": null, "n": 7, "anecdotal": true, "median": 911, "median_sqft": 0.88, "year_built": 1975, "median_list_price": 199000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Southampton", "master": null, "n": 7, "anecdotal": true, "median": 547, "median_sqft": 0.78, "year_built": 1974, "median_list_price": 115000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Wellington", "master": null, "n": 7, "anecdotal": true, "median": 560, "median_sqft": 0.53, "year_built": 1971, "median_list_price": 185000, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Arbours of the Palm Beaches", "master": null, "n": 6, "anecdotal": true, "median": 532, "median_sqft": 0.45, "year_built": 1988, "median_list_price": 255000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 5 }, { "name": "Belvedere Isles", "master": null, "n": 6, "anecdotal": true, "median": 503, "median_sqft": 0.5, "year_built": 2006, "median_list_price": 195000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Courtyards In Cityplace", "master": null, "n": 6, "anecdotal": true, "median": 832, "median_sqft": 0.74, "year_built": 2001, "median_list_price": 472000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Coventry", "master": null, "n": 6, "anecdotal": true, "median": 526, "median_sqft": 0.82, "year_built": 1969, "median_list_price": 98950, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Forest", "master": null, "n": 6, "anecdotal": true, "median": 457, "median_sqft": 0.54, "year_built": 1977, "median_list_price": 205500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Jefferson Park", "master": null, "n": 6, "anecdotal": true, "median": 10589, "median_sqft": 2.21, "year_built": 2027, "median_list_price": 13320000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Mezzano", "master": null, "n": 6, "anecdotal": true, "median": 464, "median_sqft": 0.38, "year_built": 2004, "median_list_price": 297250, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Pine Ridge at Haverhill", "master": "Pine Ridge", "n": 6, "anecdotal": true, "median": 397, "median_sqft": 0.36, "year_built": 1983, "median_list_price": 232172, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Plaza of the Palm Beaches", "master": null, "n": 6, "anecdotal": true, "median": 4956, "median_sqft": 1.55, "year_built": 1986, "median_list_price": 3745000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Quail Hollow", "master": null, "n": 6, "anecdotal": true, "median": 570, "median_sqft": 0.58, "year_built": 1976, "median_list_price": 194500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "The Berkeley", "master": null, "n": 6, "anecdotal": true, "median": 4604, "median_sqft": 1.55, "year_built": 2028, "median_list_price": 5300000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Whitehall of the Lands of the President", "master": "Whitehall", "n": 6, "anecdotal": true, "median": 620, "median_sqft": 0.43, "year_built": 1984, "median_list_price": 238750, "sa_mentioned": 1, "sa_pending": 1, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Andover", "master": null, "n": 5, "anecdotal": true, "median": 470, "median_sqft": 0.84, "year_built": 1971, "median_list_price": 110000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Canterbury", "master": null, "n": 5, "anecdotal": true, "median": 537, "median_sqft": 0.94, "year_built": 1973, "median_list_price": 97220, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Central Park", "master": null, "n": 5, "anecdotal": true, "median": 8041, "median_sqft": 1.82, "year_built": 2028, "median_list_price": 8749000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Chatham", "master": null, "n": 5, "anecdotal": true, "median": 541, "median_sqft": 0.79, "year_built": 1973, "median_list_price": 120000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Cityside", "master": null, "n": 5, "anecdotal": true, "median": 900, "median_sqft": 0.41, "year_built": 2005, "median_list_price": 399000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Cove at Briar Bay", "master": "Briar Bay Condo", "n": 5, "anecdotal": true, "median": 361, "median_sqft": 0.42, "year_built": 2003, "median_list_price": 225000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Cresthaven Villas 30 Cond", "master": null, "n": 5, "anecdotal": true, "median": 431, "median_sqft": 0.54, "year_built": 1973, "median_list_price": 103000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 2 }, { "name": "Golden Lakes Village B C D", "master": "Golden Lakes", "n": 5, "anecdotal": true, "median": 705, "median_sqft": 0.7, "year_built": 1980, "median_list_price": 145000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Golden Lakes Village E", "master": "Golden Lakes", "n": 5, "anecdotal": true, "median": 742, "median_sqft": 0.92, "year_built": 1981, "median_list_price": 99500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Metropolitan", "master": null, "n": 5, "anecdotal": true, "median": 1696, "median_sqft": 1.46, "year_built": 2006, "median_list_price": 649000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Model Land Co", "master": null, "n": 5, "anecdotal": true, "median": 3527, "median_sqft": 2.15, "year_built": 2029, "median_list_price": 2970000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Norwich", "master": null, "n": 5, "anecdotal": true, "median": 596, "median_sqft": 0.83, "year_built": 1970, "median_list_price": 75000, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Two City Plaza", "master": null, "n": 5, "anecdotal": true, "median": 1706, "median_sqft": 1.05, "year_built": 2008, "median_list_price": 1490000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Villas at Emerald Dunes C", "master": "Emerald Dunes Condo", "n": 5, "anecdotal": true, "median": 573, "median_sqft": 0.41, "year_built": 2006, "median_list_price": 314900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Waterside Luxury Townhomes", "master": null, "n": 5, "anecdotal": true, "median": 696, "median_sqft": 0.53, "year_built": 1986, "median_list_price": 252000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Century Village", "n": 61, "median": 532, "enclaves": 24, "stacked_pct": 8.2 }, { "name": "Golden Lakes", "n": 52, "median": 644, "enclaves": 14, "stacked_pct": 3.8 }, { "name": "Whitehall", "n": 23, "median": 847, "enclaves": 3, "stacked_pct": 4.3 }, { "name": "Emerald Dunes Condo", "n": 7, "median": 460, "enclaves": 2, "stacked_pct": 0.0 }, { "name": "Pine Ridge", "n": 6, "median": 397, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Laguna Lakes Condo", "n": 5, "median": 698, "enclaves": 1, "stacked_pct": 0.0 }, { "name": "Briar Bay Condo", "n": 5, "median": 361, "enclaves": 1, "stacked_pct": 20.0 } ], "series": [ { "date": "2026-09-07", "median": 589, "p25": 482, "p75": 846, "n": 740, "median_sqft": 0.67, "sa_pending_pct": 0.5 } ] }, "min_active": 30 }, "wording": { "headlines": [ "West Palm Beach condo monthly association fees have a median of $589 in the retained usable-fee sample of 740 listings, 26% below the five-county median", "In West Palm Beach's retained usable-fee sample (740 listings after exclusions and percentile trimming), 19.5% have monthly-equivalent fees of $1,000 or more and 28.6% are below $500", "West Palm Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=119) vs pre-1995 (n=557), monthly median 136% higher" ], "lede": "WEST PALM BEACH, Fla., September 7, 2026 - Among 740 active condominium listings in West Palm Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $589, with the middle half between $482 and $846, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 764 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 26% below the separately trimmed five-county median of $800 and ranks 54th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in West Palm Beach's retained usable-fee sample (n=740), after exclusions and percentile trimming, is $589, compared with $800 in the separately trimmed five-county sample.\"", "\"Among West Palm Beach condos in the retained usable-fee sample (n=740) after exclusions and percentile trimming, 19.5 percent have listed monthly-equivalent fees of $1,000 or more and 28.6 percent are below $500.\"", "\"Among the retained usable-fee listings in West Palm Beach with a recorded construction year, the median monthly-equivalent fee is $1,299 for a recorded year built of 2005 or later (119 listings) and $551 for those built before 1995 (557 listings).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is West Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (756 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (16 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 740 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 764 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/west-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-west-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, West Palm Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. West Palm Beach retained-sample median $589 a month (n=740); five-county median $800 (n=22,695, region-level trim).", "title": "West Palm Beach condos, retained usable-fee sample (n=740): median $589/month, 26% below the five-county median of $800", "visible_labels": [ "$589", "740", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 740 active West Palm Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 28.6% (212 listings); $500 to $750 38.9% (288 listings); $750 to $1,000 13% (96 listings); $1,000 to $1,500 8.9% (66 listings); $1,500 to $2,000 2.8% (21 listings); $2,000 and up 7.7% (57 listings).", "title": "38.9% of West Palm Beach's retained usable-fee sample (740 listings) falls in the $500 to $750 monthly band", "visible_labels": [ "0%", "0", "28.6%", "212", "38.9%", "288", "13%", "96", "8.9%", "66", "2.8%", "21", "7.7%", "57" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among West Palm Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=119; pre-1995 n=557.", "alt": "Column chart of median fee by recorded decade built: 1960s $500 (36 listings); 1970s $537 (307 listings); 1980s $613 (185 listings); 1990s $648 (30 listings); 2000s $792 (137 listings); 2010s count only (2 listings); 2020s $5,093 (43 listings). Recorded year built 2005 or later $1,299 (119 listings); before 1995 $551 (557 listings).", "title": "West Palm Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=119) vs pre-1995 (n=557), monthly median 136% higher", "visible_labels": [ "$500", "36", "$537", "307", "$613", "185", "$648", "30", "$792", "137", "2", "$5,093", "43", "$1,299", "119", "$551", "557" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 764, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_count", "before": 334, "after": 335, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_pct", "before": 43.7, "after": 43.8, "before_present": true, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 764, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 335, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_pct", "before": 6.8, "after": 6.7, "before_present": true, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 429, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 402, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 764, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 764, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 740, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 740, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 740, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 697, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 740, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 738, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 756, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 740, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 740, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 307.50600000000003, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 12135.2655, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. West Palm Beach median $589 a month, South Florida median $800; West Palm Beach ranks 54 of 69 cities.", "after": "Dot strip chart in five county lanes. West Palm Beach retained-sample median $589 a month (n=740); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, West Palm Beach against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, West Palm Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "West Palm Beach condo fees sit 26% below the South Florida median", "after": "West Palm Beach condos, retained usable-fee sample (n=740): median $589/month, 26% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$589", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "740", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 28.6% (212 listings); $500 to $750 38.9% (288 listings); $750 to $1,000 13% (96 listings); $1,000 to $1,500 8.9% (66 listings); $1,500 to $2,000 2.8% (21 listings); $2,000 and up 7.7% (57 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 28.6% (212 listings); $500 to $750 38.9% (288 listings); $750 to $1,000 13% (96 listings); $1,000 to $1,500 8.9% (66 listings); $1,500 to $2,000 2.8% (21 listings); $2,000 and up 7.7% (57 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active West Palm Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 740 active West Palm Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "38.9% of West Palm Beach condos for sale carry a fee of $500 to $750 a month", "after": "38.9% of West Palm Beach's retained usable-fee sample (740 listings) falls in the $500 to $750 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "2.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "7.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "57", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "28.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "212", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "38.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "288", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "13%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "96", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "8.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "66", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1960s $500 (36 listings); 1970s $537 (307 listings); 1980s $613 (185 listings); 1990s $648 (30 listings); 2000s $792 (137 listings); 2010s too few (2 listings); 2020s $5,093 (43 listings).", "after": "Column chart of median fee by recorded decade built: 1960s $500 (36 listings); 1970s $537 (307 listings); 1980s $613 (185 listings); 1990s $648 (30 listings); 2000s $792 (137 listings); 2010s count only (2 listings); 2020s $5,093 (43 listings). Recorded year built 2005 or later $1,299 (119 listings); before 1995 $551 (557 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active West Palm Beach condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among West Palm Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=119; pre-1995 n=557.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "West Palm Beach condos built since 2005 ask 136% more in fees than those built before 1995", "after": "West Palm Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=119) vs pre-1995 (n=557), monthly median 136% higher", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$500", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "$5,093", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[12]", "before": null, "after": "43", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[13]", "before": null, "after": "$1,299", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[14]", "before": null, "after": "119", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[15]", "before": null, "after": "$551", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[16]", "before": null, "after": "557", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "36", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$537", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "307", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$613", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "185", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "$648", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "30", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$792", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "137", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical West Palm Beach condo for sale carries a $589-a-month association fee, 26% below the South Florida median", "after": "West Palm Beach condo monthly association fees have a median of $589 in the retained usable-fee sample of 740 listings, 26% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "19.5% of West Palm Beach condos on the market ask $1,000 or more a month in fees; 28.6% stay under $500", "after": "In West Palm Beach's retained usable-fee sample (740 listings after exclusions and percentile trimming), 19.5% have monthly-equivalent fees of $1,000 or more and 28.6% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "West Palm Beach condos built since 2005 carry fees 136% higher than buildings from before 1995", "after": "West Palm Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=119) vs pre-1995 (n=557), monthly median 136% higher", "before_present": true, "after_present": true }, { "field": "lede", "before": "WEST PALM BEACH, Fla., September 7, 2026 - The median monthly association fee across the 740 condominiums listed for sale in West Palm Beach is $589, with half of the listings between $482 and $846 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 26% below the five-county South Florida median of $800, and ranks West Palm Beach 54 of 69 cities.", "after": "WEST PALM BEACH, Fla., September 7, 2026 - Among 740 active condominium listings in West Palm Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $589, with the middle half between $482 and $846, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 764 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 26% below the separately trimmed five-county median of $800 and ranks 54th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in West Palm Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (16 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-west-palm-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is West Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (756 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (16 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 740 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 764 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/west-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-west-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in West Palm Beach carries a monthly association fee of $589, 26% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in West Palm Beach's retained usable-fee sample (n=740), after exclusions and percentile trimming, is $589, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"19.5 percent of West Palm Beach condos on the market ask $1,000 or more a month in association fees; only 28.6 percent stay under $500.\"", "after": "\"Among West Palm Beach condos in the retained usable-fee sample (n=740) after exclusions and percentile trimming, 19.5 percent have listed monthly-equivalent fees of $1,000 or more and 28.6 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In West Palm Beach, a condo completed since 2005 carries a median fee of $1,299 a month, against $551 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in West Palm Beach with a recorded construction year, the median monthly-equivalent fee is $1,299 for a recorded year built of 2005 or later (119 listings) and $551 for those built before 1995 (557 listings).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "61559ffcdc1946429f47f2e761fc3994f0a90bece6894f34f8b768958ff14dff", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nWest Palm Beach condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical West Palm Beach condo for sale carries a $589-a-month association fee, 26% below the South\nFlorida median\n19.5% of West Palm Beach condos on the market ask $1,000 or more a month in fees; 28.6% stay under\n$500\nWest Palm Beach condos built since 2005 carry fees 136% higher than buildings from before 1995\nLEDE\nWEST PALM BEACH, Fla., September 7, 2026 - The median monthly association fee across the 740\ncondominiums listed for sale in West Palm Beach is $589, with half of the listings between $482 and $846 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 26% below the five-\ncounty South Florida median of $800, and ranks West Palm Beach 54 of 69 cities.\nNUT GRAF\nPer square foot, the median West Palm Beach condo fee is $0.67 a month on a median unit of 990 square feet;\nat the median asking price of $195K, a year of fees equals 3.69% of the price. 19.5% of listings ask $1,000 or\nmore a month and 28.6% under $500. 3.4% of listings report two association layers (a master and a sub-\nassociation); 2.3% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention\na special assessment on 6.2% of listings, describe one as pending or payable by the buyer on 0.5%, and\nmention a mandatory club or membership on 0%. Buildings completed since 2005 carry a median fee of\n$1,299 against $551 for those completed before 1995.\nFACT BOX\nActive condominium listings, West Palm Beach\n764 (740 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$589\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$482 to $846\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.67 (median unit 990 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n3.69% (asking $195K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n19.5% / 28.6%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n3.4% (25)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n2.3%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n6.2% / 0.5%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; West Palm Beach ranks 54 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$1,299 (119 listings) / $551 (557\nlistings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in West Palm Beach carries a monthly association fee of $589,\n26% below the five-county South Florida median of $800.\"\n\"19.5 percent of West Palm Beach condos on the market ask $1,000 or more a month in association fees;\nonly 28.6 percent stay under $500.\"\n\"In West Palm Beach, a condo completed since 2005 carries a median fee of $1,299 a month, against $551\nfor a building completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, West Palm Beach against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active West Palm Beach condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active West Palm Beach condominiums by decade the building was completed,\nSeptember 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in West Palm Beach permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (16 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-west-palm-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "161025b6f42109b98fe53035befbe205cd8296e325cee2ba338bb91620a3d1e5", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nWest Palm Beach condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/west-palm-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nWest Palm Beach condo monthly association fees have a median of $589 in the retained usable-fee sample\nof 740 listings, 26% below the five-county median\nIn West Palm Beach's retained usable-fee sample (740 listings after exclusions and percentile trimming),\n19.5% have monthly-equivalent fees of $1,000 or more and 28.6% are below $500\nWest Palm Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=119) vs pre-1995\n(n=557), monthly median 136% higher\nLEDE\nWEST PALM BEACH, Fla., September 7, 2026 - Among 740 active condominium listings in West Palm Beach\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly association fee is $589, with the middle half between $482 and\n$846, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n764 active condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 26% below the separately trimmed five-county median\nof $800 and ranks 54th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median West Palm Beach condo fee is $0.67 a month (738\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n3.69% of the listing's current asking price across 740 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 19.5% of the retained sample have fees of $1,000 or more a\nmonth and 28.6% are below $500. 3.4% of the retained sample report two association layers (a master and a\nsub-association, summed here); 2.3% are billed quarterly and shown as monthly equivalents. Agent-written\npublic remarks mention a special assessment on 6.2% of the retained sample, describe one as pending or\npayable by the buyer on 0.5%, and mention a mandatory club or membership on 0%; 721 retained listings carry\nremarks. These are keyword classifications of free text, not verified facts about any association. Among\nretained listings with a recorded construction year, the median monthly-equivalent fee is $1,299 for a recorded\nyear built of 2005 or later (119 listings) and $551 for those built before 1995 (557 listings); construction year is\na recorded field and this comparison does not explain why fees differ. \nFACT BOX\nActive condominium listings, West Palm Beach\n(before exclusions and trimming)\n764\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n756 / 740 (16 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$589\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$482 to $846\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.67 (738 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n3.69% (740 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n19.5% (144) / 28.6% (212) of 740\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n3.4% (25)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n2.3%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n6.2% / 0.5%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); West Palm Beach ranks\n54th among 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$1,299 (2005+ n=119) / $551 (pre-1995 n=557)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in West Palm Beach's retained usable-fee sample (n=740),\nafter exclusions and percentile trimming, is $589, compared with $800 in the separately trimmed five-\ncounty sample.\"\n\"Among West Palm Beach condos in the retained usable-fee sample (n=740) after exclusions and\npercentile trimming, 19.5 percent have listed monthly-equivalent fees of $1,000 or more and 28.6 percent\nare below $500.\"\n\"Among the retained usable-fee listings in West Palm Beach with a recorded construction year, the median\nmonthly-equivalent fee is $1,299 for a recorded year built of 2005 or later (119 listings) and $551 for\nthose built before 1995 (557 listings).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, West Palm Beach\nand the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. West Palm Beach retained-sample median $589 a\nmonth (n=740); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 740 active West Palm Beach condominium listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 28.6% (212 listings); $500 to $750 38.9% (288 listings); $750 to $1,000 13% (96\nlistings); $1,000 to $1,500 8.9% (66 listings); $1,500 to $2,000 2.8% (21 listings); $2,000 and up 7.7% (57\nlistings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among West Palm Beach condominiums in the retained usable-\nfee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt\n2005+ n=119; pre-1995 n=557.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1960s $500 (36 listings); 1970s\n$537 (307 listings); 1980s $613 (185 listings); 1990s $648 (30 listings); 2000s $792 (137 listings); 2010s\ncount only (2 listings); 2020s $5,093 (43 listings). Recorded year built 2005 or later $1,299 (119 listings);\nbefore 1995 $551 (557 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is West Palm Beach, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (756 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (16 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 740 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 764 active listings. Region and county comparisons are trimmed separately within their own samples\n(the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is\nnot a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet;\nannual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-\nlisting ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10\nlistings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples\nwith fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least\n30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-\ndollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written\npublic remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse,\nvilla or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal\ndescription is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums\nare reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical\nclassifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the\nMLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its\nindividual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may\nrequest the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records)\nfrom info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained\nlater same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files;\noriginal edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/west-\npalm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-\nwest-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "98d2b4625ec52d8c667f189f0314af5d5f11bf76e495e58842a5b6aafcddb8b4", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - WEST PALM BEACH CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. West Palm Beach condo monthly association fees have a median of $589 in the retained usable-fee sample of 740 listings, 26% below the five-county median\n2. In West Palm Beach's retained usable-fee sample (740 listings after exclusions and percentile trimming), 19.5% have monthly-equivalent fees of $1,000 or more and 28.6% are below $500\n3. West Palm Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=119) vs pre-1995 (n=557), monthly median 136% higher\n\nLEDE\nWEST PALM BEACH, Fla., September 7, 2026 - Among 740 active condominium listings in West Palm Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $589, with the middle half between $482 and $846, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 764 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 26% below the separately trimmed five-county median of $800 and ranks 54th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median West Palm Beach condo fee is $0.67 a month (738 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.69% of the listing's current asking price across 740 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 19.5% of the retained sample have fees of $1,000 or more a month and 28.6% are below $500. 3.4% of the retained sample report two association layers (a master and a sub-association, summed here); 2.3% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 6.2% of the retained sample, describe one as pending or payable by the buyer on 0.5%, and mention a mandatory club or membership on 0%; 721 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $1,299 for a recorded year built of 2005 or later (119 listings) and $551 for those built before 1995 (557 listings); construction year is a recorded field and this comparison does not explain why fees differ. \n\nFACT BOX (exact figures)\n- Active condominium listings, West Palm Beach (before exclusions and trimming): 764 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 756 / 740 (16 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $589 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $482 to $846 [September 7, 2026]\n- Median fee per square foot per month: $0.67 (738 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 3.69% (740 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 19.5% (144) / 28.6% (212) of 740 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 3.4% (25) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 2.3% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 6.2% / 0.5% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); West Palm Beach ranks 54th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $1,299 (2005+ n=119) / $551 (pre-1995 n=557) [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in West Palm Beach's retained usable-fee sample (n=740), after exclusions and percentile trimming, is $589, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among West Palm Beach condos in the retained usable-fee sample (n=740) after exclusions and percentile trimming, 19.5 percent have listed monthly-equivalent fees of $1,000 or more and 28.6 percent are below $500.\"\n- \"Among the retained usable-fee listings in West Palm Beach with a recorded construction year, the median monthly-equivalent fee is $1,299 for a recorded year built of 2005 or later (119 listings) and $551 for those built before 1995 (557 listings).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- west-palm-beach-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, West Palm Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. West Palm Beach retained-sample median $589 a month (n=740); five-county median $800 (n=22,695, region-level trim).\n- west-palm-beach-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 740 active West Palm Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 28.6% (212 listings); $500 to $750 38.9% (288 listings); $750 to $1,000 13% (96 listings); $1,000 to $1,500 8.9% (66 listings); $1,500 to $2,000 2.8% (21 listings); $2,000 and up 7.7% (57 listings).\n- west-palm-beach-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among West Palm Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=119; pre-1995 n=557.\n Alt text: Column chart of median fee by recorded decade built: 1960s $500 (36 listings); 1970s $537 (307 listings); 1980s $613 (185 listings); 1990s $648 (30 listings); 2000s $792 (137 listings); 2010s count only (2 listings); 2020s $5,093 (43 listings). Recorded year built 2005 or later $1,299 (119 listings); before 1995 $551 (557 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is West Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (756 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (16 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 740 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 764 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/west-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-west-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "west-palm-beach", "city": "West Palm Beach", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "active": 117, "with_fee": 115, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 117, "cut_count": 61, "cut_pct": 52.1, "median_cut_pct": 4.5, "median_cut_dollars": 15000 }, "outliers_dropped": 4, "n": 111, "median": 463, "p10": 293, "p25": 350, "p75": 626, "p90": 635, "min": 117, "max": 1074, "median_sqft": 0.35, "n_sqft": 111, "median_pct_price": 1.84, "median_list_price": 310000, "median_year_built": 1985, "median_sqft_area": 1250, "over_1000": 1, "over_1000_pct": 0.9, "under_500": 60, "under_500_pct": 54.1, "hi_thr": 500, "lo_thr": 200, "over_hi": 51, "over_hi_pct": 45.9, "under_lo": 4, "under_lo_pct": 3.6, "types": { "Townhouse": { "count": 77, "pct": 69.4 }, "Villa": { "count": 34, "pct": 30.6 } }, "regime": { "HOA": { "count": 99, "pct": 89.2 }, "not_recorded": { "count": 12, "pct": 10.8 } }, "villa_median": 383, "townhouse_median": 500, "cadence": { "Monthly": { "count": 107, "pct": 96.4 }, "Quarterly": { "count": 4, "pct": 3.6 } }, "stacked": { "count": 7, "pct": 6.3, "median_total": 410, "median_master": 328 }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 4, "pct": 3.6 }, { "label": "$200 to $300", "count": 8, "pct": 7.2 }, { "label": "$300 to $400", "count": 28, "pct": 25.2 }, { "label": "$400 to $600", "count": 36, "pct": 32.4 }, { "label": "$600 to $1,000", "count": 34, "pct": 30.6 }, { "label": "$1,000 and up", "count": 1, "pct": 0.9 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 5, "median": 393, "median_sqft": 0.31 }, { "label": "1980s", "n": 67, "median": 500, "median_sqft": 0.4 }, { "label": "1990s", "n": 8, "median": 519, "median_sqft": 0.36 }, { "label": "2000s", "n": 21, "median": 361, "median_sqft": 0.25 }, { "label": "2010s", "n": 8, "median": 432, "median_sqft": 0.25 }, { "label": "2020s", "n": 2, "median": 215, "median_sqft": 0.15 } ], "bands": [ { "label": "Under $250K", "n": 11, "median": 393, "median_pct_price": 2.7 }, { "label": "$250K to $500K", "n": 98, "median": 459, "median_pct_price": 1.71 }, { "label": "$500K to $1M", "n": 2, "median": 874, "median_pct_price": 1.77 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 74, "median": 500 }, "post2005": { "n": 11, "median": 365 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 91, "pct": 84.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 83, "pct": 76.9 }, { "key": "CableTv", "label": "Cable TV", "count": 58, "pct": 53.7 }, { "key": "Trash", "label": "Trash", "count": 50, "pct": 46.3 }, { "key": "Insurance", "label": "Building insurance", "count": 38, "pct": 35.2 }, { "key": "Water", "label": "Water", "count": 34, "pct": 31.5 }, { "key": "Security", "label": "Security", "count": 26, "pct": 24.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 25, "pct": 23.1 }, { "key": "Roof", "label": "Roof", "count": 25, "pct": 23.1 }, { "key": "Sewer", "label": "Sewer", "count": 25, "pct": 23.1 }, { "key": "Internet", "label": "Internet", "count": 24, "pct": 22.2 }, { "key": "Pools", "label": "Pool", "count": 24, "pct": 22.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 15, "pct": 13.9 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 10, "pct": 9.3 } ], "includes_n": 108, "flags": { "sa_mentioned": { "count": 3, "pct": 2.7 }, "sa_none_or_paid": { "count": 1, "pct": 0.9 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 4, "pct": 3.6 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 1, "pct": 0.9 }, "remarks_n": 107 }, "developments": [ { "name": "Village of Sandalwood Lakes North", "master": null, "n": 12, "anecdotal": false, "median": 635, "median_sqft": 0.51, "year_built": 1984, "median_list_price": 290000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 1 }, { "name": "Village of Sandalwood Lakes 1", "master": null, "n": 8, "anecdotal": true, "median": 634, "median_sqft": 0.51, "year_built": 1983, "median_list_price": 299500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Tara Cove", "master": null, "n": 5, "anecdotal": true, "median": 463, "median_sqft": 0.26, "year_built": 2016, "median_list_price": 429000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Village of Sandalwood Lakes 3", "master": null, "n": 5, "anecdotal": true, "median": 635, "median_sqft": 0.51, "year_built": 1984, "median_list_price": 259900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [ { "name": "Cypress Lakes", "n": 8, "median": 393, "enclaves": 5, "stacked_pct": 50.0 } ], "series": [ { "date": "2026-09-07", "median": 463, "p25": 350, "p75": 626, "n": 111, "median_sqft": 0.35, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical West Palm Beach townhouse or villa for sale carries a $463-a-month homeowners association fee, 54% above the South Florida median", "45.9% of West Palm Beach townhouses and villas on the market ask $500 or more a month in fees; 3.6% stay under $200", "West Palm Beach townhouses and villas built since 2005 carry fees 27% lower than communities from before 1995" ], "lede": "WEST PALM BEACH, Fla., September 7, 2026 - The median monthly homeowners association fee across the 111 townhouses and villas listed for sale in West Palm Beach is $463, with half of the listings between $350 and $626 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 54% above the five-county South Florida median of $300, and ranks West Palm Beach 6 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in West Palm Beach carries a monthly homeowners association fee of $463, 54% above the five-county South Florida median of $300.\"", "\"45.9 percent of West Palm Beach townhouses and villas on the market ask $500 or more a month in fees; 3.6 percent stay under $200.\"", "\"In West Palm Beach, a townhouse or villa completed since 2005 carries a median fee of $365 a month, against $500 for one completed before 1995.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in West Palm Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-west-palm-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, West Palm Beach against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. West Palm Beach median $463 a month, South Florida median $300; West Palm Beach ranks 6 of 34 cities.", "title": "West Palm Beach HOA fees on townhouses and villas sit 54% above the South Florida median" }, { "caption": "Share of active West Palm Beach townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 3.6% (4 listings); $200 to $300 7.2% (8 listings); $300 to $400 25.2% (28 listings); $400 to $600 32.4% (36 listings); $600 to $1,000 30.6% (34 listings); $1,000 and up 0.9% (1 listings).", "title": "32.4% of West Palm Beach townhouses and villas for sale carry a fee of $400 to $600 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active West Palm Beach townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s too few (5 listings); 1980s $500 (67 listings); 1990s too few (8 listings); 2000s $361 (21 listings); 2010s too few (8 listings); 2020s too few (2 listings).", "title": "West Palm Beach townhouses and villas built since 2005 ask 27% less in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 117 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 117, "with_fee": 115, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 115, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 2, "n": 111, "retained_n": 111, "outliers_dropped": 4, "trim_applied": true, "cuts": { "active": 117, "cut_count": 61, "cut_pct": 52.1, "median_cut_pct": 4.5, "median_cut_dollars": 15000, "valid_price_count": 117, "missing_price_count": 0, "unchanged_count": 51, "raised_count": 5, "not_below_original_count": 56, "cut_pct_denominator": 117, "cut_sample_ok": true, "median_cut_n": 61 }, "trim_bounds": { "p1": 102.3338, "p99": 1117.0 }, "retained_small_sample": false, "retained_below_30": false, "median": 463, "p10": 293, "p25": 350, "p75": 626, "p90": 635, "min": 117, "max": 1074, "median_sqft": 0.35, "n_sqft": 111, "median_pct_price": 1.84, "n_pct_price": 111, "median_list_price": 310000, "median_year_built": 1985, "median_sqft_area": 1250, "over_1000": 1, "over_1000_pct": 0.9, "under_500": 60, "under_500_pct": 54.1, "hi_thr": 500, "lo_thr": 200, "over_hi": 51, "over_hi_pct": 45.9, "under_lo": 4, "under_lo_pct": 3.6, "types": { "Townhouse": { "count": 77, "pct": 69.4 }, "Villa": { "count": 34, "pct": 30.6 } }, "regime": { "HOA": { "count": 99, "pct": 89.2 }, "not_recorded": { "count": 12, "pct": 10.8 } }, "villa_median": 383, "townhouse_median": 500, "cadence": { "Monthly": { "count": 107, "pct": 96.4 }, "Quarterly": { "count": 4, "pct": 3.6 } }, "stacked": { "count": 7, "pct": 6.3, "median_total": 410, "median_master": 328 }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 4, "pct": 3.6 }, { "label": "$200 to $300", "count": 8, "pct": 7.2 }, { "label": "$300 to $400", "count": 28, "pct": 25.2 }, { "label": "$400 to $600", "count": 36, "pct": 32.4 }, { "label": "$600 to $1,000", "count": 34, "pct": 30.6 }, { "label": "$1,000 and up", "count": 1, "pct": 0.9 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 5, "median": 393, "median_sqft": 0.31 }, { "label": "1980s", "n": 67, "median": 500, "median_sqft": 0.4 }, { "label": "1990s", "n": 8, "median": 519, "median_sqft": 0.36 }, { "label": "2000s", "n": 21, "median": 361, "median_sqft": 0.25 }, { "label": "2010s", "n": 8, "median": 432, "median_sqft": 0.25 }, { "label": "2020s", "n": 2, "median": 215, "median_sqft": 0.15 } ], "bands": [ { "label": "Under $250K", "n": 11, "median": 393, "median_pct_price": 2.7 }, { "label": "$250K to $500K", "n": 98, "median": 459, "median_pct_price": 1.71 }, { "label": "$500K to $1M", "n": 2, "median": 874, "median_pct_price": 1.77 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 74, "median": 500 }, "post2005": { "n": 11, "median": 365 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 91, "pct": 84.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 83, "pct": 76.9 }, { "key": "CableTv", "label": "Cable TV", "count": 58, "pct": 53.7 }, { "key": "Trash", "label": "Trash", "count": 50, "pct": 46.3 }, { "key": "Insurance", "label": "Building insurance", "count": 38, "pct": 35.2 }, { "key": "Water", "label": "Water", "count": 34, "pct": 31.5 }, { "key": "Security", "label": "Security", "count": 26, "pct": 24.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 25, "pct": 23.1 }, { "key": "Roof", "label": "Roof", "count": 25, "pct": 23.1 }, { "key": "Sewer", "label": "Sewer", "count": 25, "pct": 23.1 }, { "key": "Internet", "label": "Internet", "count": 24, "pct": 22.2 }, { "key": "Pools", "label": "Pool", "count": 24, "pct": 22.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 15, "pct": 13.9 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 10, "pct": 9.3 } ], "includes_n": 108, "flags": { "sa_mentioned": { "count": 3, "pct": 2.7 }, "sa_none_or_paid": { "count": 1, "pct": 0.9 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 4, "pct": 3.6 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 1, "pct": 0.9 }, "remarks_n": 107 }, "denominators": { "fee_percentages": 111, "fee_medians_percentiles": 111, "median_sqft": 111, "median_pct_price": 111, "includes_pct": 108, "flags_pct": 111, "cut_pct": 117 }, "developments": [ { "name": "Village of Sandalwood Lakes North", "master": null, "n": 12, "anecdotal": false, "median": 635, "median_sqft": 0.51, "year_built": 1984, "median_list_price": 290000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 1 }, { "name": "Village of Sandalwood Lakes 1", "master": null, "n": 8, "anecdotal": true, "median": 634, "median_sqft": 0.51, "year_built": 1983, "median_list_price": 299500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Tara Cove", "master": null, "n": 5, "anecdotal": true, "median": 463, "median_sqft": 0.26, "year_built": 2016, "median_list_price": 429000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Village of Sandalwood Lakes 3", "master": null, "n": 5, "anecdotal": true, "median": 635, "median_sqft": 0.51, "year_built": 1984, "median_list_price": 259900, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [ { "name": "Cypress Lakes", "n": 8, "median": 393, "enclaves": 5, "stacked_pct": 50.0 } ], "series": [ { "date": "2026-09-07", "median": 463, "p25": 350, "p75": 626, "n": 111, "median_sqft": 0.35, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "West Palm Beach townhouse or villa monthly homeowners association fees have a median of $463 in the retained usable-fee sample of 111 listings, 54% above the five-county median", "In West Palm Beach's retained usable-fee sample (111 listings after exclusions and percentile trimming), 45.9% have monthly-equivalent fees of $500 or more and 3.6% are below $200", "West Palm Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=11) vs pre-1995 (n=74), monthly median 27% lower. Small subgroup: 2005+; read cautiously." ], "lede": "WEST PALM BEACH, Fla., September 7, 2026 - Among 111 active townhouse or villa listings in West Palm Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $463, with the middle half between $350 and $626, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 117 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 54% above the separately trimmed five-county median of $300 and ranks 6th among 34 published city medians.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in West Palm Beach's retained usable-fee sample (n=111), after exclusions and percentile trimming, is $463, compared with $300 in the separately trimmed five-county sample.\"", "\"Among West Palm Beach townhouses and villas in the retained usable-fee sample (n=111) after exclusions and percentile trimming, 45.9 percent have listed monthly-equivalent fees of $500 or more and 3.6 percent are below $200.\"", "\"Among the retained usable-fee listings in West Palm Beach with a recorded construction year, the median monthly-equivalent fee is $365 for a recorded year built of 2005 or later (11 listings) and $500 for those built before 1995 (74 listings). Small subgroup: 2005+ n=11; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is West Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (115 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 111 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 117 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/west-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-west-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, West Palm Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. West Palm Beach retained-sample median $463 a month (n=111); five-county median $300 (n=3,206, region-level trim).", "title": "West Palm Beach townhouses and villas, retained usable-fee sample (n=111): median $463/month, 54% above the five-county median of $300", "visible_labels": [ "$463", "111", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 111 active West Palm Beach townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 3.6% (4 listings); $200 to $300 7.2% (8 listings); $300 to $400 25.2% (28 listings); $400 to $600 32.4% (36 listings); $600 to $1,000 30.6% (34 listings); $1,000 and up 0.9% (1 listings).", "title": "32.4% of West Palm Beach's retained usable-fee sample (111 listings) falls in the $400 to $600 monthly band", "visible_labels": [ "0%", "0", "3.6%", "4", "7.2%", "8", "25.2%", "28", "32.4%", "36", "30.6%", "34", "0.9%", "1" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among West Palm Beach townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=11; pre-1995 n=74. Small subgroup: 2005+ n=11; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1970s count only (5 listings); 1980s $500 (67 listings); 1990s count only (8 listings); 2000s $361 (21 listings); 2010s count only (8 listings); 2020s count only (2 listings). Recorded year built 2005 or later $365 (11 listings); before 1995 $500 (74 listings). Small subgroup: 2005+ n=11; read cautiously.", "title": "West Palm Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=11) vs pre-1995 (n=74), monthly median 27% lower. Small subgroup: 2005+; read cautiously.", "visible_labels": [ "5", "$500", "67", "8", "$361", "21", "8", "2", "$365", "11", "$500", "74" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 117, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 117, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 117, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 117, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 111, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 111, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 111, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 108, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 111, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 111, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 115, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 111, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 111, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 102.3338, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1117.0, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. West Palm Beach median $463 a month, South Florida median $300; West Palm Beach ranks 6 of 34 cities.", "after": "Dot strip chart in five county lanes. West Palm Beach retained-sample median $463 a month (n=111); five-county median $300 (n=3,206, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, West Palm Beach against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, West Palm Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "West Palm Beach HOA fees on townhouses and villas sit 54% above the South Florida median", "after": "West Palm Beach townhouses and villas, retained usable-fee sample (n=111): median $463/month, 54% above the five-county median of $300", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$463", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "111", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 3.6% (4 listings); $200 to $300 7.2% (8 listings); $300 to $400 25.2% (28 listings); $400 to $600 32.4% (36 listings); $600 to $1,000 30.6% (34 listings); $1,000 and up 0.9% (1 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 3.6% (4 listings); $200 to $300 7.2% (8 listings); $300 to $400 25.2% (28 listings); $400 to $600 32.4% (36 listings); $600 to $1,000 30.6% (34 listings); $1,000 and up 0.9% (1 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active West Palm Beach townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 111 active West Palm Beach townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "32.4% of West Palm Beach townhouses and villas for sale carry a fee of $400 to $600 a month", "after": "32.4% of West Palm Beach's retained usable-fee sample (111 listings) falls in the $400 to $600 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "30.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "34", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "3.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "7.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "25.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "28", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "32.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "36", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s too few (5 listings); 1980s $500 (67 listings); 1990s too few (8 listings); 2000s $361 (21 listings); 2010s too few (8 listings); 2020s too few (2 listings).", "after": "Column chart of median fee by recorded decade built: 1970s count only (5 listings); 1980s $500 (67 listings); 1990s count only (8 listings); 2000s $361 (21 listings); 2010s count only (8 listings); 2020s count only (2 listings). Recorded year built 2005 or later $365 (11 listings); before 1995 $500 (74 listings). Small subgroup: 2005+ n=11; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active West Palm Beach townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among West Palm Beach townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=11; pre-1995 n=74. Small subgroup: 2005+ n=11; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "West Palm Beach townhouses and villas built since 2005 ask 27% less in fees than those built before 1995", "after": "West Palm Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=11) vs pre-1995 (n=74), monthly median 27% lower. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "$500", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[11]", "before": null, "after": "74", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$500", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "67", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "$361", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "21", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "$365", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical West Palm Beach townhouse or villa for sale carries a $463-a-month homeowners association fee, 54% above the South Florida median", "after": "West Palm Beach townhouse or villa monthly homeowners association fees have a median of $463 in the retained usable-fee sample of 111 listings, 54% above the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "45.9% of West Palm Beach townhouses and villas on the market ask $500 or more a month in fees; 3.6% stay under $200", "after": "In West Palm Beach's retained usable-fee sample (111 listings after exclusions and percentile trimming), 45.9% have monthly-equivalent fees of $500 or more and 3.6% are below $200", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "West Palm Beach townhouses and villas built since 2005 carry fees 27% lower than communities from before 1995", "after": "West Palm Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=11) vs pre-1995 (n=74), monthly median 27% lower. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "WEST PALM BEACH, Fla., September 7, 2026 - The median monthly homeowners association fee across the 111 townhouses and villas listed for sale in West Palm Beach is $463, with half of the listings between $350 and $626 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 54% above the five-county South Florida median of $300, and ranks West Palm Beach 6 of 34 cities.", "after": "WEST PALM BEACH, Fla., September 7, 2026 - Among 111 active townhouse or villa listings in West Palm Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $463, with the middle half between $350 and $626, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 117 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 54% above the separately trimmed five-county median of $300 and ranks 6th among 34 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in West Palm Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-west-palm-beach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is West Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (115 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 111 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 117 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/west-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-west-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in West Palm Beach carries a monthly homeowners association fee of $463, 54% above the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in West Palm Beach's retained usable-fee sample (n=111), after exclusions and percentile trimming, is $463, compared with $300 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"45.9 percent of West Palm Beach townhouses and villas on the market ask $500 or more a month in fees; 3.6 percent stay under $200.\"", "after": "\"Among West Palm Beach townhouses and villas in the retained usable-fee sample (n=111) after exclusions and percentile trimming, 45.9 percent have listed monthly-equivalent fees of $500 or more and 3.6 percent are below $200.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In West Palm Beach, a townhouse or villa completed since 2005 carries a median fee of $365 a month, against $500 for one completed before 1995.\"", "after": "\"Among the retained usable-fee listings in West Palm Beach with a recorded construction year, the median monthly-equivalent fee is $365 for a recorded year built of 2005 or later (11 listings) and $500 for those built before 1995 (74 listings). Small subgroup: 2005+ n=11; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "36d380fa072294fdf0f6771b21df409d3058e8530693bf00d80f99969bb941a0", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nWest Palm Beach HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical West Palm Beach townhouse or villa for sale carries a $463-a-month homeowners association\nfee, 54% above the South Florida median\n45.9% of West Palm Beach townhouses and villas on the market ask $500 or more a month in fees; 3.6%\nstay under $200\nWest Palm Beach townhouses and villas built since 2005 carry fees 27% lower than communities from\nbefore 1995\nLEDE\nWEST PALM BEACH, Fla., September 7, 2026 - The median monthly homeowners association fee across the\n111 townhouses and villas listed for sale in West Palm Beach is $463, with half of the listings between $350\nand $626 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 54%\nabove the five-county South Florida median of $300, and ranks West Palm Beach 6 of 34 cities.\nNUT GRAF\nPer square foot, the median West Palm Beach townhouse or villa fee is $0.35 a month on a median home of\n1,250 square feet; at the median asking price of $310K, a year of fees equals 1.84% of the price. 45.9% of\nlistings ask $500 or more a month and 3.6% under $200. 6.3% of listings report two association layers (a\nmaster and a sub-association); 3.6% are billed quarterly and shown here as monthly equivalents. Agent-written\nremarks mention a special assessment on 2.7% of listings, describe one as pending or payable by the buyer on\n0%, and mention a mandatory club or membership on 0%. Communities completed since 2005 carry a median\nfee of $365 against $500 for those completed before 1995. 30.6% of the listings are entered as single-level\nvillas, the rest as townhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, West Palm Beach\n117 (111 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$463\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$350 to $626\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nMedian fee per square foot per month\n$0.35 (median home 1,250 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n1.84% (asking $310K)\nSeptember 7, 2026\nListings asking $500 or more a month / under $200\n45.9% / 3.6%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n6.3% (7)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n3.6%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n2.7% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; West Palm Beach ranks 6 of 34\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$365 (11 listings) / $500 (74 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in West Palm Beach carries a monthly homeowners\nassociation fee of $463, 54% above the five-county South Florida median of $300.\"\n\"45.9 percent of West Palm Beach townhouses and villas on the market ask $500 or more a month in fees;\n3.6 percent stay under $200.\"\n\"In West Palm Beach, a townhouse or villa completed since 2005 carries a median fee of $365 a month,\nagainst $500 for one completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, West Palm Beach against every South Florida city with 30 or more active townhouse or\nvilla listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active West Palm Beach townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7,\n2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active West Palm Beach townhouses and villas by decade the home was\ncompleted, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in West Palm Beach permitted for internet display in PBP\nReal Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026.\nFees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one\nproperty type and are reported together; a listing is included only when its tax legal description does not record a condominium\n(platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the\nCondo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read.\nNothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed\nare only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-west-palm-\nbeach/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and\nmay not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "84f949d1f2d31fec5d01de584c57f43e6e32182af63da0e571ff55a0e9ca1609", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nWest Palm Beach HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/west-palm-\nbeach/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nWest Palm Beach townhouse or villa monthly homeowners association fees have a median of $463 in the\nretained usable-fee sample of 111 listings, 54% above the five-county median\nIn West Palm Beach's retained usable-fee sample (111 listings after exclusions and percentile trimming),\n45.9% have monthly-equivalent fees of $500 or more and 3.6% are below $200\nWest Palm Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=11) vs\npre-1995 (n=74), monthly median 27% lower. Small subgroup: 2005+; read cautiously.\nLEDE\nWEST PALM BEACH, Fla., September 7, 2026 - Among 111 active townhouse or villa listings in West Palm\nBeach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st\nor above its 99th percentile, the median monthly homeowners association fee is $463, with the middle half\nbetween $350 and $626, according to PBP Real Estate's analysis of BeachesMLS listing data as of September\n7, 2026. There are 117 active townhouse or villa listings before those exclusions and trimming; the fee\nstatistics describe the retained sample, not every property for sale. The city median is 54% above the\nseparately trimmed five-county median of $300 and ranks 6th among 34 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median West Palm Beach townhouse or villa fee is $0.35 a\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nmonth (111 retained listings with recorded living area of at least 300 square feet). A year of reported fees\nequals a median 1.84% of the listing's current asking price across 111 retained listings with a current asking\nprice of at least $20,000; this is the median of per-listing ratios. 45.9% of the retained sample have fees of\n$500 or more a month and 3.6% are below $200. 6.3% of the retained sample report two association layers (a\nmaster and a sub-association, summed here); 3.6% are billed quarterly and shown as monthly equivalents.\nAgent-written public remarks mention a special assessment on 2.7% of the retained sample, describe one as\npending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 107 retained\nlistings carry remarks. These are keyword classifications of free text, not verified facts about any association.\nAmong retained listings with a recorded construction year, the median monthly-equivalent fee is $365 for a\nrecorded year built of 2005 or later (11 listings) and $500 for those built before 1995 (74 listings); construction\nyear is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=11;\nread cautiously. 30.6% of retained listings have the recorded MLS subtype Villa; the remainder have subtype\nTownhouse. The two subtypes are reported together after condominium classification.\nFACT BOX\nActive townhouse or villa listings, West Palm\nBeach (before exclusions and trimming)\n117\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n115 / 111 (4 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$463\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$350 to $626\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.35 (111 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n1.84% (111 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n45.9% (51) / 3.6% (4) of 111\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n6.3% (7)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n3.6%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n2.7% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); West Palm Beach ranks 6th\namong 34 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$365 (2005+ n=11) / $500 (pre-1995 n=74). Small\nsubgroup: 2005+ n=11; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in West Palm Beach's retained usable-fee\nsample (n=111), after exclusions and percentile trimming, is $463, compared with $300 in the separately\ntrimmed five-county sample.\"\n\"Among West Palm Beach townhouses and villas in the retained usable-fee sample (n=111) after\nexclusions and percentile trimming, 45.9 percent have listed monthly-equivalent fees of $500 or more and\n3.6 percent are below $200.\"\n\"Among the retained usable-fee listings in West Palm Beach with a recorded construction year, the median\nmonthly-equivalent fee is $365 for a recorded year built of 2005 or later (11 listings) and $500 for those\nbuilt before 1995 (74 listings). Small subgroup: 2005+ n=11; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nWest Palm Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the\nfive-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings\nwith a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. West Palm Beach retained-sample median $463 a\nmonth (n=111); five-county median $300 (n=3,206, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 111 active West Palm Beach townhouse or villa listings retained after\nunusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all\nactive listings. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 0% (0\nlistings); $100 to $200 3.6% (4 listings); $200 to $300 7.2% (8 listings); $300 to $400 25.2% (28 listings); $400\nto $600 32.4% (36 listings); $600 to $1,000 30.6% (34 listings); $1,000 and up 0.9% (1 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among West Palm Beach townhouses and villas in\nthe retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with\na recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nRecorded YearBuilt 2005+ n=11; pre-1995 n=74. Small subgroup: 2005+ n=11; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s count only (5 listings);\n1980s $500 (67 listings); 1990s count only (8 listings); 2000s $361 (21 listings); 2010s count only (8 listings);\n2020s count only (2 listings). Recorded year built 2005 or later $365 (11 listings); before 1995 $500 (74\nlistings). Small subgroup: 2005+ n=11; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is West Palm Beach, permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nA city is published when at least 30 listings have a valid fee before trimming (115 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 111 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 117 active listings. Region and county comparisons are trimmed separately within their own samples\n(the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is\nnot a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet;\nannual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-\nlisting ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10\nlistings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples\nwith fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least\n30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-\ndollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written\npublic remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse,\nvilla or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal\ndescription is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums\nare reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical\nclassifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and\nVilla subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement\nabout any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are\nonly as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is\ndeemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and\npercentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as\nof September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026\n(2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original\nsnapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly\nfrozen page https://www.pbprealestate.com/press/west-palm-beach/2026-09/ (corrected edition r1). A current-data page may be\navailable at https://www.pbprealestate.com/hoa-fees-west-palm-beach/; where published, it uses a separately dated sample and its\nfigures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or\naccuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing\nOpportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "ebb8978ce28cf1b9faeba02f1b3f736809e7801cd1db5a5348a35905cdda2338", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - WEST PALM BEACH HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. West Palm Beach townhouse or villa monthly homeowners association fees have a median of $463 in the retained usable-fee sample of 111 listings, 54% above the five-county median\n2. In West Palm Beach's retained usable-fee sample (111 listings after exclusions and percentile trimming), 45.9% have monthly-equivalent fees of $500 or more and 3.6% are below $200\n3. West Palm Beach townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=11) vs pre-1995 (n=74), monthly median 27% lower. Small subgroup: 2005+; read cautiously.\n\nLEDE\nWEST PALM BEACH, Fla., September 7, 2026 - Among 111 active townhouse or villa listings in West Palm Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $463, with the middle half between $350 and $626, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 117 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 54% above the separately trimmed five-county median of $300 and ranks 6th among 34 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median West Palm Beach townhouse or villa fee is $0.35 a month (111 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 1.84% of the listing's current asking price across 111 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 45.9% of the retained sample have fees of $500 or more a month and 3.6% are below $200. 6.3% of the retained sample report two association layers (a master and a sub-association, summed here); 3.6% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 2.7% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 107 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $365 for a recorded year built of 2005 or later (11 listings) and $500 for those built before 1995 (74 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=11; read cautiously. 30.6% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, West Palm Beach (before exclusions and trimming): 117 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 115 / 111 (4 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $463 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $350 to $626 [September 7, 2026]\n- Median fee per square foot per month: $0.35 (111 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 1.84% (111 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 45.9% (51) / 3.6% (4) of 111 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 6.3% (7) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 3.6% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 2.7% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); West Palm Beach ranks 6th among 34 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $365 (2005+ n=11) / $500 (pre-1995 n=74). Small subgroup: 2005+ n=11; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in West Palm Beach's retained usable-fee sample (n=111), after exclusions and percentile trimming, is $463, compared with $300 in the separately trimmed five-county sample.\"\n- \"Among West Palm Beach townhouses and villas in the retained usable-fee sample (n=111) after exclusions and percentile trimming, 45.9 percent have listed monthly-equivalent fees of $500 or more and 3.6 percent are below $200.\"\n- \"Among the retained usable-fee listings in West Palm Beach with a recorded construction year, the median monthly-equivalent fee is $365 for a recorded year built of 2005 or later (11 listings) and $500 for those built before 1995 (74 listings). Small subgroup: 2005+ n=11; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- west-palm-beach-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, West Palm Beach and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. West Palm Beach retained-sample median $463 a month (n=111); five-county median $300 (n=3,206, region-level trim).\n- west-palm-beach-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 111 active West Palm Beach townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 3.6% (4 listings); $200 to $300 7.2% (8 listings); $300 to $400 25.2% (28 listings); $400 to $600 32.4% (36 listings); $600 to $1,000 30.6% (34 listings); $1,000 and up 0.9% (1 listings).\n- west-palm-beach-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among West Palm Beach townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=11; pre-1995 n=74. Small subgroup: 2005+ n=11; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1970s count only (5 listings); 1980s $500 (67 listings); 1990s count only (8 listings); 2000s $361 (21 listings); 2010s count only (8 listings); 2020s count only (2 listings). Recorded year built 2005 or later $365 (11 listings); before 1995 $500 (74 listings). Small subgroup: 2005+ n=11; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is West Palm Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (115 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (4 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 111 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 117 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/west-palm-beach/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-west-palm-beach/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "west-park", "city": "West Park", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 39, "sample_ok": true, "small_sample": true, "pending": 21, "median_list_price": 495000.0, "cut_count": 19, "cut_pct": 48.7, "raised_count": 0, "median_cut_pct": 3.1, "median_cut_dollars": 16000.0, "cut_last30": 13, "cut_last30_pct": 33.3, "cut_last7": 6, "median_dom": 38, "median_cdom": 38, "relisted_count": 0, "relisted_pct": 0.0, "over90": 8, "over90_pct": 20.5, "over180": 4, "fresh_held": 17, "fresh_held_pct": 43.6, "stale_uncut": 1, "stale_uncut_pct": 2.6, "dom_buckets": [ { "label": "0-30", "count": 15, "pct": 38.5 }, { "label": "31-60", "count": 12, "pct": 30.8 }, { "label": "61-90", "count": 4, "pct": 10.3 }, { "label": "91-180", "count": 4, "pct": 10.3 }, { "label": "181+", "count": 4, "pct": 10.3 } ], "bands": [ { "label": "Under $500K", "active": 22, "cut": 11, "cut_pct": 50.0, "median_cdom": 30.0 }, { "label": "$500K to $1M", "active": 17, "cut": 8, "cut_pct": 47.1, "median_cdom": 43 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 4, "pending_cut_pct": 19.0, "pending_median_cut_pct": 4.4, "pending_median_cdom": 22, "tier": "h1", "series": [ { "date": "2026-09-06", "active": 40, "cut_pct": 50.0, "median_cdom": 35.5, "median_list_price": 492500.0 }, { "date": "2026-09-07", "active": 39, "cut_pct": 48.7, "median_cdom": 38, "median_list_price": 495000.0 } ] }, "condos": { "active": 0, "sample_ok": false, "small_sample": false, "pending": 0, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "48.7% of West Park houses for sale have cut their asking price", "West Park sellers blink faster than the rest of Broward County as 20.5% of houses pass 90 days on the market", "Buying in West Park? Half houses have already come down once, by a median $16K" ], "lede": "WEST PARK, Fla., September 7, 2026 - 48.7% of the 39 single-family homes listed for sale in West Park have reduced their asking price at least once, by a median 3.1% (about $16K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 0 for sale, too few to report percentages (floor 30).", "quotes": [ "\"48.7 percent of single-family homes for sale in West Park have reduced their asking price at least once, by a median $16K.\"", "\"Counting every relisting, the median West Park house for sale has been waiting 38 days, not the 38 the current listing shows.\"", "\"Of the West Park houses now under contract, 81.0 percent never reduced their asking price; the rest cut by a median 4.4 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in West Park and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 39 houses, 0 condominiums, 21 houses under contract. Small sample: 39 houses for sale in West Park, between 30 and 39, so one listing moves the share by roughly 2.6 points. Read the percentages as a direction, not a decimal. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-west-park/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, West Park versus Broward County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. West Park houses 48.7%, Broward County houses 43.3%. Condominiums: 0 for sale, too few to report.", "title": "West Park houses are cutting 5.4 points more often than Broward County" }, { "caption": "Active West Park listings by cumulative days on market, houses, September 7, 2026. 20.5% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 38.5%, 31-60 days 30.8%, 61-90 days 10.3%, 91-180 days 10.3%, 181+ days 10.3%.", "title": "20.5% of West Park houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active West Park houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 50.0% of 22; $500K to $1M 47.1% of 17; $1M to $2M too few to read of 0; $2M to $5M too few to read of 0; $5M and up too few to read of 0.", "title": "Price cuts by price band, West Park houses" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 60 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 39, "sample_ok": true, "small_sample": true, "pending": 21, "median_list_price": 495000.0, "cut_count": 19, "cut_pct": 48.7, "raised_count": 0, "valid_price_count": 39, "missing_price_count": 0, "unchanged_count": 20, "not_below_original_count": 20, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 3.1, "median_cut_dollars": 16000.0, "cut_last30": 13, "cut_last30_pct": 33.3, "cut_last7": 6, "median_dom": 38, "median_cdom": 38, "dom_n": 39, "cdom_n": 39, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 39, "relisted_count": 0, "relisted_pct": 0.0, "over90": 8, "over90_pct": 20.5, "over180": 4, "fresh_held": 17, "fresh_held_pct": 43.6, "fresh_held_missing_cdom_count": 0, "stale_uncut": 1, "stale_uncut_pct": 2.6, "dom_buckets": [ { "label": "0-30", "count": 15, "pct": 38.5 }, { "label": "31-60", "count": 12, "pct": 30.8 }, { "label": "61-90", "count": 4, "pct": 10.3 }, { "label": "91-180", "count": 4, "pct": 10.3 }, { "label": "181+", "count": 4, "pct": 10.3 } ], "bands": [ { "label": "Under $500K", "active": 22, "cut": 11, "cut_pct": 50.0, "median_cdom": 30.0, "cut_pct_denominator": 22, "cdom_n": 22, "valid_price_count": 22 }, { "label": "$500K to $1M", "active": 17, "cut": 8, "cut_pct": 47.1, "median_cdom": 43, "cut_pct_denominator": 17, "cdom_n": 17, "valid_price_count": 17 }, { "label": "$1M to $2M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 4, "pending_cut_pct": 19.0, "pending_valid_price_count": 21, "pending_missing_price_count": 0, "pending_unchanged_count": 15, "pending_raised_count": 2, "pending_not_below_original_count": 17, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 21, "pending_dom_n": 21, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 4.4, "pending_median_cdom": 22, "denominators": { "cut_pct": 39, "cut_last30_pct": 39, "relisted_pct": 39, "fresh_held_pct": 39, "stale_uncut_pct": 39, "over90_pct": 39, "dom_bucket_pct": 39, "pending_cut_pct": 21, "median_dom": 39, "median_cdom": 39, "median_cut_pct": 19, "median_cut_dollars": 19, "pending_median_cut_pct": 4, "pending_median_cdom": 21 }, "county_counts": { "Broward": 39 }, "tier": "h1", "series": [ { "date": "2026-09-07", "active": 39, "cut_pct": 48.7, "median_cdom": 38, "median_list_price": 495000.0 } ] }, "condos": { "active": 0, "sample_ok": false, "small_sample": false, "pending": 0, "median_list_price": null, "cut_count": 0, "cut_pct": null, "raised_count": 0, "valid_price_count": 0, "missing_price_count": 0, "unchanged_count": 0, "not_below_original_count": 0, "cut_sample_ok": false, "cut_small_sample": false, "median_cut_pct": null, "median_cut_dollars": null, "cut_last30": 0, "cut_last30_pct": null, "cut_last7": 0, "median_dom": null, "median_cdom": null, "dom_n": 0, "cdom_n": 0, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 0, "relisted_count": 0, "relisted_pct": null, "over90": 0, "over90_pct": null, "over180": 0, "fresh_held": 0, "fresh_held_pct": null, "fresh_held_missing_cdom_count": 0, "stale_uncut": 0, "stale_uncut_pct": null, "dom_buckets": [ { "label": "0-30", "count": 0, "pct": null }, { "label": "31-60", "count": 0, "pct": null }, { "label": "61-90", "count": 0, "pct": null }, { "label": "91-180", "count": 0, "pct": null }, { "label": "181+", "count": 0, "pct": null } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$250K to $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 0, "pending_cut_pct": null, "pending_valid_price_count": 0, "pending_missing_price_count": 0, "pending_unchanged_count": 0, "pending_raised_count": 0, "pending_not_below_original_count": 0, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 0, "pending_dom_n": 0, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": null, "pending_median_cdom": null, "denominators": { "cut_pct": 0, "cut_last30_pct": 0, "relisted_pct": 0, "fresh_held_pct": 0, "stale_uncut_pct": 0, "over90_pct": 0, "dom_bucket_pct": 0, "pending_cut_pct": 0, "median_dom": 0, "median_cdom": 0, "median_cut_pct": 0, "median_cut_dollars": 0, "pending_median_cut_pct": 0, "pending_median_cdom": 0 }, "county_counts": {}, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "48.7% of West Park houses for sale are asking less than their original list price. Small sample: 39 houses; read cautiously.", "Seller Blink Rate™ in West Park: 48.7% of houses list below original asking, against 43.3% across Broward County. Small sample: 39 houses; read cautiously.", "Buying in West Park? 19 of the 39 houses for sale are asking below their original price, by a median $16K. Small sample: 39 houses; read cautiously." ], "lede": "WEST PARK, Fla., September 7, 2026 - 48.7% of the 39 single-family homes listed for sale in West Park (19 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 19 reduced listings, the median reduction is 3.1% (about $16K). Condominiums: 0 for sale, below the 30-listing floor, so no percentages are reported for them. Small sample: 39 houses; read cautiously.", "quotes": [ "\"48.7 percent of single-family homes for sale in West Park have a current asking price below their original list price; among those 19 reduced listings the median reduction is $16K. Small sample: 39 houses; read cautiously.\"", "\"Among active West Park houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 38 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 39 houses; read cautiously.\"", "\"21 West Park houses are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is West Park, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (20 unchanged, 0 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 39 houses for sale in West Park, between 30 and 39, so one listing moves the share by roughly 2.6 points. Read the percentages as a direction, not a decimal. Condominiums are below the floor and appear as a count only. Sample sizes: 39 houses, 0 condominiums, 21 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/west-park/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-west-park/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, West Park versus Broward County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 39 houses; read cautiously.", "alt": "Horizontal bar chart. West Park houses 48.7%, Broward County houses 43.3%. Condominiums: 0 for sale, count only. Share of active listings asking below their original list price, September 7, 2026. Small sample: 39 houses; read cautiously.", "title": "Seller Blink Rate™: 48.7% of West Park houses for sale are asking below their original price, against 43.3% across Broward County. Small sample: 39 houses; read cautiously.", "visible_labels": [ "43.3%", "48.7%" ] }, { "caption": "Active West Park houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 20.5% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 39 houses; read cautiously.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 38.5%, 31-60 days 30.8%, 61-90 days 10.3%, 91-180 days 10.3%, 181+ days 10.3%. Small sample: 39 houses; read cautiously.", "title": "20.5% of West Park houses for sale with a recorded cumulative-days value exceed 90 days. Small sample: 39 houses; read cautiously.", "visible_labels": [ "38.5%", "30.8%", "10.3%", "10.3%", "10.3%", "20.5%" ] }, { "caption": "Share of active West Park houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 39 houses; read cautiously.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 50% (11 of 22); $500K to $1M 47.1% (8 of 17); $1M to $2M 0 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only. Small sample: 39 houses; read cautiously.", "title": "Share asking below original by current asking-price band, West Park houses. Small sample: 39 houses; read cautiously.", "visible_labels": [ "0", "0", "0", "47.1%", "8", "17", "50%", "11", "22" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].active", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].label", "before": null, "after": "Under $250K", "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].active", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].label", "before": null, "after": "$250K to $500K", "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].active", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].label", "before": null, "after": "$500K to $1M", "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].active", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].label", "before": null, "after": "$1M and up", "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_last30", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_last30_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_last7", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].label", "before": null, "after": "0-30", "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[1].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[1].label", "before": null, "after": "31-60", "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[1].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[2].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[2].label", "before": null, "after": "61-90", "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[2].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[3].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[3].label", "before": null, "after": "91-180", "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[3].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[4].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[4].label", "before": null, "after": "181+", "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[4].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_cut_dollars", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_dom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_list_price", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.over180", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.over90", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.over90_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_median_cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.relisted_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.relisted_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.stale_uncut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.stale_uncut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 39, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. West Park houses 48.7%, Broward County houses 43.3%. Condominiums: 0 for sale, too few to report.", "after": "Horizontal bar chart. West Park houses 48.7%, Broward County houses 43.3%. Condominiums: 0 for sale, count only. Share of active listings asking below their original list price, September 7, 2026. Small sample: 39 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, West Park versus Broward County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, West Park versus Broward County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 39 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "West Park houses are cutting 5.4 points more often than Broward County", "after": "Seller Blink Rate™: 48.7% of West Park houses for sale are asking below their original price, against 43.3% across Broward County. Small sample: 39 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "48.7%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 38.5%, 31-60 days 30.8%, 61-90 days 10.3%, 91-180 days 10.3%, 181+ days 10.3%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 38.5%, 31-60 days 30.8%, 61-90 days 10.3%, 91-180 days 10.3%, 181+ days 10.3%. Small sample: 39 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active West Park listings by cumulative days on market, houses, September 7, 2026. 20.5% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active West Park houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 20.5% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 39 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "20.5% of West Park houses for sale have waited more than 90 days, counting every relisting", "after": "20.5% of West Park houses for sale with a recorded cumulative-days value exceed 90 days. Small sample: 39 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "38.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "30.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "10.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "10.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "10.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "20.5%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K 50.0% of 22; $500K to $1M 47.1% of 17; $1M to $2M too few to read of 0; $2M to $5M too few to read of 0; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 50% (11 of 22); $500K to $1M 47.1% (8 of 17); $1M to $2M 0 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only. Small sample: 39 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active West Park houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active West Park houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 39 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Price cuts by price band, West Park houses", "after": "Share asking below original by current asking-price band, West Park houses. Small sample: 39 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "47.1%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "17", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "50%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "11", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "22", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "48.7% of West Park houses for sale have cut their asking price", "after": "48.7% of West Park houses for sale are asking less than their original list price. Small sample: 39 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "West Park sellers blink faster than the rest of Broward County as 20.5% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in West Park: 48.7% of houses list below original asking, against 43.3% across Broward County. Small sample: 39 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in West Park? Half houses have already come down once, by a median $16K", "after": "Buying in West Park? 19 of the 39 houses for sale are asking below their original price, by a median $16K. Small sample: 39 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "WEST PARK, Fla., September 7, 2026 - 48.7% of the 39 single-family homes listed for sale in West Park have reduced their asking price at least once, by a median 3.1% (about $16K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 0 for sale, too few to report percentages (floor 30).", "after": "WEST PARK, Fla., September 7, 2026 - 48.7% of the 39 single-family homes listed for sale in West Park (19 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 19 reduced listings, the median reduction is 3.1% (about $16K). Condominiums: 0 for sale, below the 30-listing floor, so no percentages are reported for them. Small sample: 39 houses; read cautiously.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in West Park and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 39 houses, 0 condominiums, 21 houses under contract. Small sample: 39 houses for sale in West Park, between 30 and 39, so one listing moves the share by roughly 2.6 points. Read the percentages as a direction, not a decimal. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-west-park/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is West Park, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (20 unchanged, 0 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 39 houses for sale in West Park, between 30 and 39, so one listing moves the share by roughly 2.6 points. Read the percentages as a direction, not a decimal. Condominiums are below the floor and appear as a count only. Sample sizes: 39 houses, 0 condominiums, 21 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/west-park/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-west-park/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"48.7 percent of single-family homes for sale in West Park have reduced their asking price at least once, by a median $16K.\"", "after": "\"48.7 percent of single-family homes for sale in West Park have a current asking price below their original list price; among those 19 reduced listings the median reduction is $16K. Small sample: 39 houses; read cautiously.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median West Park house for sale has been waiting 38 days, not the 38 the current listing shows.\"", "after": "\"Among active West Park houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 38 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 39 houses; read cautiously.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the West Park houses now under contract, 81.0 percent never reduced their asking price; the rest cut by a median 4.4 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"21 West Park houses are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "e79ac861c89c6dcfc3caed7eb945b875400d71122dadc381b96beec1bea292b5", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nWest Park price cuts and true days on market\nHEADLINE OPTIONS\n48.7% of West Park houses for sale have cut their asking price\nWest Park sellers blink faster than the rest of Broward County as 20.5% of houses pass 90 days on the\nmarket\nBuying in West Park? Half houses have already come down once, by a median $16K\nLEDE\nWEST PARK, Fla., September 7, 2026 - 48.7% of the 39 single-family homes listed for sale in West Park have\nreduced their asking price at least once, by a median 3.1% (about $16K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Condominiums: 0 for sale, too few to report percentages (floor\n30).\nNUT GRAF\nThe figures point to a market where 19.0% of houses reached a contract only after a price cut: of the 21 West\nPark houses now under contract, 19.0% reduced before going under contract, with a median cut of 4.4% and a\nmedian 22 days to contract. Across Broward County the price-cut share is 43.3% for houses and 45.0% for\ncondominiums, so West Park houses are cutting 5.4 points more often than the county. Counting every\nrelisting, the median West Park house for sale has been on the market 38 days, against 38 on its current listing;\n0.0% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nWest Park\n39\nShare with at\nleast one price\nreduction,\nhouses\n48.7% (19 of 39)\nMedian\nreduction\nfrom original\nasking, houses\n3.1% (about $16K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nActive\ncondominium\nlistings, West\nPark\n0 (below the 30-listing floor; percentages not reported)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n38 days (38 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n20.5% (8 of 39)\nHouses under\ncontract that\nreduced first\n19.0% of 21\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting faster than similar-priced cities\nPeer group,\nhouses\n(median\nasking under\n$600K; peer\ncut share\n40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida\nQUOTABLE DATA POINTS\n\"48.7 percent of single-family homes for sale in West Park have reduced their asking price at least once, by\na median $16K.\"\n\"Counting every relisting, the median West Park house for sale has been waiting 38 days, not the 38 the\ncurrent listing shows.\"\n\"Of the West Park houses now under contract, 81.0 percent never reduced their asking price; the rest cut\nby a median 4.4 percent before a buyer committed. Contract prices are not known until the sales close.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, West Park versus Broward County, houses, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nActive West Park listings by cumulative days on market, houses, September 7, 2026. 20.5% of houses have passed 90 days. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nShare of active West Park houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in West Park and Broward County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 39 houses, 0 condominiums, 21 houses under contract.\nSmall sample: 39 houses for sale in West Park, between 30 and 39, so one listing moves the share by roughly 2.6 points. Read the\npercentages as a direction, not a decimal. Condominiums are below the 30-listing reporting floor and appear as a count only. No\nestimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-west-park/ . Conditions read: How the read works: each city is compared with its peer group,\nthe South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "c5957921b01e9b3430d384164fa02df4428bfc3f5fb00fc7095e5a3e5790a55e", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nWest Park asking-price reductions and recorded days\non market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/west-park/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n48.7% of West Park houses for sale are asking less than their original list price. Small sample: 39 houses;\nread cautiously.\nSeller Blink Rate™ in West Park: 48.7% of houses list below original asking, against 43.3% across Broward\nCounty. Small sample: 39 houses; read cautiously.\nBuying in West Park? 19 of the 39 houses for sale are asking below their original price, by a median $16K.\nSmall sample: 39 houses; read cautiously.\nLEDE\nWEST PARK, Fla., September 7, 2026 - 48.7% of the 39 single-family homes listed for sale in West Park (19\nlistings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 19 reduced listings, the median reduction is\n3.1% (about $16K). Condominiums: 0 for sale, below the 30-listing floor, so no percentages are reported for\nthem. Small sample: 39 houses; read cautiously.\nNUT GRAF\nFor active West Park houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are\nboth 38 days (from 39 and 39 listings with a value in each field). Equal medians describe the recorded fields\nonly; they do not establish anything about individual listing histories. 0% of all active houses have both fields\nrecorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a\nrelisting event. Small sample: 39 houses; read cautiously. 21 West Park houses are under contract (Pending or\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nActive Under Contract), 4 of them with a recorded asking price below original; fewer than 30, so no percentage\nis reported. These asking-price fields do not disclose the agreed contract price. Across Broward County the\nshares asking below original are 43.3% for houses and 45% for condominiums; West Park houses are 5.4\npoints above the county share.\nFACT BOX\nActive single-family listings, West\nPark\n39\nSeptember 7, 2026\nShare asking below original list price,\nhouses\n48.7% (19 of 39)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original, houses\n39 / 0; 20 / 0\nSeptember 7, 2026\nMedian reduction among the 19\nreduced houses\n3.1% (about $16K)\nSeptember 7, 2026\nActive condominium listings, West\nPark\n0 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n38 / 38 days (from 39 / 39 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90\ndays\n20.5% (8 of 39 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count only;\nfewer than 30)\n21, 4 asking below original\nSeptember 7, 2026\nBroward County share asking below\noriginal, houses / condominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed\nin method)\nHouses: Higher below-original share than peers\nSeptember 7, 2026\nPeer group, houses (median asking\nunder $600K; peer share 40.7%)\nTamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North\nLauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City,\nMargate, Sunrise, Lake Worth Beach, Miami Gardens,\nDeerfield Beach, Lantana, Coconut Creek, Boynton Beach,\nOakland Park\nSeptember 7, 2026\nSmall active sample — interpretation\ncaution\nSmall sample: 39 houses; read cautiously.\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"48.7 percent of single-family homes for sale in West Park have a current asking price below their original\nlist price; among those 19 reduced listings the median reduction is $16K. Small sample: 39 houses; read\ncautiously.\"\n\"Among active West Park houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket\nvalues are both 38 days. These are MLS-recorded fields, not an independently reconstructed listing history.\nSmall sample: 39 houses; read cautiously.\"\n\"21 West Park houses are under contract in this snapshot, 4 of them with a recorded asking price below\noriginal; the group is too small to report a percentage. These asking-price fields do not disclose the agreed\ncontract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, West Park versus Broward County,\nhouses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 39 houses; read cautiously.\nChart data (aggregate): Horizontal bar chart. West Park houses 48.7%, Broward County houses 43.3%.\nCondominiums: 0 for sale, count only. Share of active listings asking below their original list price, September 7,\n2026. Small sample: 39 houses; read cautiously.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive West Park houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded\nvalue in that field; 20.5% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real\nEstate. Small sample: 39 houses; read cautiously.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 38.5%, 31-60\ndays 30.8%, 61-90 days 10.3%, 91-180 days 10.3%, 181+ days 10.3%. Small sample: 39 houses; read\ncautiously.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active West Park houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10\nto 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 39 houses; read\ncautiously.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 50% (11 of 22); $500K to $1M 47.1% (8 of 17); $1M to $2M 0 listed, count only; $2M\nto $5M 0 listed, count only; $5M and up 0 listed, count only. Small sample: 39 houses; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is West Park,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (20 unchanged, 0 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 39 houses\nfor sale in West Park, between 30 and 39, so one listing moves the share by roughly 2.6 points. Read the percentages as a direction,\nnot a decimal. Condominiums are below the floor and appear as a count only. Sample sizes: 39 houses, 0 condominiums, 21 houses\nunder contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS\nrecord is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original\nlist price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer\nbaseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately.\nThe lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings\n(minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a\nhistory measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds.\nWith fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require\ncaution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this\nkit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is\ngated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued\nSeptember 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction\nof the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the\nmonthly frozen page https://www.pbprealestate.com/press/west-park/2026-09/ (corrected edition r1). A current-data page may be\navailable at https://www.pbprealestate.com/price-cuts-west-park/; where published, it uses a separately dated sample and its\nfigures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or\naccuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing\nOpportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "599fe6b624b3ec20749eaa8cb1c473ffa30265e2ae78ef9fa753b5da9336053a", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - WEST PARK PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 48.7% of West Park houses for sale are asking less than their original list price. Small sample: 39 houses; read cautiously.\n2. Seller Blink Rate™ in West Park: 48.7% of houses list below original asking, against 43.3% across Broward County. Small sample: 39 houses; read cautiously.\n3. Buying in West Park? 19 of the 39 houses for sale are asking below their original price, by a median $16K. Small sample: 39 houses; read cautiously.\n\nLEDE\nWEST PARK, Fla., September 7, 2026 - 48.7% of the 39 single-family homes listed for sale in West Park (19 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 19 reduced listings, the median reduction is 3.1% (about $16K). Condominiums: 0 for sale, below the 30-listing floor, so no percentages are reported for them. Small sample: 39 houses; read cautiously.\n\nNUT GRAF\nFor active West Park houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 38 days (from 39 and 39 listings with a value in each field). Equal medians describe the recorded fields only; they do not establish anything about individual listing histories. 0% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Small sample: 39 houses; read cautiously. 21 West Park houses are under contract (Pending or Active Under Contract), 4 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; West Park houses are 5.4 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, West Park: 39 [September 7, 2026]\n- Share asking below original list price, houses: 48.7% (19 of 39) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 39 / 0; 20 / 0 [September 7, 2026]\n- Median reduction among the 19 reduced houses: 3.1% (about $16K) [September 7, 2026]\n- Active condominium listings, West Park: 0 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 38 / 38 days (from 39 / 39 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 20.5% (8 of 39 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 21, 4 asking below original [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Higher below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking under $600K; peer share 40.7%): Tamarac, Fort Pierce, Riviera Beach, Lauderdale Lakes, North Lauderdale, Lauderhill, Port St Lucie, Greenacres, Florida City, Margate, Sunrise, Lake Worth Beach, Miami Gardens, Deerfield Beach, Lantana, Coconut Creek, Boynton Beach, Oakland Park [September 7, 2026]\n- Small active sample — interpretation caution: Small sample: 39 houses; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"48.7 percent of single-family homes for sale in West Park have a current asking price below their original list price; among those 19 reduced listings the median reduction is $16K. Small sample: 39 houses; read cautiously.\"\n- \"Among active West Park houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 38 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 39 houses; read cautiously.\"\n- \"21 West Park houses are under contract in this snapshot, 4 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- west-park-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, West Park versus Broward County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 39 houses; read cautiously.\n Alt text: Horizontal bar chart. West Park houses 48.7%, Broward County houses 43.3%. Condominiums: 0 for sale, count only. Share of active listings asking below their original list price, September 7, 2026. Small sample: 39 houses; read cautiously.\n- west-park-true-days-on-market-r1-2026-09-07.png\n Caption: Active West Park houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 20.5% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 39 houses; read cautiously.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 38.5%, 31-60 days 30.8%, 61-90 days 10.3%, 91-180 days 10.3%, 181+ days 10.3%. Small sample: 39 houses; read cautiously.\n- west-park-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active West Park houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 39 houses; read cautiously.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 50% (11 of 22); $500K to $1M 47.1% (8 of 17); $1M to $2M 0 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only. Small sample: 39 houses; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is West Park, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (20 unchanged, 0 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 39 houses for sale in West Park, between 30 and 39, so one listing moves the share by roughly 2.6 points. Read the percentages as a direction, not a decimal. Condominiums are below the floor and appear as a count only. Sample sizes: 39 houses, 0 condominiums, 21 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/west-park/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-west-park/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "westlake", "city": "Westlake", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Palm Beach", "segments": { "houses": { "active": 60, "sample_ok": true, "small_sample": false, "pending": 19, "median_list_price": 798000.0, "cut_count": 36, "cut_pct": 60.0, "raised_count": 2, "median_cut_pct": 3.2, "median_cut_dollars": 25050.0, "cut_last30": 19, "cut_last30_pct": 31.7, "cut_last7": 6, "median_dom": 55.0, "median_cdom": 65.5, "relisted_count": 5, "relisted_pct": 8.3, "over90": 20, "over90_pct": 33.3, "over180": 8, "fresh_held": 18, "fresh_held_pct": 30.0, "stale_uncut": 2, "stale_uncut_pct": 3.3, "dom_buckets": [ { "label": "0-30", "count": 16, "pct": 26.7 }, { "label": "31-60", "count": 14, "pct": 23.3 }, { "label": "61-90", "count": 10, "pct": 16.7 }, { "label": "91-180", "count": 12, "pct": 20.0 }, { "label": "181+", "count": 8, "pct": 13.3 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$500K to $1M", "active": 55, "cut": 31, "cut_pct": 56.4, "median_cdom": 55 }, { "label": "$1M to $2M", "active": 5, "cut": 5, "cut_pct": 100.0, "median_cdom": 79 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 10, "pending_cut_pct": 52.6, "pending_median_cut_pct": 5.5, "pending_median_cdom": 66, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 60, "cut_pct": 58.3, "median_cdom": 65.0, "median_list_price": 798000.0 }, { "date": "2026-09-06", "active": 60, "cut_pct": 60.0, "median_cdom": 65.5, "median_list_price": 798000.0 }, { "date": "2026-09-07", "active": 60, "cut_pct": 60.0, "median_cdom": 65.5, "median_list_price": 798000.0 } ] }, "condos": { "active": 0, "sample_ok": false, "small_sample": false, "pending": 0, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "60.0% of Westlake houses for sale have cut their asking price", "Westlake sellers blink faster than the rest of Palm Beach County as 33.3% of houses pass 90 days on the market", "Buying in Westlake? Three in five houses have already come down once, by a median $25K" ], "lede": "WESTLAKE, Fla., September 7, 2026 - 60.0% of the 60 single-family homes listed for sale in Westlake have reduced their asking price at least once, by a median 3.2% (about $25K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 0 for sale, too few to report percentages (floor 30).", "quotes": [ "\"60.0 percent of single-family homes for sale in Westlake have reduced their asking price at least once, by a median $25K.\"", "\"Counting every relisting, the median Westlake house for sale has been waiting 66 days, not the 55 the current listing shows.\"", "\"Of the Westlake houses now under contract, 47.4 percent never reduced their asking price; the rest cut by a median 5.5 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Westlake and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 60 houses, 0 condominiums, 19 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-westlake/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Westlake versus Palm Beach County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Westlake houses 60.0%, Palm Beach County houses 43.4%. Condominiums: 0 for sale, too few to report.", "title": "Westlake houses are cutting 16.6 points more often than Palm Beach County" }, { "caption": "Active Westlake listings by cumulative days on market, houses, September 7, 2026. 33.3% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 26.7%, 31-60 days 23.3%, 61-90 days 16.7%, 91-180 days 20.0%, 181+ days 13.3%.", "title": "33.3% of Westlake houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Westlake houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M 56.4% of 55; $1M to $2M too few to read of 5; $2M to $5M too few to read of 0; $5M and up too few to read of 0.", "title": "$500K to $1M Westlake houses have cut most often: 56.4% of 55" } ] } }, "after": { "figures": { "city": { "county": "Palm Beach", "county_basis": "published_city_config_presentation_only", "county_counts": { "Palm Beach": 79 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Palm Beach", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 60, "sample_ok": true, "small_sample": false, "pending": 19, "median_list_price": 798000.0, "cut_count": 36, "cut_pct": 60.0, "raised_count": 2, "valid_price_count": 60, "missing_price_count": 0, "unchanged_count": 22, "not_below_original_count": 24, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 3.2, "median_cut_dollars": 25050.0, "cut_last30": 19, "cut_last30_pct": 31.7, "cut_last7": 6, "median_dom": 55.0, "median_cdom": 65.5, "dom_n": 60, "cdom_n": 60, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 60, "relisted_count": 5, "relisted_pct": 8.3, "over90": 20, "over90_pct": 33.3, "over180": 8, "fresh_held": 18, "fresh_held_pct": 30.0, "fresh_held_missing_cdom_count": 0, "stale_uncut": 2, "stale_uncut_pct": 3.3, "dom_buckets": [ { "label": "0-30", "count": 16, "pct": 26.7 }, { "label": "31-60", "count": 14, "pct": 23.3 }, { "label": "61-90", "count": 10, "pct": 16.7 }, { "label": "91-180", "count": 12, "pct": 20.0 }, { "label": "181+", "count": 8, "pct": 13.3 } ], "bands": [ { "label": "Under $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 55, "cut": 31, "cut_pct": 56.4, "median_cdom": 55, "cut_pct_denominator": 55, "cdom_n": 55, "valid_price_count": 55 }, { "label": "$1M to $2M", "active": 5, "cut": 5, "cut_pct": 100.0, "median_cdom": 79, "cut_pct_denominator": 5, "cdom_n": 5, "valid_price_count": 5 }, { "label": "$2M to $5M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 10, "pending_cut_pct": 52.6, "pending_valid_price_count": 19, "pending_missing_price_count": 0, "pending_unchanged_count": 8, "pending_raised_count": 1, "pending_not_below_original_count": 9, "pending_sample_ok": false, "pending_cut_sample_ok": true, "pending_cdom_n": 19, "pending_dom_n": 19, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 5.5, "pending_median_cdom": 66, "denominators": { "cut_pct": 60, "cut_last30_pct": 60, "relisted_pct": 60, "fresh_held_pct": 60, "stale_uncut_pct": 60, "over90_pct": 60, "dom_bucket_pct": 60, "pending_cut_pct": 19, "median_dom": 60, "median_cdom": 60, "median_cut_pct": 36, "median_cut_dollars": 36, "pending_median_cut_pct": 10, "pending_median_cdom": 19 }, "county_counts": { "Palm Beach": 60 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 60, "cut_pct": 60.0, "median_cdom": 65.5, "median_list_price": 798000.0 } ] }, "condos": { "active": 0, "sample_ok": false, "small_sample": false, "pending": 0, "median_list_price": null, "cut_count": 0, "cut_pct": null, "raised_count": 0, "valid_price_count": 0, "missing_price_count": 0, "unchanged_count": 0, "not_below_original_count": 0, "cut_sample_ok": false, "cut_small_sample": false, "median_cut_pct": null, "median_cut_dollars": null, "cut_last30": 0, "cut_last30_pct": null, "cut_last7": 0, "median_dom": null, "median_cdom": null, "dom_n": 0, "cdom_n": 0, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 0, "relisted_count": 0, "relisted_pct": null, "over90": 0, "over90_pct": null, "over180": 0, "fresh_held": 0, "fresh_held_pct": null, "fresh_held_missing_cdom_count": 0, "stale_uncut": 0, "stale_uncut_pct": null, "dom_buckets": [ { "label": "0-30", "count": 0, "pct": null }, { "label": "31-60", "count": 0, "pct": null }, { "label": "61-90", "count": 0, "pct": null }, { "label": "91-180", "count": 0, "pct": null }, { "label": "181+", "count": 0, "pct": null } ], "bands": [ { "label": "Under $250K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$250K to $500K", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$500K to $1M", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 0, "pending_cut_pct": null, "pending_valid_price_count": 0, "pending_missing_price_count": 0, "pending_unchanged_count": 0, "pending_raised_count": 0, "pending_not_below_original_count": 0, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 0, "pending_dom_n": 0, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": null, "pending_median_cdom": null, "denominators": { "cut_pct": 0, "cut_last30_pct": 0, "relisted_pct": 0, "fresh_held_pct": 0, "stale_uncut_pct": 0, "over90_pct": 0, "dom_bucket_pct": 0, "pending_cut_pct": 0, "median_dom": 0, "median_cdom": 0, "median_cut_pct": 0, "median_cut_dollars": 0, "pending_median_cut_pct": 0, "pending_median_cdom": 0 }, "county_counts": {}, "series": [] } } }, "min_active": 30 }, "wording": { "headlines": [ "60% of Westlake houses for sale are asking less than their original list price", "Seller Blink Rate™ in Westlake: 60% of houses list below original asking, against 43.4% across Palm Beach County", "Buying in Westlake? 36 of the 60 houses for sale are asking below their original price, by a median $25K" ], "lede": "WESTLAKE, Fla., September 7, 2026 - 60% of the 60 single-family homes listed for sale in Westlake (36 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 36 reduced listings, the median reduction is 3.2% (about $25K). Condominiums: 0 for sale, below the 30-listing floor, so no percentages are reported for them.", "quotes": [ "\"60 percent of single-family homes for sale in Westlake have a current asking price below their original list price; among those 36 reduced listings the median reduction is $25K.\"", "\"Among active Westlake houses, the median recorded CumulativeDaysOnMarket value is 66 days and the median recorded DaysOnMarket value is 55 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"19 Westlake houses are under contract in this snapshot, 10 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Westlake, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (22 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 60 houses, 0 condominiums, 19 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/westlake/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-westlake/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Westlake versus Palm Beach County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Westlake houses 60%, Palm Beach County houses 43.4%. Condominiums: 0 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 60% of Westlake houses for sale are asking below their original price, against 43.4% across Palm Beach County", "visible_labels": [ "43.4%", "60%" ] }, { "caption": "Active Westlake houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 33.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 26.7%, 31-60 days 23.3%, 61-90 days 16.7%, 91-180 days 20%, 181+ days 13.3%.", "title": "33.3% of Westlake houses for sale with a recorded cumulative-days value exceed 90 days", "visible_labels": [ "26.7%", "23.3%", "16.7%", "20%", "13.3%", "33.3%" ] }, { "caption": "Share of active Westlake houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 56.4% (31 of 55); $1M to $2M 5 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.", "title": "$500K to $1M Westlake houses show the highest share asking below original: 56.4% of 55", "visible_labels": [ "0", "0", "5", "56.4%", "31", "55", "0" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Palm Beach", "before_present": false, "after_present": true }, { "field": "city.county_counts.Palm Beach", "before": null, "after": 79, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].active", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].label", "before": null, "after": "Under $250K", "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].active", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].label", "before": null, "after": "$250K to $500K", "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].active", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].label", "before": null, "after": "$500K to $1M", "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].active", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].label", "before": null, "after": "$1M and up", "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_last30", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_last30_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_last7", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].label", "before": null, "after": "0-30", "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[0].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[1].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[1].label", "before": null, "after": "31-60", "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[1].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[2].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[2].label", "before": null, "after": "61-90", "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[2].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[3].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[3].label", "before": null, "after": "91-180", "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[3].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[4].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[4].label", "before": null, "after": "181+", "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_buckets[4].pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_cut_dollars", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_dom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.median_list_price", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.over180", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.over90", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.over90_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_median_cdom", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_median_cut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.relisted_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.relisted_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.stale_uncut", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.stale_uncut_pct", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 55, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 55, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 55, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Palm Beach", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 60, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Westlake houses 60.0%, Palm Beach County houses 43.4%. Condominiums: 0 for sale, too few to report.", "after": "Horizontal bar chart. Westlake houses 60%, Palm Beach County houses 43.4%. Condominiums: 0 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Westlake versus Palm Beach County, houses, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Westlake versus Palm Beach County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Westlake houses are cutting 16.6 points more often than Palm Beach County", "after": "Seller Blink Rate™: 60% of Westlake houses for sale are asking below their original price, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "43.4%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "60%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 26.7%, 31-60 days 23.3%, 61-90 days 16.7%, 91-180 days 20.0%, 181+ days 13.3%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 26.7%, 31-60 days 23.3%, 61-90 days 16.7%, 91-180 days 20%, 181+ days 13.3%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Westlake listings by cumulative days on market, houses, September 7, 2026. 33.3% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Westlake houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 33.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "33.3% of Westlake houses for sale have waited more than 90 days, counting every relisting", "after": "33.3% of Westlake houses for sale with a recorded cumulative-days value exceed 90 days", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "26.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "23.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "16.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "20%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "13.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "33.3%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 0; $500K to $1M 56.4% of 55; $1M to $2M too few to read of 5; $2M to $5M too few to read of 0; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 56.4% (31 of 55); $1M to $2M 5 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Westlake houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Westlake houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Westlake houses have cut most often: 56.4% of 55", "after": "$500K to $1M Westlake houses show the highest share asking below original: 56.4% of 55", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "56.4%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "31", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "55", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "60.0% of Westlake houses for sale have cut their asking price", "after": "60% of Westlake houses for sale are asking less than their original list price", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Westlake sellers blink faster than the rest of Palm Beach County as 33.3% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Westlake: 60% of houses list below original asking, against 43.4% across Palm Beach County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Westlake? Three in five houses have already come down once, by a median $25K", "after": "Buying in Westlake? 36 of the 60 houses for sale are asking below their original price, by a median $25K", "before_present": true, "after_present": true }, { "field": "lede", "before": "WESTLAKE, Fla., September 7, 2026 - 60.0% of the 60 single-family homes listed for sale in Westlake have reduced their asking price at least once, by a median 3.2% (about $25K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Condominiums: 0 for sale, too few to report percentages (floor 30).", "after": "WESTLAKE, Fla., September 7, 2026 - 60% of the 60 single-family homes listed for sale in Westlake (36 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 36 reduced listings, the median reduction is 3.2% (about $25K). Condominiums: 0 for sale, below the 30-listing floor, so no percentages are reported for them.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Westlake and Palm Beach County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 60 houses, 0 condominiums, 19 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-westlake/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Westlake, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (22 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 60 houses, 0 condominiums, 19 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/westlake/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-westlake/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"60.0 percent of single-family homes for sale in Westlake have reduced their asking price at least once, by a median $25K.\"", "after": "\"60 percent of single-family homes for sale in Westlake have a current asking price below their original list price; among those 36 reduced listings the median reduction is $25K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Westlake house for sale has been waiting 66 days, not the 55 the current listing shows.\"", "after": "\"Among active Westlake houses, the median recorded CumulativeDaysOnMarket value is 66 days and the median recorded DaysOnMarket value is 55 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Westlake houses now under contract, 47.4 percent never reduced their asking price; the rest cut by a median 5.5 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"19 Westlake houses are under contract in this snapshot, 10 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "cbfac501e0883c1aa5a944fdacbb466d64799c64f43f0a0574d4c1f6658d4c3e", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nWestlake price cuts and true days on market\nHEADLINE OPTIONS\n60.0% of Westlake houses for sale have cut their asking price\nWestlake sellers blink faster than the rest of Palm Beach County as 33.3% of houses pass 90 days on the\nmarket\nBuying in Westlake? Three in five houses have already come down once, by a median $25K\nLEDE\nWESTLAKE, Fla., September 7, 2026 - 60.0% of the 60 single-family homes listed for sale in Westlake have\nreduced their asking price at least once, by a median 3.2% (about $25K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Condominiums: 0 for sale, too few to report percentages (floor\n30).\nNUT GRAF\nThe figures point to a market where 52.6% of houses reached a contract only after a price cut: of the 19\nWestlake houses now under contract, 52.6% reduced before going under contract, with a median cut of 5.5%\nand a median 66 days to contract. Across Palm Beach County the price-cut share is 43.4% for houses and\n44.6% for condominiums, so Westlake houses are cutting 16.6 points more often than the county. Counting\nevery relisting, the median Westlake house for sale has been on the market 66 days, against 55 on its current\nlisting; 8.3% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nWestlake\n60\nShare with at\nleast one price\nreduction,\nhouses\n60.0% (36 of 60)\nMedian\nreduction\nfrom original\nasking, houses\n3.2% (about $25K)\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nActive\ncondominium\nlistings,\nWestlake\n0 (below the 30-listing floor; percentages not reported)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n66 days (55 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n33.3% (20 of 60)\nHouses under\ncontract that\nreduced first\n52.6% of 19\nPalm Beach\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.4% / 44.6%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting faster than similar-priced cities\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Bea\nQUOTABLE DATA POINTS\n\"60.0 percent of single-family homes for sale in Westlake have reduced their asking price at least once, by\na median $25K.\"\n\"Counting every relisting, the median Westlake house for sale has been waiting 66 days, not the 55 the\ncurrent listing shows.\"\n\"Of the Westlake houses now under contract, 47.4 percent never reduced their asking price; the rest cut\nby a median 5.5 percent before a buyer committed. Contract prices are not known until the sales close.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Westlake versus Palm Beach County, houses, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nActive Westlake listings by cumulative days on market, houses, September 7, 2026. 33.3% of houses have passed 90 days. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nShare of active Westlake houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked;\nunder 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Westlake and Palm Beach County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 60 houses, 0 condominiums, 19 houses under contract.\nCondominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a\ncount or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-westlake/ . Conditions\nread: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the\nsame tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities:\nprice-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting\nfaster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the\ncounty is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of\ntoday's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "d74e090f9d4149e8658a2d24101150ebe7909b5a5008be9ec3fb312d8c0e47e4", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nWestlake asking-price reductions and recorded days on\nmarket\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/westlake/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n60% of Westlake houses for sale are asking less than their original list price\nSeller Blink Rate™ in Westlake: 60% of houses list below original asking, against 43.4% across Palm Beach\nCounty\nBuying in Westlake? 36 of the 60 houses for sale are asking below their original price, by a median $25K\nLEDE\nWESTLAKE, Fla., September 7, 2026 - 60% of the 60 single-family homes listed for sale in Westlake (36\nlistings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 36 reduced listings, the median reduction is\n3.2% (about $25K). Condominiums: 0 for sale, below the 30-listing floor, so no percentages are reported for\nthem.\nNUT GRAF\nFor active Westlake houses, the median recorded CumulativeDaysOnMarket value is 66 days and the median\nrecorded DaysOnMarket value is 55 days, each calculated from non-missing values in that field (60 and 60\nlistings). 8.3% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. 19 Westlake houses are under\ncontract (Pending or Active Under Contract), 10 of them with a recorded asking price below original; fewer\nthan 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nAcross Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for\ncondominiums; Westlake houses are 16.6 points above the county share.\nFACT BOX\nActive single-family listings,\nWestlake\n60\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n60% (36 of 60)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n60 / 0; 22 / 2\nSeptember 7, 2026\nMedian reduction among the 36\nreduced houses\n3.2% (about $25K)\nSeptember 7, 2026\nActive condominium listings,\nWestlake\n0 (below the 30-listing floor; percentages not reported)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n66 / 55 days (from 60 / 60 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90\ndays\n33.3% (20 of 60 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count\nonly; fewer than 30)\n19, 10 asking below original\nSeptember 7, 2026\nPalm Beach County share asking\nbelow original, houses /\ncondominiums\n43.4% / 44.6%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Higher below-original share than peers\nSeptember 7, 2026\nPeer group, houses (median asking\n$600K to $1M; peer share 44.3%)\nRoyal Palm Beach, Homestead, Jensen Beach, Hallandale\nBeach, Hollywood, Pompano Beach, Dania Beach, Hialeah,\nNorth Miami Beach, West Palm Beach, Pembroke Pines, Cutler\nBay, Miramar, The Acreage, Coral Springs, North Miami, Hobe\nSound, Stuart, Plantation, Loxahatchee, Miami, Cooper City,\nPalm City, Wilton Manors, Fort Lauderdale\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"60 percent of single-family homes for sale in Westlake have a current asking price below their original list\nprice; among those 36 reduced listings the median reduction is $25K.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"Among active Westlake houses, the median recorded CumulativeDaysOnMarket value is 66 days and the\nmedian recorded DaysOnMarket value is 55 days. These are MLS-recorded fields, not an independently\nreconstructed listing history.\"\n\"19 Westlake houses are under contract in this snapshot, 10 of them with a recorded asking price below\noriginal; the group is too small to report a percentage. These asking-price fields do not disclose the agreed\ncontract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Westlake versus Palm Beach\nCounty, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Westlake houses 60%, Palm Beach County houses 43.4%.\nCondominiums: 0 for sale, count only. Share of active listings asking below their original list price, September 7,\n2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive Westlake houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value\nin that field; 33.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 26.7%, 31-60\ndays 23.3%, 61-90 days 16.7%, 91-180 days 20%, 181+ days 13.3%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Westlake houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to\n29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 0 listed, count only; $500K to $1M 56.4% (31 of 55); $1M to $2M 5 listed, count only;\n$2M to $5M 0 listed, count only; $5M and up 0 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Westlake,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (22 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below\nthe floor and appear as a count only. Sample sizes: 60 houses, 0 condominiums, 19 houses under contract. Geography is the MLS\nCity field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller\nBlink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded\nasking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published\ncity shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a\nbelow-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below\noriginal. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label\nrequires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the\ncounty is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not\nspeed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment\nand band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7,\n2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures\nrecomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may\ndiffer from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/westlake/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/price-cuts-westlake/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "a46f849bcb4c4fcf5f0e7e3d3802804bba75900c27c47f57a46f6f15f141035b", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - WESTLAKE PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 60% of Westlake houses for sale are asking less than their original list price\n2. Seller Blink Rate™ in Westlake: 60% of houses list below original asking, against 43.4% across Palm Beach County\n3. Buying in Westlake? 36 of the 60 houses for sale are asking below their original price, by a median $25K\n\nLEDE\nWESTLAKE, Fla., September 7, 2026 - 60% of the 60 single-family homes listed for sale in Westlake (36 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 36 reduced listings, the median reduction is 3.2% (about $25K). Condominiums: 0 for sale, below the 30-listing floor, so no percentages are reported for them.\n\nNUT GRAF\nFor active Westlake houses, the median recorded CumulativeDaysOnMarket value is 66 days and the median recorded DaysOnMarket value is 55 days, each calculated from non-missing values in that field (60 and 60 listings). 8.3% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 19 Westlake houses are under contract (Pending or Active Under Contract), 10 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Palm Beach County the shares asking below original are 43.4% for houses and 44.6% for condominiums; Westlake houses are 16.6 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Westlake: 60 [September 7, 2026]\n- Share asking below original list price, houses: 60% (36 of 60) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 60 / 0; 22 / 2 [September 7, 2026]\n- Median reduction among the 36 reduced houses: 3.2% (about $25K) [September 7, 2026]\n- Active condominium listings, Westlake: 0 (below the 30-listing floor; percentages not reported) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 66 / 55 days (from 60 / 60 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 33.3% (20 of 60 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 19, 10 asking below original [September 7, 2026]\n- Palm Beach County share asking below original, houses / condominiums: 43.4% / 44.6% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Higher below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, North Miami Beach, West Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The Acreage, Coral Springs, North Miami, Hobe Sound, Stuart, Plantation, Loxahatchee, Miami, Cooper City, Palm City, Wilton Manors, Fort Lauderdale [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"60 percent of single-family homes for sale in Westlake have a current asking price below their original list price; among those 36 reduced listings the median reduction is $25K.\"\n- \"Among active Westlake houses, the median recorded CumulativeDaysOnMarket value is 66 days and the median recorded DaysOnMarket value is 55 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"19 Westlake houses are under contract in this snapshot, 10 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- westlake-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Westlake versus Palm Beach County, houses, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Westlake houses 60%, Palm Beach County houses 43.4%. Condominiums: 0 for sale, count only. Share of active listings asking below their original list price, September 7, 2026.\n- westlake-true-days-on-market-r1-2026-09-07.png\n Caption: Active Westlake houses by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 33.3% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 26.7%, 31-60 days 23.3%, 61-90 days 16.7%, 91-180 days 20%, 181+ days 13.3%.\n- westlake-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Westlake houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 56.4% (31 of 55); $1M to $2M 5 listed, count only; $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Westlake, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (22 unchanged, 2 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 60 houses, 0 condominiums, 19 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Palm Beach County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/westlake/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-westlake/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-920dee18f01c41a46783" }, { "slug": "weston", "city": "Weston", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 187, "sample_ok": true, "small_sample": false, "pending": 55, "median_list_price": 1165000.0, "cut_count": 96, "cut_pct": 51.3, "raised_count": 6, "median_cut_pct": 4.8, "median_cut_dollars": 50000.0, "cut_last30": 49, "cut_last30_pct": 26.2, "cut_last7": 14, "median_dom": 58, "median_cdom": 59, "relisted_count": 5, "relisted_pct": 2.7, "over90": 69, "over90_pct": 36.9, "over180": 15, "fresh_held": 68, "fresh_held_pct": 36.4, "stale_uncut": 18, "stale_uncut_pct": 9.6, "dom_buckets": [ { "label": "0-30", "count": 59, "pct": 31.6 }, { "label": "31-60", "count": 35, "pct": 18.7 }, { "label": "61-90", "count": 24, "pct": 12.8 }, { "label": "91-180", "count": 54, "pct": 28.9 }, { "label": "181+", "count": 15, "pct": 8.0 } ], "bands": [ { "label": "Under $500K", "active": 2, "cut": 2, "cut_pct": 100.0, "median_cdom": 105.0 }, { "label": "$500K to $1M", "active": 71, "cut": 40, "cut_pct": 56.3, "median_cdom": 50 }, { "label": "$1M to $2M", "active": 78, "cut": 38, "cut_pct": 48.7, "median_cdom": 58.5 }, { "label": "$2M to $5M", "active": 30, "cut": 13, "cut_pct": 43.3, "median_cdom": 67.0 }, { "label": "$5M and up", "active": 6, "cut": 3, "cut_pct": 50.0, "median_cdom": 108.0 } ], "pending_cut_count": 27, "pending_cut_pct": 49.1, "pending_median_cut_pct": 5.0, "pending_median_cdom": 51, "tier": "h3", "series": [ { "date": "2026-09-05", "active": 188, "cut_pct": 51.1, "median_cdom": 58.5, "median_list_price": 1159500.0 }, { "date": "2026-09-06", "active": 187, "cut_pct": 51.3, "median_cdom": 59, "median_list_price": 1165000.0 }, { "date": "2026-09-07", "active": 187, "cut_pct": 51.3, "median_cdom": 59, "median_list_price": 1165000.0 } ] }, "condos": { "active": 103, "sample_ok": true, "small_sample": false, "pending": 15, "median_list_price": 348999.0, "cut_count": 41, "cut_pct": 39.8, "raised_count": 2, "median_cut_pct": 3.7, "median_cut_dollars": 12001.0, "cut_last30": 23, "cut_last30_pct": 22.3, "cut_last7": 5, "median_dom": 50, "median_cdom": 53, "relisted_count": 5, "relisted_pct": 4.9, "over90": 36, "over90_pct": 35.0, "over180": 19, "fresh_held": 47, "fresh_held_pct": 45.6, "stale_uncut": 13, "stale_uncut_pct": 12.6, "dom_buckets": [ { "label": "0-30", "count": 42, "pct": 40.8 }, { "label": "31-60", "count": 17, "pct": 16.5 }, { "label": "61-90", "count": 8, "pct": 7.8 }, { "label": "91-180", "count": 17, "pct": 16.5 }, { "label": "181+", "count": 19, "pct": 18.4 } ], "bands": [ { "label": "Under $250K", "active": 2, "cut": 0, "cut_pct": 0.0, "median_cdom": 57.0 }, { "label": "$250K to $500K", "active": 79, "cut": 31, "cut_pct": 39.2, "median_cdom": 51 }, { "label": "$500K to $1M", "active": 22, "cut": 10, "cut_pct": 45.5, "median_cdom": 80.0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 7, "pending_cut_pct": 46.7, "pending_median_cut_pct": 5.2, "pending_median_cdom": 97, "tier": "c2", "series": [ { "date": "2026-09-05", "active": 88, "cut_pct": 38.6, "median_cdom": 50.5, "median_list_price": 334950.0 }, { "date": "2026-09-06", "active": 88, "cut_pct": 38.6, "median_cdom": 52.0, "median_list_price": 334950.0 }, { "date": "2026-09-07", "active": 103, "cut_pct": 39.8, "median_cdom": 53, "median_list_price": 348999.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "51.3% of Weston houses for sale have cut their asking price, 39.8% of condos", "Weston sellers blink faster than the rest of Broward County as 36.9% of houses pass 90 days on the market", "Buying in Weston? Half houses have already come down once, by a median $50K" ], "lede": "WESTON, Fla., September 7, 2026 - 51.3% of the 187 single-family homes listed for sale in Weston have reduced their asking price at least once, by a median 4.8% (about $50K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 103 condominium listings, 39.8% have cut, by a median 3.7%.", "quotes": [ "\"51.3 percent of single-family homes for sale in Weston have reduced their asking price at least once, by a median $50K.\"", "\"Counting every relisting, the median Weston house for sale has been waiting 59 days, not the 58 the current listing shows.\"", "\"Of the Weston houses now under contract, 50.9 percent never reduced their asking price; the rest cut by a median 5.0 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Weston and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 187 houses, 103 condominiums, 55 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-weston/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Weston versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Weston houses 51.3%, Broward County houses 43.3%; Weston condominiums 39.8%, Broward County condominiums 45.0%.", "title": "Weston houses are cutting 8.0 points more often than Broward County" }, { "caption": "Active Weston listings by cumulative days on market, houses and condominiums, September 7, 2026. 36.9% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 31.6%, 31-60 days 18.7%, 61-90 days 12.8%, 91-180 days 28.9%, 181+ days 8.0%. Condominiums: 0-30 days 40.8%, 31-60 days 16.5%, 61-90 days 7.8%, 91-180 days 16.5%, 181+ days 18.4%.", "title": "36.9% of Weston houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Weston houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 2; $500K to $1M 56.3% of 71; $1M to $2M 48.7% of 78; $2M to $5M 43.3% of 30; $5M and up too few to read of 6.", "title": "$500K to $1M Weston houses have cut most often: 56.3% of 71" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 360 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 187, "sample_ok": true, "small_sample": false, "pending": 55, "median_list_price": 1165000.0, "cut_count": 96, "cut_pct": 51.3, "raised_count": 6, "valid_price_count": 186, "missing_price_count": 1, "unchanged_count": 84, "not_below_original_count": 91, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.8, "median_cut_dollars": 50000.0, "cut_last30": 49, "cut_last30_pct": 26.2, "cut_last7": 14, "median_dom": 58, "median_cdom": 59, "dom_n": 187, "cdom_n": 187, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 187, "relisted_count": 5, "relisted_pct": 2.7, "over90": 69, "over90_pct": 36.9, "over180": 15, "fresh_held": 68, "fresh_held_pct": 36.4, "fresh_held_missing_cdom_count": 0, "stale_uncut": 18, "stale_uncut_pct": 9.6, "dom_buckets": [ { "label": "0-30", "count": 59, "pct": 31.6 }, { "label": "31-60", "count": 35, "pct": 18.7 }, { "label": "61-90", "count": 24, "pct": 12.8 }, { "label": "91-180", "count": 54, "pct": 28.9 }, { "label": "181+", "count": 15, "pct": 8.0 } ], "bands": [ { "label": "Under $500K", "active": 2, "cut": 2, "cut_pct": 100.0, "median_cdom": 105.0, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 }, { "label": "$500K to $1M", "active": 71, "cut": 40, "cut_pct": 56.3, "median_cdom": 50, "cut_pct_denominator": 71, "cdom_n": 71, "valid_price_count": 71 }, { "label": "$1M to $2M", "active": 78, "cut": 38, "cut_pct": 48.7, "median_cdom": 58.5, "cut_pct_denominator": 78, "cdom_n": 78, "valid_price_count": 77 }, { "label": "$2M to $5M", "active": 30, "cut": 13, "cut_pct": 43.3, "median_cdom": 67.0, "cut_pct_denominator": 30, "cdom_n": 30, "valid_price_count": 30 }, { "label": "$5M and up", "active": 6, "cut": 3, "cut_pct": 50.0, "median_cdom": 108.0, "cut_pct_denominator": 6, "cdom_n": 6, "valid_price_count": 6 } ], "pending_cut_count": 27, "pending_cut_pct": 49.1, "pending_valid_price_count": 55, "pending_missing_price_count": 0, "pending_unchanged_count": 27, "pending_raised_count": 1, "pending_not_below_original_count": 28, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 55, "pending_dom_n": 55, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 5.0, "pending_median_cdom": 51, "denominators": { "cut_pct": 187, "cut_last30_pct": 187, "relisted_pct": 187, "fresh_held_pct": 187, "stale_uncut_pct": 187, "over90_pct": 187, "dom_bucket_pct": 187, "pending_cut_pct": 55, "median_dom": 187, "median_cdom": 187, "median_cut_pct": 96, "median_cut_dollars": 96, "pending_median_cut_pct": 27, "pending_median_cdom": 55 }, "county_counts": { "Broward": 187 }, "tier": "h3", "series": [ { "date": "2026-09-07", "active": 187, "cut_pct": 51.3, "median_cdom": 59, "median_list_price": 1165000.0 } ] }, "condos": { "active": 103, "sample_ok": true, "small_sample": false, "pending": 15, "median_list_price": 348999.0, "cut_count": 41, "cut_pct": 39.8, "raised_count": 2, "valid_price_count": 103, "missing_price_count": 0, "unchanged_count": 60, "not_below_original_count": 62, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 3.7, "median_cut_dollars": 12001.0, "cut_last30": 23, "cut_last30_pct": 22.3, "cut_last7": 5, "median_dom": 50, "median_cdom": 53, "dom_n": 103, "cdom_n": 103, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 103, "relisted_count": 5, "relisted_pct": 4.9, "over90": 36, "over90_pct": 35.0, "over180": 19, "fresh_held": 47, "fresh_held_pct": 45.6, "fresh_held_missing_cdom_count": 0, "stale_uncut": 13, "stale_uncut_pct": 12.6, "dom_buckets": [ { "label": "0-30", "count": 42, "pct": 40.8 }, { "label": "31-60", "count": 17, "pct": 16.5 }, { "label": "61-90", "count": 8, "pct": 7.8 }, { "label": "91-180", "count": 17, "pct": 16.5 }, { "label": "181+", "count": 19, "pct": 18.4 } ], "bands": [ { "label": "Under $250K", "active": 2, "cut": 0, "cut_pct": 0.0, "median_cdom": 57.0, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 }, { "label": "$250K to $500K", "active": 79, "cut": 31, "cut_pct": 39.2, "median_cdom": 51, "cut_pct_denominator": 79, "cdom_n": 79, "valid_price_count": 79 }, { "label": "$500K to $1M", "active": 22, "cut": 10, "cut_pct": 45.5, "median_cdom": 80.0, "cut_pct_denominator": 22, "cdom_n": 22, "valid_price_count": 22 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 7, "pending_cut_pct": 46.7, "pending_valid_price_count": 15, "pending_missing_price_count": 0, "pending_unchanged_count": 7, "pending_raised_count": 1, "pending_not_below_original_count": 8, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 15, "pending_dom_n": 15, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 5.2, "pending_median_cdom": 97, "denominators": { "cut_pct": 103, "cut_last30_pct": 103, "relisted_pct": 103, "fresh_held_pct": 103, "stale_uncut_pct": 103, "over90_pct": 103, "dom_bucket_pct": 103, "pending_cut_pct": 15, "median_dom": 103, "median_cdom": 103, "median_cut_pct": 41, "median_cut_dollars": 41, "pending_median_cut_pct": 7, "pending_median_cdom": 15 }, "county_counts": { "Broward": 103 }, "tier": "c2", "series": [ { "date": "2026-09-07", "active": 103, "cut_pct": 39.8, "median_cdom": 53, "median_list_price": 348999.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "51.3% of Weston houses for sale are asking less than their original list price; 39.8% of condos", "Seller Blink Rate™ in Weston: 51.3% of houses list below original asking, against 43.3% across Broward County", "Buying in Weston? 96 of the 187 houses for sale are asking below their original price, by a median $50K" ], "lede": "WESTON, Fla., September 7, 2026 - 51.3% of the 187 single-family homes listed for sale in Weston (96 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 96 reduced listings, the median reduction is 4.8% (about $50K). Among the city's 103 condominium listings, 39.8% are asking below their original price, by a median 3.7%.", "quotes": [ "\"51.3 percent of single-family homes for sale in Weston have a current asking price below their original list price; among those 96 reduced listings the median reduction is $50K.\"", "\"Among active Weston houses, the median recorded CumulativeDaysOnMarket value is 59 days and the median recorded DaysOnMarket value is 58 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"At the snapshot, 49.1 percent of the 55 Weston houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Weston, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (84 unchanged, 6 above original, 1 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 187 houses, 103 condominiums, 55 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/weston/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-weston/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Weston versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Weston houses 51.3%, Broward County houses 43.3%; Weston condominiums 39.8%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 51.3% of Weston houses for sale are asking below their original price, against 43.3% across Broward County", "visible_labels": [ "45%", "39.8%", "43.3%", "51.3%" ] }, { "caption": "Active Weston houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 36.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 31.6%, 31-60 days 18.7%, 61-90 days 12.8%, 91-180 days 28.9%, 181+ days 8%. Condominiums: 0-30 days 40.8%, 31-60 days 16.5%, 61-90 days 7.8%, 91-180 days 16.5%, 181+ days 18.4%.", "title": "36.9% of Weston houses for sale with a recorded cumulative-days value exceed 90 days; 35% of condos", "visible_labels": [ "31.6%", "40.8%", "18.7%", "16.5%", "12.8%", "7.8%", "28.9%", "16.5%", "8%", "18.4%", "36.9%" ] }, { "caption": "Share of active Weston houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 2 listed, count only; $500K to $1M 56.3% (40 of 71); $1M to $2M 48.7% (38 of 78); $2M to $5M 43.3% (13 of 30); $5M and up 6 listed, count only.", "title": "$500K to $1M Weston houses show the highest share asking below original: 56.3% of 71", "visible_labels": [ "6", "43.3%", "13", "30", "48.7%", "38", "78", "56.3%", "40", "71", "2" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 360, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 79, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 79, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 79, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 77, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 187, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 187, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 187, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 187, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 187, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 187, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 187, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 96, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 96, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 187, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 187, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 55, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 55, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 187, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 187, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 187, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 187, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 55, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 55, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 55, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 186, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Weston houses 51.3%, Broward County houses 43.3%; Weston condominiums 39.8%, Broward County condominiums 45.0%.", "after": "Horizontal bar chart. Weston houses 51.3%, Broward County houses 43.3%; Weston condominiums 39.8%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Weston versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Weston versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Weston houses are cutting 8.0 points more often than Broward County", "after": "Seller Blink Rate™: 51.3% of Weston houses for sale are asking below their original price, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "39.8%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "51.3%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 31.6%, 31-60 days 18.7%, 61-90 days 12.8%, 91-180 days 28.9%, 181+ days 8.0%. Condominiums: 0-30 days 40.8%, 31-60 days 16.5%, 61-90 days 7.8%, 91-180 days 16.5%, 181+ days 18.4%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 31.6%, 31-60 days 18.7%, 61-90 days 12.8%, 91-180 days 28.9%, 181+ days 8%. Condominiums: 0-30 days 40.8%, 31-60 days 16.5%, 61-90 days 7.8%, 91-180 days 16.5%, 181+ days 18.4%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Weston listings by cumulative days on market, houses and condominiums, September 7, 2026. 36.9% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Weston houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 36.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "36.9% of Weston houses for sale have waited more than 90 days, counting every relisting", "after": "36.9% of Weston houses for sale with a recorded cumulative-days value exceed 90 days; 35% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "31.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "36.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "40.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "18.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "16.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "12.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "7.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "28.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "16.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "18.4%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 2; $500K to $1M 56.3% of 71; $1M to $2M 48.7% of 78; $2M to $5M 43.3% of 30; $5M and up too few to read of 6.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 2 listed, count only; $500K to $1M 56.3% (40 of 71); $1M to $2M 48.7% (38 of 78); $2M to $5M 43.3% (13 of 30); $5M and up 6 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Weston houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Weston houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Weston houses have cut most often: 56.3% of 71", "after": "$500K to $1M Weston houses show the highest share asking below original: 56.3% of 71", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "6", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "13", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "30", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "48.7%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "38", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "78", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "56.3%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "40", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "71", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "51.3% of Weston houses for sale have cut their asking price, 39.8% of condos", "after": "51.3% of Weston houses for sale are asking less than their original list price; 39.8% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Weston sellers blink faster than the rest of Broward County as 36.9% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Weston: 51.3% of houses list below original asking, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Weston? Half houses have already come down once, by a median $50K", "after": "Buying in Weston? 96 of the 187 houses for sale are asking below their original price, by a median $50K", "before_present": true, "after_present": true }, { "field": "lede", "before": "WESTON, Fla., September 7, 2026 - 51.3% of the 187 single-family homes listed for sale in Weston have reduced their asking price at least once, by a median 4.8% (about $50K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 103 condominium listings, 39.8% have cut, by a median 3.7%.", "after": "WESTON, Fla., September 7, 2026 - 51.3% of the 187 single-family homes listed for sale in Weston (96 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 96 reduced listings, the median reduction is 4.8% (about $50K). Among the city's 103 condominium listings, 39.8% are asking below their original price, by a median 3.7%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Weston and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 187 houses, 103 condominiums, 55 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-weston/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Weston, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (84 unchanged, 6 above original, 1 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 187 houses, 103 condominiums, 55 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/weston/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-weston/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"51.3 percent of single-family homes for sale in Weston have reduced their asking price at least once, by a median $50K.\"", "after": "\"51.3 percent of single-family homes for sale in Weston have a current asking price below their original list price; among those 96 reduced listings the median reduction is $50K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Weston house for sale has been waiting 59 days, not the 58 the current listing shows.\"", "after": "\"Among active Weston houses, the median recorded CumulativeDaysOnMarket value is 59 days and the median recorded DaysOnMarket value is 58 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Weston houses now under contract, 50.9 percent never reduced their asking price; the rest cut by a median 5.0 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"At the snapshot, 49.1 percent of the 55 Weston houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "2f65f468caedf1c1a06a898d4400fd6dc414d5faca444e090ecb5109449fcf6e", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nWeston price cuts and true days on market\nHEADLINE OPTIONS\n51.3% of Weston houses for sale have cut their asking price, 39.8% of condos\nWeston sellers blink faster than the rest of Broward County as 36.9% of houses pass 90 days on the market\nBuying in Weston? Half houses have already come down once, by a median $50K\nLEDE\nWESTON, Fla., September 7, 2026 - 51.3% of the 187 single-family homes listed for sale in Weston have\nreduced their asking price at least once, by a median 4.8% (about $50K), according to a daily analysis of\nBeachesMLS listing data by PBP Real Estate. Among the city's 103 condominium listings, 39.8% have cut, by a\nmedian 3.7%.\nNUT GRAF\nThe figures point to a market where 49.1% of houses reached a contract only after a price cut: of the 55\nWeston houses now under contract, 49.1% reduced before going under contract, with a median cut of 5.0%\nand a median 51 days to contract. Across Broward County the price-cut share is 43.3% for houses and 45.0%\nfor condominiums, so Weston houses are cutting 8.0 points more often than the county. Counting every\nrelisting, the median Weston house for sale has been on the market 59 days, against 58 on its current listing;\n2.7% of active houses have been withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nWeston\n187\nShare with at\nleast one price\nreduction,\nhouses\n51.3% (96 of 187)\nMedian\nreduction\nfrom original\nasking, houses\n4.8% (about $50K)\nActive\ncondominium\n103\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nlistings,\nWeston\nShare with at\nleast one price\nreduction,\ncondominiums\n39.8% (41 of 103)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n59 days (58 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n36.9% (69 of 187)\nHouses under\ncontract that\nreduced first\n49.1% of 55\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting faster than similar-priced cities; Condominiums: Cutting at peer pace\nPeer group,\nhouses\n(median\nasking $1M to\n$2M; peer cut\nshare 44.0%)\nWellington, Davie, Doral, Parkland, Miami Lakes, Delray Beach, Palm Beach Gardens, Palmetto Bay, Jupiter, Boca Rato\nQUOTABLE DATA POINTS\n\"51.3 percent of single-family homes for sale in Weston have reduced their asking price at least once, by a\nmedian $50K.\"\n\"Counting every relisting, the median Weston house for sale has been waiting 59 days, not the 58 the\ncurrent listing shows.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Of the Weston houses now under contract, 50.9 percent never reduced their asking price; the rest cut by\na median 5.0 percent before a buyer committed. Contract prices are not known until the sales close.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Weston versus Broward County, houses and condominiums, September 7, 2026.\nSource: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Weston listings by cumulative days on market, houses and condominiums, September 7, 2026. 36.9% of houses have passed 90\ndays. Source: BeachesMLS via PBP Real Estate.\nShare of active Weston houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked;\nunder 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Weston and Broward County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 187 houses, 103 condominiums, 55 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-weston/ . Conditions read: How the read works: each city is compared with its peer group, the\nSouth Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the\nmedian of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of\nunder-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace:\nin between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts\nare under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of\nBeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the\nmarket. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "899babafce69d58141b34cd47a053bfcd7daffccef0c699c07f2fdb10feaebb5", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nWeston asking-price reductions and recorded days on\nmarket\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/weston/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n51.3% of Weston houses for sale are asking less than their original list price; 39.8% of condos\nSeller Blink Rate™ in Weston: 51.3% of houses list below original asking, against 43.3% across Broward\nCounty\nBuying in Weston? 96 of the 187 houses for sale are asking below their original price, by a median $50K\nLEDE\nWESTON, Fla., September 7, 2026 - 51.3% of the 187 single-family homes listed for sale in Weston (96\nlistings) have a current asking price below their original list price, according to PBP Real Estate's analysis of\nBeachesMLS listing data as of September 7, 2026. Among those 96 reduced listings, the median reduction is\n4.8% (about $50K). Among the city's 103 condominium listings, 39.8% are asking below their original price, by\na median 3.7%.\nNUT GRAF\nFor active Weston houses, the median recorded CumulativeDaysOnMarket value is 59 days and the median\nrecorded DaysOnMarket value is 58 days, each calculated from non-missing values in that field (187 and 187\nlistings). 2.7% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. Of the 55 Weston houses under\ncontract (Pending or Active Under Contract), 27 (49.1%) have a recorded asking price below their original list\nprice; the median reduction among that group is 5%. The remainder are not recorded as below their original list\nprice, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 6\n\n\nBroward County the shares asking below original are 43.3% for houses and 45% for condominiums; Weston\nhouses are 8.0 points above the county share.\nFACT BOX\nActive single-family listings, Weston\n187\nSeptember 7, 2026\nShare asking below original list price,\nhouses\n51.3% (96 of 187)\nSeptember 7, 2026\nPrice pairs recorded / missing; unchanged /\nabove original, houses\n186 / 1; 84 / 6\nSeptember 7, 2026\nMedian reduction among the 96 reduced\nhouses\n4.8% (about $50K)\nSeptember 7, 2026\nActive condominium listings, Weston\n103\nSeptember 7, 2026\nShare asking below original list price,\ncondominiums\n39.8% (41 of 103)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n59 / 58 days (from 187 / 187 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over 90 days\n36.9% (69 of 187 with a recorded value)\nSeptember 7, 2026\nHouses under contract asking below\noriginal list price\n49.1% (27 of 55)\nSeptember 7, 2026\nBroward County share asking below\noriginal, houses / condominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule, disclosed in\nmethod)\nHouses: Higher below-original share than peers;\nCondominiums: Between the comparison thresholds\nSeptember 7, 2026\nPeer group, houses (median asking $1M to\n$2M; peer share 44%)\nWellington, Davie, Doral, Parkland, Miami Lakes,\nDelray Beach, Palm Beach Gardens, Palmetto Bay,\nJupiter, Boca Raton\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"51.3 percent of single-family homes for sale in Weston have a current asking price below their original list\nprice; among those 96 reduced listings the median reduction is $50K.\"\n\"Among active Weston houses, the median recorded CumulativeDaysOnMarket value is 59 days and the\nmedian recorded DaysOnMarket value is 58 days. These are MLS-recorded fields, not an independently\nreconstructed listing history.\"\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 6\n\n\n\"At the snapshot, 49.1 percent of the 55 Weston houses under contract had a recorded asking price below\ntheir original list price; the median reduction among that group was 5 percent. The remainder were not\nrecorded as below their original list price, which is not a price history. Agreed contract prices are not\ninferred from these asking prices.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Weston versus Broward County,\nhouses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Weston houses 51.3%, Broward County houses 43.3%; Weston\ncondominiums 39.8%, Broward County condominiums 45%. Share of active listings asking below their original\nlist price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 6\n\n\nActive Weston houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings\nwith a recorded value in that field; 36.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS\nvia PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 31.6%, 31-60\ndays 18.7%, 61-90 days 12.8%, 91-180 days 28.9%, 181+ days 8%. Condominiums: 0-30 days 40.8%, 31-60\ndays 16.5%, 61-90 days 7.8%, 91-180 days 16.5%, 181+ days 18.4%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 6\n\n\nShare of active Weston houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to\n29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 2 listed, count only; $500K to $1M 56.3% (40 of 71); $1M to $2M 48.7% (38 of 78);\n$2M to $5M 43.3% (13 of 30); $5M and up 6 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Weston, permitted\nfor internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (84 unchanged, 6 above original, 1 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 6\n\n\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 187 houses,\n103 condominiums, 55 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/weston/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-weston/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 6\n" }, "after_txt": { "sha256": "ff6e7c905148884b970711f78b166f616eed731f2a31494bc4fb730c002ca072", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - WESTON PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 51.3% of Weston houses for sale are asking less than their original list price; 39.8% of condos\n2. Seller Blink Rate™ in Weston: 51.3% of houses list below original asking, against 43.3% across Broward County\n3. Buying in Weston? 96 of the 187 houses for sale are asking below their original price, by a median $50K\n\nLEDE\nWESTON, Fla., September 7, 2026 - 51.3% of the 187 single-family homes listed for sale in Weston (96 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 96 reduced listings, the median reduction is 4.8% (about $50K). Among the city's 103 condominium listings, 39.8% are asking below their original price, by a median 3.7%.\n\nNUT GRAF\nFor active Weston houses, the median recorded CumulativeDaysOnMarket value is 59 days and the median recorded DaysOnMarket value is 58 days, each calculated from non-missing values in that field (187 and 187 listings). 2.7% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 55 Weston houses under contract (Pending or Active Under Contract), 27 (49.1%) have a recorded asking price below their original list price; the median reduction among that group is 5%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; Weston houses are 8.0 points above the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Weston: 187 [September 7, 2026]\n- Share asking below original list price, houses: 51.3% (96 of 187) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 186 / 1; 84 / 6 [September 7, 2026]\n- Median reduction among the 96 reduced houses: 4.8% (about $50K) [September 7, 2026]\n- Active condominium listings, Weston: 103 [September 7, 2026]\n- Share asking below original list price, condominiums: 39.8% (41 of 103) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 59 / 58 days (from 187 / 187 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 36.9% (69 of 187 with a recorded value) [September 7, 2026]\n- Houses under contract asking below original list price: 49.1% (27 of 55) [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Higher below-original share than peers; Condominiums: Between the comparison thresholds [September 7, 2026]\n- Peer group, houses (median asking $1M to $2M; peer share 44%): Wellington, Davie, Doral, Parkland, Miami Lakes, Delray Beach, Palm Beach Gardens, Palmetto Bay, Jupiter, Boca Raton [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"51.3 percent of single-family homes for sale in Weston have a current asking price below their original list price; among those 96 reduced listings the median reduction is $50K.\"\n- \"Among active Weston houses, the median recorded CumulativeDaysOnMarket value is 59 days and the median recorded DaysOnMarket value is 58 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"At the snapshot, 49.1 percent of the 55 Weston houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- weston-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Weston versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Weston houses 51.3%, Broward County houses 43.3%; Weston condominiums 39.8%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.\n- weston-true-days-on-market-r1-2026-09-07.png\n Caption: Active Weston houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 36.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 31.6%, 31-60 days 18.7%, 61-90 days 12.8%, 91-180 days 28.9%, 181+ days 8%. Condominiums: 0-30 days 40.8%, 31-60 days 16.5%, 61-90 days 7.8%, 91-180 days 16.5%, 181+ days 18.4%.\n- weston-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Weston houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 2 listed, count only; $500K to $1M 56.3% (40 of 71); $1M to $2M 48.7% (38 of 78); $2M to $5M 43.3% (13 of 30); $5M and up 6 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Weston, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (84 unchanged, 6 above original, 1 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 187 houses, 103 condominiums, 55 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/weston/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-weston/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "weston", "city": "Weston", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 103, "with_fee": 103, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 103, "cut_count": 41, "cut_pct": 39.8, "median_cut_pct": 3.7, "median_cut_dollars": 12001 }, "outliers_dropped": 3, "n": 100, "median": 700, "p10": 524, "p25": 594, "p75": 898, "p90": 1055, "min": 443, "max": 1434, "median_sqft": 0.55, "n_sqft": 100, "median_pct_price": 2.37, "median_list_price": 345000, "median_year_built": 1980, "median_sqft_area": 1235, "over_1000": 12, "over_1000_pct": 12.0, "under_500": 7, "under_500_pct": 7.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 12, "over_hi_pct": 12.0, "under_lo": 7, "under_lo_pct": 7.0, "types": { "Condominium": { "count": 86, "pct": 86.0 }, "Townhouse": { "count": 10, "pct": 10.0 }, "Villa": { "count": 4, "pct": 4.0 } }, "regime": { "COA": { "count": 100, "pct": 100.0 } }, "villa_median": 593, "townhouse_median": 802, "cadence": { "Monthly": { "count": 82, "pct": 82.0 }, "Quarterly": { "count": 18, "pct": 18.0 } }, "stacked": { "count": 1, "pct": 1.0, "median_total": 1334, "median_master": 688 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 7, "pct": 7.0 }, { "label": "$500 to $750", "count": 54, "pct": 54.0 }, { "label": "$750 to $1,000", "count": 27, "pct": 27.0 }, { "label": "$1,000 to $1,500", "count": 12, "pct": 12.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 41, "median": 668, "median_sqft": 0.57 }, { "label": "1980s", "n": 32, "median": 594, "median_sqft": 0.5 }, { "label": "1990s", "n": 4, "median": 688, "median_sqft": 0.37 }, { "label": "2000s", "n": 23, "median": 1026, "median_sqft": 0.88 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 2, "median": 694, "median_pct_price": 3.49 }, { "label": "$250K to $500K", "n": 78, "median": 671, "median_pct_price": 2.47 }, { "label": "$500K to $1M", "n": 20, "median": 944, "median_pct_price": 1.62 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 77, "median": 667 }, "post2005": { "n": 12, "median": 1281 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 75, "pct": 77.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 67, "pct": 69.1 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 62, "pct": 63.9 }, { "key": "Roof", "label": "Roof", "count": 55, "pct": 56.7 }, { "key": "Water", "label": "Water", "count": 51, "pct": 52.6 }, { "key": "Insurance", "label": "Building insurance", "count": 48, "pct": 49.5 }, { "key": "Trash", "label": "Trash", "count": 48, "pct": 49.5 }, { "key": "Sewer", "label": "Sewer", "count": 39, "pct": 40.2 }, { "key": "CableTv", "label": "Cable TV", "count": 36, "pct": 37.1 }, { "key": "Pools", "label": "Pool", "count": 34, "pct": 35.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 30, "pct": 30.9 }, { "key": "Security", "label": "Security", "count": 25, "pct": 25.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 22, "pct": 22.7 }, { "key": "Internet", "label": "Internet", "count": 13, "pct": 13.4 } ], "includes_n": 97, "flags": { "sa_mentioned": { "count": 12, "pct": 12.0 }, "sa_none_or_paid": { "count": 10, "pct": 10.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 3, "pct": 3.0 }, "milestone": { "count": 5, "pct": 5.0 }, "reserves": { "count": 1, "pct": 1.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 100 }, "developments": [ { "name": "Racquet Club Apartments at", "master": null, "n": 15, "anecdotal": false, "median": 580, "median_sqft": 0.47, "year_built": 1979, "median_list_price": 315000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Weston 55 Plus", "master": null, "n": 11, "anecdotal": false, "median": 1284, "median_sqft": 0.98, "year_built": 2006, "median_list_price": 515000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Of Country Club Apts at", "master": null, "n": 8, "anecdotal": true, "median": 728, "median_sqft": 0.59, "year_built": 1980, "median_list_price": 335000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Gardens at Bonaventure 14", "master": "Bonaventure", "n": 7, "anecdotal": true, "median": 595, "median_sqft": 0.49, "year_built": 1981, "median_list_price": 335000, "sa_mentioned": 1, "sa_pending": 0, "membership": 2, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Villas of Bonaventure at", "master": "Bonaventure", "n": 7, "anecdotal": true, "median": 570, "median_sqft": 0.45, "year_built": 1984, "median_list_price": 439500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 4 }, { "name": "Mariposa Pointe at Weston Town", "master": "Weston Hills", "n": 6, "anecdotal": true, "median": 945, "median_sqft": 0.47, "year_built": 2002, "median_list_price": 654500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Legends at Weston Hills", "master": "Weston Hills", "n": 5, "anecdotal": true, "median": 757, "median_sqft": 0.49, "year_built": 2002, "median_list_price": 665000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Bonaventure", "n": 21, "median": 593, "enclaves": 5, "stacked_pct": 0.0 }, { "name": "Weston Hills", "n": 10, "median": 836, "enclaves": 2, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-06", "median": 700, "p25": 593, "p75": 899, "n": 86, "median_sqft": 0.57, "sa_pending_pct": 0.0 }, { "date": "2026-09-07", "median": 700, "p25": 594, "p75": 898, "n": 100, "median_sqft": 0.55, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Weston condo for sale carries a $700-a-month association fee, 12% below the South Florida median", "12% of Weston condos on the market ask $1,000 or more a month in fees; 7% stay under $500", "Weston condos built since 2005 carry fees 92% higher than buildings from before 1995" ], "lede": "WESTON, Fla., September 7, 2026 - The median monthly association fee across the 100 condominiums listed for sale in Weston is $700, with half of the listings between $594 and $898 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 12% below the five-county South Florida median of $800, and ranks Weston 40 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Weston carries a monthly association fee of $700, 12% below the five-county South Florida median of $800.\"", "\"12 percent of Weston condos on the market ask $1,000 or more a month in association fees; only 7 percent stay under $500.\"", "\"In Weston, a condo completed since 2005 carries a median fee of $1,281 a month, against $667 for a building completed before 1995.\"" ], "method": "Method: medians and percentiles over active condominium listings in Weston permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (3 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-weston/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Weston against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Weston median $700 a month, South Florida median $800; Weston ranks 40 of 69 cities.", "title": "Weston condo fees sit 12% below the South Florida median" }, { "caption": "Share of active Weston condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 7% (7 listings); $500 to $750 54% (54 listings); $750 to $1,000 27% (27 listings); $1,000 to $1,500 12% (12 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "54% of Weston condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Weston condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1970s $668 (41 listings); 1980s $594 (32 listings); 1990s too few (4 listings); 2000s $1,026 (23 listings).", "title": "Weston condos built since 2005 ask 92% more in fees than those built before 1995" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 103 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 103, "with_fee": 103, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 103, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 100, "retained_n": 100, "outliers_dropped": 3, "trim_applied": true, "cuts": { "active": 103, "cut_count": 41, "cut_pct": 39.8, "median_cut_pct": 3.7, "median_cut_dollars": 12001, "valid_price_count": 103, "missing_price_count": 0, "unchanged_count": 60, "raised_count": 2, "not_below_original_count": 62, "cut_pct_denominator": 103, "cut_sample_ok": true, "median_cut_n": 41 }, "trim_bounds": { "p1": 443.0, "p99": 1449.68 }, "retained_small_sample": false, "retained_below_30": false, "median": 700, "p10": 524, "p25": 594, "p75": 898, "p90": 1055, "min": 443, "max": 1434, "median_sqft": 0.55, "n_sqft": 100, "median_pct_price": 2.37, "n_pct_price": 100, "median_list_price": 345000, "median_year_built": 1980, "median_sqft_area": 1235, "over_1000": 12, "over_1000_pct": 12.0, "under_500": 7, "under_500_pct": 7.0, "hi_thr": 1000, "lo_thr": 500, "over_hi": 12, "over_hi_pct": 12.0, "under_lo": 7, "under_lo_pct": 7.0, "types": { "Condominium": { "count": 86, "pct": 86.0 }, "Townhouse": { "count": 10, "pct": 10.0 }, "Villa": { "count": 4, "pct": 4.0 } }, "regime": { "COA": { "count": 100, "pct": 100.0 } }, "villa_median": 593, "townhouse_median": 802, "cadence": { "Monthly": { "count": 82, "pct": 82.0 }, "Quarterly": { "count": 18, "pct": 18.0 } }, "stacked": { "count": 1, "pct": 1.0, "median_total": 1334, "median_master": 688 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 7, "pct": 7.0 }, { "label": "$500 to $750", "count": 54, "pct": 54.0 }, { "label": "$750 to $1,000", "count": 27, "pct": 27.0 }, { "label": "$1,000 to $1,500", "count": 12, "pct": 12.0 }, { "label": "$1,500 to $2,000", "count": 0, "pct": 0.0 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 41, "median": 668, "median_sqft": 0.57 }, { "label": "1980s", "n": 32, "median": 594, "median_sqft": 0.5 }, { "label": "1990s", "n": 4, "median": 688, "median_sqft": 0.37 }, { "label": "2000s", "n": 23, "median": 1026, "median_sqft": 0.88 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 2, "median": 694, "median_pct_price": 3.49 }, { "label": "$250K to $500K", "n": 78, "median": 671, "median_pct_price": 2.47 }, { "label": "$500K to $1M", "n": 20, "median": 944, "median_pct_price": 1.62 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 77, "median": 667 }, "post2005": { "n": 12, "median": 1281 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 75, "pct": 77.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 67, "pct": 69.1 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 62, "pct": 63.9 }, { "key": "Roof", "label": "Roof", "count": 55, "pct": 56.7 }, { "key": "Water", "label": "Water", "count": 51, "pct": 52.6 }, { "key": "Insurance", "label": "Building insurance", "count": 48, "pct": 49.5 }, { "key": "Trash", "label": "Trash", "count": 48, "pct": 49.5 }, { "key": "Sewer", "label": "Sewer", "count": 39, "pct": 40.2 }, { "key": "CableTv", "label": "Cable TV", "count": 36, "pct": 37.1 }, { "key": "Pools", "label": "Pool", "count": 34, "pct": 35.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 30, "pct": 30.9 }, { "key": "Security", "label": "Security", "count": 25, "pct": 25.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 22, "pct": 22.7 }, { "key": "Internet", "label": "Internet", "count": 13, "pct": 13.4 } ], "includes_n": 97, "flags": { "sa_mentioned": { "count": 12, "pct": 12.0 }, "sa_none_or_paid": { "count": 10, "pct": 10.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 3, "pct": 3.0 }, "milestone": { "count": 5, "pct": 5.0 }, "reserves": { "count": 1, "pct": 1.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 100 }, "denominators": { "fee_percentages": 100, "fee_medians_percentiles": 100, "median_sqft": 100, "median_pct_price": 100, "includes_pct": 97, "flags_pct": 100, "cut_pct": 103 }, "developments": [ { "name": "Racquet Club Apartments at", "master": null, "n": 15, "anecdotal": false, "median": 580, "median_sqft": 0.47, "year_built": 1979, "median_list_price": 315000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Weston 55 Plus", "master": null, "n": 11, "anecdotal": false, "median": 1284, "median_sqft": 0.98, "year_built": 2006, "median_list_price": 515000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 1, "regime": "COA", "villas": 0 }, { "name": "Of Country Club Apts at", "master": null, "n": 8, "anecdotal": true, "median": 728, "median_sqft": 0.59, "year_built": 1980, "median_list_price": 335000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Gardens at Bonaventure 14", "master": "Bonaventure", "n": 7, "anecdotal": true, "median": 595, "median_sqft": 0.49, "year_built": 1981, "median_list_price": 335000, "sa_mentioned": 1, "sa_pending": 0, "membership": 2, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Villas of Bonaventure at", "master": "Bonaventure", "n": 7, "anecdotal": true, "median": 570, "median_sqft": 0.45, "year_built": 1984, "median_list_price": 439500, "sa_mentioned": 1, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 4 }, { "name": "Mariposa Pointe at Weston Town", "master": "Weston Hills", "n": 6, "anecdotal": true, "median": 945, "median_sqft": 0.47, "year_built": 2002, "median_list_price": 654500, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Legends at Weston Hills", "master": "Weston Hills", "n": 5, "anecdotal": true, "median": 757, "median_sqft": 0.49, "year_built": 2002, "median_list_price": 665000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [ { "name": "Bonaventure", "n": 21, "median": 593, "enclaves": 5, "stacked_pct": 0.0 }, { "name": "Weston Hills", "n": 10, "median": 836, "enclaves": 2, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 700, "p25": 594, "p75": 898, "n": 100, "median_sqft": 0.55, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Weston condo monthly association fees have a median of $700 in the retained usable-fee sample of 100 listings, 12% below the five-county median", "In Weston's retained usable-fee sample (100 listings after exclusions and percentile trimming), 12% have monthly-equivalent fees of $1,000 or more and 7% are below $500", "Weston condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=12) vs pre-1995 (n=77), monthly median 92% higher. Small subgroup: 2005+; read cautiously." ], "lede": "WESTON, Fla., September 7, 2026 - Among 100 active condominium listings in Weston retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $700, with the middle half between $594 and $898, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 103 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 12% below the separately trimmed five-county median of $800 and ranks tied 39th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Weston's retained usable-fee sample (n=100), after exclusions and percentile trimming, is $700, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Weston condos in the retained usable-fee sample (n=100) after exclusions and percentile trimming, 12 percent have listed monthly-equivalent fees of $1,000 or more and 7 percent are below $500.\"", "\"Among the retained usable-fee listings in Weston with a recorded construction year, the median monthly-equivalent fee is $1,281 for a recorded year built of 2005 or later (12 listings) and $667 for those built before 1995 (77 listings). Small subgroup: 2005+ n=12; read cautiously.\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Weston, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (103 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (3 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 100 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 103 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/weston/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-weston/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Weston and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Weston retained-sample median $700 a month (n=100); five-county median $800 (n=22,695, region-level trim).", "title": "Weston condos, retained usable-fee sample (n=100): median $700/month, 12% below the five-county median of $800", "visible_labels": [ "$700", "100", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 100 active Weston condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 7% (7 listings); $500 to $750 54% (54 listings); $750 to $1,000 27% (27 listings); $1,000 to $1,500 12% (12 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "title": "54% of Weston's retained usable-fee sample (100 listings) falls in the $500 to $750 monthly band", "visible_labels": [ "0%", "0", "7%", "7", "54%", "54", "27%", "27", "12%", "12", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Weston condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=12; pre-1995 n=77. Small subgroup: 2005+ n=12; read cautiously.", "alt": "Column chart of median fee by recorded decade built: 1970s $668 (41 listings); 1980s $594 (32 listings); 1990s count only (4 listings); 2000s $1,026 (23 listings). Recorded year built 2005 or later $1,281 (12 listings); before 1995 $667 (77 listings). Small subgroup: 2005+ n=12; read cautiously.", "title": "Weston condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=12) vs pre-1995 (n=77), monthly median 92% higher. Small subgroup: 2005+; read cautiously.", "visible_labels": [ "$668", "41", "$594", "32", "4", "$1,026", "23", "$1,281", "12", "$667", "77" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 62, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 100, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 100, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 100, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 97, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 100, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 100, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 103, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 100, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 100, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 443.0, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1449.68, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Weston median $700 a month, South Florida median $800; Weston ranks 40 of 69 cities.", "after": "Dot strip chart in five county lanes. Weston retained-sample median $700 a month (n=100); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Weston against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Weston and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Weston condo fees sit 12% below the South Florida median", "after": "Weston condos, retained usable-fee sample (n=100): median $700/month, 12% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$700", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "100", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 7% (7 listings); $500 to $750 54% (54 listings); $750 to $1,000 27% (27 listings); $1,000 to $1,500 12% (12 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 7% (7 listings); $500 to $750 54% (54 listings); $750 to $1,000 27% (27 listings); $1,000 to $1,500 12% (12 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Weston condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 100 active Weston condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "54% of Weston condos for sale carry a fee of $500 to $750 a month", "after": "54% of Weston's retained usable-fee sample (100 listings) falls in the $500 to $750 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "54%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "54", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "27%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "12%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1970s $668 (41 listings); 1980s $594 (32 listings); 1990s too few (4 listings); 2000s $1,026 (23 listings).", "after": "Column chart of median fee by recorded decade built: 1970s $668 (41 listings); 1980s $594 (32 listings); 1990s count only (4 listings); 2000s $1,026 (23 listings). Recorded year built 2005 or later $1,281 (12 listings); before 1995 $667 (77 listings). Small subgroup: 2005+ n=12; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Weston condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Weston condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=12; pre-1995 n=77. Small subgroup: 2005+ n=12; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Weston condos built since 2005 ask 92% more in fees than those built before 1995", "after": "Weston condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=12) vs pre-1995 (n=77), monthly median 92% higher. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "$668", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[10]", "before": null, "after": "77", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "41", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$594", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "32", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "$1,026", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "23", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "$1,281", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "12", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[9]", "before": null, "after": "$667", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Weston condo for sale carries a $700-a-month association fee, 12% below the South Florida median", "after": "Weston condo monthly association fees have a median of $700 in the retained usable-fee sample of 100 listings, 12% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "12% of Weston condos on the market ask $1,000 or more a month in fees; 7% stay under $500", "after": "In Weston's retained usable-fee sample (100 listings after exclusions and percentile trimming), 12% have monthly-equivalent fees of $1,000 or more and 7% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Weston condos built since 2005 carry fees 92% higher than buildings from before 1995", "after": "Weston condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=12) vs pre-1995 (n=77), monthly median 92% higher. Small subgroup: 2005+; read cautiously.", "before_present": true, "after_present": true }, { "field": "lede", "before": "WESTON, Fla., September 7, 2026 - The median monthly association fee across the 100 condominiums listed for sale in Weston is $700, with half of the listings between $594 and $898 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 12% below the five-county South Florida median of $800, and ranks Weston 40 of 69 cities.", "after": "WESTON, Fla., September 7, 2026 - Among 100 active condominium listings in Weston retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $700, with the middle half between $594 and $898, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 103 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 12% below the separately trimmed five-county median of $800 and ranks tied 39th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Weston permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (3 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-weston/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Weston, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (103 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (3 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 100 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 103 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/weston/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-weston/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Weston carries a monthly association fee of $700, 12% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Weston's retained usable-fee sample (n=100), after exclusions and percentile trimming, is $700, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"12 percent of Weston condos on the market ask $1,000 or more a month in association fees; only 7 percent stay under $500.\"", "after": "\"Among Weston condos in the retained usable-fee sample (n=100) after exclusions and percentile trimming, 12 percent have listed monthly-equivalent fees of $1,000 or more and 7 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"In Weston, a condo completed since 2005 carries a median fee of $1,281 a month, against $667 for a building completed before 1995.\"", "after": "\"Among the retained usable-fee listings in Weston with a recorded construction year, the median monthly-equivalent fee is $1,281 for a recorded year built of 2005 or later (12 listings) and $667 for those built before 1995 (77 listings). Small subgroup: 2005+ n=12; read cautiously.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "7057e7e9bb1157315ba28f95826ccee0ed33eef9bfbb4a9d864c1dabdbd3a4d8", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nWeston condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Weston condo for sale carries a $700-a-month association fee, 12% below the South Florida\nmedian\n12% of Weston condos on the market ask $1,000 or more a month in fees; 7% stay under $500\nWeston condos built since 2005 carry fees 92% higher than buildings from before 1995\nLEDE\nWESTON, Fla., September 7, 2026 - The median monthly association fee across the 100 condominiums listed\nfor sale in Weston is $700, with half of the listings between $594 and $898 a month, according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. That is 12% below the five-county South Florida\nmedian of $800, and ranks Weston 40 of 69 cities.\nNUT GRAF\nPer square foot, the median Weston condo fee is $0.55 a month on a median unit of 1,235 square feet; at the\nmedian asking price of $345K, a year of fees equals 2.37% of the price. 12% of listings ask $1,000 or more a\nmonth and 7% under $500. 1% of listings report two association layers (a master and a sub-association); 18%\nare billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 12% of listings, describe one as pending or payable by the buyer on 0%, and mention a\nmandatory club or membership on 3%. Buildings completed since 2005 carry a median fee of $1,281 against\n$667 for those completed before 1995.\nFACT BOX\nActive condominium listings, Weston\n103 (100 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$700\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$594 to $898\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.55 (median unit 1,235 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n2.37% (asking $345K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $1,000 or more a month / under $500\n12% / 7%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n1% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n18%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or\nbuyer-paid\n12% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n3%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Weston ranks 40 of 69\nSeptember 7, 2026\nMedian fee, built 2005 or later / built before 1995\n$1,281 (12 listings) / $667 (77 listings)\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Weston carries a monthly association fee of $700, 12% below\nthe five-county South Florida median of $800.\"\n\"12 percent of Weston condos on the market ask $1,000 or more a month in association fees; only 7\npercent stay under $500.\"\n\"In Weston, a condo completed since 2005 carries a median fee of $1,281 a month, against $667 for a\nbuilding completed before 1995.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly condominium association fee, Weston against every South Florida city with 30 or more active condo listings, grouped by\ncounty, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Weston condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via\nPBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent association fee for active Weston condominiums by decade the building was completed, September 7, 2026.\nDecades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Weston permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (3 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax\nlegal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are\nexcluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing\nhere is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only\nas accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed\nto be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-weston/ .\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "4b3e8a9994222598f65f29785e14401d0baec80990d31141607a0530a8984898", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nWeston condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/weston/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nWeston condo monthly association fees have a median of $700 in the retained usable-fee sample of 100\nlistings, 12% below the five-county median\nIn Weston's retained usable-fee sample (100 listings after exclusions and percentile trimming), 12% have\nmonthly-equivalent fees of $1,000 or more and 7% are below $500\nWeston condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=12) vs pre-1995 (n=77), monthly\nmedian 92% higher. Small subgroup: 2005+; read cautiously.\nLEDE\nWESTON, Fla., September 7, 2026 - Among 100 active condominium listings in Weston retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly association fee is $700, with the middle half between $594 and $898,\naccording to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 103\nactive condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 12% below the separately trimmed five-county median\nof $800 and ranks tied 39th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Weston condo fee is $0.55 a month (100 retained\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nlistings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.37% of\nthe listing's current asking price across 100 retained listings with a current asking price of at least $20,000; this\nis the median of per-listing ratios. 12% of the retained sample have fees of $1,000 or more a month and 7% are\nbelow $500. 1% of the retained sample report two association layers (a master and a sub-association, summed\nhere); 18% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a\nspecial assessment on 12% of the retained sample, describe one as pending or payable by the buyer on 0%,\nand mention a mandatory club or membership on 3%; 100 retained listings carry remarks. These are keyword\nclassifications of free text, not verified facts about any association. Among retained listings with a recorded\nconstruction year, the median monthly-equivalent fee is $1,281 for a recorded year built of 2005 or later (12\nlistings) and $667 for those built before 1995 (77 listings); construction year is a recorded field and this\ncomparison does not explain why fees differ. Small subgroup: 2005+ n=12; read cautiously.\nFACT BOX\nActive condominium listings, Weston (before\nexclusions and trimming)\n103\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n103 / 100 (3 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$700\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$594 to $898\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.55 (100 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n2.37% (100 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n12% (12) / 7% (7) of 100\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n1% (1)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n18%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n12% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n3%\nSeptember 7, 2026\nFive-county median, retained sample after\nregion-level trimming\n$800 (22,695 listings); Weston ranks tied 39th\namong 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nMedian fee, recorded year built 2005 or later /\nbefore 1995 (retained sample)\n$1,281 (2005+ n=12) / $667 (pre-1995 n=77).\nSmall subgroup: 2005+ n=12; read cautiously.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Weston's retained usable-fee sample (n=100), after\nexclusions and percentile trimming, is $700, compared with $800 in the separately trimmed five-county\nsample.\"\n\"Among Weston condos in the retained usable-fee sample (n=100) after exclusions and percentile\ntrimming, 12 percent have listed monthly-equivalent fees of $1,000 or more and 7 percent are below\n$500.\"\n\"Among the retained usable-fee listings in Weston with a recorded construction year, the median monthly-\nequivalent fee is $1,281 for a recorded year built of 2005 or later (12 listings) and $667 for those built\nbefore 1995 (77 listings). Small subgroup: 2005+ n=12; read cautiously.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Weston and the\npublished comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses\na separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before\npercentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Weston retained-sample median $700 a month\n(n=100); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 100 active Weston condominium listings retained after unusable-fee exclusions and\ncity-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 7% (7 listings); $500 to $750 54% (54 listings); $750 to $1,000 27% (27 listings);\n$1,000 to $1,500 12% (12 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Weston condominiums in the retained usable-fee\nsample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction\nyear; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=12;\npre-1995 n=77. Small subgroup: 2005+ n=12; read cautiously.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1970s $668 (41 listings); 1980s\n$594 (32 listings); 1990s count only (4 listings); 2000s $1,026 (23 listings). Recorded year built 2005 or later\n$1,281 (12 listings); before 1995 $667 (77 listings). Small subgroup: 2005+ n=12; read cautiously.\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Weston, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (103 here). Fees below the 1st or above the 99th percentile are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nexcluded by the stated percentile rule (3 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 100 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 103 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value\nabout any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal\nboundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple\nlisting service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind\nthis kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418;\nnothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1,\nissued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact\nreconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/weston/2026-09/ (corrected\nedition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-weston/; where published, it uses a\nseparately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not\nverified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026\nBeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "95915fdf42fc6461ccc499ff7c2b010cb52412d33080fd0b6575b6b62f76169a", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - WESTON CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Weston condo monthly association fees have a median of $700 in the retained usable-fee sample of 100 listings, 12% below the five-county median\n2. In Weston's retained usable-fee sample (100 listings after exclusions and percentile trimming), 12% have monthly-equivalent fees of $1,000 or more and 7% are below $500\n3. Weston condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=12) vs pre-1995 (n=77), monthly median 92% higher. Small subgroup: 2005+; read cautiously.\n\nLEDE\nWESTON, Fla., September 7, 2026 - Among 100 active condominium listings in Weston retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $700, with the middle half between $594 and $898, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 103 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 12% below the separately trimmed five-county median of $800 and ranks tied 39th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Weston condo fee is $0.55 a month (100 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 2.37% of the listing's current asking price across 100 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 12% of the retained sample have fees of $1,000 or more a month and 7% are below $500. 1% of the retained sample report two association layers (a master and a sub-association, summed here); 18% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 12% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 3%; 100 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $1,281 for a recorded year built of 2005 or later (12 listings) and $667 for those built before 1995 (77 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=12; read cautiously.\n\nFACT BOX (exact figures)\n- Active condominium listings, Weston (before exclusions and trimming): 103 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 103 / 100 (3 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $700 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $594 to $898 [September 7, 2026]\n- Median fee per square foot per month: $0.55 (100 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 2.37% (100 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 12% (12) / 7% (7) of 100 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 1% (1) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 18% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 12% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 3% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Weston ranks tied 39th among 69 published city medians [September 7, 2026]\n- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $1,281 (2005+ n=12) / $667 (pre-1995 n=77). Small subgroup: 2005+ n=12; read cautiously. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Weston's retained usable-fee sample (n=100), after exclusions and percentile trimming, is $700, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Weston condos in the retained usable-fee sample (n=100) after exclusions and percentile trimming, 12 percent have listed monthly-equivalent fees of $1,000 or more and 7 percent are below $500.\"\n- \"Among the retained usable-fee listings in Weston with a recorded construction year, the median monthly-equivalent fee is $1,281 for a recorded year built of 2005 or later (12 listings) and $667 for those built before 1995 (77 listings). Small subgroup: 2005+ n=12; read cautiously.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- weston-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Weston and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Weston retained-sample median $700 a month (n=100); five-county median $800 (n=22,695, region-level trim).\n- weston-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 100 active Weston condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 7% (7 listings); $500 to $750 54% (54 listings); $750 to $1,000 27% (27 listings); $1,000 to $1,500 12% (12 listings); $1,500 to $2,000 0% (0 listings); $2,000 and up 0% (0 listings).\n- weston-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Weston condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=12; pre-1995 n=77. Small subgroup: 2005+ n=12; read cautiously.\n Alt text: Column chart of median fee by recorded decade built: 1970s $668 (41 listings); 1980s $594 (32 listings); 1990s count only (4 listings); 2000s $1,026 (23 listings). Recorded year built 2005 or later $1,281 (12 listings); before 1995 $667 (77 listings). Small subgroup: 2005+ n=12; read cautiously.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Weston, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (103 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (3 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 100 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 103 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/weston/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-weston/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" }, { "slug": "weston", "city": "Weston", "family": "hoa_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 33, "with_fee": 33, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 33, "cut_count": 14, "cut_pct": 42.4, "median_cut_pct": 3.3, "median_cut_dollars": 15050 }, "outliers_dropped": 2, "n": 31, "median": 211, "p10": 192, "p25": 200, "p75": 236, "p90": 294, "min": 169, "max": 360, "median_sqft": 0.15, "n_sqft": 31, "median_pct_price": 0.52, "median_list_price": 499900, "median_year_built": 1997, "median_sqft_area": 1386, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 31, "under_500_pct": 100.0, "hi_thr": 500, "lo_thr": 200, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 5, "under_lo_pct": 16.1, "types": { "Townhouse": { "count": 29, "pct": 93.5 }, "Villa": { "count": 2, "pct": 6.5 } }, "regime": { "HOA": { "count": 31, "pct": 100.0 } }, "villa_median": 287, "townhouse_median": 211, "cadence": { "Monthly": { "count": 21, "pct": 67.7 }, "Quarterly": { "count": 10, "pct": 32.3 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 5, "pct": 16.1 }, { "label": "$200 to $300", "count": 23, "pct": 74.2 }, { "label": "$300 to $400", "count": 3, "pct": 9.7 }, { "label": "$400 to $600", "count": 0, "pct": 0.0 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 1, "median": 280, "median_sqft": 0.14 }, { "label": "1990s", "n": 22, "median": 216, "median_sqft": 0.19 }, { "label": "2000s", "n": 8, "median": 200, "median_sqft": 0.14 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 16, "median": 226, "median_pct_price": 0.65 }, { "label": "$500K to $1M", "n": 15, "median": 203, "median_pct_price": 0.42 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 5, "median": 238 }, "post2005": { "n": 0, "median": null }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 24, "pct": 80.0 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 17, "pct": 56.7 }, { "key": "Pools", "label": "Pool", "count": 11, "pct": 36.7 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 8, "pct": 26.7 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 7, "pct": 23.3 }, { "key": "Trash", "label": "Trash", "count": 5, "pct": 16.7 }, { "key": "Roof", "label": "Roof", "count": 5, "pct": 16.7 }, { "key": "Security", "label": "Security", "count": 4, "pct": 13.3 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 3, "pct": 10.0 }, { "key": "CableTv", "label": "Cable TV", "count": 2, "pct": 6.7 }, { "key": "Sewer", "label": "Sewer", "count": 1, "pct": 3.3 }, { "key": "Hvac", "label": "HVAC", "count": 1, "pct": 3.3 } ], "includes_n": 30, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 1, "pct": 3.2 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 31 }, "developments": [ { "name": "Sectors 3 4 Boundary Plat", "master": null, "n": 11, "anecdotal": false, "median": 211, "median_sqft": 0.17, "year_built": 1997, "median_list_price": 500000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Bonaventure", "master": "Bonaventure", "n": 7, "anecdotal": true, "median": 285, "median_sqft": 0.26, "year_built": 1996, "median_list_price": 418000, "sa_mentioned": 0, "sa_pending": 0, "membership": 1, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [ { "name": "Bonaventure", "n": 7, "median": 285, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 211, "p25": 200, "p75": 236, "n": 31, "median_sqft": 0.15, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Weston townhouse or villa for sale carries a $211-a-month homeowners association fee, 30% below the South Florida median", "0% of Weston townhouses and villas on the market ask $500 or more a month in fees; 16.1% stay under $200", "Weston HOA fees on townhouses and villas run $200 to $236 a month for the middle half of listings" ], "lede": "WESTON, Fla., September 7, 2026 - The median monthly homeowners association fee across the 31 townhouses and villas listed for sale in Weston is $211, with half of the listings between $200 and $236 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 30% below the five-county South Florida median of $300, and ranks Weston 30 of 34 cities.", "quotes": [ "\"The median townhouse or villa listed for sale in Weston carries a monthly homeowners association fee of $211, 30% below the five-county South Florida median of $300.\"", "\"0 percent of Weston townhouses and villas on the market ask $500 or more a month in fees; 16.1 percent stay under $200.\"", "\"On the median Weston townhouse or villa, a year of homeowners association fees equals 0.52 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active townhouse or villa listings in Weston permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-weston/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly homeowners association fee, Weston against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Weston median $211 a month, South Florida median $300; Weston ranks 30 of 34 cities.", "title": "Weston HOA fees on townhouses and villas sit 30% below the South Florida median" }, { "caption": "Share of active Weston townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 16.1% (5 listings); $200 to $300 74.2% (23 listings); $300 to $400 9.7% (3 listings); $400 to $600 0% (0 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "title": "74.2% of Weston townhouses and villas for sale carry a fee of $200 to $300 a month" }, { "caption": "Median monthly-equivalent homeowners association fee for active Weston townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1980s too few (1 listings); 1990s $216 (22 listings); 2000s too few (8 listings).", "title": "Weston HOA fees on townhouses and villas by decade the home was completed" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 33 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 33, "with_fee": 33, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 33, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 31, "retained_n": 31, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 33, "cut_count": 14, "cut_pct": 42.4, "median_cut_pct": 3.3, "median_cut_dollars": 15050, "valid_price_count": 33, "missing_price_count": 0, "unchanged_count": 18, "raised_count": 1, "not_below_original_count": 19, "cut_pct_denominator": 33, "cut_sample_ok": true, "median_cut_n": 14 }, "trim_bounds": { "p1": 156.08, "p99": 474.91999999999996 }, "retained_small_sample": true, "retained_below_30": false, "median": 211, "p10": 192, "p25": 200, "p75": 236, "p90": 294, "min": 169, "max": 360, "median_sqft": 0.15, "n_sqft": 31, "median_pct_price": 0.52, "n_pct_price": 31, "median_list_price": 499900, "median_year_built": 1997, "median_sqft_area": 1386, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 31, "under_500_pct": 100.0, "hi_thr": 500, "lo_thr": 200, "over_hi": 0, "over_hi_pct": 0.0, "under_lo": 5, "under_lo_pct": 16.1, "types": { "Townhouse": { "count": 29, "pct": 93.5 }, "Villa": { "count": 2, "pct": 6.5 } }, "regime": { "HOA": { "count": 31, "pct": 100.0 } }, "villa_median": 287, "townhouse_median": 211, "cadence": { "Monthly": { "count": 21, "pct": 67.7 }, "Quarterly": { "count": 10, "pct": 32.3 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 5, "pct": 16.1 }, { "label": "$200 to $300", "count": 23, "pct": 74.2 }, { "label": "$300 to $400", "count": 3, "pct": 9.7 }, { "label": "$400 to $600", "count": 0, "pct": 0.0 }, { "label": "$600 to $1,000", "count": 0, "pct": 0.0 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 1, "median": 280, "median_sqft": 0.14 }, { "label": "1990s", "n": 22, "median": 216, "median_sqft": 0.19 }, { "label": "2000s", "n": 8, "median": 200, "median_sqft": 0.14 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 0, "median": null, "median_pct_price": null }, { "label": "$250K to $500K", "n": 16, "median": 226, "median_pct_price": 0.65 }, { "label": "$500K to $1M", "n": 15, "median": 203, "median_pct_price": 0.42 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 5, "median": 238 }, "post2005": { "n": 0, "median": null }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 24, "pct": 80.0 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 17, "pct": 56.7 }, { "key": "Pools", "label": "Pool", "count": 11, "pct": 36.7 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 8, "pct": 26.7 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 7, "pct": 23.3 }, { "key": "Trash", "label": "Trash", "count": 5, "pct": 16.7 }, { "key": "Roof", "label": "Roof", "count": 5, "pct": 16.7 }, { "key": "Security", "label": "Security", "count": 4, "pct": 13.3 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 3, "pct": 10.0 }, { "key": "CableTv", "label": "Cable TV", "count": 2, "pct": 6.7 }, { "key": "Sewer", "label": "Sewer", "count": 1, "pct": 3.3 }, { "key": "Hvac", "label": "HVAC", "count": 1, "pct": 3.3 } ], "includes_n": 30, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 1, "pct": 3.2 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 31 }, "denominators": { "fee_percentages": 31, "fee_medians_percentiles": 31, "median_sqft": 31, "median_pct_price": 31, "includes_pct": 30, "flags_pct": 31, "cut_pct": 33 }, "developments": [ { "name": "Sectors 3 4 Boundary Plat", "master": null, "n": 11, "anecdotal": false, "median": 211, "median_sqft": 0.17, "year_built": 1997, "median_list_price": 500000, "sa_mentioned": 0, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "HOA", "villas": 0 }, { "name": "Bonaventure", "master": "Bonaventure", "n": 7, "anecdotal": true, "median": 285, "median_sqft": 0.26, "year_built": 1996, "median_list_price": 418000, "sa_mentioned": 0, "sa_pending": 0, "membership": 1, "stacked": 0, "regime": "HOA", "villas": 0 } ], "masters": [ { "name": "Bonaventure", "n": 7, "median": 285, "enclaves": 1, "stacked_pct": 0.0 } ], "series": [ { "date": "2026-09-07", "median": 211, "p25": 200, "p75": 236, "n": 31, "median_sqft": 0.15, "sa_pending_pct": 0.0 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Weston townhouse or villa monthly homeowners association fees have a median of $211 in the retained usable-fee sample of 31 listings, 30% below the five-county median. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.", "In Weston's retained usable-fee sample (31 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $500 or more and 16.1% are below $200. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.", "Weston's retained usable-fee sample (n=31): reported monthly-equivalent homeowners association fees range from $200 to $236 at the 25th to 75th percentiles. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures." ], "lede": "WESTON, Fla., September 7, 2026 - Among 31 active townhouse or villa listings in Weston retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $211, with the middle half between $200 and $236, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 33 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 30% below the separately trimmed five-county median of $300 and ranks 30th among 34 published city medians. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.", "quotes": [ "\"The median monthly-equivalent homeowners association fee in Weston's retained usable-fee sample (n=31), after exclusions and percentile trimming, is $211, compared with $300 in the separately trimmed five-county sample. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.\"", "\"Among Weston townhouses and villas in the retained usable-fee sample (n=31) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $500 or more and 16.1 percent are below $200. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.\"", "\"Among 31 retained listings with a current asking price of at least $20,000 in Weston's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.52 percent of the current asking price (median of per-listing ratios). Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.\"" ], "method": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Weston, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (33 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 31 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 33 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/weston/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-weston/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Weston and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.", "alt": "Dot strip chart in five county lanes. Weston retained-sample median $211 a month (n=31); five-county median $300 (n=3,206, region-level trim). Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.", "title": "Weston townhouses and villas, retained usable-fee sample (n=31): median $211/month, 30% below the five-county median of $300. Small sample: 33 valid before trim; 31 retained.", "visible_labels": [ "$211", "31", "$300", "3,206" ] }, { "caption": "Monthly-equivalent homeowners association fee bands for the 31 active Weston townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 16.1% (5 listings); $200 to $300 74.2% (23 listings); $300 to $400 9.7% (3 listings); $400 to $600 0% (0 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings). Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.", "title": "74.2% of Weston's retained usable-fee sample (31 listings) falls in the $200 to $300 monthly band. Small sample: 33 valid before trim; 31 retained.", "visible_labels": [ "0%", "0", "16.1%", "5", "74.2%", "23", "9.7%", "3", "0%", "0", "0%", "0", "0%", "0" ] }, { "caption": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Weston townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.", "alt": "Column chart of median fee by recorded decade built: 1980s count only (1 listings); 1990s $216 (22 listings); 2000s count only (8 listings). Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.", "title": "Weston HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=31). Small sample: 33 valid before trim; 31 retained.", "visible_labels": [ "1", "$216", "22", "8" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 156.08, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 474.91999999999996, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Weston median $211 a month, South Florida median $300; Weston ranks 30 of 34 cities.", "after": "Dot strip chart in five county lanes. Weston retained-sample median $211 a month (n=31); five-county median $300 (n=3,206, region-level trim). Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly homeowners association fee, Weston against every South Florida city with 30 or more active townhouse or villa listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Weston and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Weston HOA fees on townhouses and villas sit 30% below the South Florida median", "after": "Weston townhouses and villas, retained usable-fee sample (n=31): median $211/month, 30% below the five-county median of $300. Small sample: 33 valid before trim; 31 retained.", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$211", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "31", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$300", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "3,206", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $100 0% (0 listings); $100 to $200 16.1% (5 listings); $200 to $300 74.2% (23 listings); $300 to $400 9.7% (3 listings); $400 to $600 0% (0 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 16.1% (5 listings); $200 to $300 74.2% (23 listings); $300 to $400 9.7% (3 listings); $400 to $600 0% (0 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings). Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Weston townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent homeowners association fee bands for the 31 active Weston townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "74.2% of Weston townhouses and villas for sale carry a fee of $200 to $300 a month", "after": "74.2% of Weston's retained usable-fee sample (31 listings) falls in the $200 to $300 monthly band. Small sample: 33 valid before trim; 31 retained.", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "16.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "5", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "74.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "23", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "9.7%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1980s too few (1 listings); 1990s $216 (22 listings); 2000s too few (8 listings).", "after": "Column chart of median fee by recorded decade built: 1980s count only (1 listings); 1990s $216 (22 listings); 2000s count only (8 listings). Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent homeowners association fee for active Weston townhouses and villas by decade the home was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Weston townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Weston HOA fees on townhouses and villas by decade the home was completed", "after": "Weston HOA fees on townhouses and villas by recorded decade built, retained usable-fee sample (n=31). Small sample: 33 valid before trim; 31 retained.", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "$216", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "22", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Weston townhouse or villa for sale carries a $211-a-month homeowners association fee, 30% below the South Florida median", "after": "Weston townhouse or villa monthly homeowners association fees have a median of $211 in the retained usable-fee sample of 31 listings, 30% below the five-county median. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "0% of Weston townhouses and villas on the market ask $500 or more a month in fees; 16.1% stay under $200", "after": "In Weston's retained usable-fee sample (31 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $500 or more and 16.1% are below $200. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Weston HOA fees on townhouses and villas run $200 to $236 a month for the middle half of listings", "after": "Weston's retained usable-fee sample (n=31): reported monthly-equivalent homeowners association fees range from $200 to $236 at the 25th to 75th percentiles. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "lede", "before": "WESTON, Fla., September 7, 2026 - The median monthly homeowners association fee across the 31 townhouses and villas listed for sale in Weston is $211, with half of the listings between $200 and $236 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 30% below the five-county South Florida median of $300, and ranks Weston 30 of 34 cities.", "after": "WESTON, Fla., September 7, 2026 - Among 31 active townhouse or villa listings in Weston retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $211, with the middle half between $200 and $236, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 33 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 30% below the separately trimmed five-county median of $300 and ranks 30th among 34 published city medians. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active townhouse or villa listings in Weston permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and are reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are homeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-weston/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Weston, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (33 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 31 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 33 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/weston/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-weston/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median townhouse or villa listed for sale in Weston carries a monthly homeowners association fee of $211, 30% below the five-county South Florida median of $300.\"", "after": "\"The median monthly-equivalent homeowners association fee in Weston's retained usable-fee sample (n=31), after exclusions and percentile trimming, is $211, compared with $300 in the separately trimmed five-county sample. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"0 percent of Weston townhouses and villas on the market ask $500 or more a month in fees; 16.1 percent stay under $200.\"", "after": "\"Among Weston townhouses and villas in the retained usable-fee sample (n=31) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $500 or more and 16.1 percent are below $200. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Weston townhouse or villa, a year of homeowners association fees equals 0.52 percent of the asking price.\"", "after": "\"Among 31 retained listings with a current asking price of at least $20,000 in Weston's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.52 percent of the current asking price (median of per-listing ratios). Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "a05fa2a6719737edbebd3291df0578d93eb8f436c794f8fc1c190cf30aaff767", "text": "SOUTH FLORIDA HOA FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nWeston HOA fees on townhouses and villas\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Weston townhouse or villa for sale carries a $211-a-month homeowners association fee, 30%\nbelow the South Florida median\n0% of Weston townhouses and villas on the market ask $500 or more a month in fees; 16.1% stay under\n$200\nWeston HOA fees on townhouses and villas run $200 to $236 a month for the middle half of listings\nLEDE\nWESTON, Fla., September 7, 2026 - The median monthly homeowners association fee across the 31\ntownhouses and villas listed for sale in Weston is $211, with half of the listings between $200 and $236 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 30% below the five-\ncounty South Florida median of $300, and ranks Weston 30 of 34 cities.\nNUT GRAF\nPer square foot, the median Weston townhouse or villa fee is $0.15 a month on a median home of 1,386\nsquare feet; at the median asking price of $500K, a year of fees equals 0.52% of the price. 0% of listings ask\n$500 or more a month and 16.1% under $200. 0% of listings report two association layers (a master and a sub-\nassociation); 32.3% are billed quarterly and shown here as monthly equivalents. Agent-written remarks\nmention a special assessment on 0% of listings, describe one as pending or payable by the buyer on 0%, and\nmention a mandatory club or membership on 3.2%. 6.5% of the listings are entered as single-level villas, the\nrest as townhouses; one property type, reported together.\nFACT BOX\nActive townhouse or villa listings, Weston\n33 (31 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly homeowners association fee\n$211\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$200 to $236\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.15 (median home 1,386 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n0.52% (asking $500K)\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nListings asking $500 or more a month / under $200\n0% / 16.1%\nSeptember 7, 2026\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n32.3%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n3.2%\nSeptember 7, 2026\nSouth Florida median (34 cities, five counties)\n$300; Weston ranks 30 of 34\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median townhouse or villa listed for sale in Weston carries a monthly homeowners association fee of\n$211, 30% below the five-county South Florida median of $300.\"\n\"0 percent of Weston townhouses and villas on the market ask $500 or more a month in fees; 16.1 percent\nstay under $200.\"\n\"On the median Weston townhouse or villa, a year of homeowners association fees equals 0.52 percent of\nthe asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nCHARTS\nMedian monthly homeowners association fee, Weston against every South Florida city with 30 or more active townhouse or villa listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nShare of active Weston townhouse or villa listings by monthly-equivalent homeowners association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nMedian monthly-equivalent homeowners association fee for active Weston townhouses and villas by decade the home was completed,\nSeptember 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active townhouse or villa listings in Weston permitted for internet display in PBP Real Estate's\nBeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as\nentered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-\nannual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second\nassociation fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the\n99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares\nare keyword classifications of agent-written public remarks and are not verified. Townhouses and villas are one property type and\nare reported together; a listing is included only when its tax legal description does not record a condominium (platted-lot legals are\nhomeowners association parcels). Townhouses and villas organized as condominiums are reported in the Condo Fee Index. Cities\nneed 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate\nas the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable\nbut not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/hoa-fees-weston/ . Attribution: PBP Real\nEstate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate\nactivity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "a2e7d7c030de49a119eafef27e5abfdf2b1c6c25a5b25fe2f49ac68b544aba08", "text": "SOUTH FLORIDA HOA FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7,\n2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nWeston HOA fees on townhouses and villas\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/weston/\n2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nWeston townhouse or villa monthly homeowners association fees have a median of $211 in the retained\nusable-fee sample of 31 listings, 30% below the five-county median. Small sample: 33 valid before trimming;\n31 retained. A few listings can materially change these figures.\nIn Weston's retained usable-fee sample (31 listings after exclusions and percentile trimming), 0% have\nmonthly-equivalent fees of $500 or more and 16.1% are below $200. Small sample: 33 valid before\ntrimming; 31 retained. A few listings can materially change these figures.\nWeston's retained usable-fee sample (n=31): reported monthly-equivalent homeowners association fees\nrange from $200 to $236 at the 25th to 75th percentiles. Small sample: 33 valid before trimming; 31\nretained. A few listings can materially change these figures.\nLEDE\nWESTON, Fla., September 7, 2026 - Among 31 active townhouse or villa listings in Weston retained after\nexcluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th\npercentile, the median monthly homeowners association fee is $211, with the middle half between $200 and\n$236, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n33 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the\nretained sample, not every property for sale. The city median is 30% below the separately trimmed five-county\nmedian of $300 and ranks 30th among 34 published city medians. Small sample: 33 valid before trimming; 31\nretained. A few listings can materially change these figures.\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Weston townhouse or villa fee is $0.15 a month (31\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n0.52% of the listing's current asking price across 31 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $500 or more a month\nand 16.1% are below $200. 0% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 32.3% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by\nthe buyer on 0%, and mention a mandatory club or membership on 3.2%; 31 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association. 6.5% of retained listings\nhave the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported\ntogether after condominium classification. Small sample: 33 valid before trimming; 31 retained. A few listings\ncan materially change these figures.\nFACT BOX\nActive townhouse or villa listings, Weston\n(before exclusions and trimming)\n33\nSeptember 7, 2026\nListings with a valid fee before trimming /\nretained after 1st-99th percentile trim\n33 / 31 (2 trimmed; 0 fee without billing frequency\nexcluded)\nSeptember 7, 2026\nMedian monthly-equivalent homeowners\nassociation fee, retained sample\n$211\nSeptember 7, 2026\nMiddle half of the retained sample (25th to\n75th percentile)\n$200 to $236\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.15 (31 retained listings with recorded living area\nof at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n0.52% (31 retained listings with a current asking\nprice of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $500 or more a\nmonth / below $200\n0% (0) / 16.1% (5) of 31\nSeptember 7, 2026\nTwo association layers reported (master +\nsub), retained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly),\nretained sample\n32.3%\nSeptember 7, 2026\nRemarks mention a special assessment /\npending or buyer-paid, retained sample\n0% / 0%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n3.2%\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nFive-county median, retained sample after\nregion-level trimming\n$300 (3,206 listings); Weston ranks 30th among 34\npublished city medians\nSeptember 7, 2026\nSmall retained fee sample — interpretation\ncaution\nSmall sample: 33 valid before trimming; 31 retained.\nA few listings can materially change these figures.\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent homeowners association fee in Weston's retained usable-fee sample\n(n=31), after exclusions and percentile trimming, is $211, compared with $300 in the separately trimmed\nfive-county sample. Small sample: 33 valid before trimming; 31 retained. A few listings can materially\nchange these figures.\"\n\"Among Weston townhouses and villas in the retained usable-fee sample (n=31) after exclusions and\npercentile trimming, 0 percent have listed monthly-equivalent fees of $500 or more and 16.1 percent are\nbelow $200. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change\nthese figures.\"\n\"Among 31 retained listings with a current asking price of at least $20,000 in Weston's usable-fee sample\nafter exclusions and percentile trimming, a year of reported homeowners association fees equals a median\n0.52 percent of the current asking price (median of per-listing ratios). Small sample: 33 valid before\ntrimming; 31 retained. A few listings can materially change these figures.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming,\nWeston and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-\ncounty reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a\nvalid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small\nsample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.\nChart data (aggregate): Dot strip chart in five county lanes. Weston retained-sample median $211 a month\n(n=31); five-county median $300 (n=3,206, region-level trim). Small sample: 33 valid before trimming; 31\nretained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent homeowners association fee bands for the 31 active Weston townhouse or villa listings retained after unusable-fee\nexclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings.\nSource: BeachesMLS via PBP Real Estate. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these\nfigures.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $100 0% (0\nlistings); $100 to $200 16.1% (5 listings); $200 to $300 74.2% (23 listings); $300 to $400 9.7% (3 listings);\n$400 to $600 0% (0 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings). Small sample: 33\nvalid before trimming; 31 retained. A few listings can materially change these figures.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent homeowners association fee by recorded YearBuilt decade among Weston townhouses and villas in the\nretained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a\nrecorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small\nsample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1980s count only (1 listings);\n1990s $216 (22 listings); 2000s count only (8 listings). Small sample: 33 valid before trimming; 31 retained. A\nfew listings can materially change these figures.\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Weston, permitted for internet\ndisplay in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7,\n2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly\ndivided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot).\nWhere the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is\npublished when at least 30 listings have a valid fee before trimming (33 here). Fees below the 1st or above the 99th percentile are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nexcluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained\nusable-fee sample of 31 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample,\nnot all 33 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure\nuses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city\nmedians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-\nprice ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own\nqualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only,\nand comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained\nlistings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before\ntrimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal\nmedians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are\nnot verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal\ndescription records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family\nforms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records\na parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the\nHOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a\ndetermination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after\ncondominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's\nfinances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the\nbrokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but\nnot guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and\nband; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026\n(BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed\nfrom a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the\nsuperseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://\nwww.pbprealestate.com/press/weston/2026-09/ (corrected edition r1). A current-data page may be available at https://\nwww.pbprealestate.com/hoa-fees-weston/; where published, it uses a separately dated sample and its figures may differ.\nAttribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not\nreflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "cedee16e290f4681b31beca002ea90dc75dba6e23889738dbf46a60532c82ee1", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - WESTON HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Weston townhouse or villa monthly homeowners association fees have a median of $211 in the retained usable-fee sample of 31 listings, 30% below the five-county median. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.\n2. In Weston's retained usable-fee sample (31 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $500 or more and 16.1% are below $200. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.\n3. Weston's retained usable-fee sample (n=31): reported monthly-equivalent homeowners association fees range from $200 to $236 at the 25th to 75th percentiles. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.\n\nLEDE\nWESTON, Fla., September 7, 2026 - Among 31 active townhouse or villa listings in Weston retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $211, with the middle half between $200 and $236, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 33 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 30% below the separately trimmed five-county median of $300 and ranks 30th among 34 published city medians. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Weston townhouse or villa fee is $0.15 a month (31 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 0.52% of the listing's current asking price across 31 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $500 or more a month and 16.1% are below $200. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 32.3% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 3.2%; 31 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. 6.5% of retained listings have the recorded MLS subtype Villa; the remainder have subtype Townhouse. The two subtypes are reported together after condominium classification. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.\n\nFACT BOX (exact figures)\n- Active townhouse or villa listings, Weston (before exclusions and trimming): 33 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 33 / 31 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent homeowners association fee, retained sample: $211 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $200 to $236 [September 7, 2026]\n- Median fee per square foot per month: $0.15 (31 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 0.52% (31 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $500 or more a month / below $200: 0% (0) / 16.1% (5) of 31 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 32.3% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 0% / 0% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 3.2% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $300 (3,206 listings); Weston ranks 30th among 34 published city medians [September 7, 2026]\n- Small retained fee sample — interpretation caution: Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures. [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent homeowners association fee in Weston's retained usable-fee sample (n=31), after exclusions and percentile trimming, is $211, compared with $300 in the separately trimmed five-county sample. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.\"\n- \"Among Weston townhouses and villas in the retained usable-fee sample (n=31) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $500 or more and 16.1 percent are below $200. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.\"\n- \"Among 31 retained listings with a current asking price of at least $20,000 in Weston's usable-fee sample after exclusions and percentile trimming, a year of reported homeowners association fees equals a median 0.52 percent of the current asking price (median of per-listing ratios). Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- weston-hoa-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Weston and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.\n Alt text: Dot strip chart in five county lanes. Weston retained-sample median $211 a month (n=31); five-county median $300 (n=3,206, region-level trim). Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.\n- weston-hoa-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent homeowners association fee bands for the 31 active Weston townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 0% (0 listings); $100 to $200 16.1% (5 listings); $200 to $300 74.2% (23 listings); $300 to $400 9.7% (3 listings); $400 to $600 0% (0 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings). Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.\n- weston-hoa-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Weston townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.\n Alt text: Column chart of median fee by recorded decade built: 1980s count only (1 listings); 1990s $216 (22 listings); 2000s count only (8 listings). Small sample: 33 valid before trimming; 31 retained. A few listings can materially change these figures.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Weston, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (33 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 31 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 33 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,206 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/weston/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/hoa-fees-weston/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/hoa_fees-f06fcccc29c6db49d365" }, { "slug": "wilton-manors", "city": "Wilton Manors", "family": "price_cuts", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "segments": { "houses": { "active": 73, "sample_ok": true, "small_sample": false, "pending": 17, "median_list_price": 949000.0, "cut_count": 32, "cut_pct": 43.8, "raised_count": 4, "median_cut_pct": 5.2, "median_cut_dollars": 49944.5, "cut_last30": 10, "cut_last30_pct": 13.7, "cut_last7": 2, "median_dom": 64, "median_cdom": 69, "relisted_count": 8, "relisted_pct": 11.0, "over90": 33, "over90_pct": 45.2, "over180": 12, "fresh_held": 23, "fresh_held_pct": 31.5, "stale_uncut": 13, "stale_uncut_pct": 17.8, "dom_buckets": [ { "label": "0-30", "count": 22, "pct": 30.1 }, { "label": "31-60", "count": 7, "pct": 9.6 }, { "label": "61-90", "count": 11, "pct": 15.1 }, { "label": "91-180", "count": 21, "pct": 28.8 }, { "label": "181+", "count": 12, "pct": 16.4 } ], "bands": [ { "label": "Under $500K", "active": 2, "cut": 2, "cut_pct": 100.0, "median_cdom": 90.0 }, { "label": "$500K to $1M", "active": 41, "cut": 19, "cut_pct": 46.3, "median_cdom": 81 }, { "label": "$1M to $2M", "active": 22, "cut": 7, "cut_pct": 31.8, "median_cdom": 65.5 }, { "label": "$2M to $5M", "active": 8, "cut": 4, "cut_pct": 50.0, "median_cdom": 119.0 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 8, "pending_cut_pct": 47.1, "pending_median_cut_pct": 6.5, "pending_median_cdom": 68, "tier": "h2", "series": [ { "date": "2026-09-05", "active": 73, "cut_pct": 43.8, "median_cdom": 69, "median_list_price": 949000.0 }, { "date": "2026-09-06", "active": 73, "cut_pct": 43.8, "median_cdom": 69, "median_list_price": 949000.0 }, { "date": "2026-09-07", "active": 73, "cut_pct": 43.8, "median_cdom": 69, "median_list_price": 949000.0 } ] }, "condos": { "active": 45, "sample_ok": true, "small_sample": false, "pending": 7, "median_list_price": 225000.0, "cut_count": 22, "cut_pct": 48.9, "raised_count": 1, "median_cut_pct": 6.0, "median_cut_dollars": 13000.0, "cut_last30": 6, "cut_last30_pct": 13.3, "cut_last7": 0, "median_dom": 61, "median_cdom": 73, "relisted_count": 6, "relisted_pct": 13.3, "over90": 17, "over90_pct": 37.8, "over180": 8, "fresh_held": 14, "fresh_held_pct": 31.1, "stale_uncut": 5, "stale_uncut_pct": 11.1, "dom_buckets": [ { "label": "0-30", "count": 10, "pct": 22.2 }, { "label": "31-60", "count": 9, "pct": 20.0 }, { "label": "61-90", "count": 9, "pct": 20.0 }, { "label": "91-180", "count": 9, "pct": 20.0 }, { "label": "181+", "count": 8, "pct": 17.8 } ], "bands": [ { "label": "Under $250K", "active": 30, "cut": 16, "cut_pct": 53.3, "median_cdom": 83.5 }, { "label": "$250K to $500K", "active": 11, "cut": 5, "cut_pct": 45.5, "median_cdom": 49 }, { "label": "$500K to $1M", "active": 4, "cut": 1, "cut_pct": 25.0, "median_cdom": 55.0 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null } ], "pending_cut_count": 4, "pending_cut_pct": 57.1, "pending_median_cut_pct": 4.6, "pending_median_cdom": 103, "tier": "c2", "series": [ { "date": "2026-09-06", "active": 39, "cut_pct": 48.7, "median_cdom": 76, "median_list_price": 219000.0 }, { "date": "2026-09-07", "active": 45, "cut_pct": 48.9, "median_cdom": 73, "median_list_price": 225000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "43.8% of Wilton Manors houses for sale have cut their asking price, 48.9% of condos", "Wilton Manors sellers track the rest of Broward County as 45.2% of houses pass 90 days on the market", "Buying in Wilton Manors? Two in five houses have already come down once, by a median $50K" ], "lede": "WILTON MANORS, Fla., September 7, 2026 - 43.8% of the 73 single-family homes listed for sale in Wilton Manors have reduced their asking price at least once, by a median 5.2% (about $50K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 45 condominium listings, 48.9% have cut, by a median 6.0%.", "quotes": [ "\"43.8 percent of single-family homes for sale in Wilton Manors have reduced their asking price at least once, by a median $50K.\"", "\"Counting every relisting, the median Wilton Manors house for sale has been waiting 69 days, not the 64 the current listing shows.\"", "\"Of the Wilton Manors houses now under contract, 52.9 percent never reduced their asking price; the rest cut by a median 6.5 percent before a buyer committed. Contract prices are not known until the sales close.\"" ], "method": "Method: counts and medians over active and under-contract residential listings in Wilton Manors and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 73 houses, 45 condominiums, 17 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-wilton-manors/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Share of active listings with at least one price reduction, Wilton Manors versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Wilton Manors houses 43.8%, Broward County houses 43.3%; Wilton Manors condominiums 48.9%, Broward County condominiums 45.0%.", "title": "Wilton Manors houses are cutting at about the Broward County rate" }, { "caption": "Active Wilton Manors listings by cumulative days on market, houses and condominiums, September 7, 2026. 45.2% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 30.1%, 31-60 days 9.6%, 61-90 days 15.1%, 91-180 days 28.8%, 181+ days 16.4%. Condominiums: 0-30 days 22.2%, 31-60 days 20.0%, 61-90 days 20.0%, 91-180 days 20.0%, 181+ days 17.8%.", "title": "45.2% of Wilton Manors houses for sale have waited more than 90 days, counting every relisting" }, { "caption": "Share of active Wilton Manors houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 2; $500K to $1M 46.3% of 41; $1M to $2M 31.8% of 22; $2M to $5M too few to read of 8; $5M and up too few to read of 0.", "title": "$500K to $1M Wilton Manors houses have cut most often: 46.3% of 41" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 142 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "segments": { "houses": { "active": 73, "sample_ok": true, "small_sample": false, "pending": 17, "median_list_price": 949000.0, "cut_count": 32, "cut_pct": 43.8, "raised_count": 4, "valid_price_count": 73, "missing_price_count": 0, "unchanged_count": 37, "not_below_original_count": 41, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 5.2, "median_cut_dollars": 49944.5, "cut_last30": 10, "cut_last30_pct": 13.7, "cut_last7": 2, "median_dom": 64, "median_cdom": 69, "dom_n": 73, "cdom_n": 73, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 73, "relisted_count": 8, "relisted_pct": 11.0, "over90": 33, "over90_pct": 45.2, "over180": 12, "fresh_held": 23, "fresh_held_pct": 31.5, "fresh_held_missing_cdom_count": 0, "stale_uncut": 13, "stale_uncut_pct": 17.8, "dom_buckets": [ { "label": "0-30", "count": 22, "pct": 30.1 }, { "label": "31-60", "count": 7, "pct": 9.6 }, { "label": "61-90", "count": 11, "pct": 15.1 }, { "label": "91-180", "count": 21, "pct": 28.8 }, { "label": "181+", "count": 12, "pct": 16.4 } ], "bands": [ { "label": "Under $500K", "active": 2, "cut": 2, "cut_pct": 100.0, "median_cdom": 90.0, "cut_pct_denominator": 2, "cdom_n": 2, "valid_price_count": 2 }, { "label": "$500K to $1M", "active": 41, "cut": 19, "cut_pct": 46.3, "median_cdom": 81, "cut_pct_denominator": 41, "cdom_n": 41, "valid_price_count": 41 }, { "label": "$1M to $2M", "active": 22, "cut": 7, "cut_pct": 31.8, "median_cdom": 65.5, "cut_pct_denominator": 22, "cdom_n": 22, "valid_price_count": 22 }, { "label": "$2M to $5M", "active": 8, "cut": 4, "cut_pct": 50.0, "median_cdom": 119.0, "cut_pct_denominator": 8, "cdom_n": 8, "valid_price_count": 8 }, { "label": "$5M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 8, "pending_cut_pct": 47.1, "pending_valid_price_count": 17, "pending_missing_price_count": 0, "pending_unchanged_count": 9, "pending_raised_count": 0, "pending_not_below_original_count": 9, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 17, "pending_dom_n": 17, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 6.5, "pending_median_cdom": 68, "denominators": { "cut_pct": 73, "cut_last30_pct": 73, "relisted_pct": 73, "fresh_held_pct": 73, "stale_uncut_pct": 73, "over90_pct": 73, "dom_bucket_pct": 73, "pending_cut_pct": 17, "median_dom": 73, "median_cdom": 73, "median_cut_pct": 32, "median_cut_dollars": 32, "pending_median_cut_pct": 8, "pending_median_cdom": 17 }, "county_counts": { "Broward": 73 }, "tier": "h2", "series": [ { "date": "2026-09-07", "active": 73, "cut_pct": 43.8, "median_cdom": 69, "median_list_price": 949000.0 } ] }, "condos": { "active": 45, "sample_ok": true, "small_sample": false, "pending": 7, "median_list_price": 225000.0, "cut_count": 22, "cut_pct": 48.9, "raised_count": 1, "valid_price_count": 45, "missing_price_count": 0, "unchanged_count": 22, "not_below_original_count": 23, "cut_sample_ok": true, "cut_small_sample": true, "median_cut_pct": 6.0, "median_cut_dollars": 13000.0, "cut_last30": 6, "cut_last30_pct": 13.3, "cut_last7": 0, "median_dom": 61, "median_cdom": 73, "dom_n": 45, "cdom_n": 45, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 45, "relisted_count": 6, "relisted_pct": 13.3, "over90": 17, "over90_pct": 37.8, "over180": 8, "fresh_held": 14, "fresh_held_pct": 31.1, "fresh_held_missing_cdom_count": 0, "stale_uncut": 5, "stale_uncut_pct": 11.1, "dom_buckets": [ { "label": "0-30", "count": 10, "pct": 22.2 }, { "label": "31-60", "count": 9, "pct": 20.0 }, { "label": "61-90", "count": 9, "pct": 20.0 }, { "label": "91-180", "count": 9, "pct": 20.0 }, { "label": "181+", "count": 8, "pct": 17.8 } ], "bands": [ { "label": "Under $250K", "active": 30, "cut": 16, "cut_pct": 53.3, "median_cdom": 83.5, "cut_pct_denominator": 30, "cdom_n": 30, "valid_price_count": 30 }, { "label": "$250K to $500K", "active": 11, "cut": 5, "cut_pct": 45.5, "median_cdom": 49, "cut_pct_denominator": 11, "cdom_n": 11, "valid_price_count": 11 }, { "label": "$500K to $1M", "active": 4, "cut": 1, "cut_pct": 25.0, "median_cdom": 55.0, "cut_pct_denominator": 4, "cdom_n": 4, "valid_price_count": 4 }, { "label": "$1M and up", "active": 0, "cut": 0, "cut_pct": null, "median_cdom": null, "cut_pct_denominator": 0, "cdom_n": 0, "valid_price_count": 0 } ], "pending_cut_count": 4, "pending_cut_pct": 57.1, "pending_valid_price_count": 7, "pending_missing_price_count": 0, "pending_unchanged_count": 3, "pending_raised_count": 0, "pending_not_below_original_count": 3, "pending_sample_ok": false, "pending_cut_sample_ok": false, "pending_cdom_n": 7, "pending_dom_n": 7, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 4.6, "pending_median_cdom": 103, "denominators": { "cut_pct": 45, "cut_last30_pct": 45, "relisted_pct": 45, "fresh_held_pct": 45, "stale_uncut_pct": 45, "over90_pct": 45, "dom_bucket_pct": 45, "pending_cut_pct": 7, "median_dom": 45, "median_cdom": 45, "median_cut_pct": 22, "median_cut_dollars": 22, "pending_median_cut_pct": 4, "pending_median_cdom": 7 }, "county_counts": { "Broward": 45 }, "tier": "c2", "series": [ { "date": "2026-09-07", "active": 45, "cut_pct": 48.9, "median_cdom": 73, "median_list_price": 225000.0 } ] } } }, "min_active": 30 }, "wording": { "headlines": [ "43.8% of Wilton Manors houses for sale are asking less than their original list price; 48.9% of condos", "Seller Blink Rate™ in Wilton Manors: 43.8% of houses list below original asking, against 43.3% across Broward County", "Buying in Wilton Manors? 32 of the 73 houses for sale are asking below their original price, by a median $50K" ], "lede": "WILTON MANORS, Fla., September 7, 2026 - 43.8% of the 73 single-family homes listed for sale in Wilton Manors (32 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 32 reduced listings, the median reduction is 5.2% (about $50K). Among the city's 45 condominium listings, 48.9% are asking below their original price, by a median 6%.", "quotes": [ "\"43.8 percent of single-family homes for sale in Wilton Manors have a current asking price below their original list price; among those 32 reduced listings the median reduction is $50K.\"", "\"Among active Wilton Manors houses, the median recorded CumulativeDaysOnMarket value is 69 days and the median recorded DaysOnMarket value is 64 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "\"17 Wilton Manors houses are under contract in this snapshot, 8 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"" ], "method": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Wilton Manors, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (37 unchanged, 4 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 73 houses, 45 condominiums, 17 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/wilton-manors/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-wilton-manors/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Wilton Manors versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart. Wilton Manors houses 43.8%, Broward County houses 43.3%; Wilton Manors condominiums 48.9%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "title": "Seller Blink Rate™: 43.8% of Wilton Manors houses for sale are asking below their original price, in line with 43.3% across Broward County", "visible_labels": [ "45%", "48.9%", "43.3%", "43.8%" ] }, { "caption": "Active Wilton Manors houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 45.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of recorded cumulative days on market. Houses: 0-30 days 30.1%, 31-60 days 9.6%, 61-90 days 15.1%, 91-180 days 28.8%, 181+ days 16.4%. Condominiums: 0-30 days 22.2%, 31-60 days 20%, 61-90 days 20%, 91-180 days 20%, 181+ days 17.8%.", "title": "45.2% of Wilton Manors houses for sale with a recorded cumulative-days value exceed 90 days; 37.8% of condos", "visible_labels": [ "30.1%", "22.2%", "9.6%", "20%", "15.1%", "20%", "28.8%", "20%", "16.4%", "17.8%", "45.2%" ] }, { "caption": "Share of active Wilton Manors houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 2 listed, count only; $500K to $1M 46.3% (19 of 41); $1M to $2M 31.8% (7 of 22); $2M to $5M 8 listed, count only; $5M and up 0 listed, count only.", "title": "$500K to $1M Wilton Manors houses show the highest share asking below original: 46.3% of 41", "visible_labels": [ "0", "8", "31.8%", "7", "22", "46.3%", "19", "41", "2" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 142, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cdom_n", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].cut_pct_denominator", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[0].valid_price_count", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cdom_n", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].cut_pct_denominator", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[1].valid_price_count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cdom_n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].cut_pct_denominator", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[2].valid_price_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.bands[3].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cdom_n", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.county_counts.Broward", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.cut_small_sample", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_last30_pct", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.cut_pct", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.fresh_held_pct", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cdom", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_dollars", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_cut_pct", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.median_dom", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.over90_pct", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_cut_pct", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cdom", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.relisted_pct", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.dom_n", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.not_below_original_count", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.segments.condos.paired_dom_cdom_n", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cdom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_dom_n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_not_below_original_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_unchanged_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "city.segments.condos.pending_valid_price_count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "city.segments.condos.unchanged_count", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.condos.valid_price_count", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cdom_n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].cut_pct_denominator", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[0].valid_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cdom_n", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].cut_pct_denominator", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[1].valid_price_count", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cdom_n", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].cut_pct_denominator", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[2].valid_price_count", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cdom_n", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].cut_pct_denominator", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[3].valid_price_count", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cdom_n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].cut_pct_denominator", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.bands[4].valid_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cdom_n", "before": null, "after": 73, "before_present": false, "after_present": true }, { "field": "city.segments.houses.county_counts.Broward", "before": null, "after": 73, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_last30_pct", "before": null, "after": 73, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.cut_pct", "before": null, "after": 73, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 73, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.fresh_held_pct", "before": null, "after": 73, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cdom", "before": null, "after": 73, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_dollars", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_cut_pct", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.median_dom", "before": null, "after": 73, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.over90_pct", "before": null, "after": 73, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_cut_pct", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cdom", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.relisted_pct", "before": null, "after": 73, "before_present": false, "after_present": true }, { "field": "city.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 73, "before_present": false, "after_present": true }, { "field": "city.segments.houses.dom_n", "before": null, "after": 73, "before_present": false, "after_present": true }, { "field": "city.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.not_below_original_count", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.segments.houses.paired_dom_cdom_n", "before": null, "after": 73, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cdom_n", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_cut_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_dom_n", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_not_below_original_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_sample_ok", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_unchanged_count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "city.segments.houses.pending_valid_price_count", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "city.segments.houses.unchanged_count", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "city.segments.houses.valid_price_count", "before": null, "after": 73, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Horizontal bar chart. Wilton Manors houses 43.8%, Broward County houses 43.3%; Wilton Manors condominiums 48.9%, Broward County condominiums 45.0%.", "after": "Horizontal bar chart. Wilton Manors houses 43.8%, Broward County houses 43.3%; Wilton Manors condominiums 48.9%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Share of active listings with at least one price reduction, Wilton Manors versus Broward County, houses and condominiums, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Wilton Manors versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Wilton Manors houses are cutting at about the Broward County rate", "after": "Seller Blink Rate™: 43.8% of Wilton Manors houses for sale are asking below their original price, in line with 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "45%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "48.9%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "43.3%", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "43.8%", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of active listings by cumulative days on market. Houses: 0-30 days 30.1%, 31-60 days 9.6%, 61-90 days 15.1%, 91-180 days 28.8%, 181+ days 16.4%. Condominiums: 0-30 days 22.2%, 31-60 days 20.0%, 61-90 days 20.0%, 91-180 days 20.0%, 181+ days 17.8%.", "after": "Column chart of recorded cumulative days on market. Houses: 0-30 days 30.1%, 31-60 days 9.6%, 61-90 days 15.1%, 91-180 days 28.8%, 181+ days 16.4%. Condominiums: 0-30 days 22.2%, 31-60 days 20%, 61-90 days 20%, 91-180 days 20%, 181+ days 17.8%.", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Active Wilton Manors listings by cumulative days on market, houses and condominiums, September 7, 2026. 45.2% of houses have passed 90 days. Source: BeachesMLS via PBP Real Estate.", "after": "Active Wilton Manors houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 45.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "45.2% of Wilton Manors houses for sale have waited more than 90 days, counting every relisting", "after": "45.2% of Wilton Manors houses for sale with a recorded cumulative-days value exceed 90 days; 37.8% of condos", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "30.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "45.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "22.2%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "9.6%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "20%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "15.1%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "20%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "28.8%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "20%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "16.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "17.8%", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Horizontal bar chart of price-cut share by price band, houses: Under $500K too few to read of 2; $500K to $1M 46.3% of 41; $1M to $2M 31.8% of 22; $2M to $5M too few to read of 8; $5M and up too few to read of 0.", "after": "Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 2 listed, count only; $500K to $1M 46.3% (19 of 41); $1M to $2M 31.8% (7 of 22); $2M to $5M 8 listed, count only; $5M and up 0 listed, count only.", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Share of active Wilton Manors houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings marked; under 10 not read. Source: BeachesMLS via PBP Real Estate.", "after": "Share of active Wilton Manors houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "$500K to $1M Wilton Manors houses have cut most often: 46.3% of 41", "after": "$500K to $1M Wilton Manors houses show the highest share asking below original: 46.3% of 41", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "31.8%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "7", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "22", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[5]", "before": null, "after": "46.3%", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[6]", "before": null, "after": "19", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[7]", "before": null, "after": "41", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[8]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "43.8% of Wilton Manors houses for sale have cut their asking price, 48.9% of condos", "after": "43.8% of Wilton Manors houses for sale are asking less than their original list price; 48.9% of condos", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "Wilton Manors sellers track the rest of Broward County as 45.2% of houses pass 90 days on the market", "after": "Seller Blink Rate™ in Wilton Manors: 43.8% of houses list below original asking, against 43.3% across Broward County", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Buying in Wilton Manors? Two in five houses have already come down once, by a median $50K", "after": "Buying in Wilton Manors? 32 of the 73 houses for sale are asking below their original price, by a median $50K", "before_present": true, "after_present": true }, { "field": "lede", "before": "WILTON MANORS, Fla., September 7, 2026 - 43.8% of the 73 single-family homes listed for sale in Wilton Manors have reduced their asking price at least once, by a median 5.2% (about $50K), according to a daily analysis of BeachesMLS listing data by PBP Real Estate. Among the city's 45 condominium listings, 48.9% have cut, by a median 6.0%.", "after": "WILTON MANORS, Fla., September 7, 2026 - 43.8% of the 73 single-family homes listed for sale in Wilton Manors (32 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 32 reduced listings, the median reduction is 5.2% (about $50K). Among the city's 45 condominium listings, 48.9% are asking below their original price, by a median 6%.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: counts and medians over active and under-contract residential listings in Wilton Manors and Broward County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 73 houses, 45 condominiums, 17 houses under contract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-wilton-manors/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Wilton Manors, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (37 unchanged, 4 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 73 houses, 45 condominiums, 17 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/wilton-manors/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-wilton-manors/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"43.8 percent of single-family homes for sale in Wilton Manors have reduced their asking price at least once, by a median $50K.\"", "after": "\"43.8 percent of single-family homes for sale in Wilton Manors have a current asking price below their original list price; among those 32 reduced listings the median reduction is $50K.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"Counting every relisting, the median Wilton Manors house for sale has been waiting 69 days, not the 64 the current listing shows.\"", "after": "\"Among active Wilton Manors houses, the median recorded CumulativeDaysOnMarket value is 69 days and the median recorded DaysOnMarket value is 64 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"Of the Wilton Manors houses now under contract, 52.9 percent never reduced their asking price; the rest cut by a median 6.5 percent before a buyer committed. Contract prices are not known until the sales close.\"", "after": "\"17 Wilton Manors houses are under contract in this snapshot, 8 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "970608eb27d0a3a9a732e389a4c6c9ddcad192c919693e2bb0aa1d723eb5aaee", "text": "JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nWilton Manors price cuts and true days on market\nHEADLINE OPTIONS\n43.8% of Wilton Manors houses for sale have cut their asking price, 48.9% of condos\nWilton Manors sellers track the rest of Broward County as 45.2% of houses pass 90 days on the market\nBuying in Wilton Manors? Two in five houses have already come down once, by a median $50K\nLEDE\nWILTON MANORS, Fla., September 7, 2026 - 43.8% of the 73 single-family homes listed for sale in Wilton\nManors have reduced their asking price at least once, by a median 5.2% (about $50K), according to a daily\nanalysis of BeachesMLS listing data by PBP Real Estate. Among the city's 45 condominium listings, 48.9% have\ncut, by a median 6.0%.\nNUT GRAF\nThe figures point to a market where 47.1% of houses reached a contract only after a price cut: of the 17\nWilton Manors houses now under contract, 47.1% reduced before going under contract, with a median cut of\n6.5% and a median 68 days to contract. Across Broward County the price-cut share is 43.3% for houses and\n45.0% for condominiums, in line with Wilton Manors. Counting every relisting, the median Wilton Manors\nhouse for sale has been on the market 69 days, against 64 on its current listing; 11.0% of active houses have\nbeen withdrawn and relisted at least once.\nFACT BOX\nActive single-\nfamily listings,\nWilton\nManors\n73\nShare with at\nleast one price\nreduction,\nhouses\n43.8% (32 of 73)\nMedian\nreduction\nfrom original\nasking, houses\n5.2% (about $50K)\n45\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 5\n\n\nActive\ncondominium\nlistings,\nWilton\nManors\nShare with at\nleast one price\nreduction,\ncondominiums\n48.9% (22 of 45)\nMedian\ncumulative\ndays on\nmarket,\nhouses\n69 days (64 on current listing)\nHouses on\nmarket more\nthan 90 days,\ncumulative\n45.2% (33 of 73)\nHouses under\ncontract that\nreduced first\n47.1% of 17\nBroward\nCounty price-\ncut share,\nhouses /\ncondominiums\n43.3% / 45.0%\nConditions\nread (PBP\nrule, disclosed\nin method)\nHouses: Cutting at peer pace; Condominiums: Cutting faster than similar-priced cities\nPeer group,\nhouses\n(median\nasking $600K\nto $1M; peer\ncut share\n44.9%)\nLake Worth, Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Bea\nQUOTABLE DATA POINTS\n\"43.8 percent of single-family homes for sale in Wilton Manors have reduced their asking price at least\nonce, by a median $50K.\"\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 5\n\n\n\"Counting every relisting, the median Wilton Manors house for sale has been waiting 69 days, not the 64\nthe current listing shows.\"\n\"Of the Wilton Manors houses now under contract, 52.9 percent never reduced their asking price; the rest\ncut by a median 6.5 percent before a buyer committed. Contract prices are not known until the sales\nclose.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nShare of active listings with at least one price reduction, Wilton Manors versus Broward County, houses and condominiums, September\n7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 5\n\n\nActive Wilton Manors listings by cumulative days on market, houses and condominiums, September 7, 2026. 45.2% of houses have\npassed 90 days. Source: BeachesMLS via PBP Real Estate.\nShare of active Wilton Manors houses with a price reduction by original asking price band, September 7, 2026. Bands under 30 listings\nmarked; under 10 not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: counts and medians over active and under-contract residential listings in Wilton Manors and Broward County permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as\nof September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts\nevery relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 5\n\n\ntownhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with\nfewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 73 houses, 45 condominiums, 17 houses under\ncontract. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://\nwww.pbprealestate.com/price-cuts-wilton-manors/ . Conditions read: How the read works: each city is compared with its peer\ngroup, the South Florida cities whose median asking price falls in the same tier (houses and condominiums separately; the peer\nfigure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at\nleast 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting\nat peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is\nrelative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate\nanalysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in\nthe market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 5\n" }, "after_pdf": { "sha256": "54a7eeefc9e6b972b981669388674365bf62e6f2107215161a981810d4220d13", "text": "CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER 7, 2026 (BEACHESMLS PULL\n2026-09-07T12:06:07+00:00)\nWilton Manors asking-price reductions and recorded\ndays on market\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/wilton-\nmanors/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nHEADLINE OPTIONS\n43.8% of Wilton Manors houses for sale are asking less than their original list price; 48.9% of condos\nSeller Blink Rate™ in Wilton Manors: 43.8% of houses list below original asking, against 43.3% across\nBroward County\nBuying in Wilton Manors? 32 of the 73 houses for sale are asking below their original price, by a median\n$50K\nLEDE\nWILTON MANORS, Fla., September 7, 2026 - 43.8% of the 73 single-family homes listed for sale in Wilton\nManors (32 listings) have a current asking price below their original list price, according to PBP Real Estate's\nanalysis of BeachesMLS listing data as of September 7, 2026. Among those 32 reduced listings, the median\nreduction is 5.2% (about $50K). Among the city's 45 condominium listings, 48.9% are asking below their\noriginal price, by a median 6%.\nNUT GRAF\nFor active Wilton Manors houses, the median recorded CumulativeDaysOnMarket value is 69 days and the\nmedian recorded DaysOnMarket value is 64 days, each calculated from non-missing values in that field (73 and\n73 listings). 11% of all active houses have both fields recorded and a cumulative value greater than their\nDaysOnMarket value; this comparison does not establish a relisting event. 17 Wilton Manors houses are under\ncontract (Pending or Active Under Contract), 8 of them with a recorded asking price below original; fewer than\n30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nBroward County the shares asking below original are 43.3% for houses and 45% for condominiums; Wilton\nManors houses are in line with the county share.\nFACT BOX\nActive single-family listings,\nWilton Manors\n73\nSeptember 7, 2026\nShare asking below original list\nprice, houses\n43.8% (32 of 73)\nSeptember 7, 2026\nPrice pairs recorded / missing;\nunchanged / above original,\nhouses\n73 / 0; 37 / 4\nSeptember 7, 2026\nMedian reduction among the 32\nreduced houses\n5.2% (about $50K)\nSeptember 7, 2026\nActive condominium listings,\nWilton Manors\n45\nSeptember 7, 2026\nShare asking below original list\nprice, condominiums\n48.9% (22 of 45)\nSeptember 7, 2026\nMedian recorded\nCumulativeDaysOnMarket /\nDaysOnMarket, houses\n69 / 64 days (from 73 / 73 recorded values)\nSeptember 7, 2026\nHouses with recorded\nCumulativeDaysOnMarket over\n90 days\n45.2% (33 of 73 with a recorded value)\nSeptember 7, 2026\nHouses under contract (count\nonly; fewer than 30)\n17, 8 asking below original\nSeptember 7, 2026\nBroward County share asking\nbelow original, houses /\ncondominiums\n43.3% / 45%\nSeptember 7, 2026\nConditions read (PBP rule,\ndisclosed in method)\nHouses: Between the comparison thresholds; Condominiums:\nHigher below-original share than peers\nSeptember 7, 2026\nPeer group, houses (median\nasking $600K to $1M; peer share\n44.3%)\nRoyal Palm Beach, Homestead, Jensen Beach, Hallandale Beach,\nHollywood, Pompano Beach, Dania Beach, Hialeah, North\nMiami Beach, West Palm Beach, Pembroke Pines, Cutler Bay,\nMiramar, The Acreage, Coral Springs, North Miami, Hobe Sound,\nStuart, Plantation, Westlake, Loxahatchee, Miami, Cooper City,\nPalm City, Fort Lauderdale\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"43.8 percent of single-family homes for sale in Wilton Manors have a current asking price below their\noriginal list price; among those 32 reduced listings the median reduction is $50K.\"\n\"Among active Wilton Manors houses, the median recorded CumulativeDaysOnMarket value is 69 days\nand the median recorded DaysOnMarket value is 64 days. These are MLS-recorded fields, not an\nindependently reconstructed listing history.\"\n\"17 Wilton Manors houses are under contract in this snapshot, 8 of them with a recorded asking price\nbelow original; the group is too small to report a percentage. These asking-price fields do not disclose the\nagreed contract price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nSeller Blink Rate™: share of active listings whose current asking price is below their original list price, Wilton Manors versus Broward\nCounty, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart. Wilton Manors houses 43.8%, Broward County houses 43.3%;\nWilton Manors condominiums 48.9%, Broward County condominiums 45%. Share of active listings asking\nbelow their original list price, September 7, 2026.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nActive Wilton Manors houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use\nlistings with a recorded value in that field; 45.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of recorded cumulative days on market. Houses: 0-30 days 30.1%, 31-60\ndays 9.6%, 61-90 days 15.1%, 91-180 days 28.8%, 181+ days 16.4%. Condominiums: 0-30 days 22.2%, 31-60\ndays 20%, 61-90 days 20%, 91-180 days 20%, 181+ days 17.8%.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nShare of active Wilton Manors houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with\n10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Horizontal bar chart of the share asking below original by current asking-price band,\nhouses: Under $500K 2 listed, count only; $500K to $1M 46.3% (19 of 41); $1M to $2M 31.8% (7 of 22); $2M\nto $5M 8 listed, count only; $5M and up 0 listed, count only.\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Wilton Manors,\npermitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data\nas of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not\nestimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot.\nThis is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised\nor missing a price (37 unchanged, 4 above original, 0 without both prices among houses). The median reduction is the middle value\namong reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market:\nDaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a\nvalue in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value.\nThese fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted,\nand do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\npercentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is\ndeclared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a\nlisting whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family\nforms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent\nor records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the\nHOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and\ncondominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any\nproperty's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such\nlistings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 73 houses,\n45 condominiums, 17 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County\ncomparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of\nactive listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions\nread: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier,\nhouses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at\nleast 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised\nor missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results\nare between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of\n30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the\naggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com\nor 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/wilton-manors/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-wilton-manors/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "88a66d21eefccfb16c265697c363234f34665b9eabe5057d479d7e141d31662e", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - WILTON MANORS PRICE CUTS AND RECORDED DAYS ON MARKET\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\n\nHEADLINE OPTIONS\n1. 43.8% of Wilton Manors houses for sale are asking less than their original list price; 48.9% of condos\n2. Seller Blink Rate™ in Wilton Manors: 43.8% of houses list below original asking, against 43.3% across Broward County\n3. Buying in Wilton Manors? 32 of the 73 houses for sale are asking below their original price, by a median $50K\n\nLEDE\nWILTON MANORS, Fla., September 7, 2026 - 43.8% of the 73 single-family homes listed for sale in Wilton Manors (32 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. Among those 32 reduced listings, the median reduction is 5.2% (about $50K). Among the city's 45 condominium listings, 48.9% are asking below their original price, by a median 6%.\n\nNUT GRAF\nFor active Wilton Manors houses, the median recorded CumulativeDaysOnMarket value is 69 days and the median recorded DaysOnMarket value is 64 days, each calculated from non-missing values in that field (73 and 73 listings). 11% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. 17 Wilton Manors houses are under contract (Pending or Active Under Contract), 8 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 43.3% for houses and 45% for condominiums; Wilton Manors houses are in line with the county share.\n\nFACT BOX (exact figures)\n- Active single-family listings, Wilton Manors: 73 [September 7, 2026]\n- Share asking below original list price, houses: 43.8% (32 of 73) [September 7, 2026]\n- Price pairs recorded / missing; unchanged / above original, houses: 73 / 0; 37 / 4 [September 7, 2026]\n- Median reduction among the 32 reduced houses: 5.2% (about $50K) [September 7, 2026]\n- Active condominium listings, Wilton Manors: 45 [September 7, 2026]\n- Share asking below original list price, condominiums: 48.9% (22 of 45) [September 7, 2026]\n- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 69 / 64 days (from 73 / 73 recorded values) [September 7, 2026]\n- Houses with recorded CumulativeDaysOnMarket over 90 days: 45.2% (33 of 73 with a recorded value) [September 7, 2026]\n- Houses under contract (count only; fewer than 30): 17, 8 asking below original [September 7, 2026]\n- Broward County share asking below original, houses / condominiums: 43.3% / 45% [September 7, 2026]\n- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Higher below-original share than peers [September 7, 2026]\n- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Royal Palm Beach, Homestead, Jensen Beach, Hallandale Beach, Hollywood, Pompano Beach, Dania Beach, Hialeah, North Miami Beach, West Palm Beach, Pembroke Pines, Cutler Bay, Miramar, The Acreage, Coral Springs, North Miami, Hobe Sound, Stuart, Plantation, Westlake, Loxahatchee, Miami, Cooper City, Palm City, Fort Lauderdale [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"43.8 percent of single-family homes for sale in Wilton Manors have a current asking price below their original list price; among those 32 reduced listings the median reduction is $50K.\"\n- \"Among active Wilton Manors houses, the median recorded CumulativeDaysOnMarket value is 69 days and the median recorded DaysOnMarket value is 64 days. These are MLS-recorded fields, not an independently reconstructed listing history.\"\n- \"17 Wilton Manors houses are under contract in this snapshot, 8 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price.\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- wilton-manors-seller-blink-rate-r1-2026-09-07.png\n Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Wilton Manors versus Broward County, houses and condominiums, September 7, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart. Wilton Manors houses 43.8%, Broward County houses 43.3%; Wilton Manors condominiums 48.9%, Broward County condominiums 45%. Share of active listings asking below their original list price, September 7, 2026.\n- wilton-manors-true-days-on-market-r1-2026-09-07.png\n Caption: Active Wilton Manors houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, September 7, 2026. Shares use listings with a recorded value in that field; 45.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 30.1%, 31-60 days 9.6%, 61-90 days 15.1%, 91-180 days 28.8%, 181+ days 16.4%. Condominiums: 0-30 days 22.2%, 31-60 days 20%, 61-90 days 20%, 91-180 days 20%, 181+ days 17.8%.\n- wilton-manors-price-cuts-by-band-r1-2026-09-07.png\n Caption: Share of active Wilton Manors houses asking below their original list price, by current asking-price band, September 7, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 2 listed, count only; $500K to $1M 46.3% (19 of 41); $1M to $2M 31.8% (7 of 22); $2M to $5M 8 listed, count only; $5M and up 0 listed, count only.\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Wilton Manors, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (37 unchanged, 4 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 73 houses, 45 condominiums, 17 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/wilton-manors/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-wilton-manors/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/price_cuts-cfed22ce866dbbe3d030" }, { "slug": "wilton-manors", "city": "Wilton Manors", "family": "condo_fees", "as_of": "2026-09-07", "suppressed": false, "suppression": null, "before": { "figures": { "city": { "county": "Broward", "active": 45, "with_fee": 43, "no_cadence": 0, "sample_ok": true, "cuts": { "active": 45, "cut_count": 22, "cut_pct": 48.9, "median_cut_pct": 6.0, "median_cut_dollars": 13000 }, "outliers_dropped": 2, "n": 41, "median": 636, "p10": 514, "p25": 540, "p75": 806, "p90": 871, "min": 458, "max": 1706, "median_sqft": 0.78, "n_sqft": 41, "median_pct_price": 3.17, "median_list_price": 225000, "median_year_built": 1970, "median_sqft_area": 750, "over_1000": 3, "over_1000_pct": 7.3, "under_500": 3, "under_500_pct": 7.3, "hi_thr": 1000, "lo_thr": 500, "over_hi": 3, "over_hi_pct": 7.3, "under_lo": 3, "under_lo_pct": 7.3, "types": { "Condominium": { "count": 36, "pct": 87.8 }, "Townhouse": { "count": 4, "pct": 9.8 }, "StockCooperative": { "count": 1, "pct": 2.4 } }, "regime": { "COA": { "count": 41, "pct": 100.0 } }, "villa_median": null, "townhouse_median": 1259, "cadence": { "Monthly": { "count": 41, "pct": 100.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 3, "pct": 7.3 }, { "label": "$500 to $750", "count": 27, "pct": 65.9 }, { "label": "$750 to $1,000", "count": 8, "pct": 19.5 }, { "label": "$1,000 to $1,500", "count": 1, "pct": 2.4 }, { "label": "$1,500 to $2,000", "count": 2, "pct": 4.9 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 1, "median": 540, "median_sqft": 0.78 }, { "label": "1960s", "n": 4, "median": 500, "median_sqft": 0.82 }, { "label": "1970s", "n": 33, "median": 640, "median_sqft": 0.78 }, { "label": "1980s", "n": 0, "median": null, "median_sqft": null }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 3, "median": 1698, "median_sqft": 0.98 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 28, "median": 598, "median_pct_price": 4.08 }, { "label": "$250K to $500K", "n": 11, "median": 727, "median_pct_price": 2.65 }, { "label": "$500K to $1M", "n": 2, "median": 1702, "median_pct_price": 2.92 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 38, "median": 636 }, "post2005": { "n": 3, "median": 1698 }, "includes": [ { "key": "Sewer", "label": "Sewer", "count": 32, "pct": 84.2 }, { "key": "Water", "label": "Water", "count": 32, "pct": 84.2 }, { "key": "Trash", "label": "Trash", "count": 28, "pct": 73.7 }, { "key": "CommonAreas", "label": "Common areas", "count": 27, "pct": 71.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 26, "pct": 68.4 }, { "key": "Pools", "label": "Pool", "count": 24, "pct": 63.2 }, { "key": "Insurance", "label": "Building insurance", "count": 18, "pct": 47.4 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 17, "pct": 44.7 }, { "key": "Roof", "label": "Roof", "count": 14, "pct": 36.8 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 13, "pct": 34.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 8, "pct": 21.1 }, { "key": "Internet", "label": "Internet", "count": 7, "pct": 18.4 }, { "key": "CableTv", "label": "Cable TV", "count": 6, "pct": 15.8 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 5, "pct": 13.2 } ], "includes_n": 38, "flags": { "sa_mentioned": { "count": 11, "pct": 26.8 }, "sa_none_or_paid": { "count": 10, "pct": 24.4 }, "sa_pending": { "count": 1, "pct": 2.4 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 4, "pct": 9.8 }, "reserves": { "count": 3, "pct": 7.3 }, "land_lease": { "count": 14, "pct": 34.1 }, "remarks_n": 41 }, "developments": [ { "name": "Manor Grove Village One I", "master": null, "n": 14, "anecdotal": false, "median": 644, "median_sqft": 0.8, "year_built": 1970, "median_list_price": 163750, "sa_mentioned": 5, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Manor Grove Village Two C", "master": null, "n": 7, "anecdotal": true, "median": 554, "median_sqft": 0.66, "year_built": 1971, "median_list_price": 230000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-06", "median": 636, "p25": 535, "p75": 731, "n": 36, "median_sqft": 0.78, "sa_pending_pct": 2.8 }, { "date": "2026-09-07", "median": 636, "p25": 540, "p75": 806, "n": 41, "median_sqft": 0.78, "sa_pending_pct": 2.4 } ] }, "min_active": 30 }, "wording": { "headlines": [ "The typical Wilton Manors condo for sale carries a $636-a-month association fee, 20% below the South Florida median", "7.3% of Wilton Manors condos on the market ask $1,000 or more a month in fees; 7.3% stay under $500", "Wilton Manors condo fees run $540 to $806 a month for the middle half of listings" ], "lede": "WILTON MANORS, Fla., September 7, 2026 - The median monthly association fee across the 41 condominiums listed for sale in Wilton Manors is $636, with half of the listings between $540 and $806 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 20% below the five-county South Florida median of $800, and ranks Wilton Manors 46 of 69 cities.", "quotes": [ "\"The median condominium listed for sale in Wilton Manors carries a monthly association fee of $636, 20% below the five-county South Florida median of $800.\"", "\"7.3 percent of Wilton Manors condos on the market ask $1,000 or more a month in association fees; only 7.3 percent stay under $500.\"", "\"On the median Wilton Manors condo, a year of association fees equals 3.17 percent of the asking price.\"" ], "method": "Method: medians and percentiles over active condominium listings in Wilton Manors permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-wilton-manors/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly condominium association fee, Wilton Manors against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Wilton Manors median $636 a month, South Florida median $800; Wilton Manors ranks 46 of 69 cities.", "title": "Wilton Manors condo fees sit 20% below the South Florida median" }, { "caption": "Share of active Wilton Manors condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 7.3% (3 listings); $500 to $750 65.9% (27 listings); $750 to $1,000 19.5% (8 listings); $1,000 to $1,500 2.4% (1 listings); $1,500 to $2,000 4.9% (2 listings); $2,000 and up 0% (0 listings).", "title": "65.9% of Wilton Manors condos for sale carry a fee of $500 to $750 a month" }, { "caption": "Median monthly-equivalent association fee for active Wilton Manors condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by decade built: 1950s too few (1 listings); 1960s too few (4 listings); 1970s $640 (33 listings); 2000s too few (3 listings).", "title": "Wilton Manors condo fees by decade the building was completed" } ] } }, "after": { "figures": { "city": { "county": "Broward", "county_basis": "published_city_config_presentation_only", "county_counts": { "Broward": 45 }, "county_missing_count": 0, "multi_county": false, "county_benchmark": "Broward", "county_scope": "MLS City rows; not a verified municipal polygon", "active": 45, "with_fee": 43, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 43, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 2, "n": 41, "retained_n": 41, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 45, "cut_count": 22, "cut_pct": 48.9, "median_cut_pct": 6.0, "median_cut_dollars": 13000, "valid_price_count": 45, "missing_price_count": 0, "unchanged_count": 22, "raised_count": 1, "not_below_original_count": 23, "cut_pct_denominator": 45, "cut_sample_ok": true, "median_cut_n": 22 }, "trim_bounds": { "p1": 442.2812, "p99": 1730.8098 }, "retained_small_sample": false, "retained_below_30": false, "median": 636, "p10": 514, "p25": 540, "p75": 806, "p90": 871, "min": 458, "max": 1706, "median_sqft": 0.78, "n_sqft": 41, "median_pct_price": 3.17, "n_pct_price": 41, "median_list_price": 225000, "median_year_built": 1970, "median_sqft_area": 750, "over_1000": 3, "over_1000_pct": 7.3, "under_500": 3, "under_500_pct": 7.3, "hi_thr": 1000, "lo_thr": 500, "over_hi": 3, "over_hi_pct": 7.3, "under_lo": 3, "under_lo_pct": 7.3, "types": { "Condominium": { "count": 36, "pct": 87.8 }, "Townhouse": { "count": 4, "pct": 9.8 }, "StockCooperative": { "count": 1, "pct": 2.4 } }, "regime": { "COA": { "count": 41, "pct": 100.0 } }, "villa_median": null, "townhouse_median": 1259, "cadence": { "Monthly": { "count": 41, "pct": 100.0 } }, "stacked": { "count": 0, "pct": 0.0, "median_total": null, "median_master": null }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 3, "pct": 7.3 }, { "label": "$500 to $750", "count": 27, "pct": 65.9 }, { "label": "$750 to $1,000", "count": 8, "pct": 19.5 }, { "label": "$1,000 to $1,500", "count": 1, "pct": 2.4 }, { "label": "$1,500 to $2,000", "count": 2, "pct": 4.9 }, { "label": "$2,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 1, "median": 540, "median_sqft": 0.78 }, { "label": "1960s", "n": 4, "median": 500, "median_sqft": 0.82 }, { "label": "1970s", "n": 33, "median": 640, "median_sqft": 0.78 }, { "label": "1980s", "n": 0, "median": null, "median_sqft": null }, { "label": "1990s", "n": 0, "median": null, "median_sqft": null }, { "label": "2000s", "n": 3, "median": 1698, "median_sqft": 0.98 }, { "label": "2010s", "n": 0, "median": null, "median_sqft": null }, { "label": "2020s", "n": 0, "median": null, "median_sqft": null } ], "bands": [ { "label": "Under $250K", "n": 28, "median": 598, "median_pct_price": 4.08 }, { "label": "$250K to $500K", "n": 11, "median": 727, "median_pct_price": 2.65 }, { "label": "$500K to $1M", "n": 2, "median": 1702, "median_pct_price": 2.92 }, { "label": "$1M and up", "n": 0, "median": null, "median_pct_price": null } ], "pre1995": { "n": 38, "median": 636 }, "post2005": { "n": 3, "median": 1698 }, "includes": [ { "key": "Sewer", "label": "Sewer", "count": 32, "pct": 84.2 }, { "key": "Water", "label": "Water", "count": 32, "pct": 84.2 }, { "key": "Trash", "label": "Trash", "count": 28, "pct": 73.7 }, { "key": "CommonAreas", "label": "Common areas", "count": 27, "pct": 71.1 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 26, "pct": 68.4 }, { "key": "Pools", "label": "Pool", "count": 24, "pct": 63.2 }, { "key": "Insurance", "label": "Building insurance", "count": 18, "pct": 47.4 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 17, "pct": 44.7 }, { "key": "Roof", "label": "Roof", "count": 14, "pct": 36.8 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 13, "pct": 34.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 8, "pct": 21.1 }, { "key": "Internet", "label": "Internet", "count": 7, "pct": 18.4 }, { "key": "CableTv", "label": "Cable TV", "count": 6, "pct": 15.8 }, { "key": "LegalAccounting", "label": "Legal and accounting", "count": 5, "pct": 13.2 } ], "includes_n": 38, "flags": { "sa_mentioned": { "count": 11, "pct": 26.8 }, "sa_none_or_paid": { "count": 10, "pct": 24.4 }, "sa_pending": { "count": 1, "pct": 2.4 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 4, "pct": 9.8 }, "reserves": { "count": 3, "pct": 7.3 }, "land_lease": { "count": 14, "pct": 34.1 }, "remarks_n": 41 }, "denominators": { "fee_percentages": 41, "fee_medians_percentiles": 41, "median_sqft": 41, "median_pct_price": 41, "includes_pct": 38, "flags_pct": 41, "cut_pct": 45 }, "developments": [ { "name": "Manor Grove Village One I", "master": null, "n": 14, "anecdotal": false, "median": 644, "median_sqft": 0.8, "year_built": 1970, "median_list_price": 163750, "sa_mentioned": 5, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 }, { "name": "Manor Grove Village Two C", "master": null, "n": 7, "anecdotal": true, "median": 554, "median_sqft": 0.66, "year_built": 1971, "median_list_price": 230000, "sa_mentioned": 3, "sa_pending": 0, "membership": 0, "stacked": 0, "regime": "COA", "villas": 0 } ], "masters": [], "series": [ { "date": "2026-09-07", "median": 636, "p25": 540, "p75": 806, "n": 41, "median_sqft": 0.78, "sa_pending_pct": 2.4 } ] }, "min_active": 30 }, "wording": { "headlines": [ "Wilton Manors condo monthly association fees have a median of $636 in the retained usable-fee sample of 41 listings, 20% below the five-county median", "In Wilton Manors's retained usable-fee sample (41 listings after exclusions and percentile trimming), 7.3% have monthly-equivalent fees of $1,000 or more and 7.3% are below $500", "Wilton Manors's retained usable-fee sample (n=41): reported monthly-equivalent association fees range from $540 to $806 at the 25th to 75th percentiles" ], "lede": "WILTON MANORS, Fla., September 7, 2026 - Among 41 active condominium listings in Wilton Manors retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $636, with the middle half between $540 and $806, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 45 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 20% below the separately trimmed five-county median of $800 and ranks 46th among 69 published city medians.", "quotes": [ "\"The median monthly-equivalent association fee in Wilton Manors's retained usable-fee sample (n=41), after exclusions and percentile trimming, is $636, compared with $800 in the separately trimmed five-county sample.\"", "\"Among Wilton Manors condos in the retained usable-fee sample (n=41) after exclusions and percentile trimming, 7.3 percent have listed monthly-equivalent fees of $1,000 or more and 7.3 percent are below $500.\"", "\"Among 41 retained listings with a current asking price of at least $20,000 in Wilton Manors's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.17 percent of the current asking price (median of per-listing ratios).\"" ], "method": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Wilton Manors, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (43 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 41 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 45 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/wilton-manors/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-wilton-manors/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "charts": [ { "caption": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Wilton Manors and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "alt": "Dot strip chart in five county lanes. Wilton Manors retained-sample median $636 a month (n=41); five-county median $800 (n=22,695, region-level trim).", "title": "Wilton Manors condos, retained usable-fee sample (n=41): median $636/month, 20% below the five-county median of $800", "visible_labels": [ "$636", "41", "$800", "22,695" ] }, { "caption": "Monthly-equivalent association fee bands for the 41 active Wilton Manors condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 7.3% (3 listings); $500 to $750 65.9% (27 listings); $750 to $1,000 19.5% (8 listings); $1,000 to $1,500 2.4% (1 listings); $1,500 to $2,000 4.9% (2 listings); $2,000 and up 0% (0 listings).", "title": "65.9% of Wilton Manors's retained usable-fee sample (41 listings) falls in the $500 to $750 monthly band", "visible_labels": [ "0%", "0", "7.3%", "3", "65.9%", "27", "19.5%", "8", "2.4%", "1", "4.9%", "2", "0%", "0" ] }, { "caption": "Median monthly-equivalent association fee by recorded YearBuilt decade among Wilton Manors condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "alt": "Column chart of median fee by recorded decade built: 1950s count only (1 listings); 1960s count only (4 listings); 1970s $640 (33 listings); 2000s count only (3 listings).", "title": "Wilton Manors condo fees by recorded decade built, retained usable-fee sample (n=41)", "visible_labels": [ "1", "4", "$640", "33", "3" ] } ] } }, "figure_changes": [ { "field": "city.county_basis", "before": null, "after": "published_city_config_presentation_only", "before_present": false, "after_present": true }, { "field": "city.county_benchmark", "before": null, "after": "Broward", "before_present": false, "after_present": true }, { "field": "city.county_counts.Broward", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.county_missing_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.county_scope", "before": null, "after": "MLS City rows; not a verified municipal polygon", "before_present": false, "after_present": true }, { "field": "city.cuts.cut_pct_denominator", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.cuts.median_cut_n", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "city.cuts.not_below_original_count", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "city.cuts.raised_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "city.cuts.unchanged_count", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "city.cuts.valid_price_count", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.denominators.cut_pct", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_medians_percentiles", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.denominators.fee_percentages", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.denominators.flags_pct", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.denominators.includes_pct", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "city.denominators.median_pct_price", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.denominators.median_sqft", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "city.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "city.eligibility_n", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "city.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.missing_or_unusable_fee_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "city.multi_county", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.n_pct_price", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.retained_n", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "city.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "city.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p1", "before": null, "after": 442.2812, "before_present": false, "after_present": true }, { "field": "city.trim_bounds.p99", "before": null, "after": 1730.8098, "before_present": false, "after_present": true } ], "wording_changes": [ { "field": "charts[0].alt", "before": "Dot strip chart in five county lanes. Wilton Manors median $636 a month, South Florida median $800; Wilton Manors ranks 46 of 69 cities.", "after": "Dot strip chart in five county lanes. Wilton Manors retained-sample median $636 a month (n=41); five-county median $800 (n=22,695, region-level trim).", "before_present": true, "after_present": true }, { "field": "charts[0].caption", "before": "Median monthly condominium association fee, Wilton Manors against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Wilton Manors and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[0].title", "before": "Wilton Manors condo fees sit 20% below the South Florida median", "after": "Wilton Manors condos, retained usable-fee sample (n=41): median $636/month, 20% below the five-county median of $800", "before_present": true, "after_present": true }, { "field": "charts[0].visible_labels[0]", "before": null, "after": "$636", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[1]", "before": null, "after": "41", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[2]", "before": null, "after": "$800", "before_present": false, "after_present": true }, { "field": "charts[0].visible_labels[3]", "before": null, "after": "22,695", "before_present": false, "after_present": true }, { "field": "charts[1].alt", "before": "Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 7.3% (3 listings); $500 to $750 65.9% (27 listings); $750 to $1,000 19.5% (8 listings); $1,000 to $1,500 2.4% (1 listings); $1,500 to $2,000 4.9% (2 listings); $2,000 and up 0% (0 listings).", "after": "Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 7.3% (3 listings); $500 to $750 65.9% (27 listings); $750 to $1,000 19.5% (8 listings); $1,000 to $1,500 2.4% (1 listings); $1,500 to $2,000 4.9% (2 listings); $2,000 and up 0% (0 listings).", "before_present": true, "after_present": true }, { "field": "charts[1].caption", "before": "Share of active Wilton Manors condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate.", "after": "Monthly-equivalent association fee bands for the 41 active Wilton Manors condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[1].title", "before": "65.9% of Wilton Manors condos for sale carry a fee of $500 to $750 a month", "after": "65.9% of Wilton Manors's retained usable-fee sample (41 listings) falls in the $500 to $750 monthly band", "before_present": true, "after_present": true }, { "field": "charts[1].visible_labels[0]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[10]", "before": null, "after": "4.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[11]", "before": null, "after": "2", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[12]", "before": null, "after": "0%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[13]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[1]", "before": null, "after": "0", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[2]", "before": null, "after": "7.3%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[3]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[4]", "before": null, "after": "65.9%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[5]", "before": null, "after": "27", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[6]", "before": null, "after": "19.5%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[7]", "before": null, "after": "8", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[8]", "before": null, "after": "2.4%", "before_present": false, "after_present": true }, { "field": "charts[1].visible_labels[9]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].alt", "before": "Column chart of median fee by decade built: 1950s too few (1 listings); 1960s too few (4 listings); 1970s $640 (33 listings); 2000s too few (3 listings).", "after": "Column chart of median fee by recorded decade built: 1950s count only (1 listings); 1960s count only (4 listings); 1970s $640 (33 listings); 2000s count only (3 listings).", "before_present": true, "after_present": true }, { "field": "charts[2].caption", "before": "Median monthly-equivalent association fee for active Wilton Manors condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.", "after": "Median monthly-equivalent association fee by recorded YearBuilt decade among Wilton Manors condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.", "before_present": true, "after_present": true }, { "field": "charts[2].title", "before": "Wilton Manors condo fees by decade the building was completed", "after": "Wilton Manors condo fees by recorded decade built, retained usable-fee sample (n=41)", "before_present": true, "after_present": true }, { "field": "charts[2].visible_labels[0]", "before": null, "after": "1", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[1]", "before": null, "after": "4", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[2]", "before": null, "after": "$640", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[3]", "before": null, "after": "33", "before_present": false, "after_present": true }, { "field": "charts[2].visible_labels[4]", "before": null, "after": "3", "before_present": false, "after_present": true }, { "field": "headlines[0]", "before": "The typical Wilton Manors condo for sale carries a $636-a-month association fee, 20% below the South Florida median", "after": "Wilton Manors condo monthly association fees have a median of $636 in the retained usable-fee sample of 41 listings, 20% below the five-county median", "before_present": true, "after_present": true }, { "field": "headlines[1]", "before": "7.3% of Wilton Manors condos on the market ask $1,000 or more a month in fees; 7.3% stay under $500", "after": "In Wilton Manors's retained usable-fee sample (41 listings after exclusions and percentile trimming), 7.3% have monthly-equivalent fees of $1,000 or more and 7.3% are below $500", "before_present": true, "after_present": true }, { "field": "headlines[2]", "before": "Wilton Manors condo fees run $540 to $806 a month for the middle half of listings", "after": "Wilton Manors's retained usable-fee sample (n=41): reported monthly-equivalent association fees range from $540 to $806 at the 25th to 75th percentiles", "before_present": true, "after_present": true }, { "field": "lede", "before": "WILTON MANORS, Fla., September 7, 2026 - The median monthly association fee across the 41 condominiums listed for sale in Wilton Manors is $636, with half of the listings between $540 and $806 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 20% below the five-county South Florida median of $800, and ranks Wilton Manors 46 of 69 cities.", "after": "WILTON MANORS, Fla., September 7, 2026 - Among 41 active condominium listings in Wilton Manors retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $636, with the middle half between $540 and $806, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 45 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 20% below the separately trimmed five-county median of $800 and ranks 46th among 69 published city medians.", "before_present": true, "after_present": true }, { "field": "method", "before": "Method: medians and percentiles over active condominium listings in Wilton Manors permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-wilton-manors/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "after": "Method, in plain English. What we counted: active condominium listings whose MLS City field is Wilton Manors, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (43 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 41 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 45 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/wilton-manors/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-wilton-manors/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.", "before_present": true, "after_present": true }, { "field": "quotes[0]", "before": "\"The median condominium listed for sale in Wilton Manors carries a monthly association fee of $636, 20% below the five-county South Florida median of $800.\"", "after": "\"The median monthly-equivalent association fee in Wilton Manors's retained usable-fee sample (n=41), after exclusions and percentile trimming, is $636, compared with $800 in the separately trimmed five-county sample.\"", "before_present": true, "after_present": true }, { "field": "quotes[1]", "before": "\"7.3 percent of Wilton Manors condos on the market ask $1,000 or more a month in association fees; only 7.3 percent stay under $500.\"", "after": "\"Among Wilton Manors condos in the retained usable-fee sample (n=41) after exclusions and percentile trimming, 7.3 percent have listed monthly-equivalent fees of $1,000 or more and 7.3 percent are below $500.\"", "before_present": true, "after_present": true }, { "field": "quotes[2]", "before": "\"On the median Wilton Manors condo, a year of association fees equals 3.17 percent of the asking price.\"", "after": "\"Among 41 retained listings with a current asking price of at least $20,000 in Wilton Manors's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.17 percent of the current asking price (median of per-listing ratios).\"", "before_present": true, "after_present": true } ], "artifact_wording": { "before_pdf": { "sha256": "6673131ad42b7ed0fb86b3c3235cbe34bdd0369fe5cd3e44e2bdfca82c2aa61a", "text": "SOUTH FLORIDA CONDO FEE INDEX - JOURNALIST PACKAGE - UPDATED DAILY - AS OF SEPTEMBER 7, 2026\nWilton Manors condo fees\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nThe typical Wilton Manors condo for sale carries a $636-a-month association fee, 20% below the South\nFlorida median\n7.3% of Wilton Manors condos on the market ask $1,000 or more a month in fees; 7.3% stay under $500\nWilton Manors condo fees run $540 to $806 a month for the middle half of listings\nLEDE\nWILTON MANORS, Fla., September 7, 2026 - The median monthly association fee across the 41\ncondominiums listed for sale in Wilton Manors is $636, with half of the listings between $540 and $806 a\nmonth, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 20% below the five-\ncounty South Florida median of $800, and ranks Wilton Manors 46 of 69 cities.\nNUT GRAF\nPer square foot, the median Wilton Manors condo fee is $0.78 a month on a median unit of 750 square feet; at\nthe median asking price of $225K, a year of fees equals 3.17% of the price. 7.3% of listings ask $1,000 or more\na month and 7.3% under $500. 0% of listings report two association layers (a master and a sub-association);\n0% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special\nassessment on 26.8% of listings, describe one as pending or payable by the buyer on 2.4%, and mention a\nmandatory club or membership on 0%.\nFACT BOX\nActive condominium listings, Wilton Manors\n45 (41 with a usable fee after the 1%\ntrim)\nSeptember 7, 2026\nMedian monthly association fee\n$636\nSeptember 7, 2026\nMiddle half of listings (25th to 75th percentile)\n$540 to $806\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.78 (median unit 750 sq ft)\nSeptember 7, 2026\nA year of fees as a share of the median asking price\n3.17% (asking $225K)\nSeptember 7, 2026\nListings asking $1,000 or more a month / under $500\n7.3% / 7.3%\nSeptember 7, 2026\n1. \n2. \n3. \nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 4\n\n\nTwo association layers reported (master + sub)\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly)\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending or buyer-\npaid\n26.8% / 2.4%\nSeptember 7, 2026\nRemarks mention a mandatory club or membership\n0%\nSeptember 7, 2026\nSouth Florida median (69 cities, five counties)\n$800; Wilton Manors ranks 46 of 69\nSeptember 7, 2026\nQUOTABLE DATA POINTS\n\"The median condominium listed for sale in Wilton Manors carries a monthly association fee of $636, 20%\nbelow the five-county South Florida median of $800.\"\n\"7.3 percent of Wilton Manors condos on the market ask $1,000 or more a month in association fees; only\n7.3 percent stay under $500.\"\n\"On the median Wilton Manors condo, a year of association fees equals 3.17 percent of the asking price.\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data.\nCHARTS\nMedian monthly condominium association fee, Wilton Manors against every South Florida city with 30 or more active condo listings,\ngrouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 4\n\n\nShare of active Wilton Manors condominium listings by monthly-equivalent association fee band, September 7, 2026. Source:\nBeachesMLS via PBP Real Estate.\nMedian monthly-equivalent association fee for active Wilton Manors condominiums by decade the building was completed, September\n7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate.\nMETHODOLOGY\nMethod: medians and percentiles over active condominium listings in Wilton Manors permitted for internet display in PBP Real\nEstate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees\nare as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 4\n\n\nthree, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS\ncarries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the\n1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership\nand related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a\ncondominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot\ntownhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10\nlistings are not read. Nothing here is an opinion of value about any property or a statement about any specific association's finances.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed. Figures refresh every morning at https://www.pbprealestate.com/\ncondo-fees-wilton-manors/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for\nauthenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc.\nEqual Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to\nSaturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 4\n" }, "after_pdf": { "sha256": "7fcd40238e5c1980a4e573eef9b52c6c066def08ab289cfa0e30c2ea203f1889", "text": "SOUTH FLORIDA CONDO FEE INDEX - CORRECTED EDITION R1 - JOURNALIST PACKAGE - DATA AS OF SEPTEMBER\n7, 2026 (BEACHESMLS PULL 2026-09-07T12:06:07+00:00)\nWilton Manors condo fees\nCORRECTED EDITION r1 - Data as of September 7, 2026. Correction issued September 8, 2026 (2026-09-08).\nCorrection and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen\n2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a\nretained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original\nsnapshot. Use this revised edition, not the superseded files. Cite https://www.pbprealestate.com/press/wilton-\nmanors/2026-09/ (corrected edition r1).\nCorrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull,\nnot an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00.\nThe fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing\nservice. Information is deemed to be reliable but not guaranteed.\nHEADLINE OPTIONS\nWilton Manors condo monthly association fees have a median of $636 in the retained usable-fee sample of\n41 listings, 20% below the five-county median\nIn Wilton Manors's retained usable-fee sample (41 listings after exclusions and percentile trimming), 7.3%\nhave monthly-equivalent fees of $1,000 or more and 7.3% are below $500\nWilton Manors's retained usable-fee sample (n=41): reported monthly-equivalent association fees range\nfrom $540 to $806 at the 25th to 75th percentiles\nLEDE\nWILTON MANORS, Fla., September 7, 2026 - Among 41 active condominium listings in Wilton Manors\nretained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or\nabove its 99th percentile, the median monthly association fee is $636, with the middle half between $540 and\n$806, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are\n45 active condominium listings before those exclusions and trimming; the fee statistics describe the retained\nsample, not every property for sale. The city median is 20% below the separately trimmed five-county median\nof $800 and ranks 46th among 69 published city medians.\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming;\nmeasures needing living area, asking price or construction year use the qualifying records within that sample,\nwith their own denominators. Per square foot, the median Wilton Manors condo fee is $0.78 a month (41\n1. \n2. \n3. \nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n1 / 7\n\n\nretained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median\n3.17% of the listing's current asking price across 41 retained listings with a current asking price of at least\n$20,000; this is the median of per-listing ratios. 7.3% of the retained sample have fees of $1,000 or more a\nmonth and 7.3% are below $500. 0% of the retained sample report two association layers (a master and a sub-\nassociation, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public\nremarks mention a special assessment on 26.8% of the retained sample, describe one as pending or payable by\nthe buyer on 2.4%, and mention a mandatory club or membership on 0%; 41 retained listings carry remarks.\nThese are keyword classifications of free text, not verified facts about any association.\nFACT BOX\nActive condominium listings, Wilton Manors\n(before exclusions and trimming)\n45\nSeptember 7, 2026\nListings with a valid fee before trimming / retained\nafter 1st-99th percentile trim\n43 / 41 (2 trimmed; 0 fee without billing\nfrequency excluded)\nSeptember 7, 2026\nMedian monthly-equivalent association fee,\nretained sample\n$636\nSeptember 7, 2026\nMiddle half of the retained sample (25th to 75th\npercentile)\n$540 to $806\nSeptember 7, 2026\nMedian fee per square foot per month\n$0.78 (41 retained listings with recorded living\narea of at least 300 square feet)\nSeptember 7, 2026\nA year of reported fees as a share of current\nasking price (median of per-listing ratios)\n3.17% (41 retained listings with a current\nasking price of at least $20,000)\nSeptember 7, 2026\nRetained sample with fees of $1,000 or more a\nmonth / below $500\n7.3% (3) / 7.3% (3) of 41\nSeptember 7, 2026\nTwo association layers reported (master + sub),\nretained sample\n0% (0)\nSeptember 7, 2026\nBilled quarterly (converted to monthly), retained\nsample\n0%\nSeptember 7, 2026\nRemarks mention a special assessment / pending\nor buyer-paid, retained sample\n26.8% / 2.4%\nSeptember 7, 2026\nRemarks mention a mandatory club or\nmembership, retained sample\n0%\nSeptember 7, 2026\nFive-county median, retained sample after region-\nlevel trimming\n$800 (22,695 listings); Wilton Manors ranks\n46th among 69 published city medians\nSeptember 7, 2026\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n2 / 7\n\n\nQUOTABLE DATA POINTS\n\"The median monthly-equivalent association fee in Wilton Manors's retained usable-fee sample (n=41),\nafter exclusions and percentile trimming, is $636, compared with $800 in the separately trimmed five-\ncounty sample.\"\n\"Among Wilton Manors condos in the retained usable-fee sample (n=41) after exclusions and percentile\ntrimming, 7.3 percent have listed monthly-equivalent fees of $1,000 or more and 7.3 percent are below\n$500.\"\n\"Among 41 retained listings with a current asking price of at least $20,000 in Wilton Manors's usable-fee\nsample after exclusions and percentile trimming, a year of reported association fees equals a median 3.17\npercent of the current asking price (median of per-listing ratios).\"\nAttribute to: PBP Real Estate analysis of BeachesMLS listing data, Data as of September 7, 2026 (BeachesMLS pull\n2026-09-07T12:06:07+00:00).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n3 / 7\n\n\nCHARTS\nMedian monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Wilton Manors\nand the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county\nreference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid\nfee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Dot strip chart in five county lanes. Wilton Manors retained-sample median $636 a\nmonth (n=41); five-county median $800 (n=22,695, region-level trim).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n4 / 7\n\n\nMonthly-equivalent association fee bands for the 41 active Wilton Manors condominium listings retained after unusable-fee exclusions\nand city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source:\nBeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of the retained usable-fee sample by fee band: Under $250 0% (0\nlistings); $250 to $500 7.3% (3 listings); $500 to $750 65.9% (27 listings); $750 to $1,000 19.5% (8 listings);\n$1,000 to $1,500 2.4% (1 listings); $1,500 to $2,000 4.9% (2 listings); $2,000 and up 0% (0 listings).\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n5 / 7\n\n\nMedian monthly-equivalent association fee by recorded YearBuilt decade among Wilton Manors condominiums in the retained usable-\nfee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded\nconstruction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\nChart data (aggregate): Column chart of median fee by recorded decade built: 1950s count only (1 listings);\n1960s count only (4 listings); 1970s $640 (33 listings); 2000s count only (3 listings).\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Wilton Manors, permitted for\ninternet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of\nSeptember 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency\n(quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this\nsnapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.\nA city is published when at least 30 listings have a valid fee before trimming (43 here). Fees below the 1st or above the 99th\npercentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This\nleaves the retained usable-fee sample of 41 listings; every fee median, percentile, band share and percentage in this kit describes\nthat retained sample, not all 45 active listings. Region and county comparisons are trimmed separately within their own samples (the\nfive-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n6 / 7\n\n\nmedian of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-\nfee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios,\nwith its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a\ncount only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than\n40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee\nlistings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar\nprecision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public\nremarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing\nwhose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or\nsingle-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is\nsilent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported\ntogether in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of\nrecorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an\nopinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a\nverified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings\nthrough the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate\nsource table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or\n561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected\nedition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an\nexact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen\n2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/wilton-manors/2026-09/\n(corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-wilton-manors/; where\npublished, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing\ndata. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on\ninformation (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate,\nLLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00\nAM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00) - corrected edition r1 issued 2026-09-08; recomputed from a later same-day\npull, may differ from the superseded files\nPBP Real Estate, LLC - 561-395-8418 - info@pbpre.com - Equal Housing Opportunity\n7 / 7\n" }, "after_txt": { "sha256": "4780ab87ac0266de41c118e82cdd49a79cc8c7f3c9b5377495be076328ca6197", "text": "PBP REAL ESTATE - JOURNALIST PACKAGE - WILTON MANORS CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)\nData as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00.\nCORRECTED EDITION r1: Correction and reissue r1, revised 2026-09-08. Listings as of 2026-09-07. The original edition was frozen 2026-09-07T19:58:33+00:00. The original earlier source pull has not been found. Figures were recomputed from a retained later same-day pull retrieved 2026-09-07T12:06:07+00:00; this is not an exact reconstruction of the original snapshot. Use this revised edition, not the superseded files.\nFee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.\n\nHEADLINE OPTIONS\n1. Wilton Manors condo monthly association fees have a median of $636 in the retained usable-fee sample of 41 listings, 20% below the five-county median\n2. In Wilton Manors's retained usable-fee sample (41 listings after exclusions and percentile trimming), 7.3% have monthly-equivalent fees of $1,000 or more and 7.3% are below $500\n3. Wilton Manors's retained usable-fee sample (n=41): reported monthly-equivalent association fees range from $540 to $806 at the 25th to 75th percentiles\n\nLEDE\nWILTON MANORS, Fla., September 7, 2026 - Among 41 active condominium listings in Wilton Manors retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $636, with the middle half between $540 and $806, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 7, 2026. There are 45 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 20% below the separately trimmed five-county median of $800 and ranks 46th among 69 published city medians.\n\nNUT GRAF\nThe following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Wilton Manors condo fee is $0.78 a month (41 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.17% of the listing's current asking price across 41 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 7.3% of the retained sample have fees of $1,000 or more a month and 7.3% are below $500. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 0% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 26.8% of the retained sample, describe one as pending or payable by the buyer on 2.4%, and mention a mandatory club or membership on 0%; 41 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association.\n\nFACT BOX (exact figures)\n- Active condominium listings, Wilton Manors (before exclusions and trimming): 45 [September 7, 2026]\n- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 43 / 41 (2 trimmed; 0 fee without billing frequency excluded) [September 7, 2026]\n- Median monthly-equivalent association fee, retained sample: $636 [September 7, 2026]\n- Middle half of the retained sample (25th to 75th percentile): $540 to $806 [September 7, 2026]\n- Median fee per square foot per month: $0.78 (41 retained listings with recorded living area of at least 300 square feet) [September 7, 2026]\n- A year of reported fees as a share of current asking price (median of per-listing ratios): 3.17% (41 retained listings with a current asking price of at least $20,000) [September 7, 2026]\n- Retained sample with fees of $1,000 or more a month / below $500: 7.3% (3) / 7.3% (3) of 41 [September 7, 2026]\n- Two association layers reported (master + sub), retained sample: 0% (0) [September 7, 2026]\n- Billed quarterly (converted to monthly), retained sample: 0% [September 7, 2026]\n- Remarks mention a special assessment / pending or buyer-paid, retained sample: 26.8% / 2.4% [September 7, 2026]\n- Remarks mention a mandatory club or membership, retained sample: 0% [September 7, 2026]\n- Five-county median, retained sample after region-level trimming: $800 (22,695 listings); Wilton Manors ranks 46th among 69 published city medians [September 7, 2026]\n\nQUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)\n- \"The median monthly-equivalent association fee in Wilton Manors's retained usable-fee sample (n=41), after exclusions and percentile trimming, is $636, compared with $800 in the separately trimmed five-county sample.\"\n- \"Among Wilton Manors condos in the retained usable-fee sample (n=41) after exclusions and percentile trimming, 7.3 percent have listed monthly-equivalent fees of $1,000 or more and 7.3 percent are below $500.\"\n- \"Among 41 retained listings with a current asking price of at least $20,000 in Wilton Manors's usable-fee sample after exclusions and percentile trimming, a year of reported association fees equals a median 3.17 percent of the current asking price (median of per-listing ratios).\"\n\nCHARTS (standalone PNG; title, as-of date, edition and source baked in)\n- wilton-manors-condo-fee-vs-south-florida-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Wilton Manors and the published comparison cities, grouped by county, September 7, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.\n Alt text: Dot strip chart in five county lanes. Wilton Manors retained-sample median $636 a month (n=41); five-county median $800 (n=22,695, region-level trim).\n- wilton-manors-condo-fees-by-band-r1-2026-09-07.png\n Caption: Monthly-equivalent association fee bands for the 41 active Wilton Manors condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 7, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 7.3% (3 listings); $500 to $750 65.9% (27 listings); $750 to $1,000 19.5% (8 listings); $1,000 to $1,500 2.4% (1 listings); $1,500 to $2,000 4.9% (2 listings); $2,000 and up 0% (0 listings).\n- wilton-manors-condo-fees-by-decade-r1-2026-09-07.png\n Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Wilton Manors condominiums in the retained usable-fee sample after exclusions and percentile trimming, September 7, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate.\n Alt text: Column chart of median fee by recorded decade built: 1950s count only (1 listings); 1960s count only (4 listings); 1970s $640 (33 listings); 2000s count only (3 listings).\n\nMETHODOLOGY\nMethod, in plain English. What we counted: active condominium listings whose MLS City field is Wilton Manors, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (43 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 41 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 45 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 22,695 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/wilton-manors/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/condo-fees-wilton-manors/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.\n\nCONTACT\nQuestions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.\n" } }, "comparison_scope": "Before figures come from the preserved original-date aggregate, not recovered original raw rows; after figures come from the explicitly identified later pull. Aggregate comparisons include unquoted fields and baselines. Original PDF text is retained verbatim as superseded evidence, not adopted as a valid claim. Displayed chart labels require a separate visual/OCR audit. Shared comparison baselines and their changes are retained once at baseline_ref.", "baseline_ref": "#/baseline_comparisons/condo_fees-e1bef8879bdc3da2ebc0" } ], "baseline_comparisons": { "price_cuts-1245a0228a92103fe7c7": { "before": { "county_baseline": { "segments": { "houses": { "active": 4347, "sample_ok": true, "small_sample": false, "pending": 1417, "median_list_price": 825000.0, "cut_count": 1636, "cut_pct": 37.6, "raised_count": 193, "median_cut_pct": 4.8, "median_cut_dollars": 49999.5, "cut_last30": 785, "cut_last30_pct": 18.1, "cut_last7": 214, "median_dom": 47.0, "median_cdom": 47.0, "relisted_count": 32, "relisted_pct": 0.7, "over90": 1421, "over90_pct": 32.7, "over180": 598, "fresh_held": 1954, "fresh_held_pct": 45.0, "stale_uncut": 537, "stale_uncut_pct": 12.4, "pending_cut_count": 520, "pending_cut_pct": 36.7, "pending_median_cut_pct": 5.8, "pending_median_cdom": 41 }, "condos": { "active": 10515, "sample_ok": true, "small_sample": false, "pending": 1352, "median_list_price": 490000.0, "cut_count": 3937, "cut_pct": 37.4, "raised_count": 412, "median_cut_pct": 5.7, "median_cut_dollars": 27000.0, "cut_last30": 1353, "cut_last30_pct": 12.9, "cut_last7": 320, "median_dom": 85, "median_cdom": 86, "relisted_count": 117, "relisted_pct": 1.1, "over90": 5080, "over90_pct": 48.3, "over180": 2675, "fresh_held": 3621, "fresh_held_pct": 34.4, "stale_uncut": 2332, "stale_uncut_pct": 22.2, "pending_cut_count": 553, "pending_cut_pct": 40.9, "pending_median_cut_pct": 6.9, "pending_median_cdom": 77.0 } } }, "region": null, "tiers": { "houses": [ { "id": "h1", "label": "Houses, median asking under $600K", "lo": 0, "hi": 600000.0, "cities": [ "Tamarac", "Fort Pierce", "Riviera Beach", "Lauderdale Lakes", "North Lauderdale", "Lauderhill", "Port St Lucie", "Greenacres", "Florida City", "West Park", "Margate", "Lake Worth Beach", "Sunrise", "Miami Gardens", "Deerfield Beach", "Lantana", "Coconut Creek", "Boynton Beach", "Oakland Park" ], "n_cities": 19, "sample_ok": true, "cut_pct": 40.7, "pending_cut_pct": 44.4, "median_cdom": 44, "over90_pct": 33.3, "fresh_held_pct": 42.3, "median_cut_pct": 3.9 }, { "id": "h2", "label": "Houses, median asking $600K to $1M", "lo": 600000.0, "hi": 1000000.0, "cities": [ "Lake Worth", "Royal Palm Beach", "Homestead", "Jensen Beach", "Hallandale Beach", "Hollywood", "Pompano Beach", "Dania Beach", "Hialeah", "North Miami Beach", "West Palm Beach", "Pembroke Pines", "Cutler Bay", "Miramar", "The Acreage", "Coral Springs", "North Miami", "Hobe Sound", "Stuart", "Plantation", "Westlake", "Loxahatchee", "Miami", "Cooper City", "Palm City", "Wilton Manors", "Fort Lauderdale" ], "n_cities": 27, "sample_ok": true, "cut_pct": 44.9, "pending_cut_pct": 41.1, "median_cdom": 57.5, "over90_pct": 34.1, "fresh_held_pct": 39.3, "median_cut_pct": 4.4 }, { "id": "h3", "label": "Houses, median asking $1M to $2M", "lo": 1000000.0, "hi": 2000000.0, "cities": [ "Wellington", "Weston", "Davie", "Doral", "Parkland", "Miami Lakes", "Delray Beach", "Palm Beach Gardens", "Palmetto Bay", "Jupiter", "Boca Raton" ], "n_cities": 11, "sample_ok": true, "cut_pct": 44.0, "pending_cut_pct": 35.7, "median_cdom": 62.5, "over90_pct": 36.9, "fresh_held_pct": 37.1, "median_cut_pct": 5.3 }, { "id": "h4", "label": "Houses, median asking $2M and up", "lo": 2000000.0, "hi": null, "cities": [ "Miami Shores", "Southwest Ranches", "Lighthouse Point", "Coral Gables", "North Palm Beach", "Miami Beach", "Pinecrest", "Key Biscayne", "Palm Beach" ], "n_cities": 9, "sample_ok": true, "cut_pct": 34.0, "pending_cut_pct": 31.6, "median_cdom": 88, "over90_pct": 49.5, "fresh_held_pct": 34.9, "median_cut_pct": 6.9 } ], "condos": [ { "id": "c1", "label": "Condominiums, median asking under $200K", "lo": 0, "hi": 200000.0, "cities": [ "Palm Springs", "Lauderdale Lakes", "Lake Worth Beach", "Margate", "Lauderhill", "Miami Gardens", "Deerfield Beach", "Sunrise", "Lake Worth", "Tamarac", "North Lauderdale", "Lighthouse Point", "Greenacres", "Oakland Park", "Delray Beach", "Pembroke Pines", "West Palm Beach" ], "n_cities": 17, "sample_ok": true, "cut_pct": 46.5, "pending_cut_pct": 50.8, "median_cdom": 101, "over90_pct": 54.7, "fresh_held_pct": 27.1, "median_cut_pct": 7.9 }, { "id": "c2", "label": "Condominiums, median asking $200K to $350K", "lo": 200000.0, "hi": 350000.0, "cities": [ "Coral Springs", "Port St Lucie", "Boynton Beach", "North Miami", "Coconut Creek", "Wilton Manors", "Stuart", "Plantation", "Davie", "Homestead", "Dania Beach", "Hialeah", "Royal Palm Beach", "Fort Pierce", "Cutler Bay", "Hypoluxo", "Lantana", "Pompano Beach", "Hallandale Beach", "Miramar", "Boca Raton", "Palm Beach Gardens", "Weston" ], "n_cities": 23, "sample_ok": true, "cut_pct": 43.6, "pending_cut_pct": 39.2, "median_cdom": 80.0, "over90_pct": 45.2, "fresh_held_pct": 33.2, "median_cut_pct": 5.9 }, { "id": "c3", "label": "Condominiums, median asking $350K to $600K", "lo": 350000.0, "hi": 600000.0, "cities": [ "North Miami Beach", "Hollywood", "North Palm Beach", "Tequesta", "South Palm Beach", "Jensen Beach", "North Bay Village", "Doral", "Wellington", "Aventura", "Fort Lauderdale", "Miami", "Lauderdale By The Sea", "Hutchinson Island", "Miami Beach", "Jupiter" ], "n_cities": 16, "sample_ok": true, "cut_pct": 41.0, "pending_cut_pct": 44.7, "median_cdom": 91.8, "over90_pct": 51.0, "fresh_held_pct": 31.2, "median_cut_pct": 6.1 }, { "id": "c4", "label": "Condominiums, median asking $600K and up", "lo": 600000.0, "hi": null, "cities": [ "Coral Gables", "Riviera Beach", "Hillsboro Beach", "Sunny Isles Beach", "Singer Island", "Surfside", "Highland Beach", "Bay Harbor Islands", "Palm Beach", "Lake Park", "Key Biscayne", "Juno Beach", "Bal Harbour", "Coconut Grove" ], "n_cities": 14, "sample_ok": true, "cut_pct": 38.1, "pending_cut_pct": 36.4, "median_cdom": 108.8, "over90_pct": 57.0, "fresh_held_pct": 28.3, "median_cut_pct": 5.8 } ] } }, "after": { "county_baseline": { "segments": { "houses": { "active": 4349, "sample_ok": true, "small_sample": false, "pending": 1417, "median_list_price": 825000.0, "cut_count": 1636, "cut_pct": 37.6, "raised_count": 193, "valid_price_count": 4347, "missing_price_count": 2, "unchanged_count": 2518, "not_below_original_count": 2713, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.8, "median_cut_dollars": 49999.5, "cut_last30": 785, "cut_last30_pct": 18.1, "cut_last7": 214, "median_dom": 47.0, "median_cdom": 47.0, "dom_n": 4348, "cdom_n": 4348, "missing_dom_count": 1, "missing_cdom_count": 1, "paired_dom_cdom_n": 4348, "relisted_count": 32, "relisted_pct": 0.7, "over90": 1421, "over90_pct": 32.7, "over180": 598, "fresh_held": 1956, "fresh_held_pct": 45.0, "fresh_held_missing_cdom_count": 1, "stale_uncut": 537, "stale_uncut_pct": 12.3, "pending_cut_count": 520, "pending_cut_pct": 36.7, "pending_valid_price_count": 1417, "pending_missing_price_count": 0, "pending_unchanged_count": 829, "pending_raised_count": 68, "pending_not_below_original_count": 897, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 1417, "pending_dom_n": 1417, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 5.8, "pending_median_cdom": 41, "denominators": { "cut_pct": 4349, "cut_last30_pct": 4349, "relisted_pct": 4349, "fresh_held_pct": 4349, "stale_uncut_pct": 4349, "over90_pct": 4348, "dom_bucket_pct": 4348, "pending_cut_pct": 1417, "median_dom": 4348, "median_cdom": 4348, "median_cut_pct": 1636, "median_cut_dollars": 1636, "pending_median_cut_pct": 520, "pending_median_cdom": 1417 } }, "condos": { "active": 10513, "sample_ok": true, "small_sample": false, "pending": 1354, "median_list_price": 490000.0, "cut_count": 3936, "cut_pct": 37.4, "raised_count": 412, "valid_price_count": 10513, "missing_price_count": 0, "unchanged_count": 6165, "not_below_original_count": 6577, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 5.7, "median_cut_dollars": 27000.0, "cut_last30": 1353, "cut_last30_pct": 12.9, "cut_last7": 321, "median_dom": 85, "median_cdom": 86, "dom_n": 10513, "cdom_n": 10513, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 10513, "relisted_count": 117, "relisted_pct": 1.1, "over90": 5079, "over90_pct": 48.3, "over180": 2674, "fresh_held": 3621, "fresh_held_pct": 34.4, "fresh_held_missing_cdom_count": 0, "stale_uncut": 2332, "stale_uncut_pct": 22.2, "pending_cut_count": 555, "pending_cut_pct": 41.0, "pending_valid_price_count": 1354, "pending_missing_price_count": 0, "pending_unchanged_count": 758, "pending_raised_count": 41, "pending_not_below_original_count": 799, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 1354, "pending_dom_n": 1354, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 6.9, "pending_median_cdom": 77.0, "denominators": { "cut_pct": 10513, "cut_last30_pct": 10513, "relisted_pct": 10513, "fresh_held_pct": 10513, "stale_uncut_pct": 10513, "over90_pct": 10513, "dom_bucket_pct": 10513, "pending_cut_pct": 1354, "median_dom": 10513, "median_cdom": 10513, "median_cut_pct": 3936, "median_cut_dollars": 3936, "pending_median_cut_pct": 555, "pending_median_cdom": 1354 } } } }, "region": null, "tiers": { "houses": [ { "id": "h1", "label": "Houses, median asking under $600K", "lo": 0, "hi": 600000.0, "cities": [ "Tamarac", "Fort Pierce", "Riviera Beach", "Lauderdale Lakes", "North Lauderdale", "Lauderhill", "Port St Lucie", "Greenacres", "Florida City", "West Park", "Margate", "Sunrise", "Lake Worth Beach", "Miami Gardens", "Deerfield Beach", "Lantana", "Coconut Creek", "Boynton Beach", "Oakland Park" ], "n_cities": 19, "sample_ok": true, "cut_pct": 40.7, "pending_cut_pct": 44.4, "median_cdom": 44, "over90_pct": 33.3, "fresh_held_pct": 42.3, "median_cut_pct": 3.9 }, { "id": "h2", "label": "Houses, median asking $600K to $1M", "lo": 600000.0, "hi": 1000000.0, "cities": [ "Royal Palm Beach", "Homestead", "Jensen Beach", "Hallandale Beach", "Hollywood", "Pompano Beach", "Dania Beach", "Hialeah", "North Miami Beach", "West Palm Beach", "Pembroke Pines", "Cutler Bay", "Miramar", "The Acreage", "Coral Springs", "North Miami", "Hobe Sound", "Stuart", "Plantation", "Westlake", "Loxahatchee", "Miami", "Cooper City", "Palm City", "Wilton Manors", "Fort Lauderdale" ], "n_cities": 26, "sample_ok": true, "cut_pct": 44.3, "pending_cut_pct": 41.7, "median_cdom": 58.2, "over90_pct": 34.1, "fresh_held_pct": 39.8, "median_cut_pct": 4.5 }, { "id": "h3", "label": "Houses, median asking $1M to $2M", "lo": 1000000.0, "hi": 2000000.0, "cities": [ "Wellington", "Weston", "Davie", "Doral", "Parkland", "Miami Lakes", "Delray Beach", "Palm Beach Gardens", "Palmetto Bay", "Jupiter", "Boca Raton" ], "n_cities": 11, "sample_ok": true, "cut_pct": 44.0, "pending_cut_pct": 35.7, "median_cdom": 62.5, "over90_pct": 36.9, "fresh_held_pct": 37.1, "median_cut_pct": 5.3 }, { "id": "h4", "label": "Houses, median asking $2M and up", "lo": 2000000.0, "hi": null, "cities": [ "Miami Shores", "Southwest Ranches", "Lighthouse Point", "Coral Gables", "North Palm Beach", "Miami Beach", "Pinecrest", "Key Biscayne", "Palm Beach" ], "n_cities": 9, "sample_ok": true, "cut_pct": 34.0, "pending_cut_pct": 31.6, "median_cdom": 88, "over90_pct": 49.5, "fresh_held_pct": 34.9, "median_cut_pct": 6.9 } ], "condos": [ { "id": "c1", "label": "Condominiums, median asking under $200K", "lo": 0, "hi": 200000.0, "cities": [ "Palm Springs", "Lauderdale Lakes", "Lake Worth Beach", "Margate", "Lauderhill", "Miami Gardens", "Deerfield Beach", "Sunrise", "Tamarac", "North Lauderdale", "Lighthouse Point", "Greenacres", "Oakland Park", "Delray Beach", "Pembroke Pines", "West Palm Beach" ], "n_cities": 16, "sample_ok": true, "cut_pct": 46.2, "pending_cut_pct": 49.8, "median_cdom": 100.8, "over90_pct": 54.3, "fresh_held_pct": 27.6, "median_cut_pct": 7.8 }, { "id": "c2", "label": "Condominiums, median asking $200K to $350K", "lo": 200000.0, "hi": 350000.0, "cities": [ "Coral Springs", "Port St Lucie", "Boynton Beach", "North Miami", "Coconut Creek", "Wilton Manors", "Stuart", "Plantation", "Davie", "Homestead", "Dania Beach", "Hialeah", "Royal Palm Beach", "Fort Pierce", "Cutler Bay", "Hypoluxo", "Lantana", "Pompano Beach", "Hallandale Beach", "Miramar", "Boca Raton", "Palm Beach Gardens", "Weston" ], "n_cities": 23, "sample_ok": true, "cut_pct": 43.6, "pending_cut_pct": 39.2, "median_cdom": 80.0, "over90_pct": 44.9, "fresh_held_pct": 33.2, "median_cut_pct": 5.9 }, { "id": "c3", "label": "Condominiums, median asking $350K to $600K", "lo": 350000.0, "hi": 600000.0, "cities": [ "North Miami Beach", "Hollywood", "North Palm Beach", "Tequesta", "South Palm Beach", "Jensen Beach", "North Bay Village", "Doral", "Wellington", "Aventura", "Fort Lauderdale", "Miami", "Lauderdale By The Sea", "Hutchinson Island", "Miami Beach", "Jupiter" ], "n_cities": 16, "sample_ok": true, "cut_pct": 41.0, "pending_cut_pct": 44.7, "median_cdom": 91.8, "over90_pct": 51.0, "fresh_held_pct": 31.2, "median_cut_pct": 6.1 }, { "id": "c4", "label": "Condominiums, median asking $600K and up", "lo": 600000.0, "hi": null, "cities": [ "Coral Gables", "Riviera Beach", "Hillsboro Beach", "Sunny Isles Beach", "Singer Island", "Surfside", "Highland Beach", "Bay Harbor Islands", "Palm Beach", "Lake Park", "Key Biscayne", "Juno Beach", "Bal Harbour", "Coconut Grove" ], "n_cities": 14, "sample_ok": true, "cut_pct": 38.1, "pending_cut_pct": 36.4, "median_cdom": 107.5, "over90_pct": 56.8, "fresh_held_pct": 28.3, "median_cut_pct": 5.7 } ] } }, "figure_changes": [ { "field": "county_baseline.segments.condos.active", "before": 10515, "after": 10513, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.cdom_n", "before": null, "after": 10513, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.cut_count", "before": 3937, "after": 3936, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.cut_last7", "before": 320, "after": 321, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.cut_last30_pct", "before": null, "after": 10513, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.cut_pct", "before": null, "after": 10513, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 10513, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.fresh_held_pct", "before": null, "after": 10513, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.median_cdom", "before": null, "after": 10513, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.median_cut_dollars", "before": null, "after": 3936, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.median_cut_pct", "before": null, "after": 3936, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.median_dom", "before": null, "after": 10513, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.over90_pct", "before": null, "after": 10513, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.pending_cut_pct", "before": null, "after": 1354, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.pending_median_cdom", "before": null, "after": 1354, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 555, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.relisted_pct", "before": null, "after": 10513, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 10513, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.dom_n", "before": null, "after": 10513, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.not_below_original_count", "before": null, "after": 6577, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.over180", "before": 2675, "after": 2674, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.over90", "before": 5080, "after": 5079, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.paired_dom_cdom_n", "before": null, "after": 10513, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending", "before": 1352, "after": 1354, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.pending_cdom_n", "before": null, "after": 1354, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_cut_count", "before": 553, "after": 555, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.pending_cut_pct", "before": 40.9, "after": 41.0, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_dom_n", "before": null, "after": 1354, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_not_below_original_count", "before": null, "after": 799, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_raised_count", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_unchanged_count", "before": null, "after": 758, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_valid_price_count", "before": null, "after": 1354, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.unchanged_count", "before": null, "after": 6165, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.valid_price_count", "before": null, "after": 10513, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.active", "before": 4347, "after": 4349, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.cdom_n", "before": null, "after": 4348, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.cut_last30_pct", "before": null, "after": 4349, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.cut_pct", "before": null, "after": 4349, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 4348, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.fresh_held_pct", "before": null, "after": 4349, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.median_cdom", "before": null, "after": 4348, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.median_cut_dollars", "before": null, "after": 1636, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.median_cut_pct", "before": null, "after": 1636, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.median_dom", "before": null, "after": 4348, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.over90_pct", "before": null, "after": 4348, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.pending_cut_pct", "before": null, "after": 1417, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.pending_median_cdom", "before": null, "after": 1417, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 520, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.relisted_pct", "before": null, "after": 4349, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 4349, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.dom_n", "before": null, "after": 4348, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.fresh_held", "before": 1954, "after": 1956, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.missing_cdom_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.missing_dom_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.missing_price_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.not_below_original_count", "before": null, "after": 2713, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.paired_dom_cdom_n", "before": null, "after": 4348, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_cdom_n", "before": null, "after": 1417, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_dom_n", "before": null, "after": 1417, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_not_below_original_count", "before": null, "after": 897, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_raised_count", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_unchanged_count", "before": null, "after": 829, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_valid_price_count", "before": null, "after": 1417, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.stale_uncut_pct", "before": 12.4, "after": 12.3, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.unchanged_count", "before": null, "after": 2518, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.valid_price_count", "before": null, "after": 4347, "before_present": false, "after_present": true }, { "field": "tiers.condos[0].cities[10]", "before": "North Lauderdale", "after": "Lighthouse Point", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[11]", "before": "Lighthouse Point", "after": "Greenacres", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[12]", "before": "Greenacres", "after": "Oakland Park", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[13]", "before": "Oakland Park", "after": "Delray Beach", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[14]", "before": "Delray Beach", "after": "Pembroke Pines", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[15]", "before": "Pembroke Pines", "after": "West Palm Beach", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[16]", "before": "West Palm Beach", "after": null, "before_present": true, "after_present": false }, { "field": "tiers.condos[0].cities[8]", "before": "Lake Worth", "after": "Tamarac", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[9]", "before": "Tamarac", "after": "North Lauderdale", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cut_pct", "before": 46.5, "after": 46.2, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].fresh_held_pct", "before": 27.1, "after": 27.6, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].median_cdom", "before": 101, "after": 100.8, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].median_cut_pct", "before": 7.9, "after": 7.8, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].n_cities", "before": 17, "after": 16, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].over90_pct", "before": 54.7, "after": 54.3, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].pending_cut_pct", "before": 50.8, "after": 49.8, "before_present": true, "after_present": true }, { "field": "tiers.condos[1].over90_pct", "before": 45.2, "after": 44.9, "before_present": true, "after_present": true }, { "field": "tiers.condos[3].median_cdom", "before": 108.8, "after": 107.5, "before_present": true, "after_present": true }, { "field": "tiers.condos[3].median_cut_pct", "before": 5.8, "after": 5.7, "before_present": true, "after_present": true }, { "field": "tiers.condos[3].over90_pct", "before": 57.0, "after": 56.8, "before_present": true, "after_present": true }, { "field": "tiers.houses[0].cities[11]", "before": "Lake Worth Beach", "after": "Sunrise", "before_present": true, "after_present": true }, { "field": "tiers.houses[0].cities[12]", "before": "Sunrise", "after": "Lake Worth Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[0]", "before": "Lake Worth", "after": "Royal Palm Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[10]", "before": "West Palm Beach", "after": "Pembroke Pines", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[11]", "before": "Pembroke Pines", "after": "Cutler Bay", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[12]", "before": "Cutler Bay", "after": "Miramar", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[13]", "before": "Miramar", "after": "The Acreage", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[14]", "before": "The Acreage", "after": "Coral Springs", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[15]", "before": "Coral Springs", "after": "North Miami", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[16]", "before": "North Miami", "after": "Hobe Sound", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[17]", "before": "Hobe Sound", "after": "Stuart", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[18]", "before": "Stuart", "after": "Plantation", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[19]", "before": "Plantation", "after": "Westlake", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[1]", "before": "Royal Palm Beach", "after": "Homestead", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[20]", "before": "Westlake", "after": "Loxahatchee", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[21]", "before": "Loxahatchee", "after": "Miami", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[22]", "before": "Miami", "after": "Cooper City", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[23]", "before": "Cooper City", "after": "Palm City", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[24]", "before": "Palm City", "after": "Wilton Manors", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[25]", "before": "Wilton Manors", "after": "Fort Lauderdale", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[26]", "before": "Fort Lauderdale", "after": null, "before_present": true, "after_present": false }, { "field": "tiers.houses[1].cities[2]", "before": "Homestead", "after": "Jensen Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[3]", "before": "Jensen Beach", "after": "Hallandale Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[4]", "before": "Hallandale Beach", "after": "Hollywood", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[5]", "before": "Hollywood", "after": "Pompano Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[6]", "before": "Pompano Beach", "after": "Dania Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[7]", "before": "Dania Beach", "after": "Hialeah", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[8]", "before": "Hialeah", "after": "North Miami Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[9]", "before": "North Miami Beach", "after": "West Palm Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cut_pct", "before": 44.9, "after": 44.3, "before_present": true, "after_present": true }, { "field": "tiers.houses[1].fresh_held_pct", "before": 39.3, "after": 39.8, "before_present": true, "after_present": true }, { "field": "tiers.houses[1].median_cdom", "before": 57.5, "after": 58.2, "before_present": true, "after_present": true }, { "field": "tiers.houses[1].median_cut_pct", "before": 4.4, "after": 4.5, "before_present": true, "after_present": true }, { "field": "tiers.houses[1].n_cities", "before": 27, "after": 26, "before_present": true, "after_present": true }, { "field": "tiers.houses[1].pending_cut_pct", "before": 41.1, "after": 41.7, "before_present": true, "after_present": true } ] }, "condo_fees-e1bef8879bdc3da2ebc0": { "before": { "county_baseline": null, "region": { "active": 23557, "with_fee": 23157, "no_cadence": 20, "sample_ok": true, "cuts": { "active": 23557, "cut_count": 9792, "cut_pct": 41.6, "median_cut_pct": 6.3, "median_cut_dollars": 20000 }, "outliers_dropped": 462, "n": 22695, "median": 800, "p10": 431, "p25": 569, "p75": 1294, "p90": 2124, "min": 200, "max": 7509, "median_sqft": 0.82, "n_sqft": 22394, "median_pct_price": 2.82, "median_list_price": 327000, "median_year_built": 1981, "median_sqft_area": 1060, "over_1000": 8425, "over_1000_pct": 37.1, "under_500": 3827, "under_500_pct": 16.9, "hi_thr": 1000, "lo_thr": 500, "over_hi": 8425, "over_hi_pct": 37.1, "under_lo": 3827, "under_lo_pct": 16.9, "types": { "Condominium": { "count": 21257, "pct": 93.7 }, "Townhouse": { "count": 672, "pct": 3.0 }, "StockCooperative": { "count": 396, "pct": 1.7 }, "Villa": { "count": 268, "pct": 1.2 }, "null": { "count": 47, "pct": 0.2 }, "SingleFamilyResidence": { "count": 38, "pct": 0.2 }, "MobileHome": { "count": 8, "pct": 0.0 }, "ManufacturedHome": { "count": 5, "pct": 0.0 }, "Quadruplex": { "count": 4, "pct": 0.0 } }, "regime": { "COA": { "count": 20811, "pct": 91.7 }, "not_recorded": { "count": 1456, "pct": 6.4 }, "HOA": { "count": 428, "pct": 1.9 } }, "villa_median": 573, "townhouse_median": 600, "cadence": { "Monthly": { "count": 21251, "pct": 93.6 }, "Quarterly": { "count": 1428, "pct": 6.3 }, "Annually": { "count": 11, "pct": 0.0 }, "SemiAnnually": { "count": 5, "pct": 0.0 } }, "stacked": { "count": 363, "pct": 1.6, "median_total": 919, "median_master": 250 }, "bins": [ { "label": "Under $250", "count": 159, "pct": 0.7 }, { "label": "$250 to $500", "count": 3668, "pct": 16.2 }, { "label": "$500 to $750", "count": 6467, "pct": 28.5 }, { "label": "$750 to $1,000", "count": 3976, "pct": 17.5 }, { "label": "$1,000 to $1,500", "count": 3899, "pct": 17.2 }, { "label": "$1,500 to $2,000", "count": 1980, "pct": 8.7 }, { "label": "$2,000 and up", "count": 2546, "pct": 11.2 } ], "decades": [ { "label": "1950s", "n": 224, "median": 667, "median_sqft": 1.0 }, { "label": "1960s", "n": 2655, "median": 734, "median_sqft": 0.87 }, { "label": "1970s", "n": 7065, "median": 683, "median_sqft": 0.71 }, { "label": "1980s", "n": 4304, "median": 691, "median_sqft": 0.63 }, { "label": "1990s", "n": 1293, "median": 828, "median_sqft": 0.71 }, { "label": "2000s", "n": 3662, "median": 1190, "median_sqft": 1.06 }, { "label": "2010s", "n": 1670, "median": 1520, "median_sqft": 1.36 }, { "label": "2020s", "n": 1523, "median": 1563, "median_sqft": 1.44 } ], "bands": [ { "label": "Under $250K", "n": 8338, "median": 593, "median_pct_price": 4.29 }, { "label": "$250K to $500K", "n": 7286, "median": 791, "median_pct_price": 2.69 }, { "label": "$500K to $1M", "n": 3999, "median": 1291, "median_pct_price": 2.29 }, { "label": "$1M and up", "n": 3072, "median": 2496, "median_pct_price": 1.43 } ], "pre1995": { "n": 15297, "median": 696 }, "post2005": { "n": 5746, "median": 1352 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 14208, "pct": 67.7 }, { "key": "Water", "label": "Water", "count": 13663, "pct": 65.1 }, { "key": "Trash", "label": "Trash", "count": 13407, "pct": 63.9 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 11732, "pct": 55.9 }, { "key": "Sewer", "label": "Sewer", "count": 11276, "pct": 53.7 }, { "key": "Pools", "label": "Pool", "count": 9432, "pct": 44.9 }, { "key": "CableTv", "label": "Cable TV", "count": 9321, "pct": 44.4 }, { "key": "Insurance", "label": "Building insurance", "count": 8689, "pct": 41.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 8393, "pct": 40.0 }, { "key": "Security", "label": "Security", "count": 7776, "pct": 37.0 }, { "key": "Internet", "label": "Internet", "count": 5900, "pct": 28.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 5415, "pct": 25.8 }, { "key": "Roof", "label": "Roof", "count": 5149, "pct": 24.5 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 4756, "pct": 22.7 } ], "includes_n": 20993, "flags": { "sa_mentioned": { "count": 2016, "pct": 8.9 }, "sa_none_or_paid": { "count": 1468, "pct": 6.5 }, "sa_pending": { "count": 283, "pct": 1.2 }, "capital_contribution": { "count": 33, "pct": 0.1 }, "membership_required": { "count": 111, "pct": 0.5 }, "milestone": { "count": 1186, "pct": 5.2 }, "reserves": { "count": 241, "pct": 1.1 }, "land_lease": { "count": 216, "pct": 1.0 }, "remarks_n": 22516 }, "by_county": { "Broward": { "active": 8219, "n": 7946, "median": 696, "p25": 539, "p75": 973, "median_sqft": 0.7, "over_1000_pct": 23.5, "over_hi_pct": 23.5, "under_lo_pct": 18.9, "cuts": { "active": 8219, "cut_count": 3698, "cut_pct": 45.0, "median_cut_pct": 6.9, "median_cut_dollars": 18000 }, "types": { "Condominium": { "count": 7331, "pct": 92.3 }, "StockCooperative": { "count": 275, "pct": 3.5 }, "Townhouse": { "count": 263, "pct": 3.3 }, "Villa": { "count": 46, "pct": 0.6 }, "null": { "count": 18, "pct": 0.2 }, "SingleFamilyResidence": { "count": 13, "pct": 0.2 } }, "villa_median": 542, "townhouse_median": 613, "regime": { "COA": { "count": 7506, "pct": 94.5 }, "not_recorded": { "count": 361, "pct": 4.5 }, "HOA": { "count": 79, "pct": 1.0 } } }, "Martin": { "active": 194, "n": 191, "median": 645, "p25": 526, "p75": 830, "median_sqft": 0.59, "over_1000_pct": 18.3, "over_hi_pct": 18.3, "under_lo_pct": 19.4, "cuts": { "active": 194, "cut_count": 96, "cut_pct": 49.5, "median_cut_pct": 6.7, "median_cut_dollars": 15750 }, "types": { "Condominium": { "count": 174, "pct": 91.1 }, "Townhouse": { "count": 14, "pct": 7.3 }, "MobileHome": { "count": 2, "pct": 1.0 }, "Villa": { "count": 1, "pct": 0.5 } }, "villa_median": 536, "townhouse_median": 604, "regime": { "COA": { "count": 150, "pct": 78.5 }, "not_recorded": { "count": 40, "pct": 20.9 }, "HOA": { "count": 1, "pct": 0.5 } } }, "Miami-Dade": { "active": 10515, "n": 10067, "median": 1034, "p25": 638, "p75": 1650, "median_sqft": 1.06, "over_1000_pct": 51.8, "over_hi_pct": 51.8, "under_lo_pct": 15.8, "cuts": { "active": 10515, "cut_count": 3937, "cut_pct": 37.4, "median_cut_pct": 5.7, "median_cut_dollars": 27000 }, "types": { "Condominium": { "count": 9632, "pct": 95.7 }, "Townhouse": { "count": 277, "pct": 2.8 }, "StockCooperative": { "count": 86, "pct": 0.9 }, "null": { "count": 29, "pct": 0.3 }, "MobileHome": { "count": 18, "pct": 0.2 }, "Villa": { "count": 17, "pct": 0.2 }, "SingleFamilyResidence": { "count": 8, "pct": 0.1 } }, "villa_median": 397, "townhouse_median": 537, "regime": { "COA": { "count": 9229, "pct": 91.7 }, "not_recorded": { "count": 570, "pct": 5.7 }, "HOA": { "count": 268, "pct": 2.7 } } }, "Palm Beach": { "active": 4307, "n": 4177, "median": 729, "p25": 564, "p75": 1107, "median_sqft": 0.73, "over_1000_pct": 29.3, "over_hi_pct": 29.3, "under_lo_pct": 15.3, "cuts": { "active": 4307, "cut_count": 1920, "cut_pct": 44.6, "median_cut_pct": 6.8, "median_cut_dollars": 20000 }, "types": { "Condominium": { "count": 3811, "pct": 91.2 }, "Villa": { "count": 201, "pct": 4.8 }, "Townhouse": { "count": 119, "pct": 2.8 }, "StockCooperative": { "count": 29, "pct": 0.7 }, "SingleFamilyResidence": { "count": 12, "pct": 0.3 }, "Quadruplex": { "count": 4, "pct": 0.1 }, "ManufacturedHome": { "count": 1, "pct": 0.0 } }, "villa_median": 580, "townhouse_median": 735, "regime": { "COA": { "count": 3809, "pct": 91.2 }, "not_recorded": { "count": 301, "pct": 7.2 }, "HOA": { "count": 67, "pct": 1.6 } } }, "St Lucie": { "active": 322, "n": 313, "median": 791, "p25": 541, "p75": 1088, "median_sqft": 0.6, "over_1000_pct": 28.4, "over_hi_pct": 28.4, "under_lo_pct": 20.4, "cuts": { "active": 322, "cut_count": 141, "cut_pct": 43.8, "median_cut_pct": 6.0, "median_cut_dollars": 16000 }, "types": { "Condominium": { "count": 301, "pct": 96.2 }, "SingleFamilyResidence": { "count": 4, "pct": 1.3 }, "Villa": { "count": 3, "pct": 1.0 }, "ManufacturedHome": { "count": 2, "pct": 0.6 }, "Townhouse": { "count": 1, "pct": 0.3 }, "StockCooperative": { "count": 1, "pct": 0.3 }, "MobileHome": { "count": 1, "pct": 0.3 } }, "villa_median": 479, "townhouse_median": 500, "regime": { "not_recorded": { "count": 179, "pct": 57.2 }, "COA": { "count": 124, "pct": 39.6 }, "HOA": { "count": 10, "pct": 3.2 } } } }, "series": [ { "date": "2026-09-06", "median": 822, "p25": 584, "p75": 1325, "n": 21219, "median_sqft": 0.84, "sa_pending_pct": 1.2 }, { "date": "2026-09-07", "median": 800, "p25": 569, "p75": 1294, "n": 22695, "median_sqft": 0.82, "sa_pending_pct": 1.2 } ] }, "tiers": null }, "after": { "county_baseline": null, "region": { "active": 23557, "with_fee": 23157, "no_cadence": 20, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 23157, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 400, "n": 22695, "retained_n": 22695, "outliers_dropped": 462, "trim_applied": true, "cuts": { "active": 23557, "cut_count": 9790, "cut_pct": 41.6, "median_cut_pct": 6.3, "median_cut_dollars": 20000, "valid_price_count": 23557, "missing_price_count": 0, "unchanged_count": 12979, "raised_count": 788, "not_below_original_count": 13767, "cut_pct_denominator": 23557, "cut_sample_ok": true, "median_cut_n": 9790 }, "trim_bounds": { "p1": 200.0, "p99": 7509.686399999999 }, "retained_small_sample": false, "retained_below_30": false, "median": 800, "p10": 431, "p25": 569, "p75": 1294, "p90": 2123, "min": 200, "max": 7509, "median_sqft": 0.82, "n_sqft": 22394, "median_pct_price": 2.82, "n_pct_price": 22692, "median_list_price": 327000, "median_year_built": 1981, "median_sqft_area": 1060, "over_1000": 8424, "over_1000_pct": 37.1, "under_500": 3827, "under_500_pct": 16.9, "hi_thr": 1000, "lo_thr": 500, "over_hi": 8424, "over_hi_pct": 37.1, "under_lo": 3827, "under_lo_pct": 16.9, "types": { "Condominium": { "count": 21258, "pct": 93.7 }, "Townhouse": { "count": 672, "pct": 3.0 }, "StockCooperative": { "count": 395, "pct": 1.7 }, "Villa": { "count": 268, "pct": 1.2 }, "null": { "count": 47, "pct": 0.2 }, "SingleFamilyResidence": { "count": 38, "pct": 0.2 }, "MobileHome": { "count": 8, "pct": 0.0 }, "ManufacturedHome": { "count": 5, "pct": 0.0 }, "Quadruplex": { "count": 4, "pct": 0.0 } }, "regime": { "COA": { "count": 20811, "pct": 91.7 }, "not_recorded": { "count": 1456, "pct": 6.4 }, "HOA": { "count": 428, "pct": 1.9 } }, "villa_median": 573, "townhouse_median": 600, "cadence": { "Monthly": { "count": 21252, "pct": 93.6 }, "Quarterly": { "count": 1428, "pct": 6.3 }, "Annually": { "count": 10, "pct": 0.0 }, "SemiAnnually": { "count": 5, "pct": 0.0 } }, "stacked": { "count": 362, "pct": 1.6, "median_total": 920, "median_master": 248 }, "bins": [ { "label": "Under $250", "count": 160, "pct": 0.7 }, { "label": "$250 to $500", "count": 3667, "pct": 16.2 }, { "label": "$500 to $750", "count": 6468, "pct": 28.5 }, { "label": "$750 to $1,000", "count": 3976, "pct": 17.5 }, { "label": "$1,000 to $1,500", "count": 3899, "pct": 17.2 }, { "label": "$1,500 to $2,000", "count": 1980, "pct": 8.7 }, { "label": "$2,000 and up", "count": 2545, "pct": 11.2 } ], "decades": [ { "label": "1950s", "n": 224, "median": 667, "median_sqft": 1.0 }, { "label": "1960s", "n": 2654, "median": 734, "median_sqft": 0.87 }, { "label": "1970s", "n": 7066, "median": 683, "median_sqft": 0.71 }, { "label": "1980s", "n": 4306, "median": 691, "median_sqft": 0.63 }, { "label": "1990s", "n": 1293, "median": 828, "median_sqft": 0.71 }, { "label": "2000s", "n": 3661, "median": 1190, "median_sqft": 1.06 }, { "label": "2010s", "n": 1669, "median": 1518, "median_sqft": 1.36 }, { "label": "2020s", "n": 1523, "median": 1563, "median_sqft": 1.44 } ], "bands": [ { "label": "Under $250K", "n": 8339, "median": 593, "median_pct_price": 4.29 }, { "label": "$250K to $500K", "n": 7286, "median": 791, "median_pct_price": 2.69 }, { "label": "$500K to $1M", "n": 3999, "median": 1291, "median_pct_price": 2.29 }, { "label": "$1M and up", "n": 3071, "median": 2494, "median_pct_price": 1.43 } ], "pre1995": { "n": 15299, "median": 696 }, "post2005": { "n": 5744, "median": 1352 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 14208, "pct": 67.7 }, { "key": "Water", "label": "Water", "count": 13662, "pct": 65.1 }, { "key": "Trash", "label": "Trash", "count": 13408, "pct": 63.9 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 11730, "pct": 55.9 }, { "key": "Sewer", "label": "Sewer", "count": 11275, "pct": 53.7 }, { "key": "Pools", "label": "Pool", "count": 9433, "pct": 44.9 }, { "key": "CableTv", "label": "Cable TV", "count": 9321, "pct": 44.4 }, { "key": "Insurance", "label": "Building insurance", "count": 8687, "pct": 41.4 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 8392, "pct": 40.0 }, { "key": "Security", "label": "Security", "count": 7776, "pct": 37.0 }, { "key": "Internet", "label": "Internet", "count": 5900, "pct": 28.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 5415, "pct": 25.8 }, { "key": "Roof", "label": "Roof", "count": 5149, "pct": 24.5 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 4757, "pct": 22.7 } ], "includes_n": 20993, "flags": { "sa_mentioned": { "count": 2016, "pct": 8.9 }, "sa_none_or_paid": { "count": 1468, "pct": 6.5 }, "sa_pending": { "count": 283, "pct": 1.2 }, "capital_contribution": { "count": 33, "pct": 0.1 }, "membership_required": { "count": 111, "pct": 0.5 }, "milestone": { "count": 1186, "pct": 5.2 }, "reserves": { "count": 241, "pct": 1.1 }, "land_lease": { "count": 215, "pct": 0.9 }, "remarks_n": 22515 }, "denominators": { "fee_percentages": 22695, "fee_medians_percentiles": 22695, "median_sqft": 22394, "median_pct_price": 22692, "includes_pct": 20993, "flags_pct": 22695, "cut_pct": 23557 }, "by_county": { "Broward": { "active": 8221, "with_fee": 8108, "no_cadence": 8, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 8108, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 113, "n": 7948, "retained_n": 7948, "outliers_dropped": 160, "trim_applied": true, "cuts": { "active": 8221, "cut_count": 3698, "cut_pct": 45.0, "median_cut_pct": 6.9, "median_cut_dollars": 18000, "valid_price_count": 8221, "missing_price_count": 0, "unchanged_count": 4267, "raised_count": 256, "not_below_original_count": 4523, "cut_pct_denominator": 8221, "cut_sample_ok": true, "median_cut_n": 3698 }, "trim_bounds": { "p1": 239.0, "p99": 4738.0 }, "retained_small_sample": false, "retained_below_30": false, "median": 696, "p10": 433, "p25": 539, "p75": 972, "p90": 1503, "min": 239, "max": 4738, "median_sqft": 0.7, "n_sqft": 7863, "median_pct_price": 3.38, "n_pct_price": 7948, "median_list_price": 235000, "median_year_built": 1976, "median_sqft_area": 1028, "over_1000": 1865, "over_1000_pct": 23.5, "under_500": 1498, "under_500_pct": 18.8, "hi_thr": 1000, "lo_thr": 500, "over_hi": 1865, "over_hi_pct": 23.5, "under_lo": 1498, "under_lo_pct": 18.8, "types": { "Condominium": { "count": 7333, "pct": 92.3 }, "StockCooperative": { "count": 275, "pct": 3.5 }, "Townhouse": { "count": 263, "pct": 3.3 }, "Villa": { "count": 46, "pct": 0.6 }, "null": { "count": 18, "pct": 0.2 }, "SingleFamilyResidence": { "count": 13, "pct": 0.2 } }, "regime": { "COA": { "count": 7508, "pct": 94.5 }, "not_recorded": { "count": 361, "pct": 4.5 }, "HOA": { "count": 79, "pct": 1.0 } }, "villa_median": 542, "townhouse_median": 613, "cadence": { "Monthly": { "count": 7228, "pct": 90.9 }, "Quarterly": { "count": 717, "pct": 9.0 }, "SemiAnnually": { "count": 2, "pct": 0.0 }, "Annually": { "count": 1, "pct": 0.0 } }, "stacked": { "count": 143, "pct": 1.8, "median_total": 732, "median_master": 185 }, "bins": [ { "label": "Under $250", "count": 10, "pct": 0.1 }, { "label": "$250 to $500", "count": 1488, "pct": 18.7 }, { "label": "$500 to $750", "count": 3160, "pct": 39.8 }, { "label": "$750 to $1,000", "count": 1425, "pct": 17.9 }, { "label": "$1,000 to $1,500", "count": 1058, "pct": 13.3 }, { "label": "$1,500 to $2,000", "count": 436, "pct": 5.5 }, { "label": "$2,000 and up", "count": 371, "pct": 4.7 } ], "decades": [ { "label": "1950s", "n": 68, "median": 846, "median_sqft": 1.0 }, { "label": "1960s", "n": 1138, "median": 671, "median_sqft": 0.78 }, { "label": "1970s", "n": 3486, "median": 667, "median_sqft": 0.69 }, { "label": "1980s", "n": 1559, "median": 657, "median_sqft": 0.61 }, { "label": "1990s", "n": 398, "median": 612, "median_sqft": 0.54 }, { "label": "2000s", "n": 751, "median": 1053, "median_sqft": 0.9 }, { "label": "2010s", "n": 291, "median": 1541, "median_sqft": 1.37 }, { "label": "2020s", "n": 249, "median": 1817, "median_sqft": 1.24 } ], "bands": [ { "label": "Under $250K", "n": 4289, "median": 597, "median_pct_price": 4.46 }, { "label": "$250K to $500K", "n": 2364, "median": 794, "median_pct_price": 2.84 }, { "label": "$500K to $1M", "n": 829, "median": 1284, "median_pct_price": 2.32 }, { "label": "$1M and up", "n": 466, "median": 2363, "median_pct_price": 1.47 } ], "pre1995": { "n": 6505, "median": 661 }, "post2005": { "n": 1050, "median": 1391 }, "includes": [ { "key": "Water", "label": "Water", "count": 5337, "pct": 70.8 }, { "key": "Trash", "label": "Trash", "count": 5217, "pct": 69.2 }, { "key": "CommonAreas", "label": "Common areas", "count": 5178, "pct": 68.7 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 4541, "pct": 60.2 }, { "key": "Sewer", "label": "Sewer", "count": 4533, "pct": 60.1 }, { "key": "Pools", "label": "Pool", "count": 3991, "pct": 52.9 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 3631, "pct": 48.1 }, { "key": "Insurance", "label": "Building insurance", "count": 3309, "pct": 43.9 }, { "key": "CableTv", "label": "Cable TV", "count": 2859, "pct": 37.9 }, { "key": "Roof", "label": "Roof", "count": 2639, "pct": 35.0 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 2356, "pct": 31.2 }, { "key": "Security", "label": "Security", "count": 2236, "pct": 29.6 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 2212, "pct": 29.3 }, { "key": "Internet", "label": "Internet", "count": 1854, "pct": 24.6 } ], "includes_n": 7542, "flags": { "sa_mentioned": { "count": 873, "pct": 11.0 }, "sa_none_or_paid": { "count": 671, "pct": 8.4 }, "sa_pending": { "count": 118, "pct": 1.5 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 13, "pct": 0.2 }, "milestone": { "count": 609, "pct": 7.7 }, "reserves": { "count": 122, "pct": 1.5 }, "land_lease": { "count": 144, "pct": 1.8 }, "remarks_n": 7875 }, "denominators": { "fee_percentages": 7948, "fee_medians_percentiles": 7948, "median_sqft": 7863, "median_pct_price": 7948, "includes_pct": 7542, "flags_pct": 7948, "cut_pct": 8221 } }, "Martin": { "active": 194, "with_fee": 194, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 194, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 0, "n": 191, "retained_n": 191, "outliers_dropped": 3, "trim_applied": true, "cuts": { "active": 194, "cut_count": 96, "cut_pct": 49.5, "median_cut_pct": 6.7, "median_cut_dollars": 15750, "valid_price_count": 194, "missing_price_count": 0, "unchanged_count": 95, "raised_count": 3, "not_below_original_count": 98, "cut_pct_denominator": 194, "cut_sample_ok": true, "median_cut_n": 96 }, "trim_bounds": { "p1": 263.89, "p99": 5540.02 }, "retained_small_sample": false, "retained_below_30": false, "median": 645, "p10": 450, "p25": 526, "p75": 830, "p90": 1258, "min": 264, "max": 5540, "median_sqft": 0.59, "n_sqft": 191, "median_pct_price": 3.43, "n_pct_price": 191, "median_list_price": 230000, "median_year_built": 1980, "median_sqft_area": 1135, "over_1000": 35, "over_1000_pct": 18.3, "under_500": 37, "under_500_pct": 19.4, "hi_thr": 1000, "lo_thr": 500, "over_hi": 35, "over_hi_pct": 18.3, "under_lo": 37, "under_lo_pct": 19.4, "types": { "Condominium": { "count": 174, "pct": 91.1 }, "Townhouse": { "count": 14, "pct": 7.3 }, "MobileHome": { "count": 2, "pct": 1.0 }, "Villa": { "count": 1, "pct": 0.5 } }, "regime": { "COA": { "count": 150, "pct": 78.5 }, "not_recorded": { "count": 40, "pct": 20.9 }, "HOA": { "count": 1, "pct": 0.5 } }, "villa_median": 536, "townhouse_median": 604, "cadence": { "Monthly": { "count": 178, "pct": 93.2 }, "Quarterly": { "count": 13, "pct": 6.8 } }, "stacked": { "count": 4, "pct": 2.1, "median_total": 1247, "median_master": 598 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 37, "pct": 19.4 }, { "label": "$500 to $750", "count": 84, "pct": 44.0 }, { "label": "$750 to $1,000", "count": 35, "pct": 18.3 }, { "label": "$1,000 to $1,500", "count": 23, "pct": 12.0 }, { "label": "$1,500 to $2,000", "count": 6, "pct": 3.1 }, { "label": "$2,000 and up", "count": 6, "pct": 3.1 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 6, "median": 530, "median_sqft": 0.56 }, { "label": "1970s", "n": 80, "median": 643, "median_sqft": 0.62 }, { "label": "1980s", "n": 76, "median": 656, "median_sqft": 0.57 }, { "label": "1990s", "n": 6, "median": 770, "median_sqft": 0.68 }, { "label": "2000s", "n": 15, "median": 520, "median_sqft": 0.4 }, { "label": "2010s", "n": 2, "median": 531, "median_sqft": 0.27 }, { "label": "2020s", "n": 6, "median": 820, "median_sqft": 0.63 } ], "bands": [ { "label": "Under $250K", "n": 106, "median": 596, "median_pct_price": 4.08 }, { "label": "$250K to $500K", "n": 63, "median": 750, "median_pct_price": 2.69 }, { "label": "$500K to $1M", "n": 15, "median": 987, "median_pct_price": 1.76 }, { "label": "$1M and up", "n": 7, "median": 1208, "median_pct_price": 0.83 } ], "pre1995": { "n": 166, "median": 644 }, "post2005": { "n": 23, "median": 569 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 148, "pct": 79.6 }, { "key": "CableTv", "label": "Cable TV", "count": 140, "pct": 75.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 140, "pct": 75.3 }, { "key": "Trash", "label": "Trash", "count": 122, "pct": 65.6 }, { "key": "Insurance", "label": "Building insurance", "count": 97, "pct": 52.2 }, { "key": "Water", "label": "Water", "count": 90, "pct": 48.4 }, { "key": "Sewer", "label": "Sewer", "count": 83, "pct": 44.6 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 71, "pct": 38.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 60, "pct": 32.3 }, { "key": "Pools", "label": "Pool", "count": 59, "pct": 31.7 }, { "key": "PestControl", "label": "Pest control", "count": 58, "pct": 31.2 }, { "key": "Internet", "label": "Internet", "count": 51, "pct": 27.4 }, { "key": "Roof", "label": "Roof", "count": 49, "pct": 26.3 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 38, "pct": 20.4 } ], "includes_n": 186, "flags": { "sa_mentioned": { "count": 11, "pct": 5.8 }, "sa_none_or_paid": { "count": 7, "pct": 3.7 }, "sa_pending": { "count": 2, "pct": 1.0 }, "capital_contribution": { "count": 2, "pct": 1.0 }, "membership_required": { "count": 7, "pct": 3.7 }, "milestone": { "count": 2, "pct": 1.0 }, "reserves": { "count": 2, "pct": 1.0 }, "land_lease": { "count": 1, "pct": 0.5 }, "remarks_n": 189 }, "denominators": { "fee_percentages": 191, "fee_medians_percentiles": 191, "median_sqft": 191, "median_pct_price": 191, "includes_pct": 186, "flags_pct": 191, "cut_pct": 194 } }, "Miami-Dade": { "active": 10513, "with_fee": 10271, "no_cadence": 1, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 10271, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 242, "n": 10065, "retained_n": 10065, "outliers_dropped": 206, "trim_applied": true, "cuts": { "active": 10513, "cut_count": 3936, "cut_pct": 37.4, "median_cut_pct": 5.7, "median_cut_dollars": 27000, "valid_price_count": 10513, "missing_price_count": 0, "unchanged_count": 6165, "raised_count": 412, "not_below_original_count": 6577, "cut_pct_denominator": 10513, "cut_sample_ok": true, "median_cut_n": 3936 }, "trim_bounds": { "p1": 166.16666666666666, "p99": 9253.3 }, "retained_small_sample": false, "retained_below_30": false, "median": 1034, "p10": 415, "p25": 638, "p75": 1650, "p90": 2748, "min": 167, "max": 9253, "median_sqft": 1.06, "n_sqft": 9860, "median_pct_price": 2.27, "n_pct_price": 10064, "median_list_price": 479000, "median_year_built": 1997, "median_sqft_area": 1064, "over_1000": 5214, "over_1000_pct": 51.8, "under_500": 1586, "under_500_pct": 15.8, "hi_thr": 1000, "lo_thr": 500, "over_hi": 5214, "over_hi_pct": 51.8, "under_lo": 1586, "under_lo_pct": 15.8, "types": { "Condominium": { "count": 9630, "pct": 95.7 }, "Townhouse": { "count": 277, "pct": 2.8 }, "StockCooperative": { "count": 86, "pct": 0.9 }, "null": { "count": 29, "pct": 0.3 }, "MobileHome": { "count": 18, "pct": 0.2 }, "Villa": { "count": 17, "pct": 0.2 }, "SingleFamilyResidence": { "count": 8, "pct": 0.1 } }, "regime": { "COA": { "count": 9228, "pct": 91.7 }, "not_recorded": { "count": 569, "pct": 5.7 }, "HOA": { "count": 268, "pct": 2.7 } }, "villa_median": 397, "townhouse_median": 537, "cadence": { "Monthly": { "count": 9821, "pct": 97.6 }, "Quarterly": { "count": 233, "pct": 2.3 }, "Annually": { "count": 10, "pct": 0.1 }, "SemiAnnually": { "count": 1, "pct": 0.0 } }, "stacked": { "count": 20, "pct": 0.2, "median_total": 1238, "median_master": 232 }, "bins": [ { "label": "Under $250", "count": 167, "pct": 1.7 }, { "label": "$250 to $500", "count": 1419, "pct": 14.1 }, { "label": "$500 to $750", "count": 1609, "pct": 16.0 }, { "label": "$750 to $1,000", "count": 1656, "pct": 16.5 }, { "label": "$1,000 to $1,500", "count": 2241, "pct": 22.3 }, { "label": "$1,500 to $2,000", "count": 1211, "pct": 12.0 }, { "label": "$2,000 and up", "count": 1762, "pct": 17.5 } ], "decades": [ { "label": "1950s", "n": 136, "median": 595, "median_sqft": 0.97 }, { "label": "1960s", "n": 1240, "median": 830, "median_sqft": 1.01 }, { "label": "1970s", "n": 1765, "median": 740, "median_sqft": 0.76 }, { "label": "1980s", "n": 1118, "median": 782, "median_sqft": 0.72 }, { "label": "1990s", "n": 656, "median": 1216, "median_sqft": 0.99 }, { "label": "2000s", "n": 2439, "median": 1297, "median_sqft": 1.16 }, { "label": "2010s", "n": 1332, "median": 1516, "median_sqft": 1.39 }, { "label": "2020s", "n": 1095, "median": 1307, "median_sqft": 1.59 } ], "bands": [ { "label": "Under $250K", "n": 1678, "median": 548, "median_pct_price": 3.51 }, { "label": "$250K to $500K", "n": 3660, "median": 791, "median_pct_price": 2.53 }, { "label": "$500K to $1M", "n": 2624, "median": 1286, "median_pct_price": 2.28 }, { "label": "$1M and up", "n": 2103, "median": 2595, "median_pct_price": 1.42 } ], "pre1995": { "n": 4881, "median": 780 }, "post2005": { "n": 4206, "median": 1350 }, "includes": [ { "key": "Water", "label": "Water", "count": 5510, "pct": 61.7 }, { "key": "CommonAreas", "label": "Common areas", "count": 5400, "pct": 60.5 }, { "key": "Trash", "label": "Trash", "count": 5215, "pct": 58.4 }, { "key": "Sewer", "label": "Sewer", "count": 4398, "pct": 49.2 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 3789, "pct": 42.4 }, { "key": "Security", "label": "Security", "count": 3772, "pct": 42.2 }, { "key": "Pools", "label": "Pool", "count": 3765, "pct": 42.1 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 3728, "pct": 41.7 }, { "key": "CableTv", "label": "Cable TV", "count": 3466, "pct": 38.8 }, { "key": "Insurance", "label": "Building insurance", "count": 2680, "pct": 30.0 }, { "key": "Internet", "label": "Internet", "count": 2650, "pct": 29.7 }, { "key": "HotWater", "label": "Hot water", "count": 2292, "pct": 25.7 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 1550, "pct": 17.4 }, { "key": "PestControl", "label": "Pest control", "count": 1384, "pct": 15.5 } ], "includes_n": 8933, "flags": { "sa_mentioned": { "count": 805, "pct": 8.0 }, "sa_none_or_paid": { "count": 520, "pct": 5.2 }, "sa_pending": { "count": 134, "pct": 1.3 }, "capital_contribution": { "count": 1, "pct": 0.0 }, "membership_required": { "count": 5, "pct": 0.0 }, "milestone": { "count": 463, "pct": 4.6 }, "reserves": { "count": 61, "pct": 0.6 }, "land_lease": { "count": 45, "pct": 0.4 }, "remarks_n": 10050 }, "denominators": { "fee_percentages": 10065, "fee_medians_percentiles": 10065, "median_sqft": 9860, "median_pct_price": 10064, "includes_pct": 8933, "flags_pct": 10065, "cut_pct": 10513 } }, "Palm Beach": { "active": 4308, "with_fee": 4264, "no_cadence": 11, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 4264, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 44, "n": 4178, "retained_n": 4178, "outliers_dropped": 86, "trim_applied": true, "cuts": { "active": 4308, "cut_count": 1920, "cut_pct": 44.6, "median_cut_pct": 6.8, "median_cut_dollars": 20000, "valid_price_count": 4308, "missing_price_count": 0, "unchanged_count": 2275, "raised_count": 113, "not_below_original_count": 2388, "cut_pct_denominator": 4308, "cut_sample_ok": true, "median_cut_n": 1920 }, "trim_bounds": { "p1": 290.6433333333333, "p99": 6453.695699999986 }, "retained_small_sample": false, "retained_below_30": false, "median": 729, "p10": 450, "p25": 564, "p75": 1106, "p90": 1912, "min": 292, "max": 6405, "median_sqft": 0.73, "n_sqft": 4165, "median_pct_price": 3.32, "n_pct_price": 4177, "median_list_price": 249900, "median_year_built": 1980, "median_sqft_area": 1100, "over_1000": 1223, "over_1000_pct": 29.3, "under_500": 640, "under_500_pct": 15.3, "hi_thr": 1000, "lo_thr": 500, "over_hi": 1223, "over_hi_pct": 29.3, "under_lo": 640, "under_lo_pct": 15.3, "types": { "Condominium": { "count": 3813, "pct": 91.3 }, "Villa": { "count": 201, "pct": 4.8 }, "Townhouse": { "count": 119, "pct": 2.8 }, "StockCooperative": { "count": 28, "pct": 0.7 }, "SingleFamilyResidence": { "count": 12, "pct": 0.3 }, "Quadruplex": { "count": 4, "pct": 0.1 }, "ManufacturedHome": { "count": 1, "pct": 0.0 } }, "regime": { "COA": { "count": 3809, "pct": 91.2 }, "not_recorded": { "count": 302, "pct": 7.2 }, "HOA": { "count": 67, "pct": 1.6 } }, "villa_median": 580, "townhouse_median": 735, "cadence": { "Monthly": { "count": 3754, "pct": 89.9 }, "Quarterly": { "count": 421, "pct": 10.1 }, "Annually": { "count": 2, "pct": 0.0 }, "SemiAnnually": { "count": 1, "pct": 0.0 } }, "stacked": { "count": 171, "pct": 4.1, "median_total": 1039, "median_master": 320 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 640, "pct": 15.3 }, { "label": "$500 to $750", "count": 1536, "pct": 36.8 }, { "label": "$750 to $1,000", "count": 779, "pct": 18.6 }, { "label": "$1,000 to $1,500", "count": 521, "pct": 12.5 }, { "label": "$1,500 to $2,000", "count": 310, "pct": 7.4 }, { "label": "$2,000 and up", "count": 392, "pct": 9.4 } ], "decades": [ { "label": "1950s", "n": 19, "median": 836, "median_sqft": 1.44 }, { "label": "1960s", "n": 259, "median": 725, "median_sqft": 0.86 }, { "label": "1970s", "n": 1648, "median": 685, "median_sqft": 0.77 }, { "label": "1980s", "n": 1411, "median": 711, "median_sqft": 0.64 }, { "label": "1990s", "n": 217, "median": 831, "median_sqft": 0.67 }, { "label": "2000s", "n": 399, "median": 814, "median_sqft": 0.64 }, { "label": "2010s", "n": 57, "median": 1688, "median_sqft": 1.04 }, { "label": "2020s", "n": 160, "median": 2559, "median_sqft": 1.17 } ], "bands": [ { "label": "Under $250K", "n": 2103, "median": 610, "median_pct_price": 4.67 }, { "label": "$250K to $500K", "n": 1089, "median": 771, "median_pct_price": 2.74 }, { "label": "$500K to $1M", "n": 494, "median": 1400, "median_pct_price": 2.34 }, { "label": "$1M and up", "n": 492, "median": 2409, "median_pct_price": 1.39 } ], "pre1995": { "n": 3503, "median": 700 }, "post2005": { "n": 425, "median": 1571 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 3205, "pct": 79.5 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 3006, "pct": 74.6 }, { "key": "CableTv", "label": "Cable TV", "count": 2671, "pct": 66.3 }, { "key": "Trash", "label": "Trash", "count": 2619, "pct": 65.0 }, { "key": "Water", "label": "Water", "count": 2484, "pct": 61.6 }, { "key": "Insurance", "label": "Building insurance", "count": 2411, "pct": 59.8 }, { "key": "Sewer", "label": "Sewer", "count": 2027, "pct": 50.3 }, { "key": "Security", "label": "Security", "count": 1660, "pct": 41.2 }, { "key": "Pools", "label": "Pool", "count": 1469, "pct": 36.5 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 1298, "pct": 32.2 }, { "key": "Internet", "label": "Internet", "count": 1215, "pct": 30.1 }, { "key": "PestControl", "label": "Pest control", "count": 1204, "pct": 29.9 }, { "key": "Roof", "label": "Roof", "count": 1178, "pct": 29.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 1041, "pct": 25.8 } ], "includes_n": 4030, "flags": { "sa_mentioned": { "count": 304, "pct": 7.3 }, "sa_none_or_paid": { "count": 249, "pct": 6.0 }, "sa_pending": { "count": 27, "pct": 0.6 }, "capital_contribution": { "count": 30, "pct": 0.7 }, "membership_required": { "count": 83, "pct": 2.0 }, "milestone": { "count": 95, "pct": 2.3 }, "reserves": { "count": 46, "pct": 1.1 }, "land_lease": { "count": 24, "pct": 0.6 }, "remarks_n": 4097 }, "denominators": { "fee_percentages": 4178, "fee_medians_percentiles": 4178, "median_sqft": 4165, "median_pct_price": 4177, "includes_pct": 4030, "flags_pct": 4178, "cut_pct": 4308 } }, "St Lucie": { "active": 321, "with_fee": 320, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 320, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 1, "n": 312, "retained_n": 312, "outliers_dropped": 8, "trim_applied": true, "cuts": { "active": 321, "cut_count": 140, "cut_pct": 43.6, "median_cut_pct": 5.9, "median_cut_dollars": 15950, "valid_price_count": 321, "missing_price_count": 0, "unchanged_count": 177, "raised_count": 4, "not_below_original_count": 181, "cut_pct_denominator": 321, "cut_sample_ok": true, "median_cut_n": 140 }, "trim_bounds": { "p1": 255.95, "p99": 4426.955400000001 }, "retained_small_sample": false, "retained_below_30": false, "median": 792, "p10": 421, "p25": 542, "p75": 1089, "p90": 1570, "min": 260, "max": 4231, "median_sqft": 0.6, "n_sqft": 312, "median_pct_price": 2.99, "n_pct_price": 312, "median_list_price": 298250, "median_year_built": 1985, "median_sqft_area": 1228, "over_1000": 89, "over_1000_pct": 28.5, "under_500": 63, "under_500_pct": 20.2, "hi_thr": 1000, "lo_thr": 500, "over_hi": 89, "over_hi_pct": 28.5, "under_lo": 63, "under_lo_pct": 20.2, "types": { "Condominium": { "count": 300, "pct": 96.2 }, "SingleFamilyResidence": { "count": 4, "pct": 1.3 }, "Villa": { "count": 3, "pct": 1.0 }, "ManufacturedHome": { "count": 2, "pct": 0.6 }, "Townhouse": { "count": 1, "pct": 0.3 }, "StockCooperative": { "count": 1, "pct": 0.3 }, "MobileHome": { "count": 1, "pct": 0.3 } }, "regime": { "not_recorded": { "count": 179, "pct": 57.4 }, "COA": { "count": 123, "pct": 39.4 }, "HOA": { "count": 10, "pct": 3.2 } }, "villa_median": 479, "townhouse_median": 500, "cadence": { "Monthly": { "count": 277, "pct": 88.8 }, "Quarterly": { "count": 35, "pct": 11.2 } }, "stacked": { "count": 25, "pct": 8.0, "median_total": 1155, "median_master": 333 }, "bins": [ { "label": "Under $250", "count": 0, "pct": 0.0 }, { "label": "$250 to $500", "count": 63, "pct": 20.2 }, { "label": "$500 to $750", "count": 79, "pct": 25.3 }, { "label": "$750 to $1,000", "count": 81, "pct": 26.0 }, { "label": "$1,000 to $1,500", "count": 56, "pct": 17.9 }, { "label": "$1,500 to $2,000", "count": 17, "pct": 5.4 }, { "label": "$2,000 and up", "count": 16, "pct": 5.1 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 64, "median": 764, "median_sqft": 0.81 }, { "label": "1980s", "n": 137, "median": 727, "median_sqft": 0.61 }, { "label": "1990s", "n": 34, "median": 902, "median_sqft": 0.7 }, { "label": "2000s", "n": 67, "median": 808, "median_sqft": 0.45 }, { "label": "2010s", "n": 3, "median": 419, "median_sqft": 0.48 }, { "label": "2020s", "n": 7, "median": 2000, "median_sqft": 0.65 } ], "bands": [ { "label": "Under $250K", "n": 134, "median": 558, "median_pct_price": 4.14 }, { "label": "$250K to $500K", "n": 125, "median": 894, "median_pct_price": 2.77 }, { "label": "$500K to $1M", "n": 40, "median": 1158, "median_pct_price": 2.03 }, { "label": "$1M and up", "n": 13, "median": 2000, "median_pct_price": 1.44 } ], "pre1995": { "n": 220, "median": 751 }, "post2005": { "n": 56, "median": 860 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 255, "pct": 83.9 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 229, "pct": 75.3 }, { "key": "Water", "label": "Water", "count": 224, "pct": 73.7 }, { "key": "Trash", "label": "Trash", "count": 220, "pct": 72.4 }, { "key": "Sewer", "label": "Sewer", "count": 210, "pct": 69.1 }, { "key": "CableTv", "label": "Cable TV", "count": 190, "pct": 62.5 }, { "key": "Insurance", "label": "Building insurance", "count": 165, "pct": 54.3 }, { "key": "Pools", "label": "Pool", "count": 139, "pct": 45.7 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 136, "pct": 44.7 }, { "key": "Internet", "label": "Internet", "count": 132, "pct": 43.4 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 122, "pct": 40.1 }, { "key": "Security", "label": "Security", "count": 118, "pct": 38.8 }, { "key": "Roof", "label": "Roof", "count": 92, "pct": 30.3 }, { "key": "PestControl", "label": "Pest control", "count": 82, "pct": 27.0 } ], "includes_n": 304, "flags": { "sa_mentioned": { "count": 19, "pct": 6.1 }, "sa_none_or_paid": { "count": 17, "pct": 5.4 }, "sa_pending": { "count": 2, "pct": 0.6 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 2, "pct": 0.6 }, "milestone": { "count": 17, "pct": 5.4 }, "reserves": { "count": 9, "pct": 2.9 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 308 }, "denominators": { "fee_percentages": 312, "fee_medians_percentiles": 312, "median_sqft": 312, "median_pct_price": 312, "includes_pct": 304, "flags_pct": 312, "cut_pct": 321 } } }, "series": [ { "date": "2026-09-07", "median": 800, "p25": 569, "p75": 1294, "n": 22695, "median_sqft": 0.82, "sa_pending_pct": 1.2 } ] }, "tiers": null }, "figure_changes": [ { "field": "region.bands[0].n", "before": 8338, "after": 8339, "before_present": true, "after_present": true }, { "field": "region.bands[3].median", "before": 2496, "after": 2494, "before_present": true, "after_present": true }, { "field": "region.bands[3].n", "before": 3072, "after": 3071, "before_present": true, "after_present": true }, { "field": "region.bins[0].count", "before": 159, "after": 160, "before_present": true, "after_present": true }, { "field": "region.bins[1].count", "before": 3668, "after": 3667, "before_present": true, "after_present": true }, { "field": "region.bins[2].count", "before": 6467, "after": 6468, "before_present": true, "after_present": true }, { "field": "region.bins[6].count", "before": 2546, "after": 2545, "before_present": true, "after_present": true }, { "field": "region.by_county.Broward.active", "before": 8219, "after": 8221, "before_present": true, "after_present": true }, { "field": "region.by_county.Broward.bands[0].label", "before": null, "after": "Under $250K", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[0].median", "before": null, "after": 597, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[0].median_pct_price", "before": null, "after": 4.46, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[0].n", "before": null, "after": 4289, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[1].label", "before": null, "after": "$250K to $500K", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[1].median", "before": null, "after": 794, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[1].median_pct_price", "before": null, "after": 2.84, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[1].n", "before": null, "after": 2364, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[2].label", "before": null, "after": "$500K to $1M", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[2].median", "before": null, "after": 1284, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[2].median_pct_price", "before": null, "after": 2.32, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[2].n", "before": null, "after": 829, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[3].label", "before": null, "after": "$1M and up", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[3].median", "before": null, "after": 2363, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[3].median_pct_price", "before": null, "after": 1.47, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[3].n", "before": null, "after": 466, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[0].count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[0].label", "before": null, "after": "Under $250", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[0].pct", "before": null, "after": 0.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[1].count", "before": null, "after": 1488, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[1].label", "before": null, "after": "$250 to $500", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[1].pct", "before": null, "after": 18.7, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[2].count", "before": null, "after": 3160, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[2].label", "before": null, "after": "$500 to $750", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[2].pct", "before": null, "after": 39.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[3].count", "before": null, "after": 1425, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[3].label", "before": null, "after": "$750 to $1,000", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[3].pct", "before": null, "after": 17.9, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[4].count", "before": null, "after": 1058, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[4].label", "before": null, "after": "$1,000 to $1,500", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[4].pct", "before": null, "after": 13.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[5].count", "before": null, "after": 436, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[5].label", "before": null, "after": "$1,500 to $2,000", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[5].pct", "before": null, "after": 5.5, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[6].count", "before": null, "after": 371, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[6].label", "before": null, "after": "$2,000 and up", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[6].pct", "before": null, "after": 4.7, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cadence.Annually.count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cadence.Annually.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cadence.Monthly.count", "before": null, "after": 7228, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cadence.Monthly.pct", "before": null, "after": 90.9, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cadence.Quarterly.count", "before": null, "after": 717, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cadence.Quarterly.pct", "before": null, "after": 9.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cadence.SemiAnnually.count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cadence.SemiAnnually.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cuts.active", "before": 8219, "after": 8221, "before_present": true, "after_present": true }, { "field": "region.by_county.Broward.cuts.cut_pct_denominator", "before": null, "after": 8221, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cuts.median_cut_n", "before": null, "after": 3698, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cuts.not_below_original_count", "before": null, "after": 4523, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cuts.raised_count", "before": null, "after": 256, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cuts.unchanged_count", "before": null, "after": 4267, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cuts.valid_price_count", "before": null, "after": 8221, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[0].label", "before": null, "after": "1950s", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[0].median", "before": null, "after": 846, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[0].median_sqft", "before": null, "after": 1.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[0].n", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[1].label", "before": null, "after": "1960s", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[1].median", "before": null, "after": 671, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[1].median_sqft", "before": null, "after": 0.78, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[1].n", "before": null, "after": 1138, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[2].label", "before": null, "after": "1970s", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[2].median", "before": null, "after": 667, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[2].median_sqft", "before": null, "after": 0.69, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[2].n", "before": null, "after": 3486, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[3].label", "before": null, "after": "1980s", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[3].median", "before": null, "after": 657, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[3].median_sqft", "before": null, "after": 0.61, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[3].n", "before": null, "after": 1559, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[4].label", "before": null, "after": "1990s", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[4].median", "before": null, "after": 612, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[4].median_sqft", "before": null, "after": 0.54, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[4].n", "before": null, "after": 398, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[5].label", "before": null, "after": "2000s", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[5].median", "before": null, "after": 1053, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[5].median_sqft", "before": null, "after": 0.9, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[5].n", "before": null, "after": 751, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[6].label", "before": null, "after": "2010s", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[6].median", "before": null, "after": 1541, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[6].median_sqft", "before": null, "after": 1.37, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[6].n", "before": null, "after": 291, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[7].label", "before": null, "after": "2020s", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[7].median", "before": null, "after": 1817, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[7].median_sqft", "before": null, "after": 1.24, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[7].n", "before": null, "after": 249, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.denominators.cut_pct", "before": null, "after": 8221, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.denominators.fee_medians_percentiles", "before": null, "after": 7948, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.denominators.fee_percentages", "before": null, "after": 7948, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.denominators.flags_pct", "before": null, "after": 7948, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.denominators.includes_pct", "before": null, "after": 7542, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.denominators.median_pct_price", "before": null, "after": 7948, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.denominators.median_sqft", "before": null, "after": 7863, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.eligibility_n", "before": null, "after": 8108, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.capital_contribution.count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.capital_contribution.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.land_lease.count", "before": null, "after": 144, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.land_lease.pct", "before": null, "after": 1.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.membership_required.count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.membership_required.pct", "before": null, "after": 0.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.milestone.count", "before": null, "after": 609, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.milestone.pct", "before": null, "after": 7.7, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.remarks_n", "before": null, "after": 7875, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.reserves.count", "before": null, "after": 122, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.reserves.pct", "before": null, "after": 1.5, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.sa_mentioned.count", "before": null, "after": 873, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.sa_mentioned.pct", "before": null, "after": 11.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.sa_none_or_paid.count", "before": null, "after": 671, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.sa_none_or_paid.pct", "before": null, "after": 8.4, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.sa_pending.count", "before": null, "after": 118, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.sa_pending.pct", "before": null, "after": 1.5, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.hi_thr", "before": null, "after": 1000, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[0].count", "before": null, "after": 5337, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[0].key", "before": null, "after": "Water", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[0].label", "before": null, "after": "Water", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[0].pct", "before": null, "after": 70.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[10].count", "before": null, "after": 2356, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[10].key", "before": null, "after": "RecreationFacilities", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[10].label", "before": null, "after": "Recreation facilities", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[10].pct", "before": null, "after": 31.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[11].count", "before": null, "after": 2236, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[11].key", "before": null, "after": "Security", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[11].label", "before": null, "after": "Security", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[11].pct", "before": null, "after": 29.6, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[12].count", "before": null, "after": 2212, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[12].key", "before": null, "after": "ReserveFund", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[12].label", "before": null, "after": "Reserve fund", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[12].pct", "before": null, "after": 29.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[13].count", "before": null, "after": 1854, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[13].key", "before": null, "after": "Internet", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[13].label", "before": null, "after": "Internet", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[13].pct", "before": null, "after": 24.6, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[1].count", "before": null, "after": 5217, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[1].key", "before": null, "after": "Trash", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[1].label", "before": null, "after": "Trash", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[1].pct", "before": null, "after": 69.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[2].count", "before": null, "after": 5178, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[2].key", "before": null, "after": "CommonAreas", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[2].label", "before": null, "after": "Common areas", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[2].pct", "before": null, "after": 68.7, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[3].count", "before": null, "after": 4541, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[3].key", "before": null, "after": "MaintenanceGrounds", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[3].label", "before": null, "after": "Grounds", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[3].pct", "before": null, "after": 60.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[4].count", "before": null, "after": 4533, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[4].key", "before": null, "after": "Sewer", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[4].label", "before": null, "after": "Sewer", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[4].pct", "before": null, "after": 60.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[5].count", "before": null, "after": 3991, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[5].key", "before": null, "after": "Pools", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[5].label", "before": null, "after": "Pool", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[5].pct", "before": null, "after": 52.9, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[6].count", "before": null, "after": 3631, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[6].key", "before": null, "after": "MaintenanceStructure", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[6].label", "before": null, "after": "Structure maintenance", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[6].pct", "before": null, "after": 48.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[7].count", "before": null, "after": 3309, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[7].key", "before": null, "after": "Insurance", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[7].label", "before": null, "after": "Building insurance", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[7].pct", "before": null, "after": 43.9, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[8].count", "before": null, "after": 2859, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[8].key", "before": null, "after": "CableTv", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[8].label", "before": null, "after": "Cable TV", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[8].pct", "before": null, "after": 37.9, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[9].count", "before": null, "after": 2639, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[9].key", "before": null, "after": "Roof", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[9].label", "before": null, "after": "Roof", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[9].pct", "before": null, "after": 35.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes_n", "before": null, "after": 7542, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.lo_thr", "before": null, "after": 500, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.max", "before": null, "after": 4738, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.median_list_price", "before": null, "after": 235000, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.median_pct_price", "before": null, "after": 3.38, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.median_sqft_area", "before": null, "after": 1028, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.median_year_built", "before": null, "after": 1976, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.min", "before": null, "after": 239, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.missing_or_unusable_fee_count", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.n", "before": 7946, "after": 7948, "before_present": true, "after_present": true }, { "field": "region.by_county.Broward.n_pct_price", "before": null, "after": 7948, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.n_sqft", "before": null, "after": 7863, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.no_cadence", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.outliers_dropped", "before": null, "after": 160, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.over_1000", "before": null, "after": 1865, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.over_hi", "before": null, "after": 1865, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.p10", "before": null, "after": 433, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.p75", "before": 973, "after": 972, "before_present": true, "after_present": true }, { "field": "region.by_county.Broward.p90", "before": null, "after": 1503, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.post2005.median", "before": null, "after": 1391, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.post2005.n", "before": null, "after": 1050, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.pre1995.median", "before": null, "after": 661, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.pre1995.n", "before": null, "after": 6505, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.regime.COA.count", "before": 7506, "after": 7508, "before_present": true, "after_present": true }, { "field": "region.by_county.Broward.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.retained_n", "before": null, "after": 7948, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.stacked.count", "before": null, "after": 143, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.stacked.median_master", "before": null, "after": 185, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.stacked.median_total", "before": null, "after": 732, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.stacked.pct", "before": null, "after": 1.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.trim_bounds.p1", "before": null, "after": 239.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.trim_bounds.p99", "before": null, "after": 4738.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.types.Condominium.count", "before": 7331, "after": 7333, "before_present": true, "after_present": true }, { "field": "region.by_county.Broward.under_500", "before": null, "after": 1498, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.under_500_pct", "before": null, "after": 18.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.under_lo", "before": null, "after": 1498, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.under_lo_pct", "before": 18.9, "after": 18.8, "before_present": true, "after_present": true }, { "field": "region.by_county.Broward.with_fee", "before": null, "after": 8108, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[0].label", "before": null, "after": "Under $250K", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[0].median", "before": null, "after": 596, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[0].median_pct_price", "before": null, "after": 4.08, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[0].n", "before": null, "after": 106, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[1].label", "before": null, "after": "$250K to $500K", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[1].median", "before": null, "after": 750, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[1].median_pct_price", "before": null, "after": 2.69, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[1].n", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[2].label", "before": null, "after": "$500K to $1M", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[2].median", "before": null, "after": 987, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[2].median_pct_price", "before": null, "after": 1.76, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[2].n", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[3].label", "before": null, "after": "$1M and up", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[3].median", "before": null, "after": 1208, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[3].median_pct_price", "before": null, "after": 0.83, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[3].n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[0].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[0].label", "before": null, "after": "Under $250", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[0].pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[1].count", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[1].label", "before": null, "after": "$250 to $500", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[1].pct", "before": null, "after": 19.4, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[2].count", "before": null, "after": 84, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[2].label", "before": null, "after": "$500 to $750", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[2].pct", "before": null, "after": 44.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[3].count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[3].label", "before": null, "after": "$750 to $1,000", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[3].pct", "before": null, "after": 18.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[4].count", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[4].label", "before": null, "after": "$1,000 to $1,500", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[4].pct", "before": null, "after": 12.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[5].count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[5].label", "before": null, "after": "$1,500 to $2,000", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[5].pct", "before": null, "after": 3.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[6].count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[6].label", "before": null, "after": "$2,000 and up", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[6].pct", "before": null, "after": 3.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.cadence.Monthly.count", "before": null, "after": 178, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.cadence.Monthly.pct", "before": null, "after": 93.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.cadence.Quarterly.count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.cadence.Quarterly.pct", "before": null, "after": 6.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.cuts.cut_pct_denominator", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.cuts.median_cut_n", "before": null, "after": 96, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.cuts.not_below_original_count", "before": null, "after": 98, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.cuts.raised_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.cuts.unchanged_count", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.cuts.valid_price_count", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[0].label", "before": null, "after": "1950s", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[0].median", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[0].median_sqft", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[0].n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[1].label", "before": null, "after": "1960s", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[1].median", "before": null, "after": 530, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[1].median_sqft", "before": null, "after": 0.56, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[1].n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[2].label", "before": null, "after": "1970s", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[2].median", "before": null, "after": 643, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[2].median_sqft", "before": null, "after": 0.62, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[2].n", "before": null, "after": 80, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[3].label", "before": null, "after": "1980s", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[3].median", "before": null, "after": 656, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[3].median_sqft", "before": null, "after": 0.57, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[3].n", "before": null, "after": 76, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[4].label", "before": null, "after": "1990s", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[4].median", "before": null, "after": 770, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[4].median_sqft", "before": null, "after": 0.68, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[4].n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[5].label", "before": null, "after": "2000s", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[5].median", "before": null, "after": 520, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[5].median_sqft", "before": null, "after": 0.4, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[5].n", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[6].label", "before": null, "after": "2010s", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[6].median", "before": null, "after": 531, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[6].median_sqft", "before": null, "after": 0.27, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[6].n", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[7].label", "before": null, "after": "2020s", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[7].median", "before": null, "after": 820, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[7].median_sqft", "before": null, "after": 0.63, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[7].n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.denominators.cut_pct", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.denominators.fee_medians_percentiles", "before": null, "after": 191, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.denominators.fee_percentages", "before": null, "after": 191, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.denominators.flags_pct", "before": null, "after": 191, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.denominators.includes_pct", "before": null, "after": 186, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.denominators.median_pct_price", "before": null, "after": 191, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.denominators.median_sqft", "before": null, "after": 191, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.eligibility_n", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.capital_contribution.count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.capital_contribution.pct", "before": null, "after": 1.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.land_lease.count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.land_lease.pct", "before": null, "after": 0.5, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.membership_required.count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.membership_required.pct", "before": null, "after": 3.7, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.milestone.count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.milestone.pct", "before": null, "after": 1.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.remarks_n", "before": null, "after": 189, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.reserves.count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.reserves.pct", "before": null, "after": 1.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.sa_mentioned.count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.sa_mentioned.pct", "before": null, "after": 5.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.sa_none_or_paid.count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.sa_none_or_paid.pct", "before": null, "after": 3.7, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.sa_pending.count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.sa_pending.pct", "before": null, "after": 1.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.hi_thr", "before": null, "after": 1000, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[0].count", "before": null, "after": 148, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[0].key", "before": null, "after": "CommonAreas", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[0].label", "before": null, "after": "Common areas", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[0].pct", "before": null, "after": 79.6, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[10].count", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[10].key", "before": null, "after": "PestControl", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[10].label", "before": null, "after": "Pest control", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[10].pct", "before": null, "after": 31.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[11].count", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[11].key", "before": null, "after": "Internet", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[11].label", "before": null, "after": "Internet", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[11].pct", "before": null, "after": 27.4, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[12].count", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[12].key", "before": null, "after": "Roof", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[12].label", "before": null, "after": "Roof", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[12].pct", "before": null, "after": 26.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[13].count", "before": null, "after": 38, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[13].key", "before": null, "after": "MaintenanceStructure", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[13].label", "before": null, "after": "Structure maintenance", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[13].pct", "before": null, "after": 20.4, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[1].count", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[1].key", "before": null, "after": "CableTv", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[1].label", "before": null, "after": "Cable TV", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[1].pct", "before": null, "after": 75.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[2].count", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[2].key", "before": null, "after": "MaintenanceGrounds", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[2].label", "before": null, "after": "Grounds", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[2].pct", "before": null, "after": 75.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[3].count", "before": null, "after": 122, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[3].key", "before": null, "after": "Trash", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[3].label", "before": null, "after": "Trash", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[3].pct", "before": null, "after": 65.6, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[4].count", "before": null, "after": 97, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[4].key", "before": null, "after": "Insurance", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[4].label", "before": null, "after": "Building insurance", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[4].pct", "before": null, "after": 52.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[5].count", "before": null, "after": 90, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[5].key", "before": null, "after": "Water", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[5].label", "before": null, "after": "Water", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[5].pct", "before": null, "after": 48.4, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[6].count", "before": null, "after": 83, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[6].key", "before": null, "after": "Sewer", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[6].label", "before": null, "after": "Sewer", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[6].pct", "before": null, "after": 44.6, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[7].count", "before": null, "after": 71, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[7].key", "before": null, "after": "RecreationFacilities", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[7].label", "before": null, "after": "Recreation facilities", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[7].pct", "before": null, "after": 38.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[8].count", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[8].key", "before": null, "after": "ReserveFund", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[8].label", "before": null, "after": "Reserve fund", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[8].pct", "before": null, "after": 32.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[9].count", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[9].key", "before": null, "after": "Pools", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[9].label", "before": null, "after": "Pool", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[9].pct", "before": null, "after": 31.7, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes_n", "before": null, "after": 186, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.lo_thr", "before": null, "after": 500, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.max", "before": null, "after": 5540, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.median_list_price", "before": null, "after": 230000, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.median_pct_price", "before": null, "after": 3.43, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.median_sqft_area", "before": null, "after": 1135, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.median_year_built", "before": null, "after": 1980, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.min", "before": null, "after": 264, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.missing_or_unusable_fee_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.n_pct_price", "before": null, "after": 191, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.n_sqft", "before": null, "after": 191, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.no_cadence", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.outliers_dropped", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.over_1000", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.over_hi", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.p10", "before": null, "after": 450, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.p90", "before": null, "after": 1258, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.post2005.median", "before": null, "after": 569, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.post2005.n", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.pre1995.median", "before": null, "after": 644, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.pre1995.n", "before": null, "after": 166, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.retained_n", "before": null, "after": 191, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.stacked.count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.stacked.median_master", "before": null, "after": 598, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.stacked.median_total", "before": null, "after": 1247, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.stacked.pct", "before": null, "after": 2.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.trim_bounds.p1", "before": null, "after": 263.89, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.trim_bounds.p99", "before": null, "after": 5540.02, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.under_500", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.under_500_pct", "before": null, "after": 19.4, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.under_lo", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.with_fee", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.active", "before": 10515, "after": 10513, "before_present": true, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[0].label", "before": null, "after": "Under $250K", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[0].median", "before": null, "after": 548, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[0].median_pct_price", "before": null, "after": 3.51, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[0].n", "before": null, "after": 1678, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[1].label", "before": null, "after": "$250K to $500K", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[1].median", "before": null, "after": 791, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[1].median_pct_price", "before": null, "after": 2.53, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[1].n", "before": null, "after": 3660, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[2].label", "before": null, "after": "$500K to $1M", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[2].median", "before": null, "after": 1286, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[2].median_pct_price", "before": null, "after": 2.28, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[2].n", "before": null, "after": 2624, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[3].label", "before": null, "after": "$1M and up", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[3].median", "before": null, "after": 2595, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[3].median_pct_price", "before": null, "after": 1.42, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[3].n", "before": null, "after": 2103, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[0].count", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[0].label", "before": null, "after": "Under $250", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[0].pct", "before": null, "after": 1.7, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[1].count", "before": null, "after": 1419, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[1].label", "before": null, "after": "$250 to $500", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[1].pct", "before": null, "after": 14.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[2].count", "before": null, "after": 1609, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[2].label", "before": null, "after": "$500 to $750", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[2].pct", "before": null, "after": 16.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[3].count", "before": null, "after": 1656, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[3].label", "before": null, "after": "$750 to $1,000", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[3].pct", "before": null, "after": 16.5, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[4].count", "before": null, "after": 2241, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[4].label", "before": null, "after": "$1,000 to $1,500", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[4].pct", "before": null, "after": 22.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[5].count", "before": null, "after": 1211, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[5].label", "before": null, "after": "$1,500 to $2,000", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[5].pct", "before": null, "after": 12.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[6].count", "before": null, "after": 1762, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[6].label", "before": null, "after": "$2,000 and up", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[6].pct", "before": null, "after": 17.5, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cadence.Annually.count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cadence.Annually.pct", "before": null, "after": 0.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cadence.Monthly.count", "before": null, "after": 9821, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cadence.Monthly.pct", "before": null, "after": 97.6, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cadence.Quarterly.count", "before": null, "after": 233, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cadence.Quarterly.pct", "before": null, "after": 2.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cadence.SemiAnnually.count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cadence.SemiAnnually.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cuts.active", "before": 10515, "after": 10513, "before_present": true, "after_present": true }, { "field": "region.by_county.Miami-Dade.cuts.cut_count", "before": 3937, "after": 3936, "before_present": true, "after_present": true }, { "field": "region.by_county.Miami-Dade.cuts.cut_pct_denominator", "before": null, "after": 10513, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cuts.median_cut_n", "before": null, "after": 3936, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cuts.not_below_original_count", "before": null, "after": 6577, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cuts.raised_count", "before": null, "after": 412, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cuts.unchanged_count", "before": null, "after": 6165, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cuts.valid_price_count", "before": null, "after": 10513, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[0].label", "before": null, "after": "1950s", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[0].median", "before": null, "after": 595, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[0].median_sqft", "before": null, "after": 0.97, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[0].n", "before": null, "after": 136, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[1].label", "before": null, "after": "1960s", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[1].median", "before": null, "after": 830, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[1].median_sqft", "before": null, "after": 1.01, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[1].n", "before": null, "after": 1240, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[2].label", "before": null, "after": "1970s", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[2].median", "before": null, "after": 740, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[2].median_sqft", "before": null, "after": 0.76, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[2].n", "before": null, "after": 1765, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[3].label", "before": null, "after": "1980s", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[3].median", "before": null, "after": 782, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[3].median_sqft", "before": null, "after": 0.72, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[3].n", "before": null, "after": 1118, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[4].label", "before": null, "after": "1990s", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[4].median", "before": null, "after": 1216, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[4].median_sqft", "before": null, "after": 0.99, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[4].n", "before": null, "after": 656, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[5].label", "before": null, "after": "2000s", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[5].median", "before": null, "after": 1297, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[5].median_sqft", "before": null, "after": 1.16, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[5].n", "before": null, "after": 2439, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[6].label", "before": null, "after": "2010s", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[6].median", "before": null, "after": 1516, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[6].median_sqft", "before": null, "after": 1.39, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[6].n", "before": null, "after": 1332, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[7].label", "before": null, "after": "2020s", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[7].median", "before": null, "after": 1307, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[7].median_sqft", "before": null, "after": 1.59, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[7].n", "before": null, "after": 1095, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.denominators.cut_pct", "before": null, "after": 10513, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.denominators.fee_medians_percentiles", "before": null, "after": 10065, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.denominators.fee_percentages", "before": null, "after": 10065, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.denominators.flags_pct", "before": null, "after": 10065, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.denominators.includes_pct", "before": null, "after": 8933, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.denominators.median_pct_price", "before": null, "after": 10064, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.denominators.median_sqft", "before": null, "after": 9860, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.eligibility_n", "before": null, "after": 10271, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.capital_contribution.count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.capital_contribution.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.land_lease.count", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.land_lease.pct", "before": null, "after": 0.4, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.membership_required.count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.membership_required.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.milestone.count", "before": null, "after": 463, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.milestone.pct", "before": null, "after": 4.6, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.remarks_n", "before": null, "after": 10050, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.reserves.count", "before": null, "after": 61, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.reserves.pct", "before": null, "after": 0.6, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.sa_mentioned.count", "before": null, "after": 805, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.sa_mentioned.pct", "before": null, "after": 8.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.sa_none_or_paid.count", "before": null, "after": 520, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.sa_none_or_paid.pct", "before": null, "after": 5.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.sa_pending.count", "before": null, "after": 134, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.sa_pending.pct", "before": null, "after": 1.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.hi_thr", "before": null, "after": 1000, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[0].count", "before": null, "after": 5510, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[0].key", "before": null, "after": "Water", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[0].label", "before": null, "after": "Water", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[0].pct", "before": null, "after": 61.7, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[10].count", "before": null, "after": 2650, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[10].key", "before": null, "after": "Internet", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[10].label", "before": null, "after": "Internet", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[10].pct", "before": null, "after": 29.7, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[11].count", "before": null, "after": 2292, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[11].key", "before": null, "after": "HotWater", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[11].label", "before": null, "after": "Hot water", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[11].pct", "before": null, "after": 25.7, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[12].count", "before": null, "after": 1550, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[12].key", "before": null, "after": "RecreationFacilities", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[12].label", "before": null, "after": "Recreation facilities", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[12].pct", "before": null, "after": 17.4, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[13].count", "before": null, "after": 1384, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[13].key", "before": null, "after": "PestControl", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[13].label", "before": null, "after": "Pest control", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[13].pct", "before": null, "after": 15.5, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[1].count", "before": null, "after": 5400, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[1].key", "before": null, "after": "CommonAreas", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[1].label", "before": null, "after": "Common areas", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[1].pct", "before": null, "after": 60.5, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[2].count", "before": null, "after": 5215, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[2].key", "before": null, "after": "Trash", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[2].label", "before": null, "after": "Trash", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[2].pct", "before": null, "after": 58.4, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[3].count", "before": null, "after": 4398, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[3].key", "before": null, "after": "Sewer", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[3].label", "before": null, "after": "Sewer", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[3].pct", "before": null, "after": 49.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[4].count", "before": null, "after": 3789, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[4].key", "before": null, "after": "MaintenanceGrounds", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[4].label", "before": null, "after": "Grounds", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[4].pct", "before": null, "after": 42.4, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[5].count", "before": null, "after": 3772, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[5].key", "before": null, "after": "Security", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[5].label", "before": null, "after": "Security", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[5].pct", "before": null, "after": 42.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[6].count", "before": null, "after": 3765, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[6].key", "before": null, "after": "Pools", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[6].label", "before": null, "after": "Pool", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[6].pct", "before": null, "after": 42.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[7].count", "before": null, "after": 3728, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[7].key", "before": null, "after": "MaintenanceStructure", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[7].label", "before": null, "after": "Structure maintenance", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[7].pct", "before": null, "after": 41.7, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[8].count", "before": null, "after": 3466, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[8].key", "before": null, "after": "CableTv", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[8].label", "before": null, "after": "Cable TV", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[8].pct", "before": null, "after": 38.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[9].count", "before": null, "after": 2680, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[9].key", "before": null, "after": "Insurance", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[9].label", "before": null, "after": "Building insurance", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[9].pct", "before": null, "after": 30.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes_n", "before": null, "after": 8933, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.lo_thr", "before": null, "after": 500, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.max", "before": null, "after": 9253, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.median_list_price", "before": null, "after": 479000, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.median_pct_price", "before": null, "after": 2.27, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.median_sqft_area", "before": null, "after": 1064, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.median_year_built", "before": null, "after": 1997, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.min", "before": null, "after": 167, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.missing_or_unusable_fee_count", "before": null, "after": 242, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.n", "before": 10067, "after": 10065, "before_present": true, "after_present": true }, { "field": "region.by_county.Miami-Dade.n_pct_price", "before": null, "after": 10064, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.n_sqft", "before": null, "after": 9860, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.no_cadence", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.outliers_dropped", "before": null, "after": 206, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.over_1000", "before": null, "after": 5214, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.over_hi", "before": null, "after": 5214, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.p10", "before": null, "after": 415, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.p90", "before": null, "after": 2748, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.post2005.median", "before": null, "after": 1350, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.post2005.n", "before": null, "after": 4206, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.pre1995.median", "before": null, "after": 780, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.pre1995.n", "before": null, "after": 4881, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.regime.COA.count", "before": 9229, "after": 9228, "before_present": true, "after_present": true }, { "field": "region.by_county.Miami-Dade.regime.not_recorded.count", "before": 570, "after": 569, "before_present": true, "after_present": true }, { "field": "region.by_county.Miami-Dade.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.retained_n", "before": null, "after": 10065, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.stacked.count", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.stacked.median_master", "before": null, "after": 232, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.stacked.median_total", "before": null, "after": 1238, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.stacked.pct", "before": null, "after": 0.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.trim_bounds.p1", "before": null, "after": 166.16666666666666, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.trim_bounds.p99", "before": null, "after": 9253.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.types.Condominium.count", "before": 9632, "after": 9630, "before_present": true, "after_present": true }, { "field": "region.by_county.Miami-Dade.under_500", "before": null, "after": 1586, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.under_500_pct", "before": null, "after": 15.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.under_lo", "before": null, "after": 1586, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.with_fee", "before": null, "after": 10271, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.active", "before": 4307, "after": 4308, "before_present": true, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[0].label", "before": null, "after": "Under $250K", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[0].median", "before": null, "after": 610, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[0].median_pct_price", "before": null, "after": 4.67, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[0].n", "before": null, "after": 2103, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[1].label", "before": null, "after": "$250K to $500K", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[1].median", "before": null, "after": 771, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[1].median_pct_price", "before": null, "after": 2.74, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[1].n", "before": null, "after": 1089, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[2].label", "before": null, "after": "$500K to $1M", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[2].median", "before": null, "after": 1400, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[2].median_pct_price", "before": null, "after": 2.34, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[2].n", "before": null, "after": 494, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[3].label", "before": null, "after": "$1M and up", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[3].median", "before": null, "after": 2409, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[3].median_pct_price", "before": null, "after": 1.39, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[3].n", "before": null, "after": 492, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[0].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[0].label", "before": null, "after": "Under $250", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[0].pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[1].count", "before": null, "after": 640, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[1].label", "before": null, "after": "$250 to $500", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[1].pct", "before": null, "after": 15.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[2].count", "before": null, "after": 1536, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[2].label", "before": null, "after": "$500 to $750", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[2].pct", "before": null, "after": 36.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[3].count", "before": null, "after": 779, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[3].label", "before": null, "after": "$750 to $1,000", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[3].pct", "before": null, "after": 18.6, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[4].count", "before": null, "after": 521, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[4].label", "before": null, "after": "$1,000 to $1,500", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[4].pct", "before": null, "after": 12.5, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[5].count", "before": null, "after": 310, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[5].label", "before": null, "after": "$1,500 to $2,000", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[5].pct", "before": null, "after": 7.4, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[6].count", "before": null, "after": 392, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[6].label", "before": null, "after": "$2,000 and up", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[6].pct", "before": null, "after": 9.4, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cadence.Annually.count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cadence.Annually.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cadence.Monthly.count", "before": null, "after": 3754, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cadence.Monthly.pct", "before": null, "after": 89.9, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cadence.Quarterly.count", "before": null, "after": 421, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cadence.Quarterly.pct", "before": null, "after": 10.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cadence.SemiAnnually.count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cadence.SemiAnnually.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cuts.active", "before": 4307, "after": 4308, "before_present": true, "after_present": true }, { "field": "region.by_county.Palm Beach.cuts.cut_pct_denominator", "before": null, "after": 4308, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cuts.median_cut_n", "before": null, "after": 1920, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cuts.not_below_original_count", "before": null, "after": 2388, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cuts.raised_count", "before": null, "after": 113, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cuts.unchanged_count", "before": null, "after": 2275, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cuts.valid_price_count", "before": null, "after": 4308, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[0].label", "before": null, "after": "1950s", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[0].median", "before": null, "after": 836, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[0].median_sqft", "before": null, "after": 1.44, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[0].n", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[1].label", "before": null, "after": "1960s", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[1].median", "before": null, "after": 725, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[1].median_sqft", "before": null, "after": 0.86, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[1].n", "before": null, "after": 259, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[2].label", "before": null, "after": "1970s", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[2].median", "before": null, "after": 685, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[2].median_sqft", "before": null, "after": 0.77, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[2].n", "before": null, "after": 1648, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[3].label", "before": null, "after": "1980s", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[3].median", "before": null, "after": 711, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[3].median_sqft", "before": null, "after": 0.64, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[3].n", "before": null, "after": 1411, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[4].label", "before": null, "after": "1990s", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[4].median", "before": null, "after": 831, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[4].median_sqft", "before": null, "after": 0.67, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[4].n", "before": null, "after": 217, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[5].label", "before": null, "after": "2000s", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[5].median", "before": null, "after": 814, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[5].median_sqft", "before": null, "after": 0.64, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[5].n", "before": null, "after": 399, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[6].label", "before": null, "after": "2010s", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[6].median", "before": null, "after": 1688, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[6].median_sqft", "before": null, "after": 1.04, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[6].n", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[7].label", "before": null, "after": "2020s", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[7].median", "before": null, "after": 2559, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[7].median_sqft", "before": null, "after": 1.17, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[7].n", "before": null, "after": 160, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.denominators.cut_pct", "before": null, "after": 4308, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.denominators.fee_medians_percentiles", "before": null, "after": 4178, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.denominators.fee_percentages", "before": null, "after": 4178, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.denominators.flags_pct", "before": null, "after": 4178, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.denominators.includes_pct", "before": null, "after": 4030, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.denominators.median_pct_price", "before": null, "after": 4177, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.denominators.median_sqft", "before": null, "after": 4165, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.eligibility_n", "before": null, "after": 4264, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.capital_contribution.count", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.capital_contribution.pct", "before": null, "after": 0.7, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.land_lease.count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.land_lease.pct", "before": null, "after": 0.6, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.membership_required.count", "before": null, "after": 83, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.membership_required.pct", "before": null, "after": 2.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.milestone.count", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.milestone.pct", "before": null, "after": 2.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.remarks_n", "before": null, "after": 4097, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.reserves.count", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.reserves.pct", "before": null, "after": 1.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.sa_mentioned.count", "before": null, "after": 304, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.sa_mentioned.pct", "before": null, "after": 7.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.sa_none_or_paid.count", "before": null, "after": 249, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.sa_none_or_paid.pct", "before": null, "after": 6.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.sa_pending.count", "before": null, "after": 27, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.sa_pending.pct", "before": null, "after": 0.6, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.hi_thr", "before": null, "after": 1000, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[0].count", "before": null, "after": 3205, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[0].key", "before": null, "after": "CommonAreas", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[0].label", "before": null, "after": "Common areas", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[0].pct", "before": null, "after": 79.5, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[10].count", "before": null, "after": 1215, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[10].key", "before": null, "after": "Internet", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[10].label", "before": null, "after": "Internet", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[10].pct", "before": null, "after": 30.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[11].count", "before": null, "after": 1204, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[11].key", "before": null, "after": "PestControl", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[11].label", "before": null, "after": "Pest control", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[11].pct", "before": null, "after": 29.9, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[12].count", "before": null, "after": 1178, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[12].key", "before": null, "after": "Roof", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[12].label", "before": null, "after": "Roof", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[12].pct", "before": null, "after": 29.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[13].count", "before": null, "after": 1041, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[13].key", "before": null, "after": "ReserveFund", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[13].label", "before": null, "after": "Reserve fund", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[13].pct", "before": null, "after": 25.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[1].count", "before": null, "after": 3006, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[1].key", "before": null, "after": "MaintenanceGrounds", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[1].label", "before": null, "after": "Grounds", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[1].pct", "before": null, "after": 74.6, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[2].count", "before": null, "after": 2671, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[2].key", "before": null, "after": "CableTv", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[2].label", "before": null, "after": "Cable TV", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[2].pct", "before": null, "after": 66.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[3].count", "before": null, "after": 2619, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[3].key", "before": null, "after": "Trash", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[3].label", "before": null, "after": "Trash", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[3].pct", "before": null, "after": 65.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[4].count", "before": null, "after": 2484, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[4].key", "before": null, "after": "Water", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[4].label", "before": null, "after": "Water", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[4].pct", "before": null, "after": 61.6, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[5].count", "before": null, "after": 2411, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[5].key", "before": null, "after": "Insurance", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[5].label", "before": null, "after": "Building insurance", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[5].pct", "before": null, "after": 59.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[6].count", "before": null, "after": 2027, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[6].key", "before": null, "after": "Sewer", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[6].label", "before": null, "after": "Sewer", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[6].pct", "before": null, "after": 50.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[7].count", "before": null, "after": 1660, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[7].key", "before": null, "after": "Security", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[7].label", "before": null, "after": "Security", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[7].pct", "before": null, "after": 41.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[8].count", "before": null, "after": 1469, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[8].key", "before": null, "after": "Pools", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[8].label", "before": null, "after": "Pool", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[8].pct", "before": null, "after": 36.5, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[9].count", "before": null, "after": 1298, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[9].key", "before": null, "after": "RecreationFacilities", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[9].label", "before": null, "after": "Recreation facilities", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[9].pct", "before": null, "after": 32.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes_n", "before": null, "after": 4030, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.lo_thr", "before": null, "after": 500, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.max", "before": null, "after": 6405, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.median_list_price", "before": null, "after": 249900, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.median_pct_price", "before": null, "after": 3.32, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.median_sqft_area", "before": null, "after": 1100, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.median_year_built", "before": null, "after": 1980, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.min", "before": null, "after": 292, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.missing_or_unusable_fee_count", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.n", "before": 4177, "after": 4178, "before_present": true, "after_present": true }, { "field": "region.by_county.Palm Beach.n_pct_price", "before": null, "after": 4177, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.n_sqft", "before": null, "after": 4165, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.no_cadence", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.outliers_dropped", "before": null, "after": 86, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.over_1000", "before": null, "after": 1223, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.over_hi", "before": null, "after": 1223, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.p10", "before": null, "after": 450, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.p75", "before": 1107, "after": 1106, "before_present": true, "after_present": true }, { "field": "region.by_county.Palm Beach.p90", "before": null, "after": 1912, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.post2005.median", "before": null, "after": 1571, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.post2005.n", "before": null, "after": 425, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.pre1995.median", "before": null, "after": 700, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.pre1995.n", "before": null, "after": 3503, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.regime.not_recorded.count", "before": 301, "after": 302, "before_present": true, "after_present": true }, { "field": "region.by_county.Palm Beach.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.retained_n", "before": null, "after": 4178, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.stacked.count", "before": null, "after": 171, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.stacked.median_master", "before": null, "after": 320, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.stacked.median_total", "before": null, "after": 1039, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.stacked.pct", "before": null, "after": 4.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.trim_bounds.p1", "before": null, "after": 290.6433333333333, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.trim_bounds.p99", "before": null, "after": 6453.695699999986, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.types.Condominium.count", "before": 3811, "after": 3813, "before_present": true, "after_present": true }, { "field": "region.by_county.Palm Beach.types.Condominium.pct", "before": 91.2, "after": 91.3, "before_present": true, "after_present": true }, { "field": "region.by_county.Palm Beach.types.StockCooperative.count", "before": 29, "after": 28, "before_present": true, "after_present": true }, { "field": "region.by_county.Palm Beach.under_500", "before": null, "after": 640, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.under_500_pct", "before": null, "after": 15.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.under_lo", "before": null, "after": 640, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.with_fee", "before": null, "after": 4264, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.active", "before": 322, "after": 321, "before_present": true, "after_present": true }, { "field": "region.by_county.St Lucie.bands[0].label", "before": null, "after": "Under $250K", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[0].median", "before": null, "after": 558, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[0].median_pct_price", "before": null, "after": 4.14, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[0].n", "before": null, "after": 134, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[1].label", "before": null, "after": "$250K to $500K", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[1].median", "before": null, "after": 894, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[1].median_pct_price", "before": null, "after": 2.77, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[1].n", "before": null, "after": 125, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[2].label", "before": null, "after": "$500K to $1M", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[2].median", "before": null, "after": 1158, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[2].median_pct_price", "before": null, "after": 2.03, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[2].n", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[3].label", "before": null, "after": "$1M and up", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[3].median", "before": null, "after": 2000, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[3].median_pct_price", "before": null, "after": 1.44, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[3].n", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[0].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[0].label", "before": null, "after": "Under $250", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[0].pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[1].count", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[1].label", "before": null, "after": "$250 to $500", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[1].pct", "before": null, "after": 20.2, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[2].count", "before": null, "after": 79, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[2].label", "before": null, "after": "$500 to $750", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[2].pct", "before": null, "after": 25.3, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[3].count", "before": null, "after": 81, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[3].label", "before": null, "after": "$750 to $1,000", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[3].pct", "before": null, "after": 26.0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[4].count", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[4].label", "before": null, "after": "$1,000 to $1,500", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[4].pct", "before": null, "after": 17.9, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[5].count", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[5].label", "before": null, "after": "$1,500 to $2,000", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[5].pct", "before": null, "after": 5.4, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[6].count", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[6].label", "before": null, "after": "$2,000 and up", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[6].pct", "before": null, "after": 5.1, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cadence.Monthly.count", "before": null, "after": 277, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cadence.Monthly.pct", "before": null, "after": 88.8, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cadence.Quarterly.count", "before": null, "after": 35, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cadence.Quarterly.pct", "before": null, "after": 11.2, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cuts.active", "before": 322, "after": 321, "before_present": true, "after_present": true }, { "field": "region.by_county.St Lucie.cuts.cut_count", "before": 141, "after": 140, "before_present": true, "after_present": true }, { "field": "region.by_county.St Lucie.cuts.cut_pct", "before": 43.8, "after": 43.6, "before_present": true, "after_present": true }, { "field": "region.by_county.St Lucie.cuts.cut_pct_denominator", "before": null, "after": 321, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cuts.median_cut_dollars", "before": 16000, "after": 15950, "before_present": true, "after_present": true }, { "field": "region.by_county.St Lucie.cuts.median_cut_n", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cuts.median_cut_pct", "before": 6.0, "after": 5.9, "before_present": true, "after_present": true }, { "field": "region.by_county.St Lucie.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cuts.not_below_original_count", "before": null, "after": 181, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cuts.raised_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cuts.unchanged_count", "before": null, "after": 177, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cuts.valid_price_count", "before": null, "after": 321, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[0].label", "before": null, "after": "1950s", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[0].median", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[0].median_sqft", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[0].n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[1].label", "before": null, "after": "1960s", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[1].median", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[1].median_sqft", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[1].n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[2].label", "before": null, "after": "1970s", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[2].median", "before": null, "after": 764, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[2].median_sqft", "before": null, "after": 0.81, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[2].n", "before": null, "after": 64, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[3].label", "before": null, "after": "1980s", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[3].median", "before": null, "after": 727, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[3].median_sqft", "before": null, "after": 0.61, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[3].n", "before": null, "after": 137, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[4].label", "before": null, "after": "1990s", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[4].median", "before": null, "after": 902, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[4].median_sqft", "before": null, "after": 0.7, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[4].n", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[5].label", "before": null, "after": "2000s", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[5].median", "before": null, "after": 808, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[5].median_sqft", "before": null, "after": 0.45, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[5].n", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[6].label", "before": null, "after": "2010s", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[6].median", "before": null, "after": 419, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[6].median_sqft", "before": null, "after": 0.48, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[6].n", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[7].label", "before": null, "after": "2020s", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[7].median", "before": null, "after": 2000, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[7].median_sqft", "before": null, "after": 0.65, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[7].n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.denominators.cut_pct", "before": null, "after": 321, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.denominators.fee_medians_percentiles", "before": null, "after": 312, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.denominators.fee_percentages", "before": null, "after": 312, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.denominators.flags_pct", "before": null, "after": 312, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.denominators.includes_pct", "before": null, "after": 304, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.denominators.median_pct_price", "before": null, "after": 312, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.denominators.median_sqft", "before": null, "after": 312, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.eligibility_n", "before": null, "after": 320, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.capital_contribution.count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.capital_contribution.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.land_lease.count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.land_lease.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.membership_required.count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.membership_required.pct", "before": null, "after": 0.6, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.milestone.count", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.milestone.pct", "before": null, "after": 5.4, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.remarks_n", "before": null, "after": 308, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.reserves.count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.reserves.pct", "before": null, "after": 2.9, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.sa_mentioned.count", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.sa_mentioned.pct", "before": null, "after": 6.1, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.sa_none_or_paid.count", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.sa_none_or_paid.pct", "before": null, "after": 5.4, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.sa_pending.count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.sa_pending.pct", "before": null, "after": 0.6, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.hi_thr", "before": null, "after": 1000, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[0].count", "before": null, "after": 255, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[0].key", "before": null, "after": "CommonAreas", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[0].label", "before": null, "after": "Common areas", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[0].pct", "before": null, "after": 83.9, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[10].count", "before": null, "after": 122, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[10].key", "before": null, "after": "ReserveFund", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[10].label", "before": null, "after": "Reserve fund", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[10].pct", "before": null, "after": 40.1, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[11].count", "before": null, "after": 118, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[11].key", "before": null, "after": "Security", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[11].label", "before": null, "after": "Security", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[11].pct", "before": null, "after": 38.8, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[12].count", "before": null, "after": 92, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[12].key", "before": null, "after": "Roof", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[12].label", "before": null, "after": "Roof", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[12].pct", "before": null, "after": 30.3, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[13].count", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[13].key", "before": null, "after": "PestControl", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[13].label", "before": null, "after": "Pest control", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[13].pct", "before": null, "after": 27.0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[1].count", "before": null, "after": 229, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[1].key", "before": null, "after": "MaintenanceGrounds", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[1].label", "before": null, "after": "Grounds", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[1].pct", "before": null, "after": 75.3, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[2].count", "before": null, "after": 224, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[2].key", "before": null, "after": "Water", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[2].label", "before": null, "after": "Water", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[2].pct", "before": null, "after": 73.7, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[3].count", "before": null, "after": 220, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[3].key", "before": null, "after": "Trash", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[3].label", "before": null, "after": "Trash", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[3].pct", "before": null, "after": 72.4, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[4].count", "before": null, "after": 210, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[4].key", "before": null, "after": "Sewer", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[4].label", "before": null, "after": "Sewer", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[4].pct", "before": null, "after": 69.1, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[5].count", "before": null, "after": 190, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[5].key", "before": null, "after": "CableTv", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[5].label", "before": null, "after": "Cable TV", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[5].pct", "before": null, "after": 62.5, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[6].count", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[6].key", "before": null, "after": "Insurance", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[6].label", "before": null, "after": "Building insurance", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[6].pct", "before": null, "after": 54.3, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[7].count", "before": null, "after": 139, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[7].key", "before": null, "after": "Pools", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[7].label", "before": null, "after": "Pool", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[7].pct", "before": null, "after": 45.7, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[8].count", "before": null, "after": 136, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[8].key", "before": null, "after": "RecreationFacilities", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[8].label", "before": null, "after": "Recreation facilities", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[8].pct", "before": null, "after": 44.7, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[9].count", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[9].key", "before": null, "after": "Internet", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[9].label", "before": null, "after": "Internet", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[9].pct", "before": null, "after": 43.4, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes_n", "before": null, "after": 304, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.lo_thr", "before": null, "after": 500, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.max", "before": null, "after": 4231, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.median", "before": 791, "after": 792, "before_present": true, "after_present": true }, { "field": "region.by_county.St Lucie.median_list_price", "before": null, "after": 298250, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.median_pct_price", "before": null, "after": 2.99, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.median_sqft_area", "before": null, "after": 1228, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.median_year_built", "before": null, "after": 1985, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.min", "before": null, "after": 260, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.missing_or_unusable_fee_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.n", "before": 313, "after": 312, "before_present": true, "after_present": true }, { "field": "region.by_county.St Lucie.n_pct_price", "before": null, "after": 312, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.n_sqft", "before": null, "after": 312, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.no_cadence", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.outliers_dropped", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.over_1000", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.over_1000_pct", "before": 28.4, "after": 28.5, "before_present": true, "after_present": true }, { "field": "region.by_county.St Lucie.over_hi", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.over_hi_pct", "before": 28.4, "after": 28.5, "before_present": true, "after_present": true }, { "field": "region.by_county.St Lucie.p10", "before": null, "after": 421, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.p25", "before": 541, "after": 542, "before_present": true, "after_present": true }, { "field": "region.by_county.St Lucie.p75", "before": 1088, "after": 1089, "before_present": true, "after_present": true }, { "field": "region.by_county.St Lucie.p90", "before": null, "after": 1570, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.post2005.median", "before": null, "after": 860, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.post2005.n", "before": null, "after": 56, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.pre1995.median", "before": null, "after": 751, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.pre1995.n", "before": null, "after": 220, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.regime.COA.count", "before": 124, "after": 123, "before_present": true, "after_present": true }, { "field": "region.by_county.St Lucie.regime.COA.pct", "before": 39.6, "after": 39.4, "before_present": true, "after_present": true }, { "field": "region.by_county.St Lucie.regime.not_recorded.pct", "before": 57.2, "after": 57.4, "before_present": true, "after_present": true }, { "field": "region.by_county.St Lucie.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.retained_n", "before": null, "after": 312, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.stacked.count", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.stacked.median_master", "before": null, "after": 333, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.stacked.median_total", "before": null, "after": 1155, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.stacked.pct", "before": null, "after": 8.0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.trim_bounds.p1", "before": null, "after": 255.95, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.trim_bounds.p99", "before": null, "after": 4426.955400000001, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.types.Condominium.count", "before": 301, "after": 300, "before_present": true, "after_present": true }, { "field": "region.by_county.St Lucie.under_500", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.under_500_pct", "before": null, "after": 20.2, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.under_lo", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.under_lo_pct", "before": 20.4, "after": 20.2, "before_present": true, "after_present": true }, { "field": "region.by_county.St Lucie.with_fee", "before": null, "after": 320, "before_present": false, "after_present": true }, { "field": "region.cadence.Annually.count", "before": 11, "after": 10, "before_present": true, "after_present": true }, { "field": "region.cadence.Monthly.count", "before": 21251, "after": 21252, "before_present": true, "after_present": true }, { "field": "region.cuts.cut_count", "before": 9792, "after": 9790, "before_present": true, "after_present": true }, { "field": "region.cuts.cut_pct_denominator", "before": null, "after": 23557, "before_present": false, "after_present": true }, { "field": "region.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.cuts.median_cut_n", "before": null, "after": 9790, "before_present": false, "after_present": true }, { "field": "region.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.cuts.not_below_original_count", "before": null, "after": 13767, "before_present": false, "after_present": true }, { "field": "region.cuts.raised_count", "before": null, "after": 788, "before_present": false, "after_present": true }, { "field": "region.cuts.unchanged_count", "before": null, "after": 12979, "before_present": false, "after_present": true }, { "field": "region.cuts.valid_price_count", "before": null, "after": 23557, "before_present": false, "after_present": true }, { "field": "region.decades[1].n", "before": 2655, "after": 2654, "before_present": true, "after_present": true }, { "field": "region.decades[2].n", "before": 7065, "after": 7066, "before_present": true, "after_present": true }, { "field": "region.decades[3].n", "before": 4304, "after": 4306, "before_present": true, "after_present": true }, { "field": "region.decades[5].n", "before": 3662, "after": 3661, "before_present": true, "after_present": true }, { "field": "region.decades[6].median", "before": 1520, "after": 1518, "before_present": true, "after_present": true }, { "field": "region.decades[6].n", "before": 1670, "after": 1669, "before_present": true, "after_present": true }, { "field": "region.denominators.cut_pct", "before": null, "after": 23557, "before_present": false, "after_present": true }, { "field": "region.denominators.fee_medians_percentiles", "before": null, "after": 22695, "before_present": false, "after_present": true }, { "field": "region.denominators.fee_percentages", "before": null, "after": 22695, "before_present": false, "after_present": true }, { "field": "region.denominators.flags_pct", "before": null, "after": 22695, "before_present": false, "after_present": true }, { "field": "region.denominators.includes_pct", "before": null, "after": 20993, "before_present": false, "after_present": true }, { "field": "region.denominators.median_pct_price", "before": null, "after": 22692, "before_present": false, "after_present": true }, { "field": "region.denominators.median_sqft", "before": null, "after": 22394, "before_present": false, "after_present": true }, { "field": "region.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "region.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "region.eligibility_n", "before": null, "after": 23157, "before_present": false, "after_present": true }, { "field": "region.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.flags.land_lease.count", "before": 216, "after": 215, "before_present": true, "after_present": true }, { "field": "region.flags.land_lease.pct", "before": 1.0, "after": 0.9, "before_present": true, "after_present": true }, { "field": "region.flags.remarks_n", "before": 22516, "after": 22515, "before_present": true, "after_present": true }, { "field": "region.includes[13].count", "before": 4756, "after": 4757, "before_present": true, "after_present": true }, { "field": "region.includes[1].count", "before": 13663, "after": 13662, "before_present": true, "after_present": true }, { "field": "region.includes[2].count", "before": 13407, "after": 13408, "before_present": true, "after_present": true }, { "field": "region.includes[3].count", "before": 11732, "after": 11730, "before_present": true, "after_present": true }, { "field": "region.includes[4].count", "before": 11276, "after": 11275, "before_present": true, "after_present": true }, { "field": "region.includes[5].count", "before": 9432, "after": 9433, "before_present": true, "after_present": true }, { "field": "region.includes[7].count", "before": 8689, "after": 8687, "before_present": true, "after_present": true }, { "field": "region.includes[8].count", "before": 8393, "after": 8392, "before_present": true, "after_present": true }, { "field": "region.missing_or_unusable_fee_count", "before": null, "after": 400, "before_present": false, "after_present": true }, { "field": "region.n_pct_price", "before": null, "after": 22692, "before_present": false, "after_present": true }, { "field": "region.over_1000", "before": 8425, "after": 8424, "before_present": true, "after_present": true }, { "field": "region.over_hi", "before": 8425, "after": 8424, "before_present": true, "after_present": true }, { "field": "region.p90", "before": 2124, "after": 2123, "before_present": true, "after_present": true }, { "field": "region.post2005.n", "before": 5746, "after": 5744, "before_present": true, "after_present": true }, { "field": "region.pre1995.n", "before": 15297, "after": 15299, "before_present": true, "after_present": true }, { "field": "region.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "region.retained_n", "before": null, "after": 22695, "before_present": false, "after_present": true }, { "field": "region.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "region.stacked.count", "before": 363, "after": 362, "before_present": true, "after_present": true }, { "field": "region.stacked.median_master", "before": 250, "after": 248, "before_present": true, "after_present": true }, { "field": "region.stacked.median_total", "before": 919, "after": 920, "before_present": true, "after_present": true }, { "field": "region.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.trim_bounds.p1", "before": null, "after": 200.0, "before_present": false, "after_present": true }, { "field": "region.trim_bounds.p99", "before": null, "after": 7509.686399999999, "before_present": false, "after_present": true }, { "field": "region.types.Condominium.count", "before": 21257, "after": 21258, "before_present": true, "after_present": true }, { "field": "region.types.StockCooperative.count", "before": 396, "after": 395, "before_present": true, "after_present": true } ] }, "price_cuts-920dee18f01c41a46783": { "before": { "county_baseline": { "segments": { "houses": { "active": 3209, "sample_ok": true, "small_sample": false, "pending": 1304, "median_list_price": 899995.0, "cut_count": 1394, "cut_pct": 43.4, "raised_count": 121, "median_cut_pct": 5.4, "median_cut_dollars": 50000.0, "cut_last30": 718, "cut_last30_pct": 22.4, "cut_last7": 196, "median_dom": 56, "median_cdom": 68, "relisted_count": 333, "relisted_pct": 10.4, "over90": 1294, "over90_pct": 40.3, "over180": 643, "fresh_held": 1122, "fresh_held_pct": 35.0, "stale_uncut": 532, "stale_uncut_pct": 16.6, "pending_cut_count": 495, "pending_cut_pct": 38.0, "pending_median_cut_pct": 6.0, "pending_median_cdom": 39.0 }, "condos": { "active": 4325, "sample_ok": true, "small_sample": false, "pending": 990, "median_list_price": 250000.0, "cut_count": 1930, "cut_pct": 44.6, "raised_count": 114, "median_cut_pct": 6.8, "median_cut_dollars": 20000.0, "cut_last30": 802, "cut_last30_pct": 18.5, "cut_last7": 174, "median_dom": 74, "median_cdom": 90, "relisted_count": 528, "relisted_pct": 12.2, "over90": 2150, "over90_pct": 49.7, "over180": 1152, "fresh_held": 1337, "fresh_held_pct": 30.9, "stale_uncut": 825, "stale_uncut_pct": 19.1, "pending_cut_count": 370, "pending_cut_pct": 37.4, "pending_median_cut_pct": 9.4, "pending_median_cdom": 61.5 } } }, "region": null, "tiers": { "houses": [ { "id": "h1", "label": "Houses, median asking under $600K", "lo": 0, "hi": 600000.0, "cities": [ "Tamarac", "Fort Pierce", "Riviera Beach", "Lauderdale Lakes", "North Lauderdale", "Lauderhill", "Port St Lucie", "Greenacres", "Florida City", "West Park", "Margate", "Lake Worth Beach", "Sunrise", "Miami Gardens", "Deerfield Beach", "Lantana", "Coconut Creek", "Boynton Beach", "Oakland Park" ], "n_cities": 19, "sample_ok": true, "cut_pct": 40.7, "pending_cut_pct": 44.4, "median_cdom": 44, "over90_pct": 33.3, "fresh_held_pct": 42.3, "median_cut_pct": 3.9 }, { "id": "h2", "label": "Houses, median asking $600K to $1M", "lo": 600000.0, "hi": 1000000.0, "cities": [ "Lake Worth", "Royal Palm Beach", "Homestead", "Jensen Beach", "Hallandale Beach", "Hollywood", "Pompano Beach", "Dania Beach", "Hialeah", "North Miami Beach", "West Palm Beach", "Pembroke Pines", "Cutler Bay", "Miramar", "The Acreage", "Coral Springs", "North Miami", "Hobe Sound", "Stuart", "Plantation", "Westlake", "Loxahatchee", "Miami", "Cooper City", "Palm City", "Wilton Manors", "Fort Lauderdale" ], "n_cities": 27, "sample_ok": true, "cut_pct": 44.9, "pending_cut_pct": 41.1, "median_cdom": 57.5, "over90_pct": 34.1, "fresh_held_pct": 39.3, "median_cut_pct": 4.4 }, { "id": "h3", "label": "Houses, median asking $1M to $2M", "lo": 1000000.0, "hi": 2000000.0, "cities": [ "Wellington", "Weston", "Davie", "Doral", "Parkland", "Miami Lakes", "Delray Beach", "Palm Beach Gardens", "Palmetto Bay", "Jupiter", "Boca Raton" ], "n_cities": 11, "sample_ok": true, "cut_pct": 44.0, "pending_cut_pct": 35.7, "median_cdom": 62.5, "over90_pct": 36.9, "fresh_held_pct": 37.1, "median_cut_pct": 5.3 }, { "id": "h4", "label": "Houses, median asking $2M and up", "lo": 2000000.0, "hi": null, "cities": [ "Miami Shores", "Southwest Ranches", "Lighthouse Point", "Coral Gables", "North Palm Beach", "Miami Beach", "Pinecrest", "Key Biscayne", "Palm Beach" ], "n_cities": 9, "sample_ok": true, "cut_pct": 34.0, "pending_cut_pct": 31.6, "median_cdom": 88, "over90_pct": 49.5, "fresh_held_pct": 34.9, "median_cut_pct": 6.9 } ], "condos": [ { "id": "c1", "label": "Condominiums, median asking under $200K", "lo": 0, "hi": 200000.0, "cities": [ "Palm Springs", "Lauderdale Lakes", "Lake Worth Beach", "Margate", "Lauderhill", "Miami Gardens", "Deerfield Beach", "Sunrise", "Lake Worth", "Tamarac", "North Lauderdale", "Lighthouse Point", "Greenacres", "Oakland Park", "Delray Beach", "Pembroke Pines", "West Palm Beach" ], "n_cities": 17, "sample_ok": true, "cut_pct": 46.5, "pending_cut_pct": 50.8, "median_cdom": 101, "over90_pct": 54.7, "fresh_held_pct": 27.1, "median_cut_pct": 7.9 }, { "id": "c2", "label": "Condominiums, median asking $200K to $350K", "lo": 200000.0, "hi": 350000.0, "cities": [ "Coral Springs", "Port St Lucie", "Boynton Beach", "North Miami", "Coconut Creek", "Wilton Manors", "Stuart", "Plantation", "Davie", "Homestead", "Dania Beach", "Hialeah", "Royal Palm Beach", "Fort Pierce", "Cutler Bay", "Hypoluxo", "Lantana", "Pompano Beach", "Hallandale Beach", "Miramar", "Boca Raton", "Palm Beach Gardens", "Weston" ], "n_cities": 23, "sample_ok": true, "cut_pct": 43.6, "pending_cut_pct": 39.2, "median_cdom": 80.0, "over90_pct": 45.2, "fresh_held_pct": 33.2, "median_cut_pct": 5.9 }, { "id": "c3", "label": "Condominiums, median asking $350K to $600K", "lo": 350000.0, "hi": 600000.0, "cities": [ "North Miami Beach", "Hollywood", "North Palm Beach", "Tequesta", "South Palm Beach", "Jensen Beach", "North Bay Village", "Doral", "Wellington", "Aventura", "Fort Lauderdale", "Miami", "Lauderdale By The Sea", "Hutchinson Island", "Miami Beach", "Jupiter" ], "n_cities": 16, "sample_ok": true, "cut_pct": 41.0, "pending_cut_pct": 44.7, "median_cdom": 91.8, "over90_pct": 51.0, "fresh_held_pct": 31.2, "median_cut_pct": 6.1 }, { "id": "c4", "label": "Condominiums, median asking $600K and up", "lo": 600000.0, "hi": null, "cities": [ "Coral Gables", "Riviera Beach", "Hillsboro Beach", "Sunny Isles Beach", "Singer Island", "Surfside", "Highland Beach", "Bay Harbor Islands", "Palm Beach", "Lake Park", "Key Biscayne", "Juno Beach", "Bal Harbour", "Coconut Grove" ], "n_cities": 14, "sample_ok": true, "cut_pct": 38.1, "pending_cut_pct": 36.4, "median_cdom": 108.8, "over90_pct": 57.0, "fresh_held_pct": 28.3, "median_cut_pct": 5.8 } ] } }, "after": { "county_baseline": { "segments": { "houses": { "active": 3166, "sample_ok": true, "small_sample": false, "pending": 1293, "median_list_price": 899000.0, "cut_count": 1374, "cut_pct": 43.4, "raised_count": 120, "valid_price_count": 3166, "missing_price_count": 0, "unchanged_count": 1672, "not_below_original_count": 1792, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 5.4, "median_cut_dollars": 50000.0, "cut_last30": 712, "cut_last30_pct": 22.5, "cut_last7": 195, "median_dom": 56.0, "median_cdom": 68.0, "dom_n": 3166, "cdom_n": 3166, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 3166, "relisted_count": 330, "relisted_pct": 10.4, "over90": 1273, "over90_pct": 40.2, "over180": 631, "fresh_held": 1107, "fresh_held_pct": 35.0, "fresh_held_missing_cdom_count": 0, "stale_uncut": 527, "stale_uncut_pct": 16.6, "pending_cut_count": 491, "pending_cut_pct": 38.0, "pending_valid_price_count": 1293, "pending_missing_price_count": 0, "pending_unchanged_count": 763, "pending_raised_count": 39, "pending_not_below_original_count": 802, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 1293, "pending_dom_n": 1293, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 6.0, "pending_median_cdom": 39, "denominators": { "cut_pct": 3166, "cut_last30_pct": 3166, "relisted_pct": 3166, "fresh_held_pct": 3166, "stale_uncut_pct": 3166, "over90_pct": 3166, "dom_bucket_pct": 3166, "pending_cut_pct": 1293, "median_dom": 3166, "median_cdom": 3166, "median_cut_pct": 1374, "median_cut_dollars": 1374, "pending_median_cut_pct": 491, "pending_median_cdom": 1293 } }, "condos": { "active": 4308, "sample_ok": true, "small_sample": false, "pending": 983, "median_list_price": 250000.0, "cut_count": 1920, "cut_pct": 44.6, "raised_count": 113, "valid_price_count": 4308, "missing_price_count": 0, "unchanged_count": 2275, "not_below_original_count": 2388, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.8, "median_cut_dollars": 20000.0, "cut_last30": 798, "cut_last30_pct": 18.5, "cut_last7": 173, "median_dom": 74.0, "median_cdom": 90.0, "dom_n": 4308, "cdom_n": 4308, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 4308, "relisted_count": 526, "relisted_pct": 12.2, "over90": 2140, "over90_pct": 49.7, "over180": 1146, "fresh_held": 1333, "fresh_held_pct": 30.9, "fresh_held_missing_cdom_count": 0, "stale_uncut": 822, "stale_uncut_pct": 19.1, "pending_cut_count": 368, "pending_cut_pct": 37.4, "pending_valid_price_count": 983, "pending_missing_price_count": 0, "pending_unchanged_count": 583, "pending_raised_count": 32, "pending_not_below_original_count": 615, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 983, "pending_dom_n": 983, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 9.4, "pending_median_cdom": 63, "denominators": { "cut_pct": 4308, "cut_last30_pct": 4308, "relisted_pct": 4308, "fresh_held_pct": 4308, "stale_uncut_pct": 4308, "over90_pct": 4308, "dom_bucket_pct": 4308, "pending_cut_pct": 983, "median_dom": 4308, "median_cdom": 4308, "median_cut_pct": 1920, "median_cut_dollars": 1920, "pending_median_cut_pct": 368, "pending_median_cdom": 983 } } } }, "region": null, "tiers": { "houses": [ { "id": "h1", "label": "Houses, median asking under $600K", "lo": 0, "hi": 600000.0, "cities": [ "Tamarac", "Fort Pierce", "Riviera Beach", "Lauderdale Lakes", "North Lauderdale", "Lauderhill", "Port St Lucie", "Greenacres", "Florida City", "West Park", "Margate", "Sunrise", "Lake Worth Beach", "Miami Gardens", "Deerfield Beach", "Lantana", "Coconut Creek", "Boynton Beach", "Oakland Park" ], "n_cities": 19, "sample_ok": true, "cut_pct": 40.7, "pending_cut_pct": 44.4, "median_cdom": 44, "over90_pct": 33.3, "fresh_held_pct": 42.3, "median_cut_pct": 3.9 }, { "id": "h2", "label": "Houses, median asking $600K to $1M", "lo": 600000.0, "hi": 1000000.0, "cities": [ "Royal Palm Beach", "Homestead", "Jensen Beach", "Hallandale Beach", "Hollywood", "Pompano Beach", "Dania Beach", "Hialeah", "North Miami Beach", "West Palm Beach", "Pembroke Pines", "Cutler Bay", "Miramar", "The Acreage", "Coral Springs", "North Miami", "Hobe Sound", "Stuart", "Plantation", "Westlake", "Loxahatchee", "Miami", "Cooper City", "Palm City", "Wilton Manors", "Fort Lauderdale" ], "n_cities": 26, "sample_ok": true, "cut_pct": 44.3, "pending_cut_pct": 41.7, "median_cdom": 58.2, "over90_pct": 34.1, "fresh_held_pct": 39.8, "median_cut_pct": 4.5 }, { "id": "h3", "label": "Houses, median asking $1M to $2M", "lo": 1000000.0, "hi": 2000000.0, "cities": [ "Wellington", "Weston", "Davie", "Doral", "Parkland", "Miami Lakes", "Delray Beach", "Palm Beach Gardens", "Palmetto Bay", "Jupiter", "Boca Raton" ], "n_cities": 11, "sample_ok": true, "cut_pct": 44.0, "pending_cut_pct": 35.7, "median_cdom": 62.5, "over90_pct": 36.9, "fresh_held_pct": 37.1, "median_cut_pct": 5.3 }, { "id": "h4", "label": "Houses, median asking $2M and up", "lo": 2000000.0, "hi": null, "cities": [ "Miami Shores", "Southwest Ranches", "Lighthouse Point", "Coral Gables", "North Palm Beach", "Miami Beach", "Pinecrest", "Key Biscayne", "Palm Beach" ], "n_cities": 9, "sample_ok": true, "cut_pct": 34.0, "pending_cut_pct": 31.6, "median_cdom": 88, "over90_pct": 49.5, "fresh_held_pct": 34.9, "median_cut_pct": 6.9 } ], "condos": [ { "id": "c1", "label": "Condominiums, median asking under $200K", "lo": 0, "hi": 200000.0, "cities": [ "Palm Springs", "Lauderdale Lakes", "Lake Worth Beach", "Margate", "Lauderhill", "Miami Gardens", "Deerfield Beach", "Sunrise", "Tamarac", "North Lauderdale", "Lighthouse Point", "Greenacres", "Oakland Park", "Delray Beach", "Pembroke Pines", "West Palm Beach" ], "n_cities": 16, "sample_ok": true, "cut_pct": 46.2, "pending_cut_pct": 49.8, "median_cdom": 100.8, "over90_pct": 54.3, "fresh_held_pct": 27.6, "median_cut_pct": 7.8 }, { "id": "c2", "label": "Condominiums, median asking $200K to $350K", "lo": 200000.0, "hi": 350000.0, "cities": [ "Coral Springs", "Port St Lucie", "Boynton Beach", "North Miami", "Coconut Creek", "Wilton Manors", "Stuart", "Plantation", "Davie", "Homestead", "Dania Beach", "Hialeah", "Royal Palm Beach", "Fort Pierce", "Cutler Bay", "Hypoluxo", "Lantana", "Pompano Beach", "Hallandale Beach", "Miramar", "Boca Raton", "Palm Beach Gardens", "Weston" ], "n_cities": 23, "sample_ok": true, "cut_pct": 43.6, "pending_cut_pct": 39.2, "median_cdom": 80.0, "over90_pct": 44.9, "fresh_held_pct": 33.2, "median_cut_pct": 5.9 }, { "id": "c3", "label": "Condominiums, median asking $350K to $600K", "lo": 350000.0, "hi": 600000.0, "cities": [ "North Miami Beach", "Hollywood", "North Palm Beach", "Tequesta", "South Palm Beach", "Jensen Beach", "North Bay Village", "Doral", "Wellington", "Aventura", "Fort Lauderdale", "Miami", "Lauderdale By The Sea", "Hutchinson Island", "Miami Beach", "Jupiter" ], "n_cities": 16, "sample_ok": true, "cut_pct": 41.0, "pending_cut_pct": 44.7, "median_cdom": 91.8, "over90_pct": 51.0, "fresh_held_pct": 31.2, "median_cut_pct": 6.1 }, { "id": "c4", "label": "Condominiums, median asking $600K and up", "lo": 600000.0, "hi": null, "cities": [ "Coral Gables", "Riviera Beach", "Hillsboro Beach", "Sunny Isles Beach", "Singer Island", "Surfside", "Highland Beach", "Bay Harbor Islands", "Palm Beach", "Lake Park", "Key Biscayne", "Juno Beach", "Bal Harbour", "Coconut Grove" ], "n_cities": 14, "sample_ok": true, "cut_pct": 38.1, "pending_cut_pct": 36.4, "median_cdom": 107.5, "over90_pct": 56.8, "fresh_held_pct": 28.3, "median_cut_pct": 5.7 } ] } }, "figure_changes": [ { "field": "county_baseline.segments.condos.active", "before": 4325, "after": 4308, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.cdom_n", "before": null, "after": 4308, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.cut_count", "before": 1930, "after": 1920, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.cut_last30", "before": 802, "after": 798, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.cut_last7", "before": 174, "after": 173, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.cut_last30_pct", "before": null, "after": 4308, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.cut_pct", "before": null, "after": 4308, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 4308, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.fresh_held_pct", "before": null, "after": 4308, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.median_cdom", "before": null, "after": 4308, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.median_cut_dollars", "before": null, "after": 1920, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.median_cut_pct", "before": null, "after": 1920, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.median_dom", "before": null, "after": 4308, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.over90_pct", "before": null, "after": 4308, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.pending_cut_pct", "before": null, "after": 983, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.pending_median_cdom", "before": null, "after": 983, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 368, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.relisted_pct", "before": null, "after": 4308, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 4308, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.dom_n", "before": null, "after": 4308, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.fresh_held", "before": 1337, "after": 1333, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.not_below_original_count", "before": null, "after": 2388, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.over180", "before": 1152, "after": 1146, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.over90", "before": 2150, "after": 2140, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.paired_dom_cdom_n", "before": null, "after": 4308, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending", "before": 990, "after": 983, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.pending_cdom_n", "before": null, "after": 983, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_cut_count", "before": 370, "after": 368, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_dom_n", "before": null, "after": 983, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_median_cdom", "before": 61.5, "after": 63, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_not_below_original_count", "before": null, "after": 615, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_raised_count", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_unchanged_count", "before": null, "after": 583, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_valid_price_count", "before": null, "after": 983, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.raised_count", "before": 114, "after": 113, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.relisted_count", "before": 528, "after": 526, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.stale_uncut", "before": 825, "after": 822, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.unchanged_count", "before": null, "after": 2275, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.valid_price_count", "before": null, "after": 4308, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.active", "before": 3209, "after": 3166, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.cdom_n", "before": null, "after": 3166, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.cut_count", "before": 1394, "after": 1374, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.cut_last30", "before": 718, "after": 712, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.cut_last30_pct", "before": 22.4, "after": 22.5, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.cut_last7", "before": 196, "after": 195, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.cut_last30_pct", "before": null, "after": 3166, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.cut_pct", "before": null, "after": 3166, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 3166, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.fresh_held_pct", "before": null, "after": 3166, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.median_cdom", "before": null, "after": 3166, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.median_cut_dollars", "before": null, "after": 1374, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.median_cut_pct", "before": null, "after": 1374, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.median_dom", "before": null, "after": 3166, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.over90_pct", "before": null, "after": 3166, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.pending_cut_pct", "before": null, "after": 1293, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.pending_median_cdom", "before": null, "after": 1293, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 491, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.relisted_pct", "before": null, "after": 3166, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 3166, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.dom_n", "before": null, "after": 3166, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.fresh_held", "before": 1122, "after": 1107, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.median_list_price", "before": 899995.0, "after": 899000.0, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.not_below_original_count", "before": null, "after": 1792, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.over180", "before": 643, "after": 631, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.over90", "before": 1294, "after": 1273, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.over90_pct", "before": 40.3, "after": 40.2, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.paired_dom_cdom_n", "before": null, "after": 3166, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending", "before": 1304, "after": 1293, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.pending_cdom_n", "before": null, "after": 1293, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_cut_count", "before": 495, "after": 491, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_dom_n", "before": null, "after": 1293, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_not_below_original_count", "before": null, "after": 802, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_raised_count", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_unchanged_count", "before": null, "after": 763, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_valid_price_count", "before": null, "after": 1293, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.raised_count", "before": 121, "after": 120, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.relisted_count", "before": 333, "after": 330, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.stale_uncut", "before": 532, "after": 527, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.unchanged_count", "before": null, "after": 1672, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.valid_price_count", "before": null, "after": 3166, "before_present": false, "after_present": true }, { "field": "tiers.condos[0].cities[10]", "before": "North Lauderdale", "after": "Lighthouse Point", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[11]", "before": "Lighthouse Point", "after": "Greenacres", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[12]", "before": "Greenacres", "after": "Oakland Park", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[13]", "before": "Oakland Park", "after": "Delray Beach", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[14]", "before": "Delray Beach", "after": "Pembroke Pines", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[15]", "before": "Pembroke Pines", "after": "West Palm Beach", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[16]", "before": "West Palm Beach", "after": null, "before_present": true, "after_present": false }, { "field": "tiers.condos[0].cities[8]", "before": "Lake Worth", "after": "Tamarac", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[9]", "before": "Tamarac", "after": "North Lauderdale", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cut_pct", "before": 46.5, "after": 46.2, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].fresh_held_pct", "before": 27.1, "after": 27.6, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].median_cdom", "before": 101, "after": 100.8, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].median_cut_pct", "before": 7.9, "after": 7.8, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].n_cities", "before": 17, "after": 16, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].over90_pct", "before": 54.7, "after": 54.3, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].pending_cut_pct", "before": 50.8, "after": 49.8, "before_present": true, "after_present": true }, { "field": "tiers.condos[1].over90_pct", "before": 45.2, "after": 44.9, "before_present": true, "after_present": true }, { "field": "tiers.condos[3].median_cdom", "before": 108.8, "after": 107.5, "before_present": true, "after_present": true }, { "field": "tiers.condos[3].median_cut_pct", "before": 5.8, "after": 5.7, "before_present": true, "after_present": true }, { "field": "tiers.condos[3].over90_pct", "before": 57.0, "after": 56.8, "before_present": true, "after_present": true }, { "field": "tiers.houses[0].cities[11]", "before": "Lake Worth Beach", "after": "Sunrise", "before_present": true, "after_present": true }, { "field": "tiers.houses[0].cities[12]", "before": "Sunrise", "after": "Lake Worth Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[0]", "before": "Lake Worth", "after": "Royal Palm Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[10]", "before": "West Palm Beach", "after": "Pembroke Pines", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[11]", "before": "Pembroke Pines", "after": "Cutler Bay", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[12]", "before": "Cutler Bay", "after": "Miramar", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[13]", "before": "Miramar", "after": "The Acreage", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[14]", "before": "The Acreage", "after": "Coral Springs", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[15]", "before": "Coral Springs", "after": "North Miami", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[16]", "before": "North Miami", "after": "Hobe Sound", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[17]", "before": "Hobe Sound", "after": "Stuart", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[18]", "before": "Stuart", "after": "Plantation", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[19]", "before": "Plantation", "after": "Westlake", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[1]", "before": "Royal Palm Beach", "after": "Homestead", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[20]", "before": "Westlake", "after": "Loxahatchee", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[21]", "before": "Loxahatchee", "after": "Miami", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[22]", "before": "Miami", "after": "Cooper City", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[23]", "before": "Cooper City", "after": "Palm City", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[24]", "before": "Palm City", "after": "Wilton Manors", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[25]", "before": "Wilton Manors", "after": "Fort Lauderdale", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[26]", "before": "Fort Lauderdale", "after": null, "before_present": true, "after_present": false }, { "field": "tiers.houses[1].cities[2]", "before": "Homestead", "after": "Jensen Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[3]", "before": "Jensen Beach", "after": "Hallandale Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[4]", "before": "Hallandale Beach", "after": "Hollywood", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[5]", "before": "Hollywood", "after": "Pompano Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[6]", "before": "Pompano Beach", "after": "Dania Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[7]", "before": "Dania Beach", "after": "Hialeah", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[8]", "before": "Hialeah", "after": "North Miami Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[9]", "before": "North Miami Beach", "after": "West Palm Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cut_pct", "before": 44.9, "after": 44.3, "before_present": true, "after_present": true }, { "field": "tiers.houses[1].fresh_held_pct", "before": 39.3, "after": 39.8, "before_present": true, "after_present": true }, { "field": "tiers.houses[1].median_cdom", "before": 57.5, "after": 58.2, "before_present": true, "after_present": true }, { "field": "tiers.houses[1].median_cut_pct", "before": 4.4, "after": 4.5, "before_present": true, "after_present": true }, { "field": "tiers.houses[1].n_cities", "before": 27, "after": 26, "before_present": true, "after_present": true }, { "field": "tiers.houses[1].pending_cut_pct", "before": 41.1, "after": 41.7, "before_present": true, "after_present": true } ] }, "hoa_fees-f06fcccc29c6db49d365": { "before": { "county_baseline": null, "region": { "active": 3501, "with_fee": 3273, "no_cadence": 5, "sample_ok": true, "cuts": { "active": 3501, "cut_count": 1458, "cut_pct": 41.6, "median_cut_pct": 3.9, "median_cut_dollars": 19000 }, "outliers_dropped": 65, "n": 3208, "median": 300, "p10": 129, "p25": 200, "p75": 456, "p90": 634, "min": 29, "max": 1300, "median_sqft": 0.19, "n_sqft": 3180, "median_pct_price": 0.75, "median_list_price": 430000, "median_year_built": 2006, "median_sqft_area": 1530, "over_1000": 54, "over_1000_pct": 1.7, "under_500": 2577, "under_500_pct": 80.3, "hi_thr": 500, "lo_thr": 200, "over_hi": 631, "over_hi_pct": 19.7, "under_lo": 785, "under_lo_pct": 24.5, "types": { "Townhouse": { "count": 2677, "pct": 83.4 }, "Villa": { "count": 531, "pct": 16.6 } }, "regime": { "HOA": { "count": 2856, "pct": 89.0 }, "not_recorded": { "count": 352, "pct": 11.0 } }, "villa_median": 375, "townhouse_median": 286, "cadence": { "Monthly": { "count": 2963, "pct": 92.4 }, "Quarterly": { "count": 225, "pct": 7.0 }, "Annually": { "count": 18, "pct": 0.6 }, "SemiAnnually": { "count": 2, "pct": 0.1 } }, "stacked": { "count": 102, "pct": 3.2, "median_total": 505, "median_master": 201 }, "bins": [ { "label": "Under $100", "count": 167, "pct": 5.2 }, { "label": "$100 to $200", "count": 618, "pct": 19.3 }, { "label": "$200 to $300", "count": 799, "pct": 24.9 }, { "label": "$300 to $400", "count": 575, "pct": 17.9 }, { "label": "$400 to $600", "count": 656, "pct": 20.4 }, { "label": "$600 to $1,000", "count": 339, "pct": 10.6 }, { "label": "$1,000 and up", "count": 54, "pct": 1.7 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 5, "median": 190, "median_sqft": 0.14 }, { "label": "1970s", "n": 155, "median": 283, "median_sqft": 0.22 }, { "label": "1980s", "n": 731, "median": 401, "median_sqft": 0.31 }, { "label": "1990s", "n": 301, "median": 387, "median_sqft": 0.25 }, { "label": "2000s", "n": 591, "median": 345, "median_sqft": 0.22 }, { "label": "2010s", "n": 325, "median": 291, "median_sqft": 0.16 }, { "label": "2020s", "n": 1099, "median": 235, "median_sqft": 0.15 } ], "bands": [ { "label": "Under $250K", "n": 113, "median": 452, "median_pct_price": 2.45 }, { "label": "$250K to $500K", "n": 2130, "median": 275, "median_pct_price": 0.82 }, { "label": "$500K to $1M", "n": 816, "median": 317, "median_pct_price": 0.6 }, { "label": "$1M and up", "n": 149, "median": 750, "median_pct_price": 0.4 } ], "pre1995": { "n": 1009, "median": 390 }, "post2005": { "n": 1767, "median": 250 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 2306, "pct": 77.2 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 1774, "pct": 59.4 }, { "key": "Pools", "label": "Pool", "count": 804, "pct": 26.9 }, { "key": "Trash", "label": "Trash", "count": 713, "pct": 23.9 }, { "key": "Security", "label": "Security", "count": 666, "pct": 22.3 }, { "key": "CableTv", "label": "Cable TV", "count": 660, "pct": 22.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 655, "pct": 21.9 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 424, "pct": 14.2 }, { "key": "Insurance", "label": "Building insurance", "count": 418, "pct": 14.0 }, { "key": "Roof", "label": "Roof", "count": 411, "pct": 13.8 }, { "key": "Internet", "label": "Internet", "count": 400, "pct": 13.4 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 308, "pct": 10.3 }, { "key": "Sewer", "label": "Sewer", "count": 235, "pct": 7.9 }, { "key": "PestControl", "label": "Pest control", "count": 175, "pct": 5.9 } ], "includes_n": 2987, "flags": { "sa_mentioned": { "count": 36, "pct": 1.1 }, "sa_none_or_paid": { "count": 29, "pct": 0.9 }, "sa_pending": { "count": 2, "pct": 0.1 }, "capital_contribution": { "count": 15, "pct": 0.5 }, "membership_required": { "count": 24, "pct": 0.7 }, "milestone": { "count": 2, "pct": 0.1 }, "reserves": { "count": 1, "pct": 0.0 }, "land_lease": { "count": 2, "pct": 0.1 }, "remarks_n": 3164 }, "by_county": { "Broward": { "active": 925, "n": 819, "median": 340, "p25": 234, "p75": 462, "median_sqft": 0.22, "over_1000_pct": 1.3, "over_hi_pct": 18.7, "under_lo_pct": 15.3, "cuts": { "active": 925, "cut_count": 404, "cut_pct": 43.7, "median_cut_pct": 3.8, "median_cut_dollars": 20000 }, "types": { "Townhouse": { "count": 725, "pct": 88.5 }, "Villa": { "count": 94, "pct": 11.5 } }, "villa_median": 343, "townhouse_median": 336, "regime": { "HOA": { "count": 697, "pct": 85.1 }, "not_recorded": { "count": 122, "pct": 14.9 } } }, "Martin": { "active": 146, "n": 143, "median": 290, "p25": 229, "p75": 594, "median_sqft": 0.17, "over_1000_pct": 1.4, "over_hi_pct": 30.8, "under_lo_pct": 4.2, "cuts": { "active": 146, "cut_count": 58, "cut_pct": 39.7, "median_cut_pct": 4.3, "median_cut_dollars": 19476 }, "types": { "Townhouse": { "count": 112, "pct": 78.3 }, "Villa": { "count": 31, "pct": 21.7 } }, "villa_median": 352, "townhouse_median": 274, "regime": { "HOA": { "count": 131, "pct": 91.6 }, "not_recorded": { "count": 12, "pct": 8.4 } } }, "Miami-Dade": { "active": 1265, "n": 1144, "median": 214, "p25": 135, "p75": 294, "median_sqft": 0.13, "over_1000_pct": 0.5, "over_hi_pct": 5.2, "under_lo_pct": 45.2, "cuts": { "active": 1265, "cut_count": 464, "cut_pct": 36.7, "median_cut_pct": 3.6, "median_cut_dollars": 18550 }, "types": { "Townhouse": { "count": 1074, "pct": 93.9 }, "Villa": { "count": 70, "pct": 6.1 } }, "villa_median": 222, "townhouse_median": 214, "regime": { "HOA": { "count": 1024, "pct": 89.5 }, "not_recorded": { "count": 120, "pct": 10.5 } } }, "Palm Beach": { "active": 967, "n": 915, "median": 418, "p25": 300, "p75": 576, "median_sqft": 0.27, "over_1000_pct": 3.7, "over_hi_pct": 35.5, "under_lo_pct": 7.5, "cuts": { "active": 967, "cut_count": 427, "cut_pct": 44.2, "median_cut_pct": 4.1, "median_cut_dollars": 19000 }, "types": { "Townhouse": { "count": 654, "pct": 71.5 }, "Villa": { "count": 261, "pct": 28.5 } }, "villa_median": 487, "townhouse_median": 398, "regime": { "HOA": { "count": 834, "pct": 91.1 }, "not_recorded": { "count": 81, "pct": 8.9 } } }, "St Lucie": { "active": 198, "n": 191, "median": 311, "p25": 158, "p75": 500, "median_sqft": 0.2, "over_1000_pct": 0.0, "over_hi_pct": 25.1, "under_lo_pct": 38.7, "cuts": { "active": 198, "cut_count": 105, "cut_pct": 53.0, "median_cut_pct": 3.9, "median_cut_dollars": 14000 }, "types": { "Townhouse": { "count": 116, "pct": 60.7 }, "Villa": { "count": 75, "pct": 39.3 } }, "villa_median": 406, "townhouse_median": 212, "regime": { "HOA": { "count": 175, "pct": 91.6 }, "not_recorded": { "count": 16, "pct": 8.4 } } } }, "series": [ { "date": "2026-09-07", "median": 300, "p25": 200, "p75": 456, "n": 3208, "median_sqft": 0.19, "sa_pending_pct": 0.1 } ] }, "tiers": null }, "after": { "county_baseline": null, "region": { "active": 3499, "with_fee": 3271, "no_cadence": 5, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 3271, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 228, "n": 3206, "retained_n": 3206, "outliers_dropped": 65, "trim_applied": true, "cuts": { "active": 3499, "cut_count": 1459, "cut_pct": 41.7, "median_cut_pct": 3.9, "median_cut_dollars": 19000, "valid_price_count": 3499, "missing_price_count": 0, "unchanged_count": 1851, "raised_count": 189, "not_below_original_count": 2040, "cut_pct_denominator": 3499, "cut_sample_ok": true, "median_cut_n": 1459 }, "trim_bounds": { "p1": 28.216666666666676, "p99": 1300.0 }, "retained_small_sample": false, "retained_below_30": false, "median": 300, "p10": 129, "p25": 200, "p75": 456, "p90": 634, "min": 29, "max": 1300, "median_sqft": 0.19, "n_sqft": 3178, "median_pct_price": 0.75, "n_pct_price": 3206, "median_list_price": 430000, "median_year_built": 2006, "median_sqft_area": 1530, "over_1000": 54, "over_1000_pct": 1.7, "under_500": 2575, "under_500_pct": 80.3, "hi_thr": 500, "lo_thr": 200, "over_hi": 631, "over_hi_pct": 19.7, "under_lo": 785, "under_lo_pct": 24.5, "types": { "Townhouse": { "count": 2676, "pct": 83.5 }, "Villa": { "count": 530, "pct": 16.5 } }, "regime": { "HOA": { "count": 2854, "pct": 89.0 }, "not_recorded": { "count": 352, "pct": 11.0 } }, "villa_median": 376, "townhouse_median": 286, "cadence": { "Monthly": { "count": 2961, "pct": 92.4 }, "Quarterly": { "count": 225, "pct": 7.0 }, "Annually": { "count": 18, "pct": 0.6 }, "SemiAnnually": { "count": 2, "pct": 0.1 } }, "stacked": { "count": 102, "pct": 3.2, "median_total": 505, "median_master": 201 }, "bins": [ { "label": "Under $100", "count": 167, "pct": 5.2 }, { "label": "$100 to $200", "count": 618, "pct": 19.3 }, { "label": "$200 to $300", "count": 798, "pct": 24.9 }, { "label": "$300 to $400", "count": 575, "pct": 17.9 }, { "label": "$400 to $600", "count": 655, "pct": 20.4 }, { "label": "$600 to $1,000", "count": 339, "pct": 10.6 }, { "label": "$1,000 and up", "count": 54, "pct": 1.7 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 5, "median": 190, "median_sqft": 0.14 }, { "label": "1970s", "n": 155, "median": 283, "median_sqft": 0.22 }, { "label": "1980s", "n": 731, "median": 401, "median_sqft": 0.31 }, { "label": "1990s", "n": 299, "median": 387, "median_sqft": 0.25 }, { "label": "2000s", "n": 591, "median": 345, "median_sqft": 0.22 }, { "label": "2010s", "n": 325, "median": 291, "median_sqft": 0.16 }, { "label": "2020s", "n": 1099, "median": 235, "median_sqft": 0.15 } ], "bands": [ { "label": "Under $250K", "n": 113, "median": 452, "median_pct_price": 2.45 }, { "label": "$250K to $500K", "n": 2128, "median": 275, "median_pct_price": 0.82 }, { "label": "$500K to $1M", "n": 816, "median": 317, "median_pct_price": 0.6 }, { "label": "$1M and up", "n": 149, "median": 750, "median_pct_price": 0.4 } ], "pre1995": { "n": 1008, "median": 389 }, "post2005": { "n": 1767, "median": 250 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 2304, "pct": 77.2 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 1772, "pct": 59.4 }, { "key": "Pools", "label": "Pool", "count": 803, "pct": 26.9 }, { "key": "Trash", "label": "Trash", "count": 712, "pct": 23.9 }, { "key": "Security", "label": "Security", "count": 666, "pct": 22.3 }, { "key": "CableTv", "label": "Cable TV", "count": 659, "pct": 22.1 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 655, "pct": 21.9 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 423, "pct": 14.2 }, { "key": "Insurance", "label": "Building insurance", "count": 418, "pct": 14.0 }, { "key": "Roof", "label": "Roof", "count": 411, "pct": 13.8 }, { "key": "Internet", "label": "Internet", "count": 399, "pct": 13.4 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 308, "pct": 10.3 }, { "key": "Sewer", "label": "Sewer", "count": 235, "pct": 7.9 }, { "key": "PestControl", "label": "Pest control", "count": 175, "pct": 5.9 } ], "includes_n": 2985, "flags": { "sa_mentioned": { "count": 36, "pct": 1.1 }, "sa_none_or_paid": { "count": 29, "pct": 0.9 }, "sa_pending": { "count": 2, "pct": 0.1 }, "capital_contribution": { "count": 15, "pct": 0.5 }, "membership_required": { "count": 24, "pct": 0.7 }, "milestone": { "count": 2, "pct": 0.1 }, "reserves": { "count": 1, "pct": 0.0 }, "land_lease": { "count": 2, "pct": 0.1 }, "remarks_n": 3162 }, "denominators": { "fee_percentages": 3206, "fee_medians_percentiles": 3206, "median_sqft": 3178, "median_pct_price": 3206, "includes_pct": 2985, "flags_pct": 3206, "cut_pct": 3499 }, "by_county": { "Broward": { "active": 924, "with_fee": 835, "no_cadence": 1, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 835, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 89, "n": 818, "retained_n": 818, "outliers_dropped": 17, "trim_applied": true, "cuts": { "active": 924, "cut_count": 404, "cut_pct": 43.7, "median_cut_pct": 3.8, "median_cut_dollars": 20000, "valid_price_count": 924, "missing_price_count": 0, "unchanged_count": 488, "raised_count": 32, "not_below_original_count": 520, "cut_pct_denominator": 924, "cut_sample_ok": true, "median_cut_n": 404 }, "trim_bounds": { "p1": 75.0, "p99": 1104.6599999999999 }, "retained_small_sample": false, "retained_below_30": false, "median": 340, "p10": 178, "p25": 234, "p75": 462, "p90": 625, "min": 75, "max": 1104, "median_sqft": 0.22, "n_sqft": 816, "median_pct_price": 0.8, "n_pct_price": 818, "median_list_price": 450000, "median_year_built": 2000, "median_sqft_area": 1504, "over_1000": 11, "over_1000_pct": 1.3, "under_500": 665, "under_500_pct": 81.3, "hi_thr": 500, "lo_thr": 200, "over_hi": 153, "over_hi_pct": 18.7, "under_lo": 125, "under_lo_pct": 15.3, "types": { "Townhouse": { "count": 724, "pct": 88.5 }, "Villa": { "count": 94, "pct": 11.5 } }, "regime": { "HOA": { "count": 696, "pct": 85.1 }, "not_recorded": { "count": 122, "pct": 14.9 } }, "villa_median": 343, "townhouse_median": 335, "cadence": { "Monthly": { "count": 766, "pct": 93.6 }, "Quarterly": { "count": 49, "pct": 6.0 }, "Annually": { "count": 3, "pct": 0.4 } }, "stacked": { "count": 15, "pct": 1.8, "median_total": 513, "median_master": 63 }, "bins": [ { "label": "Under $100", "count": 4, "pct": 0.5 }, { "label": "$100 to $200", "count": 121, "pct": 14.8 }, { "label": "$200 to $300", "count": 206, "pct": 25.2 }, { "label": "$300 to $400", "count": 196, "pct": 24.0 }, { "label": "$400 to $600", "count": 199, "pct": 24.3 }, { "label": "$600 to $1,000", "count": 81, "pct": 9.9 }, { "label": "$1,000 and up", "count": 11, "pct": 1.3 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 1, "median": 250, "median_sqft": 0.19 }, { "label": "1970s", "n": 26, "median": 250, "median_sqft": 0.18 }, { "label": "1980s", "n": 237, "median": 352, "median_sqft": 0.27 }, { "label": "1990s", "n": 138, "median": 330, "median_sqft": 0.23 }, { "label": "2000s", "n": 192, "median": 350, "median_sqft": 0.21 }, { "label": "2010s", "n": 95, "median": 342, "median_sqft": 0.2 }, { "label": "2020s", "n": 129, "median": 325, "median_sqft": 0.17 } ], "bands": [ { "label": "Under $250K", "n": 10, "median": 350, "median_pct_price": 1.99 }, { "label": "$250K to $500K", "n": 497, "median": 320, "median_pct_price": 0.94 }, { "label": "$500K to $1M", "n": 265, "median": 346, "median_pct_price": 0.68 }, { "label": "$1M and up", "n": 46, "median": 438, "median_pct_price": 0.35 } ], "pre1995": { "n": 311, "median": 343 }, "post2005": { "n": 332, "median": 342 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 591, "pct": 75.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 489, "pct": 62.3 }, { "key": "Pools", "label": "Pool", "count": 315, "pct": 40.1 }, { "key": "Trash", "label": "Trash", "count": 214, "pct": 27.3 }, { "key": "Roof", "label": "Roof", "count": 192, "pct": 24.5 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 186, "pct": 23.7 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 184, "pct": 23.4 }, { "key": "Security", "label": "Security", "count": 137, "pct": 17.5 }, { "key": "Insurance", "label": "Building insurance", "count": 118, "pct": 15.0 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 117, "pct": 14.9 }, { "key": "CableTv", "label": "Cable TV", "count": 108, "pct": 13.8 }, { "key": "Sewer", "label": "Sewer", "count": 78, "pct": 9.9 }, { "key": "Internet", "label": "Internet", "count": 77, "pct": 9.8 }, { "key": "Water", "label": "Water", "count": 52, "pct": 6.6 } ], "includes_n": 785, "flags": { "sa_mentioned": { "count": 11, "pct": 1.3 }, "sa_none_or_paid": { "count": 7, "pct": 0.9 }, "sa_pending": { "count": 2, "pct": 0.2 }, "capital_contribution": { "count": 3, "pct": 0.4 }, "membership_required": { "count": 3, "pct": 0.4 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 812 }, "denominators": { "fee_percentages": 818, "fee_medians_percentiles": 818, "median_sqft": 816, "median_pct_price": 818, "includes_pct": 785, "flags_pct": 818, "cut_pct": 924 } }, "Martin": { "active": 145, "with_fee": 144, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 144, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 1, "n": 142, "retained_n": 142, "outliers_dropped": 2, "trim_applied": true, "cuts": { "active": 145, "cut_count": 58, "cut_pct": 40.0, "median_cut_pct": 4.3, "median_cut_dollars": 19476, "valid_price_count": 145, "missing_price_count": 0, "unchanged_count": 58, "raised_count": 29, "not_below_original_count": 87, "cut_pct_denominator": 145, "cut_sample_ok": true, "median_cut_n": 58 }, "trim_bounds": { "p1": 137.0, "p99": 1050.0 }, "retained_small_sample": false, "retained_below_30": false, "median": 290, "p10": 207, "p25": 229, "p75": 596, "p90": 750, "min": 137, "max": 1050, "median_sqft": 0.17, "n_sqft": 142, "median_pct_price": 0.65, "n_pct_price": 142, "median_list_price": 446338, "median_year_built": 2024, "median_sqft_area": 1679, "over_1000": 2, "over_1000_pct": 1.4, "under_500": 98, "under_500_pct": 69.0, "hi_thr": 500, "lo_thr": 200, "over_hi": 44, "over_hi_pct": 31.0, "under_lo": 6, "under_lo_pct": 4.2, "types": { "Townhouse": { "count": 112, "pct": 78.9 }, "Villa": { "count": 30, "pct": 21.1 } }, "regime": { "HOA": { "count": 130, "pct": 91.5 }, "not_recorded": { "count": 12, "pct": 8.5 } }, "villa_median": 352, "townhouse_median": 274, "cadence": { "Monthly": { "count": 128, "pct": 90.1 }, "Quarterly": { "count": 14, "pct": 9.9 } }, "stacked": { "count": 3, "pct": 2.1, "median_total": 642, "median_master": 250 }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 6, "pct": 4.2 }, { "label": "$200 to $300", "count": 67, "pct": 47.2 }, { "label": "$300 to $400", "count": 18, "pct": 12.7 }, { "label": "$400 to $600", "count": 16, "pct": 11.3 }, { "label": "$600 to $1,000", "count": 33, "pct": 23.2 }, { "label": "$1,000 and up", "count": 2, "pct": 1.4 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 0, "median": null, "median_sqft": null }, { "label": "1980s", "n": 24, "median": 578, "median_sqft": 0.39 }, { "label": "1990s", "n": 14, "median": 512, "median_sqft": 0.32 }, { "label": "2000s", "n": 9, "median": 352, "median_sqft": 0.23 }, { "label": "2010s", "n": 8, "median": 182, "median_sqft": 0.11 }, { "label": "2020s", "n": 87, "median": 249, "median_sqft": 0.16 } ], "bands": [ { "label": "Under $250K", "n": 7, "median": 565, "median_pct_price": 2.83 }, { "label": "$250K to $500K", "n": 89, "median": 260, "median_pct_price": 0.74 }, { "label": "$500K to $1M", "n": 25, "median": 249, "median_pct_price": 0.47 }, { "label": "$1M and up", "n": 21, "median": 750, "median_pct_price": 0.36 } ], "pre1995": { "n": 33, "median": 565 }, "post2005": { "n": 98, "median": 249 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 133, "pct": 93.7 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 89, "pct": 62.7 }, { "key": "CableTv", "label": "Cable TV", "count": 37, "pct": 26.1 }, { "key": "Security", "label": "Security", "count": 28, "pct": 19.7 }, { "key": "Pools", "label": "Pool", "count": 24, "pct": 16.9 }, { "key": "Internet", "label": "Internet", "count": 23, "pct": 16.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 23, "pct": 16.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 20, "pct": 14.1 }, { "key": "Insurance", "label": "Building insurance", "count": 13, "pct": 9.2 }, { "key": "Trash", "label": "Trash", "count": 13, "pct": 9.2 }, { "key": "PestControl", "label": "Pest control", "count": 11, "pct": 7.7 }, { "key": "Roof", "label": "Roof", "count": 7, "pct": 4.9 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 7, "pct": 4.9 }, { "key": "Sewer", "label": "Sewer", "count": 5, "pct": 3.5 } ], "includes_n": 142, "flags": { "sa_mentioned": { "count": 0, "pct": 0.0 }, "sa_none_or_paid": { "count": 0, "pct": 0.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 0, "pct": 0.0 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 141 }, "denominators": { "fee_percentages": 142, "fee_medians_percentiles": 142, "median_sqft": 142, "median_pct_price": 142, "includes_pct": 142, "flags_pct": 142, "cut_pct": 145 } }, "Miami-Dade": { "active": 1265, "with_fee": 1164, "no_cadence": 0, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 1164, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 101, "n": 1144, "retained_n": 1144, "outliers_dropped": 20, "trim_applied": true, "cuts": { "active": 1265, "cut_count": 464, "cut_pct": 36.7, "median_cut_pct": 3.6, "median_cut_dollars": 18550, "valid_price_count": 1265, "missing_price_count": 0, "unchanged_count": 734, "raised_count": 67, "not_below_original_count": 801, "cut_pct_denominator": 1265, "cut_sample_ok": true, "median_cut_n": 464 }, "trim_bounds": { "p1": 10.0, "p99": 1336.7699999999977 }, "retained_small_sample": false, "retained_below_30": false, "median": 214, "p10": 85, "p25": 135, "p75": 294, "p90": 436, "min": 10, "max": 1329, "median_sqft": 0.13, "n_sqft": 1114, "median_pct_price": 0.55, "n_pct_price": 1144, "median_list_price": 445000, "median_year_built": 2021, "median_sqft_area": 1530, "over_1000": 6, "over_1000_pct": 0.5, "under_500": 1085, "under_500_pct": 94.8, "hi_thr": 500, "lo_thr": 200, "over_hi": 59, "over_hi_pct": 5.2, "under_lo": 517, "under_lo_pct": 45.2, "types": { "Townhouse": { "count": 1074, "pct": 93.9 }, "Villa": { "count": 70, "pct": 6.1 } }, "regime": { "HOA": { "count": 1024, "pct": 89.5 }, "not_recorded": { "count": 120, "pct": 10.5 } }, "villa_median": 222, "townhouse_median": 214, "cadence": { "Monthly": { "count": 1108, "pct": 96.9 }, "Quarterly": { "count": 26, "pct": 2.3 }, "Annually": { "count": 9, "pct": 0.8 }, "SemiAnnually": { "count": 1, "pct": 0.1 } }, "stacked": { "count": 1, "pct": 0.1, "median_total": 329, "median_master": 70 }, "bins": [ { "label": "Under $100", "count": 163, "pct": 14.2 }, { "label": "$100 to $200", "count": 354, "pct": 30.9 }, { "label": "$200 to $300", "count": 351, "pct": 30.7 }, { "label": "$300 to $400", "count": 127, "pct": 11.1 }, { "label": "$400 to $600", "count": 100, "pct": 8.7 }, { "label": "$600 to $1,000", "count": 43, "pct": 3.8 }, { "label": "$1,000 and up", "count": 6, "pct": 0.5 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 4, "median": 54, "median_sqft": 0.04 }, { "label": "1970s", "n": 53, "median": 85, "median_sqft": 0.09 }, { "label": "1980s", "n": 72, "median": 202, "median_sqft": 0.14 }, { "label": "1990s", "n": 40, "median": 142, "median_sqft": 0.11 }, { "label": "2000s", "n": 157, "median": 208, "median_sqft": 0.13 }, { "label": "2010s", "n": 165, "median": 235, "median_sqft": 0.13 }, { "label": "2020s", "n": 652, "median": 215, "median_sqft": 0.14 } ], "bands": [ { "label": "Under $250K", "n": 10, "median": 60, "median_pct_price": 0.37 }, { "label": "$250K to $500K", "n": 816, "median": 206, "median_pct_price": 0.6 }, { "label": "$500K to $1M", "n": 287, "median": 219, "median_pct_price": 0.42 }, { "label": "$1M and up", "n": 31, "median": 690, "median_pct_price": 0.48 } ], "pre1995": { "n": 142, "median": 170 }, "post2005": { "n": 928, "median": 220 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 689, "pct": 70.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 419, "pct": 42.8 }, { "key": "Security", "label": "Security", "count": 204, "pct": 20.8 }, { "key": "Pools", "label": "Pool", "count": 198, "pct": 20.2 }, { "key": "Trash", "label": "Trash", "count": 194, "pct": 19.8 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 163, "pct": 16.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 132, "pct": 13.5 }, { "key": "Internet", "label": "Internet", "count": 91, "pct": 9.3 }, { "key": "Sewer", "label": "Sewer", "count": 68, "pct": 6.9 }, { "key": "CableTv", "label": "Cable TV", "count": 66, "pct": 6.7 }, { "key": "Roof", "label": "Roof", "count": 39, "pct": 4.0 }, { "key": "Water", "label": "Water", "count": 24, "pct": 2.4 }, { "key": "Insurance", "label": "Building insurance", "count": 22, "pct": 2.2 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 19, "pct": 1.9 } ], "includes_n": 980, "flags": { "sa_mentioned": { "count": 3, "pct": 0.3 }, "sa_none_or_paid": { "count": 3, "pct": 0.3 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 1, "pct": 0.1 }, "membership_required": { "count": 2, "pct": 0.2 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 1142 }, "denominators": { "fee_percentages": 1144, "fee_medians_percentiles": 1144, "median_sqft": 1114, "median_pct_price": 1144, "includes_pct": 980, "flags_pct": 1144, "cut_pct": 1265 } }, "Palm Beach": { "active": 967, "with_fee": 934, "no_cadence": 2, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 934, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 33, "n": 915, "retained_n": 915, "outliers_dropped": 19, "trim_applied": true, "cuts": { "active": 967, "cut_count": 428, "cut_pct": 44.3, "median_cut_pct": 4.1, "median_cut_dollars": 19000, "valid_price_count": 967, "missing_price_count": 0, "unchanged_count": 493, "raised_count": 46, "not_below_original_count": 539, "cut_pct_denominator": 967, "cut_sample_ok": true, "median_cut_n": 428 }, "trim_bounds": { "p1": 100.0, "p99": 1631.5740999999962 }, "retained_small_sample": false, "retained_below_30": false, "median": 418, "p10": 216, "p25": 300, "p75": 576, "p90": 710, "min": 100, "max": 1568, "median_sqft": 0.27, "n_sqft": 914, "median_pct_price": 1.12, "n_pct_price": 915, "median_list_price": 414999, "median_year_built": 1992, "median_sqft_area": 1522, "over_1000": 34, "over_1000_pct": 3.7, "under_500": 590, "under_500_pct": 64.5, "hi_thr": 500, "lo_thr": 200, "over_hi": 325, "over_hi_pct": 35.5, "under_lo": 69, "under_lo_pct": 7.5, "types": { "Townhouse": { "count": 654, "pct": 71.5 }, "Villa": { "count": 261, "pct": 28.5 } }, "regime": { "HOA": { "count": 834, "pct": 91.1 }, "not_recorded": { "count": 81, "pct": 8.9 } }, "villa_median": 487, "townhouse_median": 398, "cadence": { "Monthly": { "count": 815, "pct": 89.1 }, "Quarterly": { "count": 96, "pct": 10.5 }, "Annually": { "count": 3, "pct": 0.3 }, "SemiAnnually": { "count": 1, "pct": 0.1 } }, "stacked": { "count": 52, "pct": 5.7, "median_total": 482, "median_master": 168 }, "bins": [ { "label": "Under $100", "count": 0, "pct": 0.0 }, { "label": "$100 to $200", "count": 69, "pct": 7.5 }, { "label": "$200 to $300", "count": 160, "pct": 17.5 }, { "label": "$300 to $400", "count": 203, "pct": 22.2 }, { "label": "$400 to $600", "count": 281, "pct": 30.7 }, { "label": "$600 to $1,000", "count": 168, "pct": 18.4 }, { "label": "$1,000 and up", "count": 34, "pct": 3.7 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 1, "median": 333, "median_sqft": 0.16 }, { "label": "1970s", "n": 73, "median": 299, "median_sqft": 0.28 }, { "label": "1980s", "n": 362, "median": 475, "median_sqft": 0.34 }, { "label": "1990s", "n": 92, "median": 516, "median_sqft": 0.35 }, { "label": "2000s", "n": 197, "median": 410, "median_sqft": 0.25 }, { "label": "2010s", "n": 51, "median": 435, "median_sqft": 0.22 }, { "label": "2020s", "n": 139, "median": 254, "median_sqft": 0.16 } ], "bands": [ { "label": "Under $250K", "n": 58, "median": 504, "median_pct_price": 2.67 }, { "label": "$250K to $500K", "n": 570, "median": 394, "median_pct_price": 1.33 }, { "label": "$500K to $1M", "n": 234, "median": 393, "median_pct_price": 0.77 }, { "label": "$1M and up", "n": 53, "median": 910, "median_pct_price": 0.64 } ], "pre1995": { "n": 474, "median": 464 }, "post2005": { "n": 286, "median": 350 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 733, "pct": 82.3 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 655, "pct": 73.5 }, { "key": "CableTv", "label": "Cable TV", "count": 382, "pct": 42.9 }, { "key": "Trash", "label": "Trash", "count": 271, "pct": 30.4 }, { "key": "Security", "label": "Security", "count": 270, "pct": 30.3 }, { "key": "Insurance", "label": "Building insurance", "count": 239, "pct": 26.8 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 234, "pct": 26.3 }, { "key": "Pools", "label": "Pool", "count": 224, "pct": 25.1 }, { "key": "Internet", "label": "Internet", "count": 159, "pct": 17.8 }, { "key": "Roof", "label": "Roof", "count": 159, "pct": 17.8 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 129, "pct": 14.5 }, { "key": "PestControl", "label": "Pest control", "count": 99, "pct": 11.1 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 82, "pct": 9.2 }, { "key": "Sewer", "label": "Sewer", "count": 78, "pct": 8.8 } ], "includes_n": 891, "flags": { "sa_mentioned": { "count": 21, "pct": 2.3 }, "sa_none_or_paid": { "count": 18, "pct": 2.0 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 10, "pct": 1.1 }, "membership_required": { "count": 19, "pct": 2.1 }, "milestone": { "count": 2, "pct": 0.2 }, "reserves": { "count": 0, "pct": 0.0 }, "land_lease": { "count": 2, "pct": 0.2 }, "remarks_n": 894 }, "denominators": { "fee_percentages": 915, "fee_medians_percentiles": 915, "median_sqft": 914, "median_pct_price": 915, "includes_pct": 891, "flags_pct": 915, "cut_pct": 967 } }, "St Lucie": { "active": 198, "with_fee": 194, "no_cadence": 2, "sample_ok": true, "eligible_before_trim": true, "eligibility_n": 194, "eligibility_min": 30, "eligibility_basis": "usable_monthly_fee_before_geography_trim", "missing_or_unusable_fee_count": 4, "n": 191, "retained_n": 191, "outliers_dropped": 3, "trim_applied": true, "cuts": { "active": 198, "cut_count": 105, "cut_pct": 53.0, "median_cut_pct": 3.9, "median_cut_dollars": 14000, "valid_price_count": 198, "missing_price_count": 0, "unchanged_count": 78, "raised_count": 15, "not_below_original_count": 93, "cut_pct_denominator": 198, "cut_sample_ok": true, "median_cut_n": 105 }, "trim_bounds": { "p1": 80.0, "p99": 800.4666666666664 }, "retained_small_sample": false, "retained_below_30": false, "median": 311, "p10": 115, "p25": 158, "p75": 500, "p90": 560, "min": 80, "max": 798, "median_sqft": 0.2, "n_sqft": 191, "median_pct_price": 1.13, "n_pct_price": 191, "median_list_price": 320000, "median_year_built": 2020, "median_sqft_area": 1572, "over_1000": 0, "over_1000_pct": 0.0, "under_500": 143, "under_500_pct": 74.9, "hi_thr": 500, "lo_thr": 200, "over_hi": 48, "over_hi_pct": 25.1, "under_lo": 74, "under_lo_pct": 38.7, "types": { "Townhouse": { "count": 116, "pct": 60.7 }, "Villa": { "count": 75, "pct": 39.3 } }, "regime": { "HOA": { "count": 175, "pct": 91.6 }, "not_recorded": { "count": 16, "pct": 8.4 } }, "villa_median": 406, "townhouse_median": 212, "cadence": { "Monthly": { "count": 150, "pct": 78.5 }, "Quarterly": { "count": 36, "pct": 18.8 }, "Annually": { "count": 5, "pct": 2.6 } }, "stacked": { "count": 29, "pct": 15.2, "median_total": 505, "median_master": 207 }, "bins": [ { "label": "Under $100", "count": 7, "pct": 3.7 }, { "label": "$100 to $200", "count": 67, "pct": 35.1 }, { "label": "$200 to $300", "count": 14, "pct": 7.3 }, { "label": "$300 to $400", "count": 31, "pct": 16.2 }, { "label": "$400 to $600", "count": 59, "pct": 30.9 }, { "label": "$600 to $1,000", "count": 13, "pct": 6.8 }, { "label": "$1,000 and up", "count": 0, "pct": 0.0 } ], "decades": [ { "label": "1950s", "n": 0, "median": null, "median_sqft": null }, { "label": "1960s", "n": 0, "median": null, "median_sqft": null }, { "label": "1970s", "n": 4, "median": 213, "median_sqft": 0.22 }, { "label": "1980s", "n": 32, "median": 398, "median_sqft": 0.33 }, { "label": "1990s", "n": 17, "median": 445, "median_sqft": 0.35 }, { "label": "2000s", "n": 36, "median": 505, "median_sqft": 0.3 }, { "label": "2010s", "n": 6, "median": 515, "median_sqft": 0.32 }, { "label": "2020s", "n": 96, "median": 192, "median_sqft": 0.12 } ], "bands": [ { "label": "Under $250K", "n": 28, "median": 445, "median_pct_price": 2.54 }, { "label": "$250K to $500K", "n": 157, "median": 278, "median_pct_price": 1.01 }, { "label": "$500K to $1M", "n": 5, "median": 385, "median_pct_price": 0.66 }, { "label": "$1M and up", "n": 1, "median": 100, "median_pct_price": 0.04 } ], "pre1995": { "n": 48, "median": 426 }, "post2005": { "n": 127, "median": 195 }, "includes": [ { "key": "CommonAreas", "label": "Common areas", "count": 154, "pct": 83.7 }, { "key": "MaintenanceGrounds", "label": "Grounds", "count": 119, "pct": 64.7 }, { "key": "CableTv", "label": "Cable TV", "count": 67, "pct": 36.4 }, { "key": "Internet", "label": "Internet", "count": 50, "pct": 27.2 }, { "key": "RecreationFacilities", "label": "Recreation facilities", "count": 50, "pct": 27.2 }, { "key": "Pools", "label": "Pool", "count": 41, "pct": 22.3 }, { "key": "Security", "label": "Security", "count": 33, "pct": 17.9 }, { "key": "Insurance", "label": "Building insurance", "count": 24, "pct": 13.0 }, { "key": "PestControl", "label": "Pest control", "count": 24, "pct": 13.0 }, { "key": "Trash", "label": "Trash", "count": 19, "pct": 10.3 }, { "key": "ReserveFund", "label": "Reserve fund", "count": 19, "pct": 10.3 }, { "key": "Roof", "label": "Roof", "count": 14, "pct": 7.6 }, { "key": "MaintenanceStructure", "label": "Structure maintenance", "count": 12, "pct": 6.5 }, { "key": "Water", "label": "Water", "count": 6, "pct": 3.3 } ], "includes_n": 184, "flags": { "sa_mentioned": { "count": 1, "pct": 0.5 }, "sa_none_or_paid": { "count": 1, "pct": 0.5 }, "sa_pending": { "count": 0, "pct": 0.0 }, "capital_contribution": { "count": 1, "pct": 0.5 }, "membership_required": { "count": 0, "pct": 0.0 }, "milestone": { "count": 0, "pct": 0.0 }, "reserves": { "count": 1, "pct": 0.5 }, "land_lease": { "count": 0, "pct": 0.0 }, "remarks_n": 177 }, "denominators": { "fee_percentages": 191, "fee_medians_percentiles": 191, "median_sqft": 191, "median_pct_price": 191, "includes_pct": 184, "flags_pct": 191, "cut_pct": 198 } } }, "series": [ { "date": "2026-09-07", "median": 300, "p25": 200, "p75": 456, "n": 3206, "median_sqft": 0.19, "sa_pending_pct": 0.1 } ] }, "tiers": null }, "figure_changes": [ { "field": "region.active", "before": 3501, "after": 3499, "before_present": true, "after_present": true }, { "field": "region.bands[1].n", "before": 2130, "after": 2128, "before_present": true, "after_present": true }, { "field": "region.bins[2].count", "before": 799, "after": 798, "before_present": true, "after_present": true }, { "field": "region.bins[4].count", "before": 656, "after": 655, "before_present": true, "after_present": true }, { "field": "region.by_county.Broward.active", "before": 925, "after": 924, "before_present": true, "after_present": true }, { "field": "region.by_county.Broward.bands[0].label", "before": null, "after": "Under $250K", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[0].median", "before": null, "after": 350, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[0].median_pct_price", "before": null, "after": 1.99, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[0].n", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[1].label", "before": null, "after": "$250K to $500K", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[1].median", "before": null, "after": 320, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[1].median_pct_price", "before": null, "after": 0.94, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[1].n", "before": null, "after": 497, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[2].label", "before": null, "after": "$500K to $1M", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[2].median", "before": null, "after": 346, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[2].median_pct_price", "before": null, "after": 0.68, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[2].n", "before": null, "after": 265, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[3].label", "before": null, "after": "$1M and up", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[3].median", "before": null, "after": 438, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[3].median_pct_price", "before": null, "after": 0.35, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bands[3].n", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[0].count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[0].label", "before": null, "after": "Under $100", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[0].pct", "before": null, "after": 0.5, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[1].count", "before": null, "after": 121, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[1].label", "before": null, "after": "$100 to $200", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[1].pct", "before": null, "after": 14.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[2].count", "before": null, "after": 206, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[2].label", "before": null, "after": "$200 to $300", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[2].pct", "before": null, "after": 25.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[3].count", "before": null, "after": 196, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[3].label", "before": null, "after": "$300 to $400", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[3].pct", "before": null, "after": 24.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[4].count", "before": null, "after": 199, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[4].label", "before": null, "after": "$400 to $600", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[4].pct", "before": null, "after": 24.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[5].count", "before": null, "after": 81, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[5].label", "before": null, "after": "$600 to $1,000", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[5].pct", "before": null, "after": 9.9, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[6].count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[6].label", "before": null, "after": "$1,000 and up", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.bins[6].pct", "before": null, "after": 1.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cadence.Annually.count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cadence.Annually.pct", "before": null, "after": 0.4, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cadence.Monthly.count", "before": null, "after": 766, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cadence.Monthly.pct", "before": null, "after": 93.6, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cadence.Quarterly.count", "before": null, "after": 49, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cadence.Quarterly.pct", "before": null, "after": 6.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cuts.active", "before": 925, "after": 924, "before_present": true, "after_present": true }, { "field": "region.by_county.Broward.cuts.cut_pct_denominator", "before": null, "after": 924, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cuts.median_cut_n", "before": null, "after": 404, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cuts.not_below_original_count", "before": null, "after": 520, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cuts.raised_count", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cuts.unchanged_count", "before": null, "after": 488, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.cuts.valid_price_count", "before": null, "after": 924, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[0].label", "before": null, "after": "1950s", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[0].median", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[0].median_sqft", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[0].n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[1].label", "before": null, "after": "1960s", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[1].median", "before": null, "after": 250, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[1].median_sqft", "before": null, "after": 0.19, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[1].n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[2].label", "before": null, "after": "1970s", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[2].median", "before": null, "after": 250, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[2].median_sqft", "before": null, "after": 0.18, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[2].n", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[3].label", "before": null, "after": "1980s", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[3].median", "before": null, "after": 352, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[3].median_sqft", "before": null, "after": 0.27, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[3].n", "before": null, "after": 237, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[4].label", "before": null, "after": "1990s", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[4].median", "before": null, "after": 330, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[4].median_sqft", "before": null, "after": 0.23, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[4].n", "before": null, "after": 138, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[5].label", "before": null, "after": "2000s", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[5].median", "before": null, "after": 350, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[5].median_sqft", "before": null, "after": 0.21, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[5].n", "before": null, "after": 192, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[6].label", "before": null, "after": "2010s", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[6].median", "before": null, "after": 342, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[6].median_sqft", "before": null, "after": 0.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[6].n", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[7].label", "before": null, "after": "2020s", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[7].median", "before": null, "after": 325, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[7].median_sqft", "before": null, "after": 0.17, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.decades[7].n", "before": null, "after": 129, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.denominators.cut_pct", "before": null, "after": 924, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.denominators.fee_medians_percentiles", "before": null, "after": 818, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.denominators.fee_percentages", "before": null, "after": 818, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.denominators.flags_pct", "before": null, "after": 818, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.denominators.includes_pct", "before": null, "after": 785, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.denominators.median_pct_price", "before": null, "after": 818, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.denominators.median_sqft", "before": null, "after": 816, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.eligibility_n", "before": null, "after": 835, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.capital_contribution.count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.capital_contribution.pct", "before": null, "after": 0.4, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.land_lease.count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.land_lease.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.membership_required.count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.membership_required.pct", "before": null, "after": 0.4, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.milestone.count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.milestone.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.remarks_n", "before": null, "after": 812, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.reserves.count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.reserves.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.sa_mentioned.count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.sa_mentioned.pct", "before": null, "after": 1.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.sa_none_or_paid.count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.sa_none_or_paid.pct", "before": null, "after": 0.9, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.sa_pending.count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.flags.sa_pending.pct", "before": null, "after": 0.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.hi_thr", "before": null, "after": 500, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[0].count", "before": null, "after": 591, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[0].key", "before": null, "after": "CommonAreas", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[0].label", "before": null, "after": "Common areas", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[0].pct", "before": null, "after": 75.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[10].count", "before": null, "after": 108, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[10].key", "before": null, "after": "CableTv", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[10].label", "before": null, "after": "Cable TV", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[10].pct", "before": null, "after": 13.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[11].count", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[11].key", "before": null, "after": "Sewer", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[11].label", "before": null, "after": "Sewer", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[11].pct", "before": null, "after": 9.9, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[12].count", "before": null, "after": 77, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[12].key", "before": null, "after": "Internet", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[12].label", "before": null, "after": "Internet", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[12].pct", "before": null, "after": 9.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[13].count", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[13].key", "before": null, "after": "Water", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[13].label", "before": null, "after": "Water", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[13].pct", "before": null, "after": 6.6, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[1].count", "before": null, "after": 489, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[1].key", "before": null, "after": "MaintenanceGrounds", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[1].label", "before": null, "after": "Grounds", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[1].pct", "before": null, "after": 62.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[2].count", "before": null, "after": 315, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[2].key", "before": null, "after": "Pools", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[2].label", "before": null, "after": "Pool", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[2].pct", "before": null, "after": 40.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[3].count", "before": null, "after": 214, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[3].key", "before": null, "after": "Trash", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[3].label", "before": null, "after": "Trash", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[3].pct", "before": null, "after": 27.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[4].count", "before": null, "after": 192, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[4].key", "before": null, "after": "Roof", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[4].label", "before": null, "after": "Roof", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[4].pct", "before": null, "after": 24.5, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[5].count", "before": null, "after": 186, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[5].key", "before": null, "after": "MaintenanceStructure", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[5].label", "before": null, "after": "Structure maintenance", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[5].pct", "before": null, "after": 23.7, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[6].count", "before": null, "after": 184, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[6].key", "before": null, "after": "RecreationFacilities", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[6].label", "before": null, "after": "Recreation facilities", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[6].pct", "before": null, "after": 23.4, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[7].count", "before": null, "after": 137, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[7].key", "before": null, "after": "Security", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[7].label", "before": null, "after": "Security", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[7].pct", "before": null, "after": 17.5, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[8].count", "before": null, "after": 118, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[8].key", "before": null, "after": "Insurance", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[8].label", "before": null, "after": "Building insurance", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[8].pct", "before": null, "after": 15.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[9].count", "before": null, "after": 117, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[9].key", "before": null, "after": "ReserveFund", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[9].label", "before": null, "after": "Reserve fund", "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes[9].pct", "before": null, "after": 14.9, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.includes_n", "before": null, "after": 785, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.lo_thr", "before": null, "after": 200, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.max", "before": null, "after": 1104, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.median_list_price", "before": null, "after": 450000, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.median_pct_price", "before": null, "after": 0.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.median_sqft_area", "before": null, "after": 1504, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.median_year_built", "before": null, "after": 2000, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.min", "before": null, "after": 75, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.missing_or_unusable_fee_count", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.n", "before": 819, "after": 818, "before_present": true, "after_present": true }, { "field": "region.by_county.Broward.n_pct_price", "before": null, "after": 818, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.n_sqft", "before": null, "after": 816, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.no_cadence", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.outliers_dropped", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.over_1000", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.over_hi", "before": null, "after": 153, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.p10", "before": null, "after": 178, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.p90", "before": null, "after": 625, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.post2005.median", "before": null, "after": 342, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.post2005.n", "before": null, "after": 332, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.pre1995.median", "before": null, "after": 343, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.pre1995.n", "before": null, "after": 311, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.regime.HOA.count", "before": 697, "after": 696, "before_present": true, "after_present": true }, { "field": "region.by_county.Broward.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.retained_n", "before": null, "after": 818, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.stacked.count", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.stacked.median_master", "before": null, "after": 63, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.stacked.median_total", "before": null, "after": 513, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.stacked.pct", "before": null, "after": 1.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.townhouse_median", "before": 336, "after": 335, "before_present": true, "after_present": true }, { "field": "region.by_county.Broward.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.trim_bounds.p1", "before": null, "after": 75.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.trim_bounds.p99", "before": null, "after": 1104.6599999999999, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.types.Townhouse.count", "before": 725, "after": 724, "before_present": true, "after_present": true }, { "field": "region.by_county.Broward.under_500", "before": null, "after": 665, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.under_500_pct", "before": null, "after": 81.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.under_lo", "before": null, "after": 125, "before_present": false, "after_present": true }, { "field": "region.by_county.Broward.with_fee", "before": null, "after": 835, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.active", "before": 146, "after": 145, "before_present": true, "after_present": true }, { "field": "region.by_county.Martin.bands[0].label", "before": null, "after": "Under $250K", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[0].median", "before": null, "after": 565, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[0].median_pct_price", "before": null, "after": 2.83, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[0].n", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[1].label", "before": null, "after": "$250K to $500K", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[1].median", "before": null, "after": 260, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[1].median_pct_price", "before": null, "after": 0.74, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[1].n", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[2].label", "before": null, "after": "$500K to $1M", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[2].median", "before": null, "after": 249, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[2].median_pct_price", "before": null, "after": 0.47, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[2].n", "before": null, "after": 25, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[3].label", "before": null, "after": "$1M and up", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[3].median", "before": null, "after": 750, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[3].median_pct_price", "before": null, "after": 0.36, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bands[3].n", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[0].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[0].label", "before": null, "after": "Under $100", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[0].pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[1].count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[1].label", "before": null, "after": "$100 to $200", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[1].pct", "before": null, "after": 4.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[2].count", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[2].label", "before": null, "after": "$200 to $300", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[2].pct", "before": null, "after": 47.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[3].count", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[3].label", "before": null, "after": "$300 to $400", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[3].pct", "before": null, "after": 12.7, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[4].count", "before": null, "after": 16, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[4].label", "before": null, "after": "$400 to $600", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[4].pct", "before": null, "after": 11.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[5].count", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[5].label", "before": null, "after": "$600 to $1,000", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[5].pct", "before": null, "after": 23.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[6].count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[6].label", "before": null, "after": "$1,000 and up", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.bins[6].pct", "before": null, "after": 1.4, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.cadence.Monthly.count", "before": null, "after": 128, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.cadence.Monthly.pct", "before": null, "after": 90.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.cadence.Quarterly.count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.cadence.Quarterly.pct", "before": null, "after": 9.9, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.cuts.active", "before": 146, "after": 145, "before_present": true, "after_present": true }, { "field": "region.by_county.Martin.cuts.cut_pct", "before": 39.7, "after": 40.0, "before_present": true, "after_present": true }, { "field": "region.by_county.Martin.cuts.cut_pct_denominator", "before": null, "after": 145, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.cuts.median_cut_n", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.cuts.not_below_original_count", "before": null, "after": 87, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.cuts.raised_count", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.cuts.unchanged_count", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.cuts.valid_price_count", "before": null, "after": 145, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[0].label", "before": null, "after": "1950s", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[0].median", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[0].median_sqft", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[0].n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[1].label", "before": null, "after": "1960s", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[1].median", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[1].median_sqft", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[1].n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[2].label", "before": null, "after": "1970s", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[2].median", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[2].median_sqft", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[2].n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[3].label", "before": null, "after": "1980s", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[3].median", "before": null, "after": 578, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[3].median_sqft", "before": null, "after": 0.39, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[3].n", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[4].label", "before": null, "after": "1990s", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[4].median", "before": null, "after": 512, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[4].median_sqft", "before": null, "after": 0.32, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[4].n", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[5].label", "before": null, "after": "2000s", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[5].median", "before": null, "after": 352, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[5].median_sqft", "before": null, "after": 0.23, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[5].n", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[6].label", "before": null, "after": "2010s", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[6].median", "before": null, "after": 182, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[6].median_sqft", "before": null, "after": 0.11, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[6].n", "before": null, "after": 8, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[7].label", "before": null, "after": "2020s", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[7].median", "before": null, "after": 249, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[7].median_sqft", "before": null, "after": 0.16, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.decades[7].n", "before": null, "after": 87, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.denominators.cut_pct", "before": null, "after": 145, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.denominators.fee_medians_percentiles", "before": null, "after": 142, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.denominators.fee_percentages", "before": null, "after": 142, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.denominators.flags_pct", "before": null, "after": 142, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.denominators.includes_pct", "before": null, "after": 142, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.denominators.median_pct_price", "before": null, "after": 142, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.denominators.median_sqft", "before": null, "after": 142, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.eligibility_n", "before": null, "after": 144, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.capital_contribution.count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.capital_contribution.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.land_lease.count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.land_lease.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.membership_required.count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.membership_required.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.milestone.count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.milestone.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.remarks_n", "before": null, "after": 141, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.reserves.count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.reserves.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.sa_mentioned.count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.sa_mentioned.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.sa_none_or_paid.count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.sa_none_or_paid.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.sa_pending.count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.flags.sa_pending.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.hi_thr", "before": null, "after": 500, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[0].count", "before": null, "after": 133, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[0].key", "before": null, "after": "CommonAreas", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[0].label", "before": null, "after": "Common areas", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[0].pct", "before": null, "after": 93.7, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[10].count", "before": null, "after": 11, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[10].key", "before": null, "after": "PestControl", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[10].label", "before": null, "after": "Pest control", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[10].pct", "before": null, "after": 7.7, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[11].count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[11].key", "before": null, "after": "Roof", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[11].label", "before": null, "after": "Roof", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[11].pct", "before": null, "after": 4.9, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[12].count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[12].key", "before": null, "after": "MaintenanceStructure", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[12].label", "before": null, "after": "Structure maintenance", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[12].pct", "before": null, "after": 4.9, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[13].count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[13].key", "before": null, "after": "Sewer", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[13].label", "before": null, "after": "Sewer", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[13].pct", "before": null, "after": 3.5, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[1].count", "before": null, "after": 89, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[1].key", "before": null, "after": "MaintenanceGrounds", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[1].label", "before": null, "after": "Grounds", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[1].pct", "before": null, "after": 62.7, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[2].count", "before": null, "after": 37, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[2].key", "before": null, "after": "CableTv", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[2].label", "before": null, "after": "Cable TV", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[2].pct", "before": null, "after": 26.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[3].count", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[3].key", "before": null, "after": "Security", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[3].label", "before": null, "after": "Security", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[3].pct", "before": null, "after": 19.7, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[4].count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[4].key", "before": null, "after": "Pools", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[4].label", "before": null, "after": "Pool", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[4].pct", "before": null, "after": 16.9, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[5].count", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[5].key", "before": null, "after": "Internet", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[5].label", "before": null, "after": "Internet", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[5].pct", "before": null, "after": 16.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[6].count", "before": null, "after": 23, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[6].key", "before": null, "after": "RecreationFacilities", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[6].label", "before": null, "after": "Recreation facilities", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[6].pct", "before": null, "after": 16.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[7].count", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[7].key", "before": null, "after": "ReserveFund", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[7].label", "before": null, "after": "Reserve fund", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[7].pct", "before": null, "after": 14.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[8].count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[8].key", "before": null, "after": "Insurance", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[8].label", "before": null, "after": "Building insurance", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[8].pct", "before": null, "after": 9.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[9].count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[9].key", "before": null, "after": "Trash", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[9].label", "before": null, "after": "Trash", "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes[9].pct", "before": null, "after": 9.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.includes_n", "before": null, "after": 142, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.lo_thr", "before": null, "after": 200, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.max", "before": null, "after": 1050, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.median_list_price", "before": null, "after": 446338, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.median_pct_price", "before": null, "after": 0.65, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.median_sqft_area", "before": null, "after": 1679, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.median_year_built", "before": null, "after": 2024, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.min", "before": null, "after": 137, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.missing_or_unusable_fee_count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.n", "before": 143, "after": 142, "before_present": true, "after_present": true }, { "field": "region.by_county.Martin.n_pct_price", "before": null, "after": 142, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.n_sqft", "before": null, "after": 142, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.no_cadence", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.outliers_dropped", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.over_1000", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.over_hi", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.over_hi_pct", "before": 30.8, "after": 31.0, "before_present": true, "after_present": true }, { "field": "region.by_county.Martin.p10", "before": null, "after": 207, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.p75", "before": 594, "after": 596, "before_present": true, "after_present": true }, { "field": "region.by_county.Martin.p90", "before": null, "after": 750, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.post2005.median", "before": null, "after": 249, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.post2005.n", "before": null, "after": 98, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.pre1995.median", "before": null, "after": 565, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.pre1995.n", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.regime.HOA.count", "before": 131, "after": 130, "before_present": true, "after_present": true }, { "field": "region.by_county.Martin.regime.HOA.pct", "before": 91.6, "after": 91.5, "before_present": true, "after_present": true }, { "field": "region.by_county.Martin.regime.not_recorded.pct", "before": 8.4, "after": 8.5, "before_present": true, "after_present": true }, { "field": "region.by_county.Martin.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.retained_n", "before": null, "after": 142, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.stacked.count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.stacked.median_master", "before": null, "after": 250, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.stacked.median_total", "before": null, "after": 642, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.stacked.pct", "before": null, "after": 2.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.trim_bounds.p1", "before": null, "after": 137.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.trim_bounds.p99", "before": null, "after": 1050.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.types.Townhouse.pct", "before": 78.3, "after": 78.9, "before_present": true, "after_present": true }, { "field": "region.by_county.Martin.types.Villa.count", "before": 31, "after": 30, "before_present": true, "after_present": true }, { "field": "region.by_county.Martin.types.Villa.pct", "before": 21.7, "after": 21.1, "before_present": true, "after_present": true }, { "field": "region.by_county.Martin.under_500", "before": null, "after": 98, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.under_500_pct", "before": null, "after": 69.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.under_lo", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "region.by_county.Martin.with_fee", "before": null, "after": 144, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[0].label", "before": null, "after": "Under $250K", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[0].median", "before": null, "after": 60, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[0].median_pct_price", "before": null, "after": 0.37, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[0].n", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[1].label", "before": null, "after": "$250K to $500K", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[1].median", "before": null, "after": 206, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[1].median_pct_price", "before": null, "after": 0.6, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[1].n", "before": null, "after": 816, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[2].label", "before": null, "after": "$500K to $1M", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[2].median", "before": null, "after": 219, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[2].median_pct_price", "before": null, "after": 0.42, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[2].n", "before": null, "after": 287, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[3].label", "before": null, "after": "$1M and up", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[3].median", "before": null, "after": 690, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[3].median_pct_price", "before": null, "after": 0.48, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bands[3].n", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[0].count", "before": null, "after": 163, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[0].label", "before": null, "after": "Under $100", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[0].pct", "before": null, "after": 14.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[1].count", "before": null, "after": 354, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[1].label", "before": null, "after": "$100 to $200", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[1].pct", "before": null, "after": 30.9, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[2].count", "before": null, "after": 351, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[2].label", "before": null, "after": "$200 to $300", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[2].pct", "before": null, "after": 30.7, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[3].count", "before": null, "after": 127, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[3].label", "before": null, "after": "$300 to $400", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[3].pct", "before": null, "after": 11.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[4].count", "before": null, "after": 100, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[4].label", "before": null, "after": "$400 to $600", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[4].pct", "before": null, "after": 8.7, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[5].count", "before": null, "after": 43, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[5].label", "before": null, "after": "$600 to $1,000", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[5].pct", "before": null, "after": 3.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[6].count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[6].label", "before": null, "after": "$1,000 and up", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.bins[6].pct", "before": null, "after": 0.5, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cadence.Annually.count", "before": null, "after": 9, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cadence.Annually.pct", "before": null, "after": 0.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cadence.Monthly.count", "before": null, "after": 1108, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cadence.Monthly.pct", "before": null, "after": 96.9, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cadence.Quarterly.count", "before": null, "after": 26, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cadence.Quarterly.pct", "before": null, "after": 2.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cadence.SemiAnnually.count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cadence.SemiAnnually.pct", "before": null, "after": 0.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cuts.cut_pct_denominator", "before": null, "after": 1265, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cuts.median_cut_n", "before": null, "after": 464, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cuts.not_below_original_count", "before": null, "after": 801, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cuts.raised_count", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cuts.unchanged_count", "before": null, "after": 734, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.cuts.valid_price_count", "before": null, "after": 1265, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[0].label", "before": null, "after": "1950s", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[0].median", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[0].median_sqft", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[0].n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[1].label", "before": null, "after": "1960s", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[1].median", "before": null, "after": 54, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[1].median_sqft", "before": null, "after": 0.04, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[1].n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[2].label", "before": null, "after": "1970s", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[2].median", "before": null, "after": 85, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[2].median_sqft", "before": null, "after": 0.09, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[2].n", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[3].label", "before": null, "after": "1980s", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[3].median", "before": null, "after": 202, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[3].median_sqft", "before": null, "after": 0.14, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[3].n", "before": null, "after": 72, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[4].label", "before": null, "after": "1990s", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[4].median", "before": null, "after": 142, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[4].median_sqft", "before": null, "after": 0.11, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[4].n", "before": null, "after": 40, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[5].label", "before": null, "after": "2000s", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[5].median", "before": null, "after": 208, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[5].median_sqft", "before": null, "after": 0.13, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[5].n", "before": null, "after": 157, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[6].label", "before": null, "after": "2010s", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[6].median", "before": null, "after": 235, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[6].median_sqft", "before": null, "after": 0.13, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[6].n", "before": null, "after": 165, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[7].label", "before": null, "after": "2020s", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[7].median", "before": null, "after": 215, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[7].median_sqft", "before": null, "after": 0.14, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.decades[7].n", "before": null, "after": 652, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.denominators.cut_pct", "before": null, "after": 1265, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.denominators.fee_medians_percentiles", "before": null, "after": 1144, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.denominators.fee_percentages", "before": null, "after": 1144, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.denominators.flags_pct", "before": null, "after": 1144, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.denominators.includes_pct", "before": null, "after": 980, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.denominators.median_pct_price", "before": null, "after": 1144, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.denominators.median_sqft", "before": null, "after": 1114, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.eligibility_n", "before": null, "after": 1164, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.capital_contribution.count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.capital_contribution.pct", "before": null, "after": 0.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.land_lease.count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.land_lease.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.membership_required.count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.membership_required.pct", "before": null, "after": 0.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.milestone.count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.milestone.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.remarks_n", "before": null, "after": 1142, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.reserves.count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.reserves.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.sa_mentioned.count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.sa_mentioned.pct", "before": null, "after": 0.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.sa_none_or_paid.count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.sa_none_or_paid.pct", "before": null, "after": 0.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.sa_pending.count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.flags.sa_pending.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.hi_thr", "before": null, "after": 500, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[0].count", "before": null, "after": 689, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[0].key", "before": null, "after": "CommonAreas", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[0].label", "before": null, "after": "Common areas", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[0].pct", "before": null, "after": 70.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[10].count", "before": null, "after": 39, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[10].key", "before": null, "after": "Roof", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[10].label", "before": null, "after": "Roof", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[10].pct", "before": null, "after": 4.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[11].count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[11].key", "before": null, "after": "Water", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[11].label", "before": null, "after": "Water", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[11].pct", "before": null, "after": 2.4, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[12].count", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[12].key", "before": null, "after": "Insurance", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[12].label", "before": null, "after": "Building insurance", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[12].pct", "before": null, "after": 2.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[13].count", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[13].key", "before": null, "after": "ReserveFund", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[13].label", "before": null, "after": "Reserve fund", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[13].pct", "before": null, "after": 1.9, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[1].count", "before": null, "after": 419, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[1].key", "before": null, "after": "MaintenanceGrounds", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[1].label", "before": null, "after": "Grounds", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[1].pct", "before": null, "after": 42.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[2].count", "before": null, "after": 204, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[2].key", "before": null, "after": "Security", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[2].label", "before": null, "after": "Security", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[2].pct", "before": null, "after": 20.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[3].count", "before": null, "after": 198, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[3].key", "before": null, "after": "Pools", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[3].label", "before": null, "after": "Pool", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[3].pct", "before": null, "after": 20.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[4].count", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[4].key", "before": null, "after": "Trash", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[4].label", "before": null, "after": "Trash", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[4].pct", "before": null, "after": 19.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[5].count", "before": null, "after": 163, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[5].key", "before": null, "after": "RecreationFacilities", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[5].label", "before": null, "after": "Recreation facilities", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[5].pct", "before": null, "after": 16.6, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[6].count", "before": null, "after": 132, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[6].key", "before": null, "after": "MaintenanceStructure", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[6].label", "before": null, "after": "Structure maintenance", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[6].pct", "before": null, "after": 13.5, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[7].count", "before": null, "after": 91, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[7].key", "before": null, "after": "Internet", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[7].label", "before": null, "after": "Internet", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[7].pct", "before": null, "after": 9.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[8].count", "before": null, "after": 68, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[8].key", "before": null, "after": "Sewer", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[8].label", "before": null, "after": "Sewer", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[8].pct", "before": null, "after": 6.9, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[9].count", "before": null, "after": 66, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[9].key", "before": null, "after": "CableTv", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[9].label", "before": null, "after": "Cable TV", "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes[9].pct", "before": null, "after": 6.7, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.includes_n", "before": null, "after": 980, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.lo_thr", "before": null, "after": 200, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.max", "before": null, "after": 1329, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.median_list_price", "before": null, "after": 445000, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.median_pct_price", "before": null, "after": 0.55, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.median_sqft_area", "before": null, "after": 1530, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.median_year_built", "before": null, "after": 2021, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.min", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.missing_or_unusable_fee_count", "before": null, "after": 101, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.n_pct_price", "before": null, "after": 1144, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.n_sqft", "before": null, "after": 1114, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.no_cadence", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.outliers_dropped", "before": null, "after": 20, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.over_1000", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.over_hi", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.p10", "before": null, "after": 85, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.p90", "before": null, "after": 436, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.post2005.median", "before": null, "after": 220, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.post2005.n", "before": null, "after": 928, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.pre1995.median", "before": null, "after": 170, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.pre1995.n", "before": null, "after": 142, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.retained_n", "before": null, "after": 1144, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.stacked.count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.stacked.median_master", "before": null, "after": 70, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.stacked.median_total", "before": null, "after": 329, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.stacked.pct", "before": null, "after": 0.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.trim_bounds.p1", "before": null, "after": 10.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.trim_bounds.p99", "before": null, "after": 1336.7699999999977, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.under_500", "before": null, "after": 1085, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.under_500_pct", "before": null, "after": 94.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.under_lo", "before": null, "after": 517, "before_present": false, "after_present": true }, { "field": "region.by_county.Miami-Dade.with_fee", "before": null, "after": 1164, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[0].label", "before": null, "after": "Under $250K", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[0].median", "before": null, "after": 504, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[0].median_pct_price", "before": null, "after": 2.67, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[0].n", "before": null, "after": 58, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[1].label", "before": null, "after": "$250K to $500K", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[1].median", "before": null, "after": 394, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[1].median_pct_price", "before": null, "after": 1.33, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[1].n", "before": null, "after": 570, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[2].label", "before": null, "after": "$500K to $1M", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[2].median", "before": null, "after": 393, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[2].median_pct_price", "before": null, "after": 0.77, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[2].n", "before": null, "after": 234, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[3].label", "before": null, "after": "$1M and up", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[3].median", "before": null, "after": 910, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[3].median_pct_price", "before": null, "after": 0.64, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bands[3].n", "before": null, "after": 53, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[0].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[0].label", "before": null, "after": "Under $100", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[0].pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[1].count", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[1].label", "before": null, "after": "$100 to $200", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[1].pct", "before": null, "after": 7.5, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[2].count", "before": null, "after": 160, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[2].label", "before": null, "after": "$200 to $300", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[2].pct", "before": null, "after": 17.5, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[3].count", "before": null, "after": 203, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[3].label", "before": null, "after": "$300 to $400", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[3].pct", "before": null, "after": 22.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[4].count", "before": null, "after": 281, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[4].label", "before": null, "after": "$400 to $600", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[4].pct", "before": null, "after": 30.7, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[5].count", "before": null, "after": 168, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[5].label", "before": null, "after": "$600 to $1,000", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[5].pct", "before": null, "after": 18.4, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[6].count", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[6].label", "before": null, "after": "$1,000 and up", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.bins[6].pct", "before": null, "after": 3.7, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cadence.Annually.count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cadence.Annually.pct", "before": null, "after": 0.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cadence.Monthly.count", "before": null, "after": 815, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cadence.Monthly.pct", "before": null, "after": 89.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cadence.Quarterly.count", "before": null, "after": 96, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cadence.Quarterly.pct", "before": null, "after": 10.5, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cadence.SemiAnnually.count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cadence.SemiAnnually.pct", "before": null, "after": 0.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cuts.cut_count", "before": 427, "after": 428, "before_present": true, "after_present": true }, { "field": "region.by_county.Palm Beach.cuts.cut_pct", "before": 44.2, "after": 44.3, "before_present": true, "after_present": true }, { "field": "region.by_county.Palm Beach.cuts.cut_pct_denominator", "before": null, "after": 967, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cuts.median_cut_n", "before": null, "after": 428, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cuts.not_below_original_count", "before": null, "after": 539, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cuts.raised_count", "before": null, "after": 46, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cuts.unchanged_count", "before": null, "after": 493, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.cuts.valid_price_count", "before": null, "after": 967, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[0].label", "before": null, "after": "1950s", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[0].median", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[0].median_sqft", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[0].n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[1].label", "before": null, "after": "1960s", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[1].median", "before": null, "after": 333, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[1].median_sqft", "before": null, "after": 0.16, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[1].n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[2].label", "before": null, "after": "1970s", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[2].median", "before": null, "after": 299, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[2].median_sqft", "before": null, "after": 0.28, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[2].n", "before": null, "after": 73, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[3].label", "before": null, "after": "1980s", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[3].median", "before": null, "after": 475, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[3].median_sqft", "before": null, "after": 0.34, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[3].n", "before": null, "after": 362, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[4].label", "before": null, "after": "1990s", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[4].median", "before": null, "after": 516, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[4].median_sqft", "before": null, "after": 0.35, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[4].n", "before": null, "after": 92, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[5].label", "before": null, "after": "2000s", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[5].median", "before": null, "after": 410, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[5].median_sqft", "before": null, "after": 0.25, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[5].n", "before": null, "after": 197, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[6].label", "before": null, "after": "2010s", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[6].median", "before": null, "after": 435, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[6].median_sqft", "before": null, "after": 0.22, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[6].n", "before": null, "after": 51, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[7].label", "before": null, "after": "2020s", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[7].median", "before": null, "after": 254, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[7].median_sqft", "before": null, "after": 0.16, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.decades[7].n", "before": null, "after": 139, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.denominators.cut_pct", "before": null, "after": 967, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.denominators.fee_medians_percentiles", "before": null, "after": 915, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.denominators.fee_percentages", "before": null, "after": 915, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.denominators.flags_pct", "before": null, "after": 915, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.denominators.includes_pct", "before": null, "after": 891, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.denominators.median_pct_price", "before": null, "after": 915, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.denominators.median_sqft", "before": null, "after": 914, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.eligibility_n", "before": null, "after": 934, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.capital_contribution.count", "before": null, "after": 10, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.capital_contribution.pct", "before": null, "after": 1.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.land_lease.count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.land_lease.pct", "before": null, "after": 0.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.membership_required.count", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.membership_required.pct", "before": null, "after": 2.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.milestone.count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.milestone.pct", "before": null, "after": 0.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.remarks_n", "before": null, "after": 894, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.reserves.count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.reserves.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.sa_mentioned.count", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.sa_mentioned.pct", "before": null, "after": 2.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.sa_none_or_paid.count", "before": null, "after": 18, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.sa_none_or_paid.pct", "before": null, "after": 2.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.sa_pending.count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.flags.sa_pending.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.hi_thr", "before": null, "after": 500, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[0].count", "before": null, "after": 733, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[0].key", "before": null, "after": "CommonAreas", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[0].label", "before": null, "after": "Common areas", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[0].pct", "before": null, "after": 82.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[10].count", "before": null, "after": 129, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[10].key", "before": null, "after": "ReserveFund", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[10].label", "before": null, "after": "Reserve fund", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[10].pct", "before": null, "after": 14.5, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[11].count", "before": null, "after": 99, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[11].key", "before": null, "after": "PestControl", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[11].label", "before": null, "after": "Pest control", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[11].pct", "before": null, "after": 11.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[12].count", "before": null, "after": 82, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[12].key", "before": null, "after": "MaintenanceStructure", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[12].label", "before": null, "after": "Structure maintenance", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[12].pct", "before": null, "after": 9.2, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[13].count", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[13].key", "before": null, "after": "Sewer", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[13].label", "before": null, "after": "Sewer", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[13].pct", "before": null, "after": 8.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[1].count", "before": null, "after": 655, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[1].key", "before": null, "after": "MaintenanceGrounds", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[1].label", "before": null, "after": "Grounds", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[1].pct", "before": null, "after": 73.5, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[2].count", "before": null, "after": 382, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[2].key", "before": null, "after": "CableTv", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[2].label", "before": null, "after": "Cable TV", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[2].pct", "before": null, "after": 42.9, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[3].count", "before": null, "after": 271, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[3].key", "before": null, "after": "Trash", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[3].label", "before": null, "after": "Trash", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[3].pct", "before": null, "after": 30.4, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[4].count", "before": null, "after": 270, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[4].key", "before": null, "after": "Security", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[4].label", "before": null, "after": "Security", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[4].pct", "before": null, "after": 30.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[5].count", "before": null, "after": 239, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[5].key", "before": null, "after": "Insurance", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[5].label", "before": null, "after": "Building insurance", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[5].pct", "before": null, "after": 26.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[6].count", "before": null, "after": 234, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[6].key", "before": null, "after": "RecreationFacilities", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[6].label", "before": null, "after": "Recreation facilities", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[6].pct", "before": null, "after": 26.3, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[7].count", "before": null, "after": 224, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[7].key", "before": null, "after": "Pools", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[7].label", "before": null, "after": "Pool", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[7].pct", "before": null, "after": 25.1, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[8].count", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[8].key", "before": null, "after": "Internet", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[8].label", "before": null, "after": "Internet", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[8].pct", "before": null, "after": 17.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[9].count", "before": null, "after": 159, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[9].key", "before": null, "after": "Roof", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[9].label", "before": null, "after": "Roof", "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes[9].pct", "before": null, "after": 17.8, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.includes_n", "before": null, "after": 891, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.lo_thr", "before": null, "after": 200, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.max", "before": null, "after": 1568, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.median_list_price", "before": null, "after": 414999, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.median_pct_price", "before": null, "after": 1.12, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.median_sqft_area", "before": null, "after": 1522, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.median_year_built", "before": null, "after": 1992, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.min", "before": null, "after": 100, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.missing_or_unusable_fee_count", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.n_pct_price", "before": null, "after": 915, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.n_sqft", "before": null, "after": 914, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.no_cadence", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.outliers_dropped", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.over_1000", "before": null, "after": 34, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.over_hi", "before": null, "after": 325, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.p10", "before": null, "after": 216, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.p90", "before": null, "after": 710, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.post2005.median", "before": null, "after": 350, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.post2005.n", "before": null, "after": 286, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.pre1995.median", "before": null, "after": 464, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.pre1995.n", "before": null, "after": 474, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.retained_n", "before": null, "after": 915, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.stacked.count", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.stacked.median_master", "before": null, "after": 168, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.stacked.median_total", "before": null, "after": 482, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.stacked.pct", "before": null, "after": 5.7, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.trim_bounds.p1", "before": null, "after": 100.0, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.trim_bounds.p99", "before": null, "after": 1631.5740999999962, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.under_500", "before": null, "after": 590, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.under_500_pct", "before": null, "after": 64.5, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.under_lo", "before": null, "after": 69, "before_present": false, "after_present": true }, { "field": "region.by_county.Palm Beach.with_fee", "before": null, "after": 934, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[0].label", "before": null, "after": "Under $250K", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[0].median", "before": null, "after": 445, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[0].median_pct_price", "before": null, "after": 2.54, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[0].n", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[1].label", "before": null, "after": "$250K to $500K", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[1].median", "before": null, "after": 278, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[1].median_pct_price", "before": null, "after": 1.01, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[1].n", "before": null, "after": 157, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[2].label", "before": null, "after": "$500K to $1M", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[2].median", "before": null, "after": 385, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[2].median_pct_price", "before": null, "after": 0.66, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[2].n", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[3].label", "before": null, "after": "$1M and up", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[3].median", "before": null, "after": 100, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[3].median_pct_price", "before": null, "after": 0.04, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bands[3].n", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[0].count", "before": null, "after": 7, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[0].label", "before": null, "after": "Under $100", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[0].pct", "before": null, "after": 3.7, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[1].count", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[1].label", "before": null, "after": "$100 to $200", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[1].pct", "before": null, "after": 35.1, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[2].count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[2].label", "before": null, "after": "$200 to $300", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[2].pct", "before": null, "after": 7.3, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[3].count", "before": null, "after": 31, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[3].label", "before": null, "after": "$300 to $400", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[3].pct", "before": null, "after": 16.2, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[4].count", "before": null, "after": 59, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[4].label", "before": null, "after": "$400 to $600", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[4].pct", "before": null, "after": 30.9, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[5].count", "before": null, "after": 13, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[5].label", "before": null, "after": "$600 to $1,000", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[5].pct", "before": null, "after": 6.8, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[6].count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[6].label", "before": null, "after": "$1,000 and up", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.bins[6].pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cadence.Annually.count", "before": null, "after": 5, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cadence.Annually.pct", "before": null, "after": 2.6, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cadence.Monthly.count", "before": null, "after": 150, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cadence.Monthly.pct", "before": null, "after": 78.5, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cadence.Quarterly.count", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cadence.Quarterly.pct", "before": null, "after": 18.8, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cuts.cut_pct_denominator", "before": null, "after": 198, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cuts.median_cut_n", "before": null, "after": 105, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cuts.not_below_original_count", "before": null, "after": 93, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cuts.raised_count", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cuts.unchanged_count", "before": null, "after": 78, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.cuts.valid_price_count", "before": null, "after": 198, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[0].label", "before": null, "after": "1950s", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[0].median", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[0].median_sqft", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[0].n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[1].label", "before": null, "after": "1960s", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[1].median", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[1].median_sqft", "before": null, "after": null, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[1].n", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[2].label", "before": null, "after": "1970s", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[2].median", "before": null, "after": 213, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[2].median_sqft", "before": null, "after": 0.22, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[2].n", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[3].label", "before": null, "after": "1980s", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[3].median", "before": null, "after": 398, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[3].median_sqft", "before": null, "after": 0.33, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[3].n", "before": null, "after": 32, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[4].label", "before": null, "after": "1990s", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[4].median", "before": null, "after": 445, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[4].median_sqft", "before": null, "after": 0.35, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[4].n", "before": null, "after": 17, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[5].label", "before": null, "after": "2000s", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[5].median", "before": null, "after": 505, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[5].median_sqft", "before": null, "after": 0.3, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[5].n", "before": null, "after": 36, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[6].label", "before": null, "after": "2010s", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[6].median", "before": null, "after": 515, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[6].median_sqft", "before": null, "after": 0.32, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[6].n", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[7].label", "before": null, "after": "2020s", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[7].median", "before": null, "after": 192, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[7].median_sqft", "before": null, "after": 0.12, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.decades[7].n", "before": null, "after": 96, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.denominators.cut_pct", "before": null, "after": 198, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.denominators.fee_medians_percentiles", "before": null, "after": 191, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.denominators.fee_percentages", "before": null, "after": 191, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.denominators.flags_pct", "before": null, "after": 191, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.denominators.includes_pct", "before": null, "after": 184, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.denominators.median_pct_price", "before": null, "after": 191, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.denominators.median_sqft", "before": null, "after": 191, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.eligibility_n", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.capital_contribution.count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.capital_contribution.pct", "before": null, "after": 0.5, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.land_lease.count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.land_lease.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.membership_required.count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.membership_required.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.milestone.count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.milestone.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.remarks_n", "before": null, "after": 177, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.reserves.count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.reserves.pct", "before": null, "after": 0.5, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.sa_mentioned.count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.sa_mentioned.pct", "before": null, "after": 0.5, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.sa_none_or_paid.count", "before": null, "after": 1, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.sa_none_or_paid.pct", "before": null, "after": 0.5, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.sa_pending.count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.flags.sa_pending.pct", "before": null, "after": 0.0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.hi_thr", "before": null, "after": 500, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[0].count", "before": null, "after": 154, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[0].key", "before": null, "after": "CommonAreas", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[0].label", "before": null, "after": "Common areas", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[0].pct", "before": null, "after": 83.7, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[10].count", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[10].key", "before": null, "after": "ReserveFund", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[10].label", "before": null, "after": "Reserve fund", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[10].pct", "before": null, "after": 10.3, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[11].count", "before": null, "after": 14, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[11].key", "before": null, "after": "Roof", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[11].label", "before": null, "after": "Roof", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[11].pct", "before": null, "after": 7.6, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[12].count", "before": null, "after": 12, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[12].key", "before": null, "after": "MaintenanceStructure", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[12].label", "before": null, "after": "Structure maintenance", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[12].pct", "before": null, "after": 6.5, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[13].count", "before": null, "after": 6, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[13].key", "before": null, "after": "Water", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[13].label", "before": null, "after": "Water", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[13].pct", "before": null, "after": 3.3, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[1].count", "before": null, "after": 119, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[1].key", "before": null, "after": "MaintenanceGrounds", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[1].label", "before": null, "after": "Grounds", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[1].pct", "before": null, "after": 64.7, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[2].count", "before": null, "after": 67, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[2].key", "before": null, "after": "CableTv", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[2].label", "before": null, "after": "Cable TV", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[2].pct", "before": null, "after": 36.4, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[3].count", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[3].key", "before": null, "after": "Internet", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[3].label", "before": null, "after": "Internet", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[3].pct", "before": null, "after": 27.2, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[4].count", "before": null, "after": 50, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[4].key", "before": null, "after": "RecreationFacilities", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[4].label", "before": null, "after": "Recreation facilities", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[4].pct", "before": null, "after": 27.2, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[5].count", "before": null, "after": 41, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[5].key", "before": null, "after": "Pools", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[5].label", "before": null, "after": "Pool", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[5].pct", "before": null, "after": 22.3, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[6].count", "before": null, "after": 33, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[6].key", "before": null, "after": "Security", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[6].label", "before": null, "after": "Security", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[6].pct", "before": null, "after": 17.9, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[7].count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[7].key", "before": null, "after": "Insurance", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[7].label", "before": null, "after": "Building insurance", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[7].pct", "before": null, "after": 13.0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[8].count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[8].key", "before": null, "after": "PestControl", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[8].label", "before": null, "after": "Pest control", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[8].pct", "before": null, "after": 13.0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[9].count", "before": null, "after": 19, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[9].key", "before": null, "after": "Trash", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[9].label", "before": null, "after": "Trash", "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes[9].pct", "before": null, "after": 10.3, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.includes_n", "before": null, "after": 184, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.lo_thr", "before": null, "after": 200, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.max", "before": null, "after": 798, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.median_list_price", "before": null, "after": 320000, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.median_pct_price", "before": null, "after": 1.13, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.median_sqft_area", "before": null, "after": 1572, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.median_year_built", "before": null, "after": 2020, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.min", "before": null, "after": 80, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.missing_or_unusable_fee_count", "before": null, "after": 4, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.n_pct_price", "before": null, "after": 191, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.n_sqft", "before": null, "after": 191, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.no_cadence", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.outliers_dropped", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.over_1000", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.over_hi", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.p10", "before": null, "after": 115, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.p90", "before": null, "after": 560, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.post2005.median", "before": null, "after": 195, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.post2005.n", "before": null, "after": 127, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.pre1995.median", "before": null, "after": 426, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.pre1995.n", "before": null, "after": 48, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.retained_n", "before": null, "after": 191, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.stacked.count", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.stacked.median_master", "before": null, "after": 207, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.stacked.median_total", "before": null, "after": 505, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.stacked.pct", "before": null, "after": 15.2, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.trim_bounds.p1", "before": null, "after": 80.0, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.trim_bounds.p99", "before": null, "after": 800.4666666666664, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.under_500", "before": null, "after": 143, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.under_500_pct", "before": null, "after": 74.9, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.under_lo", "before": null, "after": 74, "before_present": false, "after_present": true }, { "field": "region.by_county.St Lucie.with_fee", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "region.cadence.Monthly.count", "before": 2963, "after": 2961, "before_present": true, "after_present": true }, { "field": "region.cuts.active", "before": 3501, "after": 3499, "before_present": true, "after_present": true }, { "field": "region.cuts.cut_count", "before": 1458, "after": 1459, "before_present": true, "after_present": true }, { "field": "region.cuts.cut_pct", "before": 41.6, "after": 41.7, "before_present": true, "after_present": true }, { "field": "region.cuts.cut_pct_denominator", "before": null, "after": 3499, "before_present": false, "after_present": true }, { "field": "region.cuts.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.cuts.median_cut_n", "before": null, "after": 1459, "before_present": false, "after_present": true }, { "field": "region.cuts.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "region.cuts.not_below_original_count", "before": null, "after": 2040, "before_present": false, "after_present": true }, { "field": "region.cuts.raised_count", "before": null, "after": 189, "before_present": false, "after_present": true }, { "field": "region.cuts.unchanged_count", "before": null, "after": 1851, "before_present": false, "after_present": true }, { "field": "region.cuts.valid_price_count", "before": null, "after": 3499, "before_present": false, "after_present": true }, { "field": "region.decades[4].n", "before": 301, "after": 299, "before_present": true, "after_present": true }, { "field": "region.denominators.cut_pct", "before": null, "after": 3499, "before_present": false, "after_present": true }, { "field": "region.denominators.fee_medians_percentiles", "before": null, "after": 3206, "before_present": false, "after_present": true }, { "field": "region.denominators.fee_percentages", "before": null, "after": 3206, "before_present": false, "after_present": true }, { "field": "region.denominators.flags_pct", "before": null, "after": 3206, "before_present": false, "after_present": true }, { "field": "region.denominators.includes_pct", "before": null, "after": 2985, "before_present": false, "after_present": true }, { "field": "region.denominators.median_pct_price", "before": null, "after": 3206, "before_present": false, "after_present": true }, { "field": "region.denominators.median_sqft", "before": null, "after": 3178, "before_present": false, "after_present": true }, { "field": "region.eligibility_basis", "before": null, "after": "usable_monthly_fee_before_geography_trim", "before_present": false, "after_present": true }, { "field": "region.eligibility_min", "before": null, "after": 30, "before_present": false, "after_present": true }, { "field": "region.eligibility_n", "before": null, "after": 3271, "before_present": false, "after_present": true }, { "field": "region.eligible_before_trim", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.flags.remarks_n", "before": 3164, "after": 3162, "before_present": true, "after_present": true }, { "field": "region.includes[0].count", "before": 2306, "after": 2304, "before_present": true, "after_present": true }, { "field": "region.includes[10].count", "before": 400, "after": 399, "before_present": true, "after_present": true }, { "field": "region.includes[1].count", "before": 1774, "after": 1772, "before_present": true, "after_present": true }, { "field": "region.includes[2].count", "before": 804, "after": 803, "before_present": true, "after_present": true }, { "field": "region.includes[3].count", "before": 713, "after": 712, "before_present": true, "after_present": true }, { "field": "region.includes[5].count", "before": 660, "after": 659, "before_present": true, "after_present": true }, { "field": "region.includes[7].count", "before": 424, "after": 423, "before_present": true, "after_present": true }, { "field": "region.includes_n", "before": 2987, "after": 2985, "before_present": true, "after_present": true }, { "field": "region.missing_or_unusable_fee_count", "before": null, "after": 228, "before_present": false, "after_present": true }, { "field": "region.n", "before": 3208, "after": 3206, "before_present": true, "after_present": true }, { "field": "region.n_pct_price", "before": null, "after": 3206, "before_present": false, "after_present": true }, { "field": "region.n_sqft", "before": 3180, "after": 3178, "before_present": true, "after_present": true }, { "field": "region.pre1995.median", "before": 390, "after": 389, "before_present": true, "after_present": true }, { "field": "region.pre1995.n", "before": 1009, "after": 1008, "before_present": true, "after_present": true }, { "field": "region.regime.HOA.count", "before": 2856, "after": 2854, "before_present": true, "after_present": true }, { "field": "region.retained_below_30", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "region.retained_n", "before": null, "after": 3206, "before_present": false, "after_present": true }, { "field": "region.retained_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "region.trim_applied", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "region.trim_bounds.p1", "before": null, "after": 28.216666666666676, "before_present": false, "after_present": true }, { "field": "region.trim_bounds.p99", "before": null, "after": 1300.0, "before_present": false, "after_present": true }, { "field": "region.types.Townhouse.count", "before": 2677, "after": 2676, "before_present": true, "after_present": true }, { "field": "region.types.Townhouse.pct", "before": 83.4, "after": 83.5, "before_present": true, "after_present": true }, { "field": "region.types.Villa.count", "before": 531, "after": 530, "before_present": true, "after_present": true }, { "field": "region.types.Villa.pct", "before": 16.6, "after": 16.5, "before_present": true, "after_present": true }, { "field": "region.under_500", "before": 2577, "after": 2575, "before_present": true, "after_present": true }, { "field": "region.villa_median", "before": 375, "after": 376, "before_present": true, "after_present": true }, { "field": "region.with_fee", "before": 3273, "after": 3271, "before_present": true, "after_present": true } ] }, "price_cuts-cfed22ce866dbbe3d030": { "before": { "county_baseline": { "segments": { "houses": { "active": 3844, "sample_ok": true, "small_sample": false, "pending": 1415, "median_list_price": 734949.5, "cut_count": 1665, "cut_pct": 43.3, "raised_count": 130, "median_cut_pct": 4.6, "median_cut_dollars": 36000.0, "cut_last30": 912, "cut_last30_pct": 23.7, "cut_last7": 236, "median_dom": 47.0, "median_cdom": 53.0, "relisted_count": 256, "relisted_pct": 6.7, "over90": 1321, "over90_pct": 34.4, "over180": 594, "fresh_held": 1542, "fresh_held_pct": 40.1, "stale_uncut": 458, "stale_uncut_pct": 11.9, "pending_cut_count": 596, "pending_cut_pct": 42.1, "pending_median_cut_pct": 5.6, "pending_median_cdom": 39 }, "condos": { "active": 8219, "sample_ok": true, "small_sample": false, "pending": 1185, "median_list_price": 239000.0, "cut_count": 3698, "cut_pct": 45.0, "raised_count": 256, "median_cut_pct": 6.9, "median_cut_dollars": 18000.0, "cut_last30": 1390, "cut_last30_pct": 16.9, "cut_last7": 347, "median_dom": 88, "median_cdom": 97, "relisted_count": 612, "relisted_pct": 7.4, "over90": 4310, "over90_pct": 52.4, "over180": 2403, "fresh_held": 2394, "fresh_held_pct": 29.1, "stale_uncut": 1659, "stale_uncut_pct": 20.2, "pending_cut_count": 580, "pending_cut_pct": 48.9, "pending_median_cut_pct": 9.1, "pending_median_cdom": 84 } } }, "region": null, "tiers": { "houses": [ { "id": "h1", "label": "Houses, median asking under $600K", "lo": 0, "hi": 600000.0, "cities": [ "Tamarac", "Fort Pierce", "Riviera Beach", "Lauderdale Lakes", "North Lauderdale", "Lauderhill", "Port St Lucie", "Greenacres", "Florida City", "West Park", "Margate", "Lake Worth Beach", "Sunrise", "Miami Gardens", "Deerfield Beach", "Lantana", "Coconut Creek", "Boynton Beach", "Oakland Park" ], "n_cities": 19, "sample_ok": true, "cut_pct": 40.7, "pending_cut_pct": 44.4, "median_cdom": 44, "over90_pct": 33.3, "fresh_held_pct": 42.3, "median_cut_pct": 3.9 }, { "id": "h2", "label": "Houses, median asking $600K to $1M", "lo": 600000.0, "hi": 1000000.0, "cities": [ "Lake Worth", "Royal Palm Beach", "Homestead", "Jensen Beach", "Hallandale Beach", "Hollywood", "Pompano Beach", "Dania Beach", "Hialeah", "North Miami Beach", "West Palm Beach", "Pembroke Pines", "Cutler Bay", "Miramar", "The Acreage", "Coral Springs", "North Miami", "Hobe Sound", "Stuart", "Plantation", "Westlake", "Loxahatchee", "Miami", "Cooper City", "Palm City", "Wilton Manors", "Fort Lauderdale" ], "n_cities": 27, "sample_ok": true, "cut_pct": 44.9, "pending_cut_pct": 41.1, "median_cdom": 57.5, "over90_pct": 34.1, "fresh_held_pct": 39.3, "median_cut_pct": 4.4 }, { "id": "h3", "label": "Houses, median asking $1M to $2M", "lo": 1000000.0, "hi": 2000000.0, "cities": [ "Wellington", "Weston", "Davie", "Doral", "Parkland", "Miami Lakes", "Delray Beach", "Palm Beach Gardens", "Palmetto Bay", "Jupiter", "Boca Raton" ], "n_cities": 11, "sample_ok": true, "cut_pct": 44.0, "pending_cut_pct": 35.7, "median_cdom": 62.5, "over90_pct": 36.9, "fresh_held_pct": 37.1, "median_cut_pct": 5.3 }, { "id": "h4", "label": "Houses, median asking $2M and up", "lo": 2000000.0, "hi": null, "cities": [ "Miami Shores", "Southwest Ranches", "Lighthouse Point", "Coral Gables", "North Palm Beach", "Miami Beach", "Pinecrest", "Key Biscayne", "Palm Beach" ], "n_cities": 9, "sample_ok": true, "cut_pct": 34.0, "pending_cut_pct": 31.6, "median_cdom": 88, "over90_pct": 49.5, "fresh_held_pct": 34.9, "median_cut_pct": 6.9 } ], "condos": [ { "id": "c1", "label": "Condominiums, median asking under $200K", "lo": 0, "hi": 200000.0, "cities": [ "Palm Springs", "Lauderdale Lakes", "Lake Worth Beach", "Margate", "Lauderhill", "Miami Gardens", "Deerfield Beach", "Sunrise", "Lake Worth", "Tamarac", "North Lauderdale", "Lighthouse Point", "Greenacres", "Oakland Park", "Delray Beach", "Pembroke Pines", "West Palm Beach" ], "n_cities": 17, "sample_ok": true, "cut_pct": 46.5, "pending_cut_pct": 50.8, "median_cdom": 101, "over90_pct": 54.7, "fresh_held_pct": 27.1, "median_cut_pct": 7.9 }, { "id": "c2", "label": "Condominiums, median asking $200K to $350K", "lo": 200000.0, "hi": 350000.0, "cities": [ "Coral Springs", "Port St Lucie", "Boynton Beach", "North Miami", "Coconut Creek", "Wilton Manors", "Stuart", "Plantation", "Davie", "Homestead", "Dania Beach", "Hialeah", "Royal Palm Beach", "Fort Pierce", "Cutler Bay", "Hypoluxo", "Lantana", "Pompano Beach", "Hallandale Beach", "Miramar", "Boca Raton", "Palm Beach Gardens", "Weston" ], "n_cities": 23, "sample_ok": true, "cut_pct": 43.6, "pending_cut_pct": 39.2, "median_cdom": 80.0, "over90_pct": 45.2, "fresh_held_pct": 33.2, "median_cut_pct": 5.9 }, { "id": "c3", "label": "Condominiums, median asking $350K to $600K", "lo": 350000.0, "hi": 600000.0, "cities": [ "North Miami Beach", "Hollywood", "North Palm Beach", "Tequesta", "South Palm Beach", "Jensen Beach", "North Bay Village", "Doral", "Wellington", "Aventura", "Fort Lauderdale", "Miami", "Lauderdale By The Sea", "Hutchinson Island", "Miami Beach", "Jupiter" ], "n_cities": 16, "sample_ok": true, "cut_pct": 41.0, "pending_cut_pct": 44.7, "median_cdom": 91.8, "over90_pct": 51.0, "fresh_held_pct": 31.2, "median_cut_pct": 6.1 }, { "id": "c4", "label": "Condominiums, median asking $600K and up", "lo": 600000.0, "hi": null, "cities": [ "Coral Gables", "Riviera Beach", "Hillsboro Beach", "Sunny Isles Beach", "Singer Island", "Surfside", "Highland Beach", "Bay Harbor Islands", "Palm Beach", "Lake Park", "Key Biscayne", "Juno Beach", "Bal Harbour", "Coconut Grove" ], "n_cities": 14, "sample_ok": true, "cut_pct": 38.1, "pending_cut_pct": 36.4, "median_cdom": 108.8, "over90_pct": 57.0, "fresh_held_pct": 28.3, "median_cut_pct": 5.8 } ] } }, "after": { "county_baseline": { "segments": { "houses": { "active": 3843, "sample_ok": true, "small_sample": false, "pending": 1416, "median_list_price": 734999.0, "cut_count": 1665, "cut_pct": 43.3, "raised_count": 131, "valid_price_count": 3840, "missing_price_count": 3, "unchanged_count": 2044, "not_below_original_count": 2178, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.6, "median_cut_dollars": 36000.0, "cut_last30": 912, "cut_last30_pct": 23.7, "cut_last7": 236, "median_dom": 47, "median_cdom": 53, "dom_n": 3843, "cdom_n": 3843, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 3843, "relisted_count": 256, "relisted_pct": 6.7, "over90": 1321, "over90_pct": 34.4, "over180": 594, "fresh_held": 1541, "fresh_held_pct": 40.1, "fresh_held_missing_cdom_count": 0, "stale_uncut": 458, "stale_uncut_pct": 11.9, "pending_cut_count": 596, "pending_cut_pct": 42.1, "pending_valid_price_count": 1416, "pending_missing_price_count": 0, "pending_unchanged_count": 768, "pending_raised_count": 52, "pending_not_below_original_count": 820, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 1416, "pending_dom_n": 1416, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 5.6, "pending_median_cdom": 39.0, "denominators": { "cut_pct": 3843, "cut_last30_pct": 3843, "relisted_pct": 3843, "fresh_held_pct": 3843, "stale_uncut_pct": 3843, "over90_pct": 3843, "dom_bucket_pct": 3843, "pending_cut_pct": 1416, "median_dom": 3843, "median_cdom": 3843, "median_cut_pct": 1665, "median_cut_dollars": 1665, "pending_median_cut_pct": 596, "pending_median_cdom": 1416 } }, "condos": { "active": 8221, "sample_ok": true, "small_sample": false, "pending": 1185, "median_list_price": 239000.0, "cut_count": 3698, "cut_pct": 45.0, "raised_count": 256, "valid_price_count": 8221, "missing_price_count": 0, "unchanged_count": 4267, "not_below_original_count": 4523, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.9, "median_cut_dollars": 18000.0, "cut_last30": 1390, "cut_last30_pct": 16.9, "cut_last7": 347, "median_dom": 88, "median_cdom": 97, "dom_n": 8221, "cdom_n": 8221, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 8221, "relisted_count": 612, "relisted_pct": 7.4, "over90": 4310, "over90_pct": 52.4, "over180": 2403, "fresh_held": 2396, "fresh_held_pct": 29.1, "fresh_held_missing_cdom_count": 0, "stale_uncut": 1659, "stale_uncut_pct": 20.2, "pending_cut_count": 580, "pending_cut_pct": 48.9, "pending_valid_price_count": 1185, "pending_missing_price_count": 0, "pending_unchanged_count": 583, "pending_raised_count": 22, "pending_not_below_original_count": 605, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 1185, "pending_dom_n": 1185, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 9.1, "pending_median_cdom": 84, "denominators": { "cut_pct": 8221, "cut_last30_pct": 8221, "relisted_pct": 8221, "fresh_held_pct": 8221, "stale_uncut_pct": 8221, "over90_pct": 8221, "dom_bucket_pct": 8221, "pending_cut_pct": 1185, "median_dom": 8221, "median_cdom": 8221, "median_cut_pct": 3698, "median_cut_dollars": 3698, "pending_median_cut_pct": 580, "pending_median_cdom": 1185 } } } }, "region": null, "tiers": { "houses": [ { "id": "h1", "label": "Houses, median asking under $600K", "lo": 0, "hi": 600000.0, "cities": [ "Tamarac", "Fort Pierce", "Riviera Beach", "Lauderdale Lakes", "North Lauderdale", "Lauderhill", "Port St Lucie", "Greenacres", "Florida City", "West Park", "Margate", "Sunrise", "Lake Worth Beach", "Miami Gardens", "Deerfield Beach", "Lantana", "Coconut Creek", "Boynton Beach", "Oakland Park" ], "n_cities": 19, "sample_ok": true, "cut_pct": 40.7, "pending_cut_pct": 44.4, "median_cdom": 44, "over90_pct": 33.3, "fresh_held_pct": 42.3, "median_cut_pct": 3.9 }, { "id": "h2", "label": "Houses, median asking $600K to $1M", "lo": 600000.0, "hi": 1000000.0, "cities": [ "Royal Palm Beach", "Homestead", "Jensen Beach", "Hallandale Beach", "Hollywood", "Pompano Beach", "Dania Beach", "Hialeah", "North Miami Beach", "West Palm Beach", "Pembroke Pines", "Cutler Bay", "Miramar", "The Acreage", "Coral Springs", "North Miami", "Hobe Sound", "Stuart", "Plantation", "Westlake", "Loxahatchee", "Miami", "Cooper City", "Palm City", "Wilton Manors", "Fort Lauderdale" ], "n_cities": 26, "sample_ok": true, "cut_pct": 44.3, "pending_cut_pct": 41.7, "median_cdom": 58.2, "over90_pct": 34.1, "fresh_held_pct": 39.8, "median_cut_pct": 4.5 }, { "id": "h3", "label": "Houses, median asking $1M to $2M", "lo": 1000000.0, "hi": 2000000.0, "cities": [ "Wellington", "Weston", "Davie", "Doral", "Parkland", "Miami Lakes", "Delray Beach", "Palm Beach Gardens", "Palmetto Bay", "Jupiter", "Boca Raton" ], "n_cities": 11, "sample_ok": true, "cut_pct": 44.0, "pending_cut_pct": 35.7, "median_cdom": 62.5, "over90_pct": 36.9, "fresh_held_pct": 37.1, "median_cut_pct": 5.3 }, { "id": "h4", "label": "Houses, median asking $2M and up", "lo": 2000000.0, "hi": null, "cities": [ "Miami Shores", "Southwest Ranches", "Lighthouse Point", "Coral Gables", "North Palm Beach", "Miami Beach", "Pinecrest", "Key Biscayne", "Palm Beach" ], "n_cities": 9, "sample_ok": true, "cut_pct": 34.0, "pending_cut_pct": 31.6, "median_cdom": 88, "over90_pct": 49.5, "fresh_held_pct": 34.9, "median_cut_pct": 6.9 } ], "condos": [ { "id": "c1", "label": "Condominiums, median asking under $200K", "lo": 0, "hi": 200000.0, "cities": [ "Palm Springs", "Lauderdale Lakes", "Lake Worth Beach", "Margate", "Lauderhill", "Miami Gardens", "Deerfield Beach", "Sunrise", "Tamarac", "North Lauderdale", "Lighthouse Point", "Greenacres", "Oakland Park", "Delray Beach", "Pembroke Pines", "West Palm Beach" ], "n_cities": 16, "sample_ok": true, "cut_pct": 46.2, "pending_cut_pct": 49.8, "median_cdom": 100.8, "over90_pct": 54.3, "fresh_held_pct": 27.6, "median_cut_pct": 7.8 }, { "id": "c2", "label": "Condominiums, median asking $200K to $350K", "lo": 200000.0, "hi": 350000.0, "cities": [ "Coral Springs", "Port St Lucie", "Boynton Beach", "North Miami", "Coconut Creek", "Wilton Manors", "Stuart", "Plantation", "Davie", "Homestead", "Dania Beach", "Hialeah", "Royal Palm Beach", "Fort Pierce", "Cutler Bay", "Hypoluxo", "Lantana", "Pompano Beach", "Hallandale Beach", "Miramar", "Boca Raton", "Palm Beach Gardens", "Weston" ], "n_cities": 23, "sample_ok": true, "cut_pct": 43.6, "pending_cut_pct": 39.2, "median_cdom": 80.0, "over90_pct": 44.9, "fresh_held_pct": 33.2, "median_cut_pct": 5.9 }, { "id": "c3", "label": "Condominiums, median asking $350K to $600K", "lo": 350000.0, "hi": 600000.0, "cities": [ "North Miami Beach", "Hollywood", "North Palm Beach", "Tequesta", "South Palm Beach", "Jensen Beach", "North Bay Village", "Doral", "Wellington", "Aventura", "Fort Lauderdale", "Miami", "Lauderdale By The Sea", "Hutchinson Island", "Miami Beach", "Jupiter" ], "n_cities": 16, "sample_ok": true, "cut_pct": 41.0, "pending_cut_pct": 44.7, "median_cdom": 91.8, "over90_pct": 51.0, "fresh_held_pct": 31.2, "median_cut_pct": 6.1 }, { "id": "c4", "label": "Condominiums, median asking $600K and up", "lo": 600000.0, "hi": null, "cities": [ "Coral Gables", "Riviera Beach", "Hillsboro Beach", "Sunny Isles Beach", "Singer Island", "Surfside", "Highland Beach", "Bay Harbor Islands", "Palm Beach", "Lake Park", "Key Biscayne", "Juno Beach", "Bal Harbour", "Coconut Grove" ], "n_cities": 14, "sample_ok": true, "cut_pct": 38.1, "pending_cut_pct": 36.4, "median_cdom": 107.5, "over90_pct": 56.8, "fresh_held_pct": 28.3, "median_cut_pct": 5.7 } ] } }, "figure_changes": [ { "field": "county_baseline.segments.condos.active", "before": 8219, "after": 8221, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.cdom_n", "before": null, "after": 8221, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.cut_last30_pct", "before": null, "after": 8221, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.cut_pct", "before": null, "after": 8221, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 8221, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.fresh_held_pct", "before": null, "after": 8221, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.median_cdom", "before": null, "after": 8221, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.median_cut_dollars", "before": null, "after": 3698, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.median_cut_pct", "before": null, "after": 3698, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.median_dom", "before": null, "after": 8221, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.over90_pct", "before": null, "after": 8221, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.pending_cut_pct", "before": null, "after": 1185, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.pending_median_cdom", "before": null, "after": 1185, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 580, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.relisted_pct", "before": null, "after": 8221, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 8221, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.dom_n", "before": null, "after": 8221, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.fresh_held", "before": 2394, "after": 2396, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.not_below_original_count", "before": null, "after": 4523, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.paired_dom_cdom_n", "before": null, "after": 8221, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_cdom_n", "before": null, "after": 1185, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_dom_n", "before": null, "after": 1185, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_not_below_original_count", "before": null, "after": 605, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_raised_count", "before": null, "after": 22, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_unchanged_count", "before": null, "after": 583, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_valid_price_count", "before": null, "after": 1185, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.unchanged_count", "before": null, "after": 4267, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.valid_price_count", "before": null, "after": 8221, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.active", "before": 3844, "after": 3843, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.cdom_n", "before": null, "after": 3843, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.cut_last30_pct", "before": null, "after": 3843, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.cut_pct", "before": null, "after": 3843, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 3843, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.fresh_held_pct", "before": null, "after": 3843, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.median_cdom", "before": null, "after": 3843, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.median_cut_dollars", "before": null, "after": 1665, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.median_cut_pct", "before": null, "after": 1665, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.median_dom", "before": null, "after": 3843, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.over90_pct", "before": null, "after": 3843, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.pending_cut_pct", "before": null, "after": 1416, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.pending_median_cdom", "before": null, "after": 1416, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 596, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.relisted_pct", "before": null, "after": 3843, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 3843, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.dom_n", "before": null, "after": 3843, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.fresh_held", "before": 1542, "after": 1541, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.median_list_price", "before": 734949.5, "after": 734999.0, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.missing_price_count", "before": null, "after": 3, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.not_below_original_count", "before": null, "after": 2178, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.paired_dom_cdom_n", "before": null, "after": 3843, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending", "before": 1415, "after": 1416, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.pending_cdom_n", "before": null, "after": 1416, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_dom_n", "before": null, "after": 1416, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_not_below_original_count", "before": null, "after": 820, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_raised_count", "before": null, "after": 52, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_unchanged_count", "before": null, "after": 768, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_valid_price_count", "before": null, "after": 1416, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.raised_count", "before": 130, "after": 131, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.unchanged_count", "before": null, "after": 2044, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.valid_price_count", "before": null, "after": 3840, "before_present": false, "after_present": true }, { "field": "tiers.condos[0].cities[10]", "before": "North Lauderdale", "after": "Lighthouse Point", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[11]", "before": "Lighthouse Point", "after": "Greenacres", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[12]", "before": "Greenacres", "after": "Oakland Park", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[13]", "before": "Oakland Park", "after": "Delray Beach", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[14]", "before": "Delray Beach", "after": "Pembroke Pines", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[15]", "before": "Pembroke Pines", "after": "West Palm Beach", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[16]", "before": "West Palm Beach", "after": null, "before_present": true, "after_present": false }, { "field": "tiers.condos[0].cities[8]", "before": "Lake Worth", "after": "Tamarac", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[9]", "before": "Tamarac", "after": "North Lauderdale", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cut_pct", "before": 46.5, "after": 46.2, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].fresh_held_pct", "before": 27.1, "after": 27.6, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].median_cdom", "before": 101, "after": 100.8, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].median_cut_pct", "before": 7.9, "after": 7.8, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].n_cities", "before": 17, "after": 16, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].over90_pct", "before": 54.7, "after": 54.3, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].pending_cut_pct", "before": 50.8, "after": 49.8, "before_present": true, "after_present": true }, { "field": "tiers.condos[1].over90_pct", "before": 45.2, "after": 44.9, "before_present": true, "after_present": true }, { "field": "tiers.condos[3].median_cdom", "before": 108.8, "after": 107.5, "before_present": true, "after_present": true }, { "field": "tiers.condos[3].median_cut_pct", "before": 5.8, "after": 5.7, "before_present": true, "after_present": true }, { "field": "tiers.condos[3].over90_pct", "before": 57.0, "after": 56.8, "before_present": true, "after_present": true }, { "field": "tiers.houses[0].cities[11]", "before": "Lake Worth Beach", "after": "Sunrise", "before_present": true, "after_present": true }, { "field": "tiers.houses[0].cities[12]", "before": "Sunrise", "after": "Lake Worth Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[0]", "before": "Lake Worth", "after": "Royal Palm Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[10]", "before": "West Palm Beach", "after": "Pembroke Pines", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[11]", "before": "Pembroke Pines", "after": "Cutler Bay", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[12]", "before": "Cutler Bay", "after": "Miramar", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[13]", "before": "Miramar", "after": "The Acreage", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[14]", "before": "The Acreage", "after": "Coral Springs", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[15]", "before": "Coral Springs", "after": "North Miami", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[16]", "before": "North Miami", "after": "Hobe Sound", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[17]", "before": "Hobe Sound", "after": "Stuart", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[18]", "before": "Stuart", "after": "Plantation", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[19]", "before": "Plantation", "after": "Westlake", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[1]", "before": "Royal Palm Beach", "after": "Homestead", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[20]", "before": "Westlake", "after": "Loxahatchee", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[21]", "before": "Loxahatchee", "after": "Miami", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[22]", "before": "Miami", "after": "Cooper City", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[23]", "before": "Cooper City", "after": "Palm City", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[24]", "before": "Palm City", "after": "Wilton Manors", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[25]", "before": "Wilton Manors", "after": "Fort Lauderdale", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[26]", "before": "Fort Lauderdale", "after": null, "before_present": true, "after_present": false }, { "field": "tiers.houses[1].cities[2]", "before": "Homestead", "after": "Jensen Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[3]", "before": "Jensen Beach", "after": "Hallandale Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[4]", "before": "Hallandale Beach", "after": "Hollywood", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[5]", "before": "Hollywood", "after": "Pompano Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[6]", "before": "Pompano Beach", "after": "Dania Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[7]", "before": "Dania Beach", "after": "Hialeah", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[8]", "before": "Hialeah", "after": "North Miami Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[9]", "before": "North Miami Beach", "after": "West Palm Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cut_pct", "before": 44.9, "after": 44.3, "before_present": true, "after_present": true }, { "field": "tiers.houses[1].fresh_held_pct", "before": 39.3, "after": 39.8, "before_present": true, "after_present": true }, { "field": "tiers.houses[1].median_cdom", "before": 57.5, "after": 58.2, "before_present": true, "after_present": true }, { "field": "tiers.houses[1].median_cut_pct", "before": 4.4, "after": 4.5, "before_present": true, "after_present": true }, { "field": "tiers.houses[1].n_cities", "before": 27, "after": 26, "before_present": true, "after_present": true }, { "field": "tiers.houses[1].pending_cut_pct", "before": 41.1, "after": 41.7, "before_present": true, "after_present": true } ] }, "price_cuts-895903645c072c1917b0": { "before": { "county_baseline": { "segments": { "houses": { "active": 1788, "sample_ok": true, "small_sample": false, "pending": 642, "median_list_price": 449900.0, "cut_count": 905, "cut_pct": 50.6, "raised_count": 100, "median_cut_pct": 4.0, "median_cut_dollars": 20000.0, "cut_last30": 550, "cut_last30_pct": 30.8, "cut_last7": 167, "median_dom": 54.0, "median_cdom": 60.0, "relisted_count": 134, "relisted_pct": 7.5, "over90": 665, "over90_pct": 37.2, "over180": 278, "fresh_held": 612, "fresh_held_pct": 34.2, "stale_uncut": 206, "stale_uncut_pct": 11.5, "pending_cut_count": 318, "pending_cut_pct": 49.5, "pending_median_cut_pct": 5.5, "pending_median_cdom": 57.0 }, "condos": { "active": 340, "sample_ok": true, "small_sample": false, "pending": 50, "median_list_price": 282450.0, "cut_count": 152, "cut_pct": 44.7, "raised_count": 4, "median_cut_pct": 5.7, "median_cut_dollars": 15700.0, "cut_last30": 63, "cut_last30_pct": 18.5, "cut_last7": 14, "median_dom": 70.0, "median_cdom": 76.0, "relisted_count": 28, "relisted_pct": 8.2, "over90": 154, "over90_pct": 45.3, "over180": 81, "fresh_held": 114, "fresh_held_pct": 33.5, "stale_uncut": 55, "stale_uncut_pct": 16.2, "pending_cut_count": 30, "pending_cut_pct": 60.0, "pending_median_cut_pct": 5.2, "pending_median_cdom": 75.0 } } }, "region": null, "tiers": { "houses": [ { "id": "h1", "label": "Houses, median asking under $600K", "lo": 0, "hi": 600000.0, "cities": [ "Tamarac", "Fort Pierce", "Riviera Beach", "Lauderdale Lakes", "North Lauderdale", "Lauderhill", "Port St Lucie", "Greenacres", "Florida City", "West Park", "Margate", "Lake Worth Beach", "Sunrise", "Miami Gardens", "Deerfield Beach", "Lantana", "Coconut Creek", "Boynton Beach", "Oakland Park" ], "n_cities": 19, "sample_ok": true, "cut_pct": 40.7, "pending_cut_pct": 44.4, "median_cdom": 44, "over90_pct": 33.3, "fresh_held_pct": 42.3, "median_cut_pct": 3.9 }, { "id": "h2", "label": "Houses, median asking $600K to $1M", "lo": 600000.0, "hi": 1000000.0, "cities": [ "Lake Worth", "Royal Palm Beach", "Homestead", "Jensen Beach", "Hallandale Beach", "Hollywood", "Pompano Beach", "Dania Beach", "Hialeah", "North Miami Beach", "West Palm Beach", "Pembroke Pines", "Cutler Bay", "Miramar", "The Acreage", "Coral Springs", "North Miami", "Hobe Sound", "Stuart", "Plantation", "Westlake", "Loxahatchee", "Miami", "Cooper City", "Palm City", "Wilton Manors", "Fort Lauderdale" ], "n_cities": 27, "sample_ok": true, "cut_pct": 44.9, "pending_cut_pct": 41.1, "median_cdom": 57.5, "over90_pct": 34.1, "fresh_held_pct": 39.3, "median_cut_pct": 4.4 }, { "id": "h3", "label": "Houses, median asking $1M to $2M", "lo": 1000000.0, "hi": 2000000.0, "cities": [ "Wellington", "Weston", "Davie", "Doral", "Parkland", "Miami Lakes", "Delray Beach", "Palm Beach Gardens", "Palmetto Bay", "Jupiter", "Boca Raton" ], "n_cities": 11, "sample_ok": true, "cut_pct": 44.0, "pending_cut_pct": 35.7, "median_cdom": 62.5, "over90_pct": 36.9, "fresh_held_pct": 37.1, "median_cut_pct": 5.3 }, { "id": "h4", "label": "Houses, median asking $2M and up", "lo": 2000000.0, "hi": null, "cities": [ "Miami Shores", "Southwest Ranches", "Lighthouse Point", "Coral Gables", "North Palm Beach", "Miami Beach", "Pinecrest", "Key Biscayne", "Palm Beach" ], "n_cities": 9, "sample_ok": true, "cut_pct": 34.0, "pending_cut_pct": 31.6, "median_cdom": 88, "over90_pct": 49.5, "fresh_held_pct": 34.9, "median_cut_pct": 6.9 } ], "condos": [ { "id": "c1", "label": "Condominiums, median asking under $200K", "lo": 0, "hi": 200000.0, "cities": [ "Palm Springs", "Lauderdale Lakes", "Lake Worth Beach", "Margate", "Lauderhill", "Miami Gardens", "Deerfield Beach", "Sunrise", "Lake Worth", "Tamarac", "North Lauderdale", "Lighthouse Point", "Greenacres", "Oakland Park", "Delray Beach", "Pembroke Pines", "West Palm Beach" ], "n_cities": 17, "sample_ok": true, "cut_pct": 46.5, "pending_cut_pct": 50.8, "median_cdom": 101, "over90_pct": 54.7, "fresh_held_pct": 27.1, "median_cut_pct": 7.9 }, { "id": "c2", "label": "Condominiums, median asking $200K to $350K", "lo": 200000.0, "hi": 350000.0, "cities": [ "Coral Springs", "Port St Lucie", "Boynton Beach", "North Miami", "Coconut Creek", "Wilton Manors", "Stuart", "Plantation", "Davie", "Homestead", "Dania Beach", "Hialeah", "Royal Palm Beach", "Fort Pierce", "Cutler Bay", "Hypoluxo", "Lantana", "Pompano Beach", "Hallandale Beach", "Miramar", "Boca Raton", "Palm Beach Gardens", "Weston" ], "n_cities": 23, "sample_ok": true, "cut_pct": 43.6, "pending_cut_pct": 39.2, "median_cdom": 80.0, "over90_pct": 45.2, "fresh_held_pct": 33.2, "median_cut_pct": 5.9 }, { "id": "c3", "label": "Condominiums, median asking $350K to $600K", "lo": 350000.0, "hi": 600000.0, "cities": [ "North Miami Beach", "Hollywood", "North Palm Beach", "Tequesta", "South Palm Beach", "Jensen Beach", "North Bay Village", "Doral", "Wellington", "Aventura", "Fort Lauderdale", "Miami", "Lauderdale By The Sea", "Hutchinson Island", "Miami Beach", "Jupiter" ], "n_cities": 16, "sample_ok": true, "cut_pct": 41.0, "pending_cut_pct": 44.7, "median_cdom": 91.8, "over90_pct": 51.0, "fresh_held_pct": 31.2, "median_cut_pct": 6.1 }, { "id": "c4", "label": "Condominiums, median asking $600K and up", "lo": 600000.0, "hi": null, "cities": [ "Coral Gables", "Riviera Beach", "Hillsboro Beach", "Sunny Isles Beach", "Singer Island", "Surfside", "Highland Beach", "Bay Harbor Islands", "Palm Beach", "Lake Park", "Key Biscayne", "Juno Beach", "Bal Harbour", "Coconut Grove" ], "n_cities": 14, "sample_ok": true, "cut_pct": 38.1, "pending_cut_pct": 36.4, "median_cdom": 108.8, "over90_pct": 57.0, "fresh_held_pct": 28.3, "median_cut_pct": 5.8 } ] } }, "after": { "county_baseline": { "segments": { "houses": { "active": 1749, "sample_ok": true, "small_sample": false, "pending": 629, "median_list_price": 449900.0, "cut_count": 882, "cut_pct": 50.4, "raised_count": 101, "valid_price_count": 1749, "missing_price_count": 0, "unchanged_count": 766, "not_below_original_count": 867, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.0, "median_cut_dollars": 20000.0, "cut_last30": 534, "cut_last30_pct": 30.5, "cut_last7": 162, "median_dom": 54, "median_cdom": 60, "dom_n": 1749, "cdom_n": 1749, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 1749, "relisted_count": 134, "relisted_pct": 7.7, "over90": 652, "over90_pct": 37.3, "over180": 275, "fresh_held": 597, "fresh_held_pct": 34.1, "fresh_held_missing_cdom_count": 0, "stale_uncut": 206, "stale_uncut_pct": 11.8, "pending_cut_count": 315, "pending_cut_pct": 50.1, "pending_valid_price_count": 629, "pending_missing_price_count": 0, "pending_unchanged_count": 286, "pending_raised_count": 28, "pending_not_below_original_count": 314, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 629, "pending_dom_n": 629, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 5.5, "pending_median_cdom": 58, "denominators": { "cut_pct": 1749, "cut_last30_pct": 1749, "relisted_pct": 1749, "fresh_held_pct": 1749, "stale_uncut_pct": 1749, "over90_pct": 1749, "dom_bucket_pct": 1749, "pending_cut_pct": 629, "median_dom": 1749, "median_cdom": 1749, "median_cut_pct": 882, "median_cut_dollars": 882, "pending_median_cut_pct": 315, "pending_median_cdom": 629 } }, "condos": { "active": 321, "sample_ok": true, "small_sample": false, "pending": 44, "median_list_price": 292000.0, "cut_count": 140, "cut_pct": 43.6, "raised_count": 4, "valid_price_count": 321, "missing_price_count": 0, "unchanged_count": 177, "not_below_original_count": 181, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 5.9, "median_cut_dollars": 15950.0, "cut_last30": 57, "cut_last30_pct": 17.8, "cut_last7": 11, "median_dom": 72, "median_cdom": 78, "dom_n": 321, "cdom_n": 321, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 321, "relisted_count": 26, "relisted_pct": 8.1, "over90": 147, "over90_pct": 45.8, "over180": 76, "fresh_held": 108, "fresh_held_pct": 33.6, "fresh_held_missing_cdom_count": 0, "stale_uncut": 54, "stale_uncut_pct": 16.8, "pending_cut_count": 29, "pending_cut_pct": 65.9, "pending_valid_price_count": 44, "pending_missing_price_count": 0, "pending_unchanged_count": 15, "pending_raised_count": 0, "pending_not_below_original_count": 15, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 44, "pending_dom_n": 44, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 5.2, "pending_median_cdom": 88.0, "denominators": { "cut_pct": 321, "cut_last30_pct": 321, "relisted_pct": 321, "fresh_held_pct": 321, "stale_uncut_pct": 321, "over90_pct": 321, "dom_bucket_pct": 321, "pending_cut_pct": 44, "median_dom": 321, "median_cdom": 321, "median_cut_pct": 140, "median_cut_dollars": 140, "pending_median_cut_pct": 29, "pending_median_cdom": 44 } } } }, "region": null, "tiers": { "houses": [ { "id": "h1", "label": "Houses, median asking under $600K", "lo": 0, "hi": 600000.0, "cities": [ "Tamarac", "Fort Pierce", "Riviera Beach", "Lauderdale Lakes", "North Lauderdale", "Lauderhill", "Port St Lucie", "Greenacres", "Florida City", "West Park", "Margate", "Sunrise", "Lake Worth Beach", "Miami Gardens", "Deerfield Beach", "Lantana", "Coconut Creek", "Boynton Beach", "Oakland Park" ], "n_cities": 19, "sample_ok": true, "cut_pct": 40.7, "pending_cut_pct": 44.4, "median_cdom": 44, "over90_pct": 33.3, "fresh_held_pct": 42.3, "median_cut_pct": 3.9 }, { "id": "h2", "label": "Houses, median asking $600K to $1M", "lo": 600000.0, "hi": 1000000.0, "cities": [ "Royal Palm Beach", "Homestead", "Jensen Beach", "Hallandale Beach", "Hollywood", "Pompano Beach", "Dania Beach", "Hialeah", "North Miami Beach", "West Palm Beach", "Pembroke Pines", "Cutler Bay", "Miramar", "The Acreage", "Coral Springs", "North Miami", "Hobe Sound", "Stuart", "Plantation", "Westlake", "Loxahatchee", "Miami", "Cooper City", "Palm City", "Wilton Manors", "Fort Lauderdale" ], "n_cities": 26, "sample_ok": true, "cut_pct": 44.3, "pending_cut_pct": 41.7, "median_cdom": 58.2, "over90_pct": 34.1, "fresh_held_pct": 39.8, "median_cut_pct": 4.5 }, { "id": "h3", "label": "Houses, median asking $1M to $2M", "lo": 1000000.0, "hi": 2000000.0, "cities": [ "Wellington", "Weston", "Davie", "Doral", "Parkland", "Miami Lakes", "Delray Beach", "Palm Beach Gardens", "Palmetto Bay", "Jupiter", "Boca Raton" ], "n_cities": 11, "sample_ok": true, "cut_pct": 44.0, "pending_cut_pct": 35.7, "median_cdom": 62.5, "over90_pct": 36.9, "fresh_held_pct": 37.1, "median_cut_pct": 5.3 }, { "id": "h4", "label": "Houses, median asking $2M and up", "lo": 2000000.0, "hi": null, "cities": [ "Miami Shores", "Southwest Ranches", "Lighthouse Point", "Coral Gables", "North Palm Beach", "Miami Beach", "Pinecrest", "Key Biscayne", "Palm Beach" ], "n_cities": 9, "sample_ok": true, "cut_pct": 34.0, "pending_cut_pct": 31.6, "median_cdom": 88, "over90_pct": 49.5, "fresh_held_pct": 34.9, "median_cut_pct": 6.9 } ], "condos": [ { "id": "c1", "label": "Condominiums, median asking under $200K", "lo": 0, "hi": 200000.0, "cities": [ "Palm Springs", "Lauderdale Lakes", "Lake Worth Beach", "Margate", "Lauderhill", "Miami Gardens", "Deerfield Beach", "Sunrise", "Tamarac", "North Lauderdale", "Lighthouse Point", "Greenacres", "Oakland Park", "Delray Beach", "Pembroke Pines", "West Palm Beach" ], "n_cities": 16, "sample_ok": true, "cut_pct": 46.2, "pending_cut_pct": 49.8, "median_cdom": 100.8, "over90_pct": 54.3, "fresh_held_pct": 27.6, "median_cut_pct": 7.8 }, { "id": "c2", "label": "Condominiums, median asking $200K to $350K", "lo": 200000.0, "hi": 350000.0, "cities": [ "Coral Springs", "Port St Lucie", "Boynton Beach", "North Miami", "Coconut Creek", "Wilton Manors", "Stuart", "Plantation", "Davie", "Homestead", "Dania Beach", "Hialeah", "Royal Palm Beach", "Fort Pierce", "Cutler Bay", "Hypoluxo", "Lantana", "Pompano Beach", "Hallandale Beach", "Miramar", "Boca Raton", "Palm Beach Gardens", "Weston" ], "n_cities": 23, "sample_ok": true, "cut_pct": 43.6, "pending_cut_pct": 39.2, "median_cdom": 80.0, "over90_pct": 44.9, "fresh_held_pct": 33.2, "median_cut_pct": 5.9 }, { "id": "c3", "label": "Condominiums, median asking $350K to $600K", "lo": 350000.0, "hi": 600000.0, "cities": [ "North Miami Beach", "Hollywood", "North Palm Beach", "Tequesta", "South Palm Beach", "Jensen Beach", "North Bay Village", "Doral", "Wellington", "Aventura", "Fort Lauderdale", "Miami", "Lauderdale By The Sea", "Hutchinson Island", "Miami Beach", "Jupiter" ], "n_cities": 16, "sample_ok": true, "cut_pct": 41.0, "pending_cut_pct": 44.7, "median_cdom": 91.8, "over90_pct": 51.0, "fresh_held_pct": 31.2, "median_cut_pct": 6.1 }, { "id": "c4", "label": "Condominiums, median asking $600K and up", "lo": 600000.0, "hi": null, "cities": [ "Coral Gables", "Riviera Beach", "Hillsboro Beach", "Sunny Isles Beach", "Singer Island", "Surfside", "Highland Beach", "Bay Harbor Islands", "Palm Beach", "Lake Park", "Key Biscayne", "Juno Beach", "Bal Harbour", "Coconut Grove" ], "n_cities": 14, "sample_ok": true, "cut_pct": 38.1, "pending_cut_pct": 36.4, "median_cdom": 107.5, "over90_pct": 56.8, "fresh_held_pct": 28.3, "median_cut_pct": 5.7 } ] } }, "figure_changes": [ { "field": "county_baseline.segments.condos.active", "before": 340, "after": 321, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.cdom_n", "before": null, "after": 321, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.cut_count", "before": 152, "after": 140, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.cut_last30", "before": 63, "after": 57, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.cut_last30_pct", "before": 18.5, "after": 17.8, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.cut_last7", "before": 14, "after": 11, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.cut_pct", "before": 44.7, "after": 43.6, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.cut_last30_pct", "before": null, "after": 321, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.cut_pct", "before": null, "after": 321, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 321, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.fresh_held_pct", "before": null, "after": 321, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.median_cdom", "before": null, "after": 321, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.median_cut_dollars", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.median_cut_pct", "before": null, "after": 140, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.median_dom", "before": null, "after": 321, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.over90_pct", "before": null, "after": 321, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.pending_cut_pct", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.pending_median_cdom", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 29, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.relisted_pct", "before": null, "after": 321, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 321, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.dom_n", "before": null, "after": 321, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.fresh_held", "before": 114, "after": 108, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.fresh_held_pct", "before": 33.5, "after": 33.6, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.median_cdom", "before": 76.0, "after": 78, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.median_cut_dollars", "before": 15700.0, "after": 15950.0, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.median_cut_pct", "before": 5.7, "after": 5.9, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.median_dom", "before": 70.0, "after": 72, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.median_list_price", "before": 282450.0, "after": 292000.0, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.not_below_original_count", "before": null, "after": 181, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.over180", "before": 81, "after": 76, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.over90", "before": 154, "after": 147, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.over90_pct", "before": 45.3, "after": 45.8, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.paired_dom_cdom_n", "before": null, "after": 321, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending", "before": 50, "after": 44, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.pending_cdom_n", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_cut_count", "before": 30, "after": 29, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.pending_cut_pct", "before": 60.0, "after": 65.9, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_dom_n", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_median_cdom", "before": 75.0, "after": 88.0, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_not_below_original_count", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_unchanged_count", "before": null, "after": 15, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_valid_price_count", "before": null, "after": 44, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.relisted_count", "before": 28, "after": 26, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.relisted_pct", "before": 8.2, "after": 8.1, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.stale_uncut", "before": 55, "after": 54, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.stale_uncut_pct", "before": 16.2, "after": 16.8, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.unchanged_count", "before": null, "after": 177, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.valid_price_count", "before": null, "after": 321, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.active", "before": 1788, "after": 1749, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.cdom_n", "before": null, "after": 1749, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.cut_count", "before": 905, "after": 882, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.cut_last30", "before": 550, "after": 534, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.cut_last30_pct", "before": 30.8, "after": 30.5, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.cut_last7", "before": 167, "after": 162, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.cut_pct", "before": 50.6, "after": 50.4, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.cut_last30_pct", "before": null, "after": 1749, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.cut_pct", "before": null, "after": 1749, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 1749, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.fresh_held_pct", "before": null, "after": 1749, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.median_cdom", "before": null, "after": 1749, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.median_cut_dollars", "before": null, "after": 882, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.median_cut_pct", "before": null, "after": 882, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.median_dom", "before": null, "after": 1749, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.over90_pct", "before": null, "after": 1749, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.pending_cut_pct", "before": null, "after": 629, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.pending_median_cdom", "before": null, "after": 629, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 315, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.relisted_pct", "before": null, "after": 1749, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 1749, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.dom_n", "before": null, "after": 1749, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.fresh_held", "before": 612, "after": 597, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.fresh_held_pct", "before": 34.2, "after": 34.1, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.not_below_original_count", "before": null, "after": 867, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.over180", "before": 278, "after": 275, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.over90", "before": 665, "after": 652, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.over90_pct", "before": 37.2, "after": 37.3, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.paired_dom_cdom_n", "before": null, "after": 1749, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending", "before": 642, "after": 629, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.pending_cdom_n", "before": null, "after": 629, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_cut_count", "before": 318, "after": 315, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.pending_cut_pct", "before": 49.5, "after": 50.1, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_dom_n", "before": null, "after": 629, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_median_cdom", "before": 57.0, "after": 58, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_not_below_original_count", "before": null, "after": 314, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_raised_count", "before": null, "after": 28, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_unchanged_count", "before": null, "after": 286, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_valid_price_count", "before": null, "after": 629, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.raised_count", "before": 100, "after": 101, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.relisted_pct", "before": 7.5, "after": 7.7, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.stale_uncut_pct", "before": 11.5, "after": 11.8, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.unchanged_count", "before": null, "after": 766, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.valid_price_count", "before": null, "after": 1749, "before_present": false, "after_present": true }, { "field": "tiers.condos[0].cities[10]", "before": "North Lauderdale", "after": "Lighthouse Point", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[11]", "before": "Lighthouse Point", "after": "Greenacres", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[12]", "before": "Greenacres", "after": "Oakland Park", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[13]", "before": "Oakland Park", "after": "Delray Beach", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[14]", "before": "Delray Beach", "after": "Pembroke Pines", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[15]", "before": "Pembroke Pines", "after": "West Palm Beach", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[16]", "before": "West Palm Beach", "after": null, "before_present": true, "after_present": false }, { "field": "tiers.condos[0].cities[8]", "before": "Lake Worth", "after": "Tamarac", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[9]", "before": "Tamarac", "after": "North Lauderdale", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cut_pct", "before": 46.5, "after": 46.2, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].fresh_held_pct", "before": 27.1, "after": 27.6, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].median_cdom", "before": 101, "after": 100.8, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].median_cut_pct", "before": 7.9, "after": 7.8, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].n_cities", "before": 17, "after": 16, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].over90_pct", "before": 54.7, "after": 54.3, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].pending_cut_pct", "before": 50.8, "after": 49.8, "before_present": true, "after_present": true }, { "field": "tiers.condos[1].over90_pct", "before": 45.2, "after": 44.9, "before_present": true, "after_present": true }, { "field": "tiers.condos[3].median_cdom", "before": 108.8, "after": 107.5, "before_present": true, "after_present": true }, { "field": "tiers.condos[3].median_cut_pct", "before": 5.8, "after": 5.7, "before_present": true, "after_present": true }, { "field": "tiers.condos[3].over90_pct", "before": 57.0, "after": 56.8, "before_present": true, "after_present": true }, { "field": "tiers.houses[0].cities[11]", "before": "Lake Worth Beach", "after": "Sunrise", "before_present": true, "after_present": true }, { "field": "tiers.houses[0].cities[12]", "before": "Sunrise", "after": "Lake Worth Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[0]", "before": "Lake Worth", "after": "Royal Palm Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[10]", "before": "West Palm Beach", "after": "Pembroke Pines", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[11]", "before": "Pembroke Pines", "after": "Cutler Bay", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[12]", "before": "Cutler Bay", "after": "Miramar", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[13]", "before": "Miramar", "after": "The Acreage", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[14]", "before": "The Acreage", "after": "Coral Springs", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[15]", "before": "Coral Springs", "after": "North Miami", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[16]", "before": "North Miami", "after": "Hobe Sound", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[17]", "before": "Hobe Sound", "after": "Stuart", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[18]", "before": "Stuart", "after": "Plantation", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[19]", "before": "Plantation", "after": "Westlake", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[1]", "before": "Royal Palm Beach", "after": "Homestead", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[20]", "before": "Westlake", "after": "Loxahatchee", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[21]", "before": "Loxahatchee", "after": "Miami", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[22]", "before": "Miami", "after": "Cooper City", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[23]", "before": "Cooper City", "after": "Palm City", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[24]", "before": "Palm City", "after": "Wilton Manors", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[25]", "before": "Wilton Manors", "after": "Fort Lauderdale", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[26]", "before": "Fort Lauderdale", "after": null, "before_present": true, "after_present": false }, { "field": "tiers.houses[1].cities[2]", "before": "Homestead", "after": "Jensen Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[3]", "before": "Jensen Beach", "after": "Hallandale Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[4]", "before": "Hallandale Beach", "after": "Hollywood", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[5]", "before": "Hollywood", "after": "Pompano Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[6]", "before": "Pompano Beach", "after": "Dania Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[7]", "before": "Dania Beach", "after": "Hialeah", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[8]", "before": "Hialeah", "after": "North Miami Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[9]", "before": "North Miami Beach", "after": "West Palm Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cut_pct", "before": 44.9, "after": 44.3, "before_present": true, "after_present": true }, { "field": "tiers.houses[1].fresh_held_pct", "before": 39.3, "after": 39.8, "before_present": true, "after_present": true }, { "field": "tiers.houses[1].median_cdom", "before": 57.5, "after": 58.2, "before_present": true, "after_present": true }, { "field": "tiers.houses[1].median_cut_pct", "before": 4.4, "after": 4.5, "before_present": true, "after_present": true }, { "field": "tiers.houses[1].n_cities", "before": 27, "after": 26, "before_present": true, "after_present": true }, { "field": "tiers.houses[1].pending_cut_pct", "before": 41.1, "after": 41.7, "before_present": true, "after_present": true } ] }, "price_cuts-d0d990921d49a33b2f04": { "before": { "county_baseline": { "segments": { "houses": { "active": 333, "sample_ok": true, "small_sample": false, "pending": 110, "median_list_price": 824900.0, "cut_count": 160, "cut_pct": 48.0, "raised_count": 10, "median_cut_pct": 4.5, "median_cut_dollars": 40000.0, "cut_last30": 74, "cut_last30_pct": 22.2, "cut_last7": 18, "median_dom": 58, "median_cdom": 70, "relisted_count": 27, "relisted_pct": 8.1, "over90": 144, "over90_pct": 43.2, "over180": 46, "fresh_held": 116, "fresh_held_pct": 34.8, "stale_uncut": 40, "stale_uncut_pct": 12.0, "pending_cut_count": 49, "pending_cut_pct": 44.5, "pending_median_cut_pct": 5.1, "pending_median_cdom": 41.5 }, "condos": { "active": 159, "sample_ok": true, "small_sample": false, "pending": 30, "median_list_price": 230000.0, "cut_count": 75, "cut_pct": 47.2, "raised_count": 2, "median_cut_pct": 8.0, "median_cut_dollars": 20000.0, "cut_last30": 23, "cut_last30_pct": 14.5, "cut_last7": 1, "median_dom": 88, "median_cdom": 93, "relisted_count": 11, "relisted_pct": 6.9, "over90": 83, "over90_pct": 52.2, "over180": 43, "fresh_held": 44, "fresh_held_pct": 27.7, "stale_uncut": 32, "stale_uncut_pct": 20.1, "pending_cut_count": 16, "pending_cut_pct": 53.3, "pending_median_cut_pct": 9.1, "pending_median_cdom": 81.0 } } }, "region": null, "tiers": { "houses": [ { "id": "h1", "label": "Houses, median asking under $600K", "lo": 0, "hi": 600000.0, "cities": [ "Tamarac", "Fort Pierce", "Riviera Beach", "Lauderdale Lakes", "North Lauderdale", "Lauderhill", "Port St Lucie", "Greenacres", "Florida City", "West Park", "Margate", "Lake Worth Beach", "Sunrise", "Miami Gardens", "Deerfield Beach", "Lantana", "Coconut Creek", "Boynton Beach", "Oakland Park" ], "n_cities": 19, "sample_ok": true, "cut_pct": 40.7, "pending_cut_pct": 44.4, "median_cdom": 44, "over90_pct": 33.3, "fresh_held_pct": 42.3, "median_cut_pct": 3.9 }, { "id": "h2", "label": "Houses, median asking $600K to $1M", "lo": 600000.0, "hi": 1000000.0, "cities": [ "Lake Worth", "Royal Palm Beach", "Homestead", "Jensen Beach", "Hallandale Beach", "Hollywood", "Pompano Beach", "Dania Beach", "Hialeah", "North Miami Beach", "West Palm Beach", "Pembroke Pines", "Cutler Bay", "Miramar", "The Acreage", "Coral Springs", "North Miami", "Hobe Sound", "Stuart", "Plantation", "Westlake", "Loxahatchee", "Miami", "Cooper City", "Palm City", "Wilton Manors", "Fort Lauderdale" ], "n_cities": 27, "sample_ok": true, "cut_pct": 44.9, "pending_cut_pct": 41.1, "median_cdom": 57.5, "over90_pct": 34.1, "fresh_held_pct": 39.3, "median_cut_pct": 4.4 }, { "id": "h3", "label": "Houses, median asking $1M to $2M", "lo": 1000000.0, "hi": 2000000.0, "cities": [ "Wellington", "Weston", "Davie", "Doral", "Parkland", "Miami Lakes", "Delray Beach", "Palm Beach Gardens", "Palmetto Bay", "Jupiter", "Boca Raton" ], "n_cities": 11, "sample_ok": true, "cut_pct": 44.0, "pending_cut_pct": 35.7, "median_cdom": 62.5, "over90_pct": 36.9, "fresh_held_pct": 37.1, "median_cut_pct": 5.3 }, { "id": "h4", "label": "Houses, median asking $2M and up", "lo": 2000000.0, "hi": null, "cities": [ "Miami Shores", "Southwest Ranches", "Lighthouse Point", "Coral Gables", "North Palm Beach", "Miami Beach", "Pinecrest", "Key Biscayne", "Palm Beach" ], "n_cities": 9, "sample_ok": true, "cut_pct": 34.0, "pending_cut_pct": 31.6, "median_cdom": 88, "over90_pct": 49.5, "fresh_held_pct": 34.9, "median_cut_pct": 6.9 } ], "condos": [ { "id": "c1", "label": "Condominiums, median asking under $200K", "lo": 0, "hi": 200000.0, "cities": [ "Palm Springs", "Lauderdale Lakes", "Lake Worth Beach", "Margate", "Lauderhill", "Miami Gardens", "Deerfield Beach", "Sunrise", "Lake Worth", "Tamarac", "North Lauderdale", "Lighthouse Point", "Greenacres", "Oakland Park", "Delray Beach", "Pembroke Pines", "West Palm Beach" ], "n_cities": 17, "sample_ok": true, "cut_pct": 46.5, "pending_cut_pct": 50.8, "median_cdom": 101, "over90_pct": 54.7, "fresh_held_pct": 27.1, "median_cut_pct": 7.9 }, { "id": "c2", "label": "Condominiums, median asking $200K to $350K", "lo": 200000.0, "hi": 350000.0, "cities": [ "Coral Springs", "Port St Lucie", "Boynton Beach", "North Miami", "Coconut Creek", "Wilton Manors", "Stuart", "Plantation", "Davie", "Homestead", "Dania Beach", "Hialeah", "Royal Palm Beach", "Fort Pierce", "Cutler Bay", "Hypoluxo", "Lantana", "Pompano Beach", "Hallandale Beach", "Miramar", "Boca Raton", "Palm Beach Gardens", "Weston" ], "n_cities": 23, "sample_ok": true, "cut_pct": 43.6, "pending_cut_pct": 39.2, "median_cdom": 80.0, "over90_pct": 45.2, "fresh_held_pct": 33.2, "median_cut_pct": 5.9 }, { "id": "c3", "label": "Condominiums, median asking $350K to $600K", "lo": 350000.0, "hi": 600000.0, "cities": [ "North Miami Beach", "Hollywood", "North Palm Beach", "Tequesta", "South Palm Beach", "Jensen Beach", "North Bay Village", "Doral", "Wellington", "Aventura", "Fort Lauderdale", "Miami", "Lauderdale By The Sea", "Hutchinson Island", "Miami Beach", "Jupiter" ], "n_cities": 16, "sample_ok": true, "cut_pct": 41.0, "pending_cut_pct": 44.7, "median_cdom": 91.8, "over90_pct": 51.0, "fresh_held_pct": 31.2, "median_cut_pct": 6.1 }, { "id": "c4", "label": "Condominiums, median asking $600K and up", "lo": 600000.0, "hi": null, "cities": [ "Coral Gables", "Riviera Beach", "Hillsboro Beach", "Sunny Isles Beach", "Singer Island", "Surfside", "Highland Beach", "Bay Harbor Islands", "Palm Beach", "Lake Park", "Key Biscayne", "Juno Beach", "Bal Harbour", "Coconut Grove" ], "n_cities": 14, "sample_ok": true, "cut_pct": 38.1, "pending_cut_pct": 36.4, "median_cdom": 108.8, "over90_pct": 57.0, "fresh_held_pct": 28.3, "median_cut_pct": 5.8 } ] } }, "after": { "county_baseline": { "segments": { "houses": { "active": 419, "sample_ok": true, "small_sample": false, "pending": 136, "median_list_price": 849990.0, "cut_count": 204, "cut_pct": 48.7, "raised_count": 10, "valid_price_count": 419, "missing_price_count": 0, "unchanged_count": 205, "not_below_original_count": 215, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 4.5, "median_cut_dollars": 45000.0, "cut_last30": 95, "cut_last30_pct": 22.7, "cut_last7": 24, "median_dom": 60, "median_cdom": 70, "dom_n": 419, "cdom_n": 419, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 419, "relisted_count": 30, "relisted_pct": 7.2, "over90": 179, "over90_pct": 42.7, "over180": 62, "fresh_held": 148, "fresh_held_pct": 35.3, "fresh_held_missing_cdom_count": 0, "stale_uncut": 46, "stale_uncut_pct": 11.0, "pending_cut_count": 57, "pending_cut_pct": 41.9, "pending_valid_price_count": 136, "pending_missing_price_count": 0, "pending_unchanged_count": 77, "pending_raised_count": 2, "pending_not_below_original_count": 79, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 136, "pending_dom_n": 136, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 5.1, "pending_median_cdom": 37.5, "denominators": { "cut_pct": 419, "cut_last30_pct": 419, "relisted_pct": 419, "fresh_held_pct": 419, "stale_uncut_pct": 419, "over90_pct": 419, "dom_bucket_pct": 419, "pending_cut_pct": 136, "median_dom": 419, "median_cdom": 419, "median_cut_pct": 204, "median_cut_dollars": 204, "pending_median_cut_pct": 57, "pending_median_cdom": 136 } }, "condos": { "active": 194, "sample_ok": true, "small_sample": false, "pending": 45, "median_list_price": 230000.0, "cut_count": 96, "cut_pct": 49.5, "raised_count": 3, "valid_price_count": 194, "missing_price_count": 0, "unchanged_count": 95, "not_below_original_count": 98, "cut_sample_ok": true, "cut_small_sample": false, "median_cut_pct": 6.7, "median_cut_dollars": 15750.0, "cut_last30": 33, "cut_last30_pct": 17.0, "cut_last7": 6, "median_dom": 85.5, "median_cdom": 91.0, "dom_n": 194, "cdom_n": 194, "missing_dom_count": 0, "missing_cdom_count": 0, "paired_dom_cdom_n": 194, "relisted_count": 14, "relisted_pct": 7.2, "over90": 98, "over90_pct": 50.5, "over180": 52, "fresh_held": 54, "fresh_held_pct": 27.8, "fresh_held_missing_cdom_count": 0, "stale_uncut": 36, "stale_uncut_pct": 18.6, "pending_cut_count": 21, "pending_cut_pct": 46.7, "pending_valid_price_count": 45, "pending_missing_price_count": 0, "pending_unchanged_count": 24, "pending_raised_count": 0, "pending_not_below_original_count": 24, "pending_sample_ok": true, "pending_cut_sample_ok": true, "pending_cdom_n": 45, "pending_dom_n": 45, "pending_missing_dom_count": 0, "pending_missing_cdom_count": 0, "pending_median_cut_pct": 9.3, "pending_median_cdom": 75, "denominators": { "cut_pct": 194, "cut_last30_pct": 194, "relisted_pct": 194, "fresh_held_pct": 194, "stale_uncut_pct": 194, "over90_pct": 194, "dom_bucket_pct": 194, "pending_cut_pct": 45, "median_dom": 194, "median_cdom": 194, "median_cut_pct": 96, "median_cut_dollars": 96, "pending_median_cut_pct": 21, "pending_median_cdom": 45 } } } }, "region": null, "tiers": { "houses": [ { "id": "h1", "label": "Houses, median asking under $600K", "lo": 0, "hi": 600000.0, "cities": [ "Tamarac", "Fort Pierce", "Riviera Beach", "Lauderdale Lakes", "North Lauderdale", "Lauderhill", "Port St Lucie", "Greenacres", "Florida City", "West Park", "Margate", "Sunrise", "Lake Worth Beach", "Miami Gardens", "Deerfield Beach", "Lantana", "Coconut Creek", "Boynton Beach", "Oakland Park" ], "n_cities": 19, "sample_ok": true, "cut_pct": 40.7, "pending_cut_pct": 44.4, "median_cdom": 44, "over90_pct": 33.3, "fresh_held_pct": 42.3, "median_cut_pct": 3.9 }, { "id": "h2", "label": "Houses, median asking $600K to $1M", "lo": 600000.0, "hi": 1000000.0, "cities": [ "Royal Palm Beach", "Homestead", "Jensen Beach", "Hallandale Beach", "Hollywood", "Pompano Beach", "Dania Beach", "Hialeah", "North Miami Beach", "West Palm Beach", "Pembroke Pines", "Cutler Bay", "Miramar", "The Acreage", "Coral Springs", "North Miami", "Hobe Sound", "Stuart", "Plantation", "Westlake", "Loxahatchee", "Miami", "Cooper City", "Palm City", "Wilton Manors", "Fort Lauderdale" ], "n_cities": 26, "sample_ok": true, "cut_pct": 44.3, "pending_cut_pct": 41.7, "median_cdom": 58.2, "over90_pct": 34.1, "fresh_held_pct": 39.8, "median_cut_pct": 4.5 }, { "id": "h3", "label": "Houses, median asking $1M to $2M", "lo": 1000000.0, "hi": 2000000.0, "cities": [ "Wellington", "Weston", "Davie", "Doral", "Parkland", "Miami Lakes", "Delray Beach", "Palm Beach Gardens", "Palmetto Bay", "Jupiter", "Boca Raton" ], "n_cities": 11, "sample_ok": true, "cut_pct": 44.0, "pending_cut_pct": 35.7, "median_cdom": 62.5, "over90_pct": 36.9, "fresh_held_pct": 37.1, "median_cut_pct": 5.3 }, { "id": "h4", "label": "Houses, median asking $2M and up", "lo": 2000000.0, "hi": null, "cities": [ "Miami Shores", "Southwest Ranches", "Lighthouse Point", "Coral Gables", "North Palm Beach", "Miami Beach", "Pinecrest", "Key Biscayne", "Palm Beach" ], "n_cities": 9, "sample_ok": true, "cut_pct": 34.0, "pending_cut_pct": 31.6, "median_cdom": 88, "over90_pct": 49.5, "fresh_held_pct": 34.9, "median_cut_pct": 6.9 } ], "condos": [ { "id": "c1", "label": "Condominiums, median asking under $200K", "lo": 0, "hi": 200000.0, "cities": [ "Palm Springs", "Lauderdale Lakes", "Lake Worth Beach", "Margate", "Lauderhill", "Miami Gardens", "Deerfield Beach", "Sunrise", "Tamarac", "North Lauderdale", "Lighthouse Point", "Greenacres", "Oakland Park", "Delray Beach", "Pembroke Pines", "West Palm Beach" ], "n_cities": 16, "sample_ok": true, "cut_pct": 46.2, "pending_cut_pct": 49.8, "median_cdom": 100.8, "over90_pct": 54.3, "fresh_held_pct": 27.6, "median_cut_pct": 7.8 }, { "id": "c2", "label": "Condominiums, median asking $200K to $350K", "lo": 200000.0, "hi": 350000.0, "cities": [ "Coral Springs", "Port St Lucie", "Boynton Beach", "North Miami", "Coconut Creek", "Wilton Manors", "Stuart", "Plantation", "Davie", "Homestead", "Dania Beach", "Hialeah", "Royal Palm Beach", "Fort Pierce", "Cutler Bay", "Hypoluxo", "Lantana", "Pompano Beach", "Hallandale Beach", "Miramar", "Boca Raton", "Palm Beach Gardens", "Weston" ], "n_cities": 23, "sample_ok": true, "cut_pct": 43.6, "pending_cut_pct": 39.2, "median_cdom": 80.0, "over90_pct": 44.9, "fresh_held_pct": 33.2, "median_cut_pct": 5.9 }, { "id": "c3", "label": "Condominiums, median asking $350K to $600K", "lo": 350000.0, "hi": 600000.0, "cities": [ "North Miami Beach", "Hollywood", "North Palm Beach", "Tequesta", "South Palm Beach", "Jensen Beach", "North Bay Village", "Doral", "Wellington", "Aventura", "Fort Lauderdale", "Miami", "Lauderdale By The Sea", "Hutchinson Island", "Miami Beach", "Jupiter" ], "n_cities": 16, "sample_ok": true, "cut_pct": 41.0, "pending_cut_pct": 44.7, "median_cdom": 91.8, "over90_pct": 51.0, "fresh_held_pct": 31.2, "median_cut_pct": 6.1 }, { "id": "c4", "label": "Condominiums, median asking $600K and up", "lo": 600000.0, "hi": null, "cities": [ "Coral Gables", "Riviera Beach", "Hillsboro Beach", "Sunny Isles Beach", "Singer Island", "Surfside", "Highland Beach", "Bay Harbor Islands", "Palm Beach", "Lake Park", "Key Biscayne", "Juno Beach", "Bal Harbour", "Coconut Grove" ], "n_cities": 14, "sample_ok": true, "cut_pct": 38.1, "pending_cut_pct": 36.4, "median_cdom": 107.5, "over90_pct": 56.8, "fresh_held_pct": 28.3, "median_cut_pct": 5.7 } ] } }, "figure_changes": [ { "field": "county_baseline.segments.condos.active", "before": 159, "after": 194, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.cdom_n", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.cut_count", "before": 75, "after": 96, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.cut_last30", "before": 23, "after": 33, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.cut_last30_pct", "before": 14.5, "after": 17.0, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.cut_last7", "before": 1, "after": 6, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.cut_pct", "before": 47.2, "after": 49.5, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.cut_last30_pct", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.cut_pct", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.dom_bucket_pct", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.fresh_held_pct", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.median_cdom", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.median_cut_dollars", "before": null, "after": 96, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.median_cut_pct", "before": null, "after": 96, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.median_dom", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.over90_pct", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.pending_cut_pct", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.pending_median_cdom", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.pending_median_cut_pct", "before": null, "after": 21, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.relisted_pct", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.denominators.stale_uncut_pct", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.dom_n", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.fresh_held", "before": 44, "after": 54, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.fresh_held_pct", "before": 27.7, "after": 27.8, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.median_cdom", "before": 93, "after": 91.0, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.median_cut_dollars", "before": 20000.0, "after": 15750.0, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.median_cut_pct", "before": 8.0, "after": 6.7, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.median_dom", "before": 88, "after": 85.5, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.not_below_original_count", "before": null, "after": 98, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.over180", "before": 43, "after": 52, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.over90", "before": 83, "after": 98, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.over90_pct", "before": 52.2, "after": 50.5, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.paired_dom_cdom_n", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending", "before": 30, "after": 45, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.pending_cdom_n", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_cut_count", "before": 16, "after": 21, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.pending_cut_pct", "before": 53.3, "after": 46.7, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_dom_n", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_median_cdom", "before": 81.0, "after": 75, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.pending_median_cut_pct", "before": 9.1, "after": 9.3, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_not_below_original_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_raised_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_unchanged_count", "before": null, "after": 24, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.pending_valid_price_count", "before": null, "after": 45, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.raised_count", "before": 2, "after": 3, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.relisted_count", "before": 11, "after": 14, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.relisted_pct", "before": 6.9, "after": 7.2, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.stale_uncut", "before": 32, "after": 36, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.stale_uncut_pct", "before": 20.1, "after": 18.6, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.condos.unchanged_count", "before": null, "after": 95, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.condos.valid_price_count", "before": null, "after": 194, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.active", "before": 333, "after": 419, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.cdom_n", "before": null, "after": 419, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.cut_count", "before": 160, "after": 204, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.cut_last30", "before": 74, "after": 95, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.cut_last30_pct", "before": 22.2, "after": 22.7, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.cut_last7", "before": 18, "after": 24, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.cut_pct", "before": 48.0, "after": 48.7, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.cut_small_sample", "before": null, "after": false, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.cut_last30_pct", "before": null, "after": 419, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.cut_pct", "before": null, "after": 419, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.dom_bucket_pct", "before": null, "after": 419, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.fresh_held_pct", "before": null, "after": 419, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.median_cdom", "before": null, "after": 419, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.median_cut_dollars", "before": null, "after": 204, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.median_cut_pct", "before": null, "after": 204, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.median_dom", "before": null, "after": 419, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.over90_pct", "before": null, "after": 419, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.pending_cut_pct", "before": null, "after": 136, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.pending_median_cdom", "before": null, "after": 136, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.pending_median_cut_pct", "before": null, "after": 57, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.relisted_pct", "before": null, "after": 419, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.denominators.stale_uncut_pct", "before": null, "after": 419, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.dom_n", "before": null, "after": 419, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.fresh_held", "before": 116, "after": 148, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.fresh_held_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.fresh_held_pct", "before": 34.8, "after": 35.3, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.median_cut_dollars", "before": 40000.0, "after": 45000.0, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.median_dom", "before": 58, "after": 60, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.median_list_price", "before": 824900.0, "after": 849990.0, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.not_below_original_count", "before": null, "after": 215, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.over180", "before": 46, "after": 62, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.over90", "before": 144, "after": 179, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.over90_pct", "before": 43.2, "after": 42.7, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.paired_dom_cdom_n", "before": null, "after": 419, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending", "before": 110, "after": 136, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.pending_cdom_n", "before": null, "after": 136, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_cut_count", "before": 49, "after": 57, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.pending_cut_pct", "before": 44.5, "after": 41.9, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.pending_cut_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_dom_n", "before": null, "after": 136, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_median_cdom", "before": 41.5, "after": 37.5, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.pending_missing_cdom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_missing_dom_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_missing_price_count", "before": null, "after": 0, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_not_below_original_count", "before": null, "after": 79, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_raised_count", "before": null, "after": 2, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_sample_ok", "before": null, "after": true, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_unchanged_count", "before": null, "after": 77, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.pending_valid_price_count", "before": null, "after": 136, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.relisted_count", "before": 27, "after": 30, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.relisted_pct", "before": 8.1, "after": 7.2, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.stale_uncut", "before": 40, "after": 46, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.stale_uncut_pct", "before": 12.0, "after": 11.0, "before_present": true, "after_present": true }, { "field": "county_baseline.segments.houses.unchanged_count", "before": null, "after": 205, "before_present": false, "after_present": true }, { "field": "county_baseline.segments.houses.valid_price_count", "before": null, "after": 419, "before_present": false, "after_present": true }, { "field": "tiers.condos[0].cities[10]", "before": "North Lauderdale", "after": "Lighthouse Point", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[11]", "before": "Lighthouse Point", "after": "Greenacres", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[12]", "before": "Greenacres", "after": "Oakland Park", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[13]", "before": "Oakland Park", "after": "Delray Beach", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[14]", "before": "Delray Beach", "after": "Pembroke Pines", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[15]", "before": "Pembroke Pines", "after": "West Palm Beach", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[16]", "before": "West Palm Beach", "after": null, "before_present": true, "after_present": false }, { "field": "tiers.condos[0].cities[8]", "before": "Lake Worth", "after": "Tamarac", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cities[9]", "before": "Tamarac", "after": "North Lauderdale", "before_present": true, "after_present": true }, { "field": "tiers.condos[0].cut_pct", "before": 46.5, "after": 46.2, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].fresh_held_pct", "before": 27.1, "after": 27.6, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].median_cdom", "before": 101, "after": 100.8, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].median_cut_pct", "before": 7.9, "after": 7.8, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].n_cities", "before": 17, "after": 16, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].over90_pct", "before": 54.7, "after": 54.3, "before_present": true, "after_present": true }, { "field": "tiers.condos[0].pending_cut_pct", "before": 50.8, "after": 49.8, "before_present": true, "after_present": true }, { "field": "tiers.condos[1].over90_pct", "before": 45.2, "after": 44.9, "before_present": true, "after_present": true }, { "field": "tiers.condos[3].median_cdom", "before": 108.8, "after": 107.5, "before_present": true, "after_present": true }, { "field": "tiers.condos[3].median_cut_pct", "before": 5.8, "after": 5.7, "before_present": true, "after_present": true }, { "field": "tiers.condos[3].over90_pct", "before": 57.0, "after": 56.8, "before_present": true, "after_present": true }, { "field": "tiers.houses[0].cities[11]", "before": "Lake Worth Beach", "after": "Sunrise", "before_present": true, "after_present": true }, { "field": "tiers.houses[0].cities[12]", "before": "Sunrise", "after": "Lake Worth Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[0]", "before": "Lake Worth", "after": "Royal Palm Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[10]", "before": "West Palm Beach", "after": "Pembroke Pines", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[11]", "before": "Pembroke Pines", "after": "Cutler Bay", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[12]", "before": "Cutler Bay", "after": "Miramar", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[13]", "before": "Miramar", "after": "The Acreage", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[14]", "before": "The Acreage", "after": "Coral Springs", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[15]", "before": "Coral Springs", "after": "North Miami", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[16]", "before": "North Miami", "after": "Hobe Sound", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[17]", "before": "Hobe Sound", "after": "Stuart", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[18]", "before": "Stuart", "after": "Plantation", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[19]", "before": "Plantation", "after": "Westlake", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[1]", "before": "Royal Palm Beach", "after": "Homestead", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[20]", "before": "Westlake", "after": "Loxahatchee", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[21]", "before": "Loxahatchee", "after": "Miami", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[22]", "before": "Miami", "after": "Cooper City", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[23]", "before": "Cooper City", "after": "Palm City", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[24]", "before": "Palm City", "after": "Wilton Manors", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[25]", "before": "Wilton Manors", "after": "Fort Lauderdale", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[26]", "before": "Fort Lauderdale", "after": null, "before_present": true, "after_present": false }, { "field": "tiers.houses[1].cities[2]", "before": "Homestead", "after": "Jensen Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[3]", "before": "Jensen Beach", "after": "Hallandale Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[4]", "before": "Hallandale Beach", "after": "Hollywood", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[5]", "before": "Hollywood", "after": "Pompano Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[6]", "before": "Pompano Beach", "after": "Dania Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[7]", "before": "Dania Beach", "after": "Hialeah", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[8]", "before": "Hialeah", "after": "North Miami Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cities[9]", "before": "North Miami Beach", "after": "West Palm Beach", "before_present": true, "after_present": true }, { "field": "tiers.houses[1].cut_pct", "before": 44.9, "after": 44.3, "before_present": true, "after_present": true }, { "field": "tiers.houses[1].fresh_held_pct", "before": 39.3, "after": 39.8, "before_present": true, "after_present": true }, { "field": "tiers.houses[1].median_cdom", "before": 57.5, "after": 58.2, "before_present": true, "after_present": true }, { "field": "tiers.houses[1].median_cut_pct", "before": 4.4, "after": 4.5, "before_present": true, "after_present": true }, { "field": "tiers.houses[1].n_cities", "before": 27, "after": 26, "before_present": true, "after_present": true }, { "field": "tiers.houses[1].pending_cut_pct", "before": 41.1, "after": 41.7, "before_present": true, "after_present": true } ] } }, "baseline_storage": "Each kit's before/after figures and figure_changes contain its city sample. baseline_ref is a local JSON pointer to unchanged and changed shared county, region and peer-tier baseline figures. No source values were deleted by this deduplication." }